280 Park Avenue Electronic Tenant® Portal PDF
280 Park Avenue Electronic Tenant® Portal Created on July 5, 2015 Building Amenities: Telephone Service Local and Long Distance Telephone Companies AT&T - AT&T is among the world's premier voice, video and data communications companies, serving consumers and businesses. For more information, visit their website at www.att.com. Verizon – For more information, visit their website at www.verizon.com. Time Warner Cable – For more information contact Michael King at 212-379-4184 or email him at michael2.king@twc [email protected] Building Amenities: High Speed Internet Access High Speed Internet Access and Broadband Access: Cogent Communications: Cogent Communications is a tier 1 internet provider in the building offering dedicated fiber-optic connections for all businesses. (2 Mbps, 100 Mbps, to GigE connections) Cogent fully owns and operates its entire network with over 17% of the world's internet traffic on its back-bone. Month to Month contracts, point to point & colocation services are available. For more information contact Scott Askins at 212-625-4766 or e-mail him at [email protected]. Zayo: Zayo offers a full-portfolio of optical networking services and solutions that address each potential bottleneck from the individual server level all the way across the network. For more information please call 877-462-2683 or visit www.abovenet.com Building Amenities: Cable Television Time Warner Cable As the largest provider of cable modem service in the U.S., Time Warner Cable offers consumers the choice of Road Runner, AOL and Earthlink (an ISP not affiliated with the company), and other regional ISP services. To get connected, call commercial sales at 212-598-1750 (M-F 9am-5pm). Please note that the installation requires that the tenant hire an electrician to run cable from the D-Mark to the tenant space and desired location within tenant space. For a building approved contractor, please contact the Property. Building Amenities: Restaurants Starbucks; 212-573-9869 Building Operations: Building Management The CBRE Property Management Office at 280 Park Avenue is open Monday through Friday, 8:00 am until 6:00 pm. The Building’s engineering department and security department can be reached through the Property Management Office. The Property Management Office can be reached at (212) 682-7565. Should you call the Property Management Office after hours, on holidays or on weekends, your call will automatically be forwarded to the lobby desk where the security staff will be on hand to assist you. The on-site office mailing address for the Property Management Office: 280 Park Avenue, 35th Floor West New York, NY 10017-1272 Title Name Real Estate Manager Charles Marr Assistant Real Estate Manager Jason Fallucca Real Estate Services Coordinator Lauren LaCassa Chief Engineer Marty Dimaso Assistant Chief Engineer Joe Nicolosi Fire Safety Director Desmond Ward Phone Number E-Mail (212) 682-7565 (ext 223) [email protected] (212) 682-7565 (ext 222) [email protected] (212) 682-7565 (ext 221 [email protected] (212) 682-7565 [email protected] (212) 682-7565 [email protected] 212-682-7565 [email protected] WE INVITE YOUR COOPERATION Providing service to you is our primary business. Through frequent inspections of the Building and strict management of Building Personnel, we hope to promptly and courteously respond to your needs and to operate the Building in accordance with the highest standards. However, from time to time events may occur or repairs may be needed of which we are not aware. Therefore, we request your assistance in notifying us of any situation or condition that might exist that you feel needs special attention. Please feel free to contact the Property Management Office at (212) 682-7565 during business hours. During non-business hours, your telephone call will be forwarded to the security desk in the Main Lobby. Any request for services will be handled promptly and courteously. Building Operations: Building Office The building office is located on the 35th floor of the West building. Building Operations: Holidays Listed below are the Building Holidays normally observed by CBRE at 280 Park Avenue. Please contact the Building Office at (212) 682-7565 for list of the Building Holidays for the current year. New Year's Day Martin Luther King Jr. Day President’s Day Memorial Day Independence Day Labor Day Columbus Day Thanksgiving Day Day after Thanksgiving Christmas Day Any heating, ventilation or air conditioning (HVAC) service supplied on a Building Holiday is considered overtime service. If you need overtime HVAC service during a Building Holiday, please send a request to the Property Management Office no later than two (2) business days before the holiday. Be sure to include the floor(s) and time ventilation is needed. Overtime HVAC will be billed separately on a work order invoice at the prevailing rates or the rates specified in you lease. Cleaning service can also be provided upon your request. Please contact Faith Patel at (212) 714-0004 ([email protected]). Building Operations: Leasing The leasing company for 280 Park Avenue is CBRE. Listed below is the contact information for the authorized representatives. Title Name Phone Number Executive Vice President Peter Turchin (212) 984-8364 Executive Vice President Glen J. Weiss (212) 984-8122 Vice President Andrew Ackerman (212) 894-7425 Senior Vice President David M. Kaufman(212) 356-4104 Vice President Leasing David Amsterdam (212) 216-1748 E-Mail [email protected] [email protected] [email protected] [email protected] [email protected] Building Security: Introduction SECURITY PROGRAM For the safety of our tenants, visitors and property, CBRE has designed a security program consisting of professionally trained and disciplined security staff personnel supported by a video monitoring and alarm system. There are a minimum of two (2) security officers on duty 24 hours a day, 7 days a week. Our security staff is instructed to assist tenants and visitors in a courteous and professional manner. All persons leaving the building with packages will be required to have an authorized building pass, a signed authorization on your company letterhead. The building pass will identify the package and the person authorized to remove it, as well as bear a designated authorized signature. The pass is turned over to the security officer prior to the individual leaving the building. All items leaving the building other than personal belongings are subject to inspection and must be accompanied by a “Property Pass”, a signed authorization on your company letterhead specifying the property and person removing property. Security officers on a daily basis will routinely patrol the interior common areas of the building including the emergency stairwells. They will stop and identify individuals found in unauthorized areas, i.e. the stairwells, mechanical and electrical closets, freight and passenger elevator lobbies and other areas frequented only by building personnel. All incidents occurring in the building or within its contiguous area will be recorded by the security officer on duty. In the event of a building emergency during non-business hours, contact the security officer on duty at the Fire Command Station in the main lobby at (212) 682-7565. Building Security: Building Access The building is open 24 hours a day, 7 days a week, with the following restrictions: LOBBY ACCESS Entrance is restricted to tenants with valid CBRE ID’s and authorized visitors. All visitors must be arranged the previous day by an authorized representative of the respective Tenant. Visitors will be processed through the building’s Fast Pass system and issued a temporary visitor picture ID at the time of arrival. All deliveries and messenger services, except for individual food orders, flowers, legal papers, and money or other redeemable currencies, are to use the messenger center at the loading dock. Deliveries of individual food orders, flowers, legal papers, and money or other redeemable currencies must be met in the main lobby by the tenant. Hand trucks and carts are not allowed in the lobby or passenger elevators. Non-Business Hour Access After hours access to the Building is accomplished by use of the Tenant’s ID card system. All visitors must be arranged the previous day by an authorized representative of the respective Tenant. Visitors will be processed through the building’s Fast Pass system and issued a temporary visitor picture ID at the time of arrival. Building Security: Building ID/Access Cards Photo building ID cards will be issued to all building tenant personnel. To request a new or replacement ID, or to notify us of a card holder to be removed from the system, please use the form in the Forms Section. The Security Office on the 35th floor west is open 2:00 pm to 5:00 pm Tuesday through Thursday for employee photographs for new ID’s. The Security Office should be notified immediately of any employee terminations. Please return terminated employees’ cards to the Security Office. Building Security: Tenant Management Responsibilities Safety and security issues within tenant space are the responsibility of tenant management. Tenants are required to comply with national, state and local building and fire codes. Additionally, tenant management should conduct periodic training sessions and inform all their employees of the safety policies and emergency procedures of 280 Park Avenue. A representative of 280 Park Avenue Security is available upon request to participate in tenant safety and security awareness sessions. Building Security: Large Meetings/Functions In an effort to efficiently process a high volume of people entering the building at relatively the same time, meetings, parties or other special functions with 25 or more attendees requires additional staffing assistance in the lobby, as well as a separate check-in table located away from the lobby security desk. Tenants have the option of providing their own receptionist/check-in attendant for the table, or a tenant may request additional staffing from building security for a fee. A list of names of all attendees must be supplied by the tenant in advance to the Lobby Security Desk. In addition, notification for any meeting, party or other special function must be submitted via Quick Link Request Service using the work order system, and received in the 280 Park Avenue Management Office at least twenty-four (24) hours in advance. If access is not available, call Tenant Services at (212) 682-7565. The notification should include the following: Request for a separate check-in table and chairs in the lobby. Request for Security to staff the check-in table if tenant not supplying staff. Request for any other special services (i.e. janitorial, electrical, elevator). Request overtime HVAC for non-business hours functions. (If desired) Request elevator card access be deactivated on the function floor. (If desired) The tenant will be charged a fee for any of the above requested services. Building Security: Lost and Found Please contact the Management Office at (212) 682-7565 to claim items that have been lost or found in the buildings. Building Security: Personal Property While building personnel are on guard to protect your property, we suggest the following to help keep your possessions safe: 1. Notify the building management when loiterers are observed in corridors or washrooms. Immediately report peddlers and canvassers. 2. When there is no one in the office, do not leave the door unlocked even for a short time. 3. Handbags, coats, and other valuables should not be left unguarded in reception or open office areas. 4. It is unwise to leave valuables or personal property on desks or in unlocked drawers. 5. Keys and any access cards should be collected from employees leaving your service. 6. Make sure that all doors are closed and locked when leaving your office. 7. Stairway doors must be kept closed at all times. Building Security: Property Removal All items leaving the building other than personal belongings are subject to inspection and must be accompanied by a “Property Pass”, a signed authorization on your company letterhead specifying the property and person removing property. Building Security: Solicitation and Distribution Solicitation or distribution of any kind is prohibited in all areas of 280 Park Avenue without prior written permission from the 280 Park Avenue Management Office. Please note the following definitions and guidelines: Solicitation is asking, encouraging or recommending that employees, customers, or visitors contribute money to, submit signatures for, or become members of any organization. Solicitation also includes the selling of goods, services, merchandise, or tickets. Distribution is delivering or dispensing non-work related literature, merchandise, or other materials. Building Services: Tenant Contact Communication All tenants should provide the building office with their most updated contact information and employee list. It is the tenant’s responsibility to update this information as needed. Building Services: Communication Services A wide range of high capacity communication services is readily available through prominent telecommunication companies including fiber optics, sophisticated telephone lines, satellite antennae and other state of the art systems. For information regarding the specific companies and their services, contact the Real Estate Services Coordinator at (212) 682-7565. Building Services: Forms For your convenience, we have included downloadable and printable PDF document forms that will expedite various building management service requests. Hard copies of all forms are available from the Property Management Office as well. To view and print PDF files, you need the Adobe Acrobat Reader software. If not already installed on your computer, it can be obtained for free at www.adobe.com. Please complete the following forms prior to move in, and update when necessary. Submit them to the building office on 35th Floor West or fax to (212) 682-8030. Thank you. Listed below are the forms we have in our possession. Please review this list and supply us with any additional forms for inclusion in the Handbook. Authorized Signatures Listing Bomb Threat Checklist Emergency Contact Information FAQs: Hi-Rise Fire Holiday Services Request Form Request for Contractor Access Request for ID/Access Card Request for Lobby Directory Listing Rules Governing Tenant Alteration of Demised Space Regulations for Welding and/or Torch work Building Services: HVAC HVAC (Heating and Air Conditioning) Air conditioning and heating will be provided, as is seasonally appropriate, to all floors and the main lobby on business days (Monday through Friday) from 8:00am to 6:00pm. Contact the Property Management Office at (212) 682-7565 for information regarding HVAC requirements during non-business hours. Building Services: Janitorial Services Professional janitorial services are performed within the building’s common areas throughout the business day, as well as within your office space from 6:00 pm – 11:00 pm Monday through Friday (except holidays). The cleaning staff responds to the changing requirements of the buildings, as well as to specific tenant service needs throughout each day. Daily janitorial services provided for in your lease include emptying wastebaskets, vacuuming, and cleaning bathrooms. The office area, including furniture, tops of files, and windowsills, are dusted weekly. Cleaning specifications are included in your lease agreement. To help ensure that janitorial services are satisfactorily completed, please note the following: Any item to be disposed of that is not in a recognizable trash container should be clearly marked "TRASH". Mixed paper recycling is provided at each employee’s desk. A detailed list is included the Recycling section. All waste and trash must be disposed of in accordance with applicable government regulations. Questions can be directed to the State Environmental Affairs Office at (631) 444-0347. Be aware that the disposal of plastic products, tea bags, cooking fats or oils, food scraps or cooking residue, petroleum products or paint products of any type in sinks or toilets is strictly prohibited and could cause a shutdown of the plumbing systems serving your location and other tenant spaces in the building. Service elevator bays are not intended for storage, unless special arrangements have been made with building management. Any materials found in these areas will be discarded. Please refer to our Tenant Solutions section for a list of wide variety of additional cleaning service available upon request. Please contact Tenant Services for a proposal. Maintenance Professional building maintenance and repair services are performed in the building’s common areas throughout the business day. Precautions are taken to minimize excessive noise or disruptions to your business operations. Maintenance services are also available to tenants for an additional charge. Please refer to our Tenant Solutions section for a list of wide variety of additional services available upon request. Please contact Tenant Services for a proposal. Building Services: Mail Service POST OFFICE Our local post office is the Grand Central Station, located at 450 Lexington Avenue, between 44th & 45th Streets. Contact the United States Post Office at (212) 330-5753 for more information. The Post Office delivers directly to each tenant at 280 Park. To establish new service, send a letter on your company letterhead requesting service to: Post Office Manager Grand Central Station 450 Lexington Avenue New York, NY 10017-9998 Be sure to include the address (280 Park Avenue, New York, NY 10017) and your floors or suite number. Building Services: Engineering and Maintenance A member of the engineering staff is on site 24 hours a day, 7 days a week to operate and maintain all HVAC, electrical, mechanical, and plumbing systems. The engineers will respond to all issues relating to the above listed building systems as well as other tenant needs. Additionally, the engineers are available, through the Property Management’s work order system, to perform repairs and maintenance on lighting, locks, keys, ceiling tiles, minor carpentry, electrical repairs and other general maintenance and repair requests. The engineering staff at 280 Park Avenue is required to attend a three (3) year training program covering all mechanical, electrical, HVAC, and plumbing aspects of the building operations and maintenance. Our staff is comprised of New York City licensed engineers in air conditioning systems, fire suppression systems, chemical handling, and other related building duties requiring state and municipal licensing. All engineering staff personnel attend regularly scheduled on-the-job training sessions as well as training in emergency response and safety procedures in the event of a fire, flood, black-out, and other building emergencies. During normal building operations, requests for engineering services are made through the Property Management Office by calling (212) 682-7565 or through our on-line Service Request system. During non-business hours, engineering requests will be received at the security console located in the main lobby, which can be reached by calling the Property Management Office number, (212) 682-7565. Building Services: Tenant Signage 280 Park Avenue presents office tenants with a number of signage opportunities under its uniform signage program, including lobby directories and signage on a tenant's floor. Full floor tenant signage design and materials must be approved by 280 Park Avenue Management. Please call the Property Management Coordinator at (212) 682-7565 for more information. Building Services: Additional Tenant Services The following listed services are provided by Property Management on a work order basis: 1. Repair locks, replace keys, make additional keys 2. Repair desks and/or drawers 3. Repair file cabinets 4. Hang pictures 5. Repair chairs 6. Repair plumbing fixtures 7. Install shelving 8. Repair electrical outlets and/or appliances 9. Repair doors, install door stops 10. Paint walls 11. Repair ceilings and walls 12. Install ceiling heat panels 13. Repair and replace convector thermostats 14. Repair door closures 15. Supply after-hours heat and air conditioning 16. Rehang doors 17. Run co-ax cable and communication wire 18. Install door bells 19. General construction and project management services Note: This list is comprehensive but is not intended to be all-inclusive. Emergency Procedures: Bomb Threat Responses in the Event of a Bomb Threat Generally, when bomb threats are made by telephone, the call is received by an employee or a switchboard operator. The following responses should be familiar to all employees who may be in a position to receive a telephone threat: 1. AVOID PANIC - Panic is one of the most contagious of human emotions, and once such a state is reached, the potential for disaster is greatly increased. 2. Consider every threat to be authentic. 3. Never antagonize the caller (experience has shown that such action may cause the caller to terminate the call, thus eliminating any chance of obtaining information). 4. Make a note of the TIME the call is received. 5. Keep the caller on the line as long as possible. Try to elicit as much information as possible. The answers to any or all of the following questions would be of value: a. When will the bomb explode? b. Where is the bomb located? c. Where are you now? d. What type of bomb is it? e. Why do you want to bomb this company? f. What is your name? g. How do you know so much about bombs? 6. WRITE the message exactly as received. Note: A copy of the BOMB THREAT REPORT is included. Click here to download a Bomb Threat Checklist Bomb and/or Bomb Threat Outside the Building A. Response by building management representative: 1. To determine if in fact there is a suspicious package or item. 2. Notify Property Manager and Chief Engineer. 3. Property Manager, if not already done, notify NYC Police Department. 4. Ascertain what immediate danger is posed to the property as well as its occupants and visitors. 5. As directed by the NYC Police Department, conduct a building evacuation or restrict pedestrian access to the area where the device was placed. 6. Assist the NYC Police Department or other official Municipal, State and Government agencies involved in nullifying the explosive or encoder device, (i.e. providing equipment, manpower, locations of shut off valves to public utility supplies to the buildings, etc.). 7. Maintain contact with Tenant representatives advising them of the status of police and emergency service activity and when building will be safe for reoccupancy. It is not the function of Building Management or its designated representatives to state opinions as to the type of device, the potential danger of the device, and the time needed to deactivate the device. The only information passed on to tenants is that which is supplied by the public agencies and only that information that is clearly public information. Once the police or other city, state or federal government agency becomes directly involved in dealing with a bomb or bomb threat, they will make the final determination when it is safe to return to the affected area. Emergency Procedures: Elevator Entrapment If you or one of your employees becomes entrapped in an elevator: 1. Immediately depress the alarm button which will signal an audible alarm and alert the lobby security desk. The lobby security officer will automatically contact the passenger(s) via the elevator intercom system. 2. Remain Calm – upon notification of the elevator malfunction and entrapment, building Security will immediately alert the building elevator mechanic of the situation. During business hours, Monday to Friday 8:00 am-5:00 pm, an elevator mechanic is in the building and can immediately respond to the entrapment. During non-business hours, an elevator mechanic will be dispatched from a near-by location. 3. Our security staff has been directed to maintain constant contact with the entrapped passenger and to keep the individual informed of the progress of restarting the elevator. 4. Upon notification of the entrapment, security staff will ask the entrapped person(s) for names & company affiliation, as well as emergency contact information. Security staff will also inquire if medical attention is required. 5. Those individuals who are entrapped in an elevator are strongly advised not to attempt to exit the elevator without assistance from qualified individuals. 6. As soon as the elevator mechanic arrives at the elevator, he will secure the elevator, level it to a floor, open the doors and allow the passengers to exit the elevator. Note: Do not attempt to exit an elevator when it is not level to the floor without the direction and assistance of a qualified individual. Emergency Procedures: Emergency and Incident Reporting In the event of an emergency, immediately call 280 Park Avenue Security at 212.682.7565, or notify the appropriate emergency agency directly by dialing 911. If the emergency agency is contacted directly, also notify 280 Park Avenue at 212.682.7565. Response to the specific location of the emergency will be more timely if 280 Park Avenue Security is prepared and can direct the emergency agency upon its arrival. If any of the following incidents occur, they should be reported immediately to 280 Park Avenue Security at 212.682.7565: Fire or smoke. Thefts or other criminal activity. Strangers or suspicious individuals. Solicitors on the property. Threats or harassment. Bomb threats or suspicious packages. Safety hazards. Flooding. Lost or found property. The above list does not include all possible incidents or emergencies that should be reported. The important factor to remember is: "If in doubt...call!" Because many emergencies may potentially impact other tenants, such as a bomb threat, it is required that each tenant notify 280 Park Avenue Security at 212.682.7565 of any emergency impacting their area. After an initial impact assessment, 280 Park Avenue Management will forward information to other tenants as appropriate. Emergency Procedures: Evacuation Procedure The most critical areas for immediate evacuation are the fire floor and floor immediately above it. Evacuation from other floors shall be instituted by instructions from the fire command station or when conditions indicate such action. Evacuation should be via uncontaminated stairs. Avoid stairs being used by the Fire Department. If this is not possible, try to attract the attention of the Fire Department personnel before the fire fighters open the door to the fire floor. Evacuation to two or more levels below the fire floor is generally adequate. Re-entry floors are clearly marked. During fire emergencies, you will be able to enter such floors. Using the Fire Warden phone, keep the fire command station in the lobby informed of your location. General Guidelines Review and study the floor plan and the number of exits for the purpose of dividing employees into groups and to formulate the traffic pattern for each group to primary and secondary exits. All personnel should be aware of the location and operation of the fire alarm boxes and Fire Warden phones. Throughout the daily occupancy of the floor, an examination should be performed to determine that all fire doors to stairs are maintained in closed position. Be sure that no doors are obstructed, inoperable, or locked in violation of law, rule or regulation. No obstruction shall be permitted in corridors or aisle spaces. A minimum aisle space of at least three (3) feet must be maintained. Necessary exit signs and lights shall be kept lighted and in good order. Sprinkler heads shall not be obstructed, with a minimum clearance of 18 inches from the ceiling. Poor housekeeping is a fire breeder. Coordinate with the Property Management Office for daily rubbish removal. Helpful Hints Do not attempt to fight a fire by yourself. Do not run; walk quickly. Do not panic; remain calm. Wait for help if necessary. Do not open doors that feel hot. Do not go back for personal property or for any other reason. If exposed to heat or smoke, stay low to the floor. Close, do not lock, doors behind you to prevent the spread of fire and/or smoke. Click here to download a copy of FAQs: HI-RISE FIRE Emergency Procedures: Fire Safety 280 Park Avenue is in full compliance with all Local Law 5 provisions and is fitted with a modern fire alarm/emergency communications system. The Building is fully sprinklered. The Class “E” System includes all-floor voice communication equipment, smoke detectors, elevator recall capability, manual fire alarm pull boxes, and other related fire detection and emergency devices. Control of these components is via the Fire Command Station located in the Building’s main lobby and allows the Fire Safety Director communication with all parts of the Building. LIFE SAFETY & FIRE PROTECTION The Building Life Safety System is comprised of the following components: 1. Fire Command Station 2. Emergency Lighting Systems 3. Communication System 4. Elevator Safety Control System 5. Automatic Sprinkler System 6. Smoke Detection System (Automatic Fire Alarm System) 7. Manual Fire Alarm System 8. Fire Warden Station 9. Fire Hose Connections in all Fire Stairwells 10. Strobe lights and speaker annunciators. Located in the main lobby, the Fire Command Station affords a central location for emergency operations and includes the following: 1. Public address communications systems to tenants. 2. Annunciator panels with display lamps indicating: 3. Results of combustion-detecting system (smoke detectors) by floor 4. Sprinkler valve tamper and water flow detecting devices by floor 5. Manual fire alarm pull boxes status display 6. Fail safe door release function 7. Trouble status display FIRE SAFETY PLAN The Building Management has developed a Fire Safety Plan for 280 Park Avenue. The purpose of the Fire Safety Plan is to establish a safe and orderly method of evacuating the Building occupants in the event of a fire or other emergency. It also provides instructions for the use of all available fire appliances, including fire alarms, and warden telephones. The Fire Safety Plan will provide you with information and instructions applying to all Building occupants which will ensure the prompt reporting of a fire, the quick response to fire alarms, and the immediate initiation of safety procedures. It is mandatory that all Tenants participate in periodic drills and training. Fire Safety Director The Building’s Fire Safety Director, as well as the Property Manager, the Chief Engineer; staff engineers and security officers assigned to all shifts are periodically trained Fire Safety Directors / Fire Evacuation Supervisors. They are familiar with the Fire Safety Plan and its evacuation procedures. Click here to download a copy of FAQs: HI-RISE FIRE Fire Safety Team Instructions Upon activation of the fire evacuation signal, the person nearest to the Fire Warden phone should immediately contact the lobby fire command station via this intercom. Floor Fire Warden The Floor Fire Warden, and/or his designated alternate, is in charge of the Floor Fire Safety Team and responsible for the team’s presence and performance. The Fire Safety Team organization chart must be kept updated and an updated copy is to be forwarded to the Building’s Fire Safety Director. At the sound of the evacuation signal, the Floor Fire Warden will establish a command post by the nearest Fire Warden phone then call the lobby fire command station. Relay reports from your Deputy Fire Wardens and/or searchers to the fire command station as to location and extent of the fire. Direct members of your team to assist disabled personnel down the stairs two or more levels below the fire. If necessary, move the occupants to still lower levels. As soon as you have received confirmation of successful evacuation from your Fire Safety Team, report an “All Clear” to the lobby fire command station. Once you have reached the designated area of refuge, conduct a head count to assure that all personnel has been safely evacuated, report this to the fire command station over the Fire Warden phone. Deputy Fire Wardens As soon as the fire evacuation signal is sounded, report to your designated station, then direct personnel to the fire exits. Once the command for evacuation is given, start moving the occupants down the fire stairways to the designated re-entry floors. Report the completion of your assigned evacuation area to the Floor Fire Warden. Searchers Your primary concern is to be sure conference rooms, lunch areas, washrooms, etc., have been evacuated. Report back to the Floor Fire Warden. Alarm Transmission 1. Should you discover fire or smoke, go to the nearest fire alarm box on your floor and activate the alarm. This alarm will be received at the fire command station in the lobby, and by the Fire Department, via a franchised central station. It will also cause the fire evacuation signal to sound over the speaker system on your floor and the floor above. If you are unable to get to a fire alarm box, get to a phone and call 911. Note: In this case, your next call should be made to the Fire Command Station in the lobby: (212) 682-7565. Report all particulars to the attendant on duty, who will activate the building fire alarm system. 2. In case of fire, use the stairs, unless otherwise instructed - The elevators serving the fire floor will have been recalled to the Sky Lobby. If at any time you only suspect the odor of smoke, report it to the lobby fire command station, using the Fire Warden phone. Emergency Procedures: Medical Emergency HEART ATTACK/STROKE OR MEDICAL EMERGENCY In the event that someone in your office should have a medical emergency, do the following: 1. Call 911 and direct them to send an ambulance to 280 Park Avenue - give your company name, floor and telephone. 2. Notify the Property Management Office at (212) 682-7565. Upon notification a member of the security staff will meet the ambulance crew in the loading dock and direct them to the freight elevator. The security officer will operate the elevator to the floor requesting the ambulance and remain there to expedite the removal of the emergency victim from the building. Please supply the security officer, after the removal of the victim to the hospital, with the identity of the victim and all related information. Emergency Procedures: Workplace Violence Introduction The generic term, “Workplace Violence”, is currently being utilized in society to describe a broad range of issues dealing with acts of violence, threats of violence, harassment, intimidation and other disruptive behavior occurring at, or resulting from, an individual’s employment. It typically involves co-workers, but may involve non-employees against employees. Tenants periodically report potential workplace violence concerns to 280 Park Avenue Management and request security assistance. The purpose of this section is to outline the roles, responsibilities and limitations of the security assistance that may be provided by 280 Park Avenue Management and to ensure that tenants have no other express or implied expectations. 280 Park Avenue Management has no responsibility or liability for workplace violence. Tenant Management Responsibilities Safety and security issues within tenant space are the responsibility of tenant management. Awareness, early intervention and prevention of workplace violence are tenant issues that are best dealt with by the tenant's human resources professionals, as well as managers and supervisors within the tenant’s organization. All tenants are encouraged to develop a workplace violence prevention program for their employees. Tenants are advised to notify local authorities and to seek legal or other professional counsel regarding any threat of potential violence. Additionally, if the threat includes the potential for violence to occur on 280 Park Avenue property, the information should be provided to 280 Park Avenue Management for response assessment and evaluation. 280 Park Avenue Management also encourages tenants to utilize their own proprietary or contract security officers to provide security coverage within their leased space. Upon request, 280 Park Avenue Management can provide tenants with contact names and telephone numbers of local contract security firms. Tenants shall not deploy their own proprietary or contract security officers in the common areas of the property without express approval from 280 Park Avenue Management. Any acts or imminent threats of violence on 280 Park Avenue property should be reported directly to 280 Park Avenue Security at 212.682.7565 for response from the New York Police. 280 Park Avenue Management Responsibilities Upon notification of a specific act or threat of violence, 280 Park Avenue Management shall make an assessment and evaluation of the situation on an individual basis, considering the totality of the circumstances and facts of each case. Every situation is unique, fluid and unpredictable; therefore necessitating flexibility in response action. 280 Park Avenue Management may notify the police. 280 Park Avenue Management may notify other tenants and occupants, if there is reason to believe that they may be impacted by the threatened violence. 280 Park Avenue Management may provide reasonable assistance in the common areas of 280 Park Avenue, which is practical to expect and within the limitation of authority of its security services provider, to assist the tenant in its efforts to mitigate potential violence committed or threatened on 280 Park Avenue property. The response and assistance provided by 280 Park Avenue Management may vary depending upon the specific information available. However, general guidelines and limitations are provided below. Uniformed Security Services 280 Park Avenue Management contracts with an independent security services firm to provide uniformed security services in the common areas of the property. The security staff are employed, trained and supervised by such independent security services firm. The general responsibilities of the security staff at 280 Park Avenue are as follows. Assist tenant employees, visitors and customers with directions and information. Perform non-business hours access control services for the office buildings. Patrol the common areas of the complex. Document any observed or reported unusual, unfavorable, or criminal activities. Respond to emergencies and other requests for assistance. Notify public emergency agencies for assistance and response as appropriate. Security officers can no accept any packages or messages on behalf of a tenant 280 Park Avenue security officers have limited training and authority in dealing with potentially violent situations and should not be considered an alternative to public law-enforcement agencies. Security Response to Acts or Imminent Threats of Violence Upon notification by a tenant, of an act or imminent threat of violence occurring on the property, 280 Park Avenue Security will: Notify New York Police for response and assistance. Dispatch security staff to meet and escort New York Police to the exact location and stand-by to assist New York Police as directed. Summon New York Emergency Medical Services (EMS), if appropriate. 280 Park Avenue security officers do not have the authority to restrain or arrest suspects. Security Response to Potential Threats of Violence Unauthorized Individuals Based upon information provided by the tenant regarding a specific unauthorized individual who poses a threat of violence, 280 Park Avenue security officers on patrol or stationed on post may be instructed to be vigilant for attempts at entry made by unauthorized individuals. If there is an outstanding court issued restraining order or arrest warrant in effect at the time of the unauthorized individual’s observation, Security can request immediate New York Police response to enforce the court order. However, it will be necessary for Security to possess a copy of the court order to provide it to New York Police upon their arrival. Security Escorts 280 Park Avenue Security may provide security escorts within 280 Park Avenue upon request. Any tenant employee can request this service by calling 212.682.7565. However, since a security officer may not always be readily available, advance notification is encouraged to avoid any delays in waiting for an escort. It is important to note that the security escort cannot go beyond 280 Park Avenue property and the sole purpose of the escort is to provide a uniformed security officer as a visual deterrent and to provide timely communication for requesting New York Police assistance if necessary during the escort. 280 Park Avenue security officers do not have authority to restrain or arrest suspects. Green Operations: Recycle Recycling Program Recycling is a simple and practical response to many of the environmental problems our country is now facing. Furthermore, recycling is the law in New York City. All commercial premises must, under Local Law 87, separate designated recyclable on-site or make acceptable arrangements with their respective carting company. Blue Mixed-Paper Container White Paper, computer paper, colored paper, magazines, newspapers, cards, file folders, books, junk mail, etc. Place all dry paper in the blue mixed-paper container at your desk. No food, wet garbage or non-paper waste should be discarded in these bins. As a reminder of current recycling procedures, the cleaning staff will not put plastic liners in these bins unless specifically instructed otherwise. Redeemable Bottles & Cans Container Aluminum soda cans, plastic soda bottles, glass soda bottles, and any other beverage containers that specify “Redeemable.” Place all redeemable bottles & cans in the black container. Not for food waste, this will be located in kitchens, pantries and adjacent to vending machines. Black Garbage Container Food and food packaging, plastic utensils, coffee cups, plant clippings, plastic wrap, Styrofoam, light bulbs, wet paper, etc. Place all items except dry paper and redeemable bottles & cans in the black container. There will be several of these bins on each floor, located in kitchens and other central areas. Please contact the Property Management Office at (212) 682-7565 with any questions regarding the Recycling Program. Green Operations: Green Services Green Services Recycling Services We offer larger slim jim bins often used in copy rooms or common areas for purchase and even larger wheeled recycling hampers for use during special activities such as office cleanouts. Please contact Tenant Services for a proposal. The following recycling services are also available to tenants: Collection and transfer of recycling materials; wood, metal, paper, cardboard, etc. Computer and office equipment Batteries Furniture disposal Energy Conservation Retrofits Lighting: Lower wattage lamps that provide the same light are available for use in many circumstances. Our engineers can retrofit your fixtures so that these lamps will be able to be used, thus reducing electrical usage. Occupancy sensors: These devices detect when a person is working in a room or office. After a room has been empty for a certain time, they will automatically turn off the lights, again reducing the electrical demand on the space. Water saving devices: faucets, toilets, etc. in some cases fixtures in tenant spaces can be retrofitted with lower flow devices that aid in water conservation. Green Operations: Resource Conservation Mission Statement It shall be the goal of the Ownership to conserve energy and natural resources while properly maintaining the integrity of its assets and maximizing their competitiveness in the marketplace. Through these efforts we continue to improve our natural resource efficiency and demonstrate that the operation of commercial real estate can be conducted with a conscious regard for the environment while mutually benefitting our customers and shareholders. Energy Conservation Ownership is committed to reducing the energy consumed by our buildings. To achieve this competitive designation, we have continually looked for ways to reduce energy. Energy efficient measures include: T-8 lighting Motion sensors VFD’s on pumps, cooling tower fans AHU’s High efficiency chiller Water side economizer (plate and frame heat exchangers) Premium efficiency motors Lighting retrofits to accommodate lower wattage lamps Computerized Energy Management System Online energy use tracking Cleaning Services Green Tips Turn off computers, printers, and copiers when leaving the office at the end of the day or for an extended period of time. Turn off lights and audio visual equipment in conference rooms when not in use. Turn off lights when leaving your office at the end of the day or for an extended period of time. Turn off lights in rooms that have little use such as closets, store rooms, etc. Turn off electrical appliances when not in use such as coffee makers. Use revolving doors rather than side doors when leaving the building. Introduction: Welcome The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better understanding of 280 Park Avenue and to facilitate your company’s operations. There is a great deal of information contained within this handbook; take the time to familiarize yourself with this handbook and it will become a valuable resource for you and your company. Please note that the 280 Park Avenue Management Office is available to help in any way possible. Your first call for any problem or question can always be directed to 280 Park Avenue Management Office, (212) 682-7565 and we will assist you from there. Every attempt has been made to provide current and accurate information in this handbook, but it is possible that some items will change over time. The 280 Park Avenue Management Office will promptly notify you of any such changes. Please feel free to contact the 280 Park Avenue Management Office with any questions you may have. We are here to serve you. Introduction: Operating Instructions Navigation You move through the Electronic Tenant® Handbook just as you would a traditional Internet site. It’s as simple as pointing and clicking. The main page features a Table of Contents that provides links to each Chapter. Upon entering a Chapter, you will find links to the specific information provided in that Chapter’s Sub-Sections. You may return to the Table of Contents or Chapter Overview at any time by clicking the clearly labeled link on every page. Special Features This Electronic Tenant® Handbook has special features, such as a Search engine. In order to take advantage of these useful features, you must have Adobe Acrobat Reader installed on your computer. This software is free and easy to use, and can be obtained by clicking here. Updates The Electronic Tenant® Handbook is updated on a regular basis, so please be sure to periodically check for updates and new information. In order to keep you abreast of your property’s operations, we have included a monthly Building Calendar and Announcement Board. Here, you will find information regarding scheduled maintenance and events taking place at the property. If you are having trouble accessing the Electronic Tenant® Handbook or need assistance, please e-mail or call the 280 Park Avenue Management Office at (212) 682-7565. Policies and Procedures: Deliveries All construction deliveries must be scheduled through the Property Management Office at least 24 hours in advance of the required activity. Loading Dock Each building is equipped with a loading dock. Each loading dock is open for normal deliveries Monday to Friday, 7:00 am to 6:00 pm To ensure the safety of the building, all deliveries will be curb side. No vehicle will be allowed to enter either loading dock without prior express permission from the Property Management Office. No truck deliveries are allowed after 6:00 pm without prior arrangement. Any request for service after hours, on weekends or holidays must be made by with the Property Management Office and must be made at least 24 hours in advance. Trucks will access the docks on east 49th Street, which is a west-bound street into the loading dock. Policies and Procedures: Freight Elevators Each building is equipped with a freight elevator, which are available for normal business operation activity Monday to Friday, 7:00 am to 6:00 pm All other use of either freight elevator must be coordinated with the Property Management Office in writing, at least 24 hours prior to the requested date and will be billed at the prevailing rates. Policies and Procedures: Housekeeping and Material Storage STANDARD MATERIALS Introduction These guidelines are intended to outline best practices for housekeeping and material storage in commercial office buildings. These guidelines do not relieve any party from their responsibilities of complying with federal, state or local ordinances and codes which may exceed these guidelines. General Smoking is prohibited in all storage areas. Trash shall not be staged in common areas. No materials shall be stored in electrical or telecommunications rooms or closets. Tenant storage shall only be allowed in designated areas. Storage of material and supplies shall not block walkways, access corridors, stairs, emergency equipment or exits. Storage of material shall be in stable piles or on racks or shelves designed for the weight of the material being stored. Tenants must coordinate any temporary storage or staging of materials in common areas with 280 Park Avenue Management. All material must be stored so as to maintain at least 18 inches of clearance between the top of the stored material and the deflector of the sprinkler system. Designated Storage Designated storage areas, where provided, shall be for general storage of materials typically found in office environments, such as office supplies, computer equipment, limited amounts of furniture and similar items. Hazardous/controlled materials shall not be stored in general tenant storage. See the Hazardous or Controlled Materials section below for more detailed information. Designated storage areas shall not be used for conduct of business or for process equipment operation. Designated storage areas shall be arranged as to provide visual access to the area by 280 Park Avenue Management. Tenants are responsible for maintaining designated storage areas neat and clean, including pest control where applicable. HAZARDOUS OR CONTROLLED MATERIALS Definitions Hazardous or controlled materials are generally defined as those having properties that are a physical hazard such as toxicity, corrosiveness, flammability, reactivity, or are regulated because of environmental or health hazard concerns, or are classified as hazardous by the Federal OSHA Communication Standard, 29 CFR 1910 subpart “Z” or the ACGIH threshold limit values for chemical substances and physical agents in the work environment (latest edition). Reporting Policy All tenants/contractors shall report all hazardous/controlled materials used or stored within tenant space to 280 Park Avenue Property Management at least annually, or whenever a change in the type and/or quantity of the materials change. The Hazardous/Controlled Material Storage Questionnaire shall be used for all reporting. Prior to commencement of any work, contractors shall furnish 280 Park Avenue Management with a Hazardous/Controlled Material Storage Questionnaire, listing all chemicals intended for use or necessary to the completion of his/her contractual tasks. Additionally, the location of where the Material Safety Data Sheets will be maintained and copies of any permits and/or registrations shall be provided to 280 Park Avenue Management. Employee Training It is the responsibility of the tenant and contractor to provide their respective employees with information, training, and essential safety equipment relative to hazardous chemicals or materials in their work areas at the time of their initial assignment and/or whenever a new hazard is introduced into their work area. Storage and Transfer of Hazardous or Controlled Materials 280 Park Avenue Management must review and approve all proposed storage areas for hazardous or controlled materials. 280 Park Avenue Management reserves the right to require specific storage area arrangements including special containment, ventilation, fire protection, construction or other considerations. Methods of storage, use and handling of hazardous or controlled materials shall be in accordance with applicable federal, state, and local regulations and/or with the manufacturer’s instructions. Prior to storage, 280 Park Avenue Management shall conduct a survey of the proposed area to identify active or inactive floor drains or other passages through which spills could be transported. 280 Park Avenue Management must review and approve the transfer route of materials from the designated storage area to the point of use. Dispensing of hazardous or controlled materials shall not be done in common areas or other areas not specifically approved or equipped for dispensing. Operating Procedures Tenants/contractors owning or using the materials shall be responsible for compliance with applicable federal, state, and local laws, ordinances, and regulations applicable to the use, storage, and disposal of hazardous materials as defined in applicable federal, state, and local laws, ordinances, rules, and regulations. This includes any permits and/or other reporting requirements. Tenants/contractors shall also ensure compliance with the following 280 Park Avenue chemical safety operating procedures: Flammable and combustible liquids are to be stored in approved, fire-rated flammable liquid cabinets inside the building. If approved, fire-rated flammable liquid storage cabinets are not available, tenant/contractor shall ensure that flammable and combustible liquids are removed from the building when not in use. All containers shall be clearly labeled. Tenant/contractor shall ensure that flammable and combustible materials are used with extreme caution when near possible ignition sources. Hazardous chemical containers are not to be stored directly on the floor/ground. Secondary containers or baffled trays are to be used to ensure containment of potential spills. Additionally, spill control kits and trained personnel to handle spills shall be provided by tenant/contractor owning or using the materials. All chemical containers utilized by the tenant/contractor shall be labeled in accordance with state and federal regulations and have a sticker affixed identifying the tenant/contractor by name and emergency phone number, chemical name and hazards associated with the use of the material. All work performed with the following materials (i) Toxic Chemicals, (ii) Glues, (iii) Urethanes, (iv) Epoxies, (v) Oil Paint, Lacquers, etc. (vi) Any other product containing petroleum distillates or which emits a strong or offensive odor] must be scheduled and approved in advance with 280 Park Avenue Management. Depending upon the material, work location, time of day, outside temperature, etc., the appropriate ventilation precautions as listed below shall be implemented. Proper ventilation shall be provided to minimize large concentrations of fumes generated from the materials. Air handling equipment or other building ventilation systems may need to be arranged to minimize the transfer of fumes generated from the materials. It may be necessary to complete the work during non-business hours. It may also be necessary to implement a temporary ventilation system connected directly to outside air. Chemicals of any type are not to be discharged or released into any sewer drain, placed in trash containers, or emptied onto the ground. All unused chemicals and/or chemical containers and related waste products are to be removed by the tenant/contractor and disposed of in accordance with applicable local, state, and federal regulations. Tenant/contractor shall notify the Security Office, at 212.682.7565, in the event of any chemical spill or leak in order to initiate required emergency responses, proper notifications and clean-up procedures. Chemically contaminated debris resulting or arising from actions of the tenant/contractor (i.e., sand, gravel, dirt, concrete) are the responsibility of the tenant/contractor and are not to be disposed of without notification to 280 Park Avenue Management. Tenant/contractor shall report the location of any/all observed unlabeled chemicals/materials to 280 Park Avenue Management. Consumption of food and beverage is prohibited in areas designated for the storage of hazardous/controlled substances. Policies and Procedures: Insurance Requirements INSURANCE CERTIFICATE REQUIREMENTS Contractor shall at all times provide and maintain the following types of insurance protecting the interest of Owner and Contractor with limits of not less than those set forth by each below. 1. WORKMEN'S COMPENSATION INSURANCE: To cover full liability under the Workmen's Compensation Laws of the work site(s), with Employer's Liability coverage in limits not less than $1,000,000.00 per accident, disease each employee and disease policy limit. This insurance must be endorsed with an endorsement in a form approved or permitted by the applicable statutes or regulations of the State of New York, waiving the carrier's right of subrogation with respect to Owner. The State of New York must be listed under paragraph 3(a) of the policy's declaration page. 2. COMMERCIAL, GENERAL LIABILITY: a. Provide coverage for any and all claims for damages due to bodily injury (including death), personal injury, or property damage. Such insurance coverage shall:Be on an “occurrence form” providing coverage in no case less than the most current ISO form GC 00 01 or its equivalent. b. Provide a coverage in the amount not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000) in aggregate; c. Include at least those coverages generally designated permises/Operations, Products/Complete Operations for three years after completion of the project, and contain no exclusions for contractual liability of an insured contract. Contractor's Protective d. Owner Indemnities shall be named as additional insures by endorsement (ISO Forms CG 20 10 10 10 or GC 20 33 10 01 and GC 20 37 10 01) or their equivalent. Contractor also agrees that it will obtain a waiver of subrogation endorsement (ISO Form CG 24 04 10 93 or its equivalent) from its insurance carriers with respect to the Owner Indemnities; and e. The policy can not contain a self-insured retention greater than Fifty Thousand Dollars ($50,000) per occurrence;contractor will have any self-insured retention shown on the certificate of insurance. Self-insured retentions greater than $50,000 must be approved by Owner in writing. 3. AUTOMOBILE & LIABILITY INSURANCE: Covering all owned, non-owned and hired automobiles with the following minimum limits: a. Bodily Injury $1,000,000.00 each person $1,000,000.00 each occurrence b. Property Damage 1,000,000.00 each occurrence or c. Combine single Limit 1,000,000 per accident. 4. Umbrella/Excess Liability Insurance Provide coverage limits excess of the Commercial General Liability, Commercial Auto Liability and Employer’s Liability policies with limits of $5,000,000 per occurrence and in the annual aggregate. All insurance in the amounts specified shall be written in a company or companies satisfactory to Owner with the minimum A.M. Best Insurance Rating of “”VII”. Contractor shall file with Owner before ad copies of additional insured endorsements. All policies shall require that the Owner be given thirty (30) days (ten (10) days for non-payment of premium) prior written notice to (Owner’s name and address). All insurance coverage’s maintained by Contractor shall be primary insurance as to each Owner Indemnitee. Any insurance or self-insurance maintained by Owner or any Owner Indemnitee shale be in excess and non-contributory to Contractor insurance. The certificates shall clearly indicate the particular job by name, location and date of contract (or approximate date if known at the time insurance certificate is requested). The following shall be named as additional insured on all policies of insurance including completed operation (except Worker’s Compestaion) required to be carried by Contractor, Subcontractor and Sub-contractors by Contractors Documents; copies of additional insured edoresments must accompany the cerficate of insurance: Broadway 280 Park Fee, LLC SL Green Operating Parnship L.P. Vornado Realty, L.P. SLG Park Avenue Investor LLC Vornado 280 Park JV Member LLC 280 Park Venture, LLC 280 Park Management, LLC 280 Park Holdings LLC 280 Park REIT LLC SLJ Property Services, LLC Broadway Real Estate Services, LLC Investcorp International Realty, Inc. CBRE Certificate Holder should be made out to: CBRE, Inc. 280 Park Avenue 3rd Floor West New York, NY 10017 Attention: Charles Marr Policies and Procedures: Messenger Center The Messenger Center handles all deliveries in the building, excluding newspapers, US mail, food and flowers, legal papers, money or other redeemable currencies. The Messenger Center operates Monday through Friday, excluding holidays, from 7:30 am to 6:00 pm, and can be reached at 212-682-8045. The Messenger Center is located on 49th street between Park Avenue and Madison Avenue, in the building’s West loading dock. Tenants should direct all messenger services delivering or picking up packages at the Building that all deliveries must be made to and picked up from the Messenger Center. Promptly after a delivery is received at the Messenger Center, they will contact you, at a telephone number you designate; you may either retrieve the delivery at the Messenger Center at that time or the messenger center will deliver it to you at the next regular distribution of deliveries throughout the Building. In order to coordinate the pick-up of outgoing packages, the messenger center will pick up packages from throughout the Building during regular scheduled pick ups and bring them to the Messenger Center for pick-up by the designated courier, or you may deliver outgoing packages to the Messenger Center directly. Policies and Procedures: Miscellaneous Policies Animals No animals are allowed in 280 Park Avenue, with the exception of animals in the company of, and trained to assist, physically challenged persons. Bicycles, Skateboards, In-Line Skates, Scooters Bicycling, skating, or skateboarding is prohibited in 280 Park Avenue. Bicycle racks are provided for convenience at various locations around 280 Park Avenue. However, 280 Park Avenue is not responsible for theft or damage of bicycles or other personal property left at these bicycle racks. Storage of bicycles in any common area lobby, service area, stairwell, or corridor is prohibited. Bicycles, skateboards and gas powered scooters are strictly prohibited from being brought into 280 Park Avenue. For information regarding the NYC “bicycle access law” please contact the building management office at 212-682-7565. Common Areas Housekeeping All common area lobbies, freight bays, stairwells, and corridors must remain clear and free of debris at all times. Storage of furniture, boxes, or equipment in these areas is strictly prohibited. Any items found in these areas will be treated as abandoned and will be removed by 280 Park Avenue Management at the tenant’s cost. Holiday Décor All decorations must be made from artificial flame resistant materials. Decorations of a natural evergreen variety or other natural decoration (i.e. laurel, holly, wreaths, etc.) are prohibited. Decorations may be used in open areas only and are prohibited in elevators, stairwells, and confined areas. Use of Stairwells Use of the building core stairwells is generally limited to emergency exit only. Opening the door will cause an alarm in the Security Office. The stairwell doors are locked from the inside; therefore, once in the stairwell, an exit can only be made at the lobby level. In the event of a fire alarm, however, all the doors unlock automatically, permitting re-entry at any floor. Use of the stairwells for inter-floor travel requires express approval from 280 Park Avenue Tenant Services by calling (212) 682-7565. Use of Freight Elevators Tenant employees are prohibited from using the freight elevators to access their floors unless they are transporting equipment or materials that are not allowed in the passenger elevators to or from their office area. Exceptions to this policy include access to mechanical floors or floors which are not accessible through the passenger elevators during certain non-business hours. These exceptions require express approval from both 280 Park Avenue Tenant Services. Each tenant is only allowed 2 trips in the elevator during business hours (7 am to 6 pm). Any other deliveries, pickups or construction must be scheduled before 7 am, after 6 pm or on the weekend. Photography, Video Filming All activities in the common areas of 280 Park Avenue involving photography, video taping, or filming for media or commercial purposes requires the approval of 280 Park Avenue Management. Approvals should be coordinated through the Marketing Director at (212) 682-7565. Policies and Procedures: Moving Procedures General An office space move requires a tremendous amount of coordination with many different people. 280 Park Avenue Management will assist you in every way possible to ensure a smooth and comprehensive relocation. It is also important that your moving contractor familiarize himself with this section thereby ensuring a timely, efficient and safe move. 280 Park Avenue Management requests that both tenants and moving contractors adhere to these procedures. Tenant Relocation Checklist This checklist is to be used as a preparation guide for your move. Select move date. Hire a moving contractor and provide him/her with information regarding building procedures and requirements. Obtain name of moving contractor and person to contact. Supply the 280 Park Avenue Management Office with the moving contractor contact information. Submit moving contractor’s Certificate of Insurance to the 280 Park Avenue Management Office evidencing the moving contractor’s insurance as detailed in the Certificate of Insurance section. Certificates of Insurance should be sent to the 280 Park Avenue Management Office, ATTN: Real Estate Services Coordinator or faxed: 212.682.8030. Schedule service elevator and loading dock for move. Moving Procedures General The moving contractor will perform all services required to move the furniture contents, office machines, records, and supplies. These services will include pick-up, delivery, and placement of the equipment to the designated location on the appropriate floor in the building. Freight or furniture may not be hauled on passenger elevators without permission from the Management Office. All moving contractors working at 280 Park Avenue must utilize labor that will work in harmony with other labor at 280 Park Avenue. Each employee of the moving contractor must be bonded and uniformly attired in the same type and color uniforms plainly lettered with the moving contractor’s name. Reasonable care must be exercised at all times to prevent personal injuries and property damages. Inspection of the Premises The moving contractor will be responsible for inspecting the assets to be moved and the facilities of the new location prior to the move. The moving contractor will acquaint itself with the conditions existing at the new location, so that it may furnish such equipment and labor necessary to provide for the orderly, timely, and efficient movement of the assets. The contractor will acquaint itself with all available information regarding difficulties, which may be encountered, and the conditions, including safety precautions, under which the work must be accomplished. Temporary staging of furniture and/or equipment in public areas is not permitted. Only furniture that can be put in place at the time of the move-in should be brought to the site. Supervision, Labor, Materials, and Equipment The moving contractor will furnish all supervision, labor, materials, supplies, and equipment necessary to perform all the service contemplated in an orderly, timely, and efficient manner. Such equipment includes, among other things, dollies, trucks, etc. as may be required. All materials and handling vehicles used in the interior of the building must have rubber-tired wheels and must be maintained free from grease, dirt or trackable material. These vehicles are not allowed on the escalators or passenger elevators. Masonite floor covering material, provided by the mover, must be laid down to protect finished floors or carpeting and corridor walls prior to moving any material and then removed at the completion of the move. Crating, Padding, and Packing Material The moving contractor will take every precaution by means of crating and padding to safeguard property from damage. All padding and packing materials are to be removed by the mover at the end of each day. They may not be left overnight. The moving contractor must also furnish, install, and remove protective materials wherever necessary to protect the building from damage. Floor and Wall Protection The moving contractor must at all times protect and preserve all materials, supplies, and equipment. All reasonable requests to enclose or specially protect such property will be complied with. This means that: All corners must be taped. Masonite floor protection must be used on all floor surfaces. Materials transported in elevators must not exceed weight restrictions. Large, high-density items such as safes require special handling to ensure building and elevator floor loading limits are not exceeded. The 280 Park Avenue Management Office must be notified at least one week in advance before a tenant move that includes this type of equipment. Clean-up After Move The moving contractor must remove all Masonite, padding, and other trash after the move and ensure that no empty boxes are left behind. All areas are to be broom cleaned at the end of each workday. Caution must be exercised so debris does not drop in the elevator shaft ways. The 280 Park Avenue Management Office will remove any leftover material and a charge will be made to the tenant for the post-move cleaning. Permits, Franchises, Licenses or Other Lawful Authority The moving contractor, at its own expense, will obtain and maintain any necessary permits, franchises, licenses, or other lawful authority required for effecting the movement, handling, and other services to be performed. Before the move is made, the moving contractor may be required to produce evidence of such authority to the 280 Park Avenue Management Office. Service Elevator Reservations At least one (1) week prior to any tenant move, it is necessary to reserve a service elevator by submitting the request via http://280parkave.info. If access is not available, call Tenant Services at (212) 682-7565. An hourly fee will be charged to the tenant for an elevator operator. If a scheduling conflict precludes exclusive use, an alternate time may be necessary. See Service Elevator Reservation Information in Section 8 for more information regarding the service elevators in each office building, including days and times available for exclusive use reservations. Any questions regarding elevator reservations can be answered by calling the Property Management Coordinator at (212) 682-7565. Loading Dock Limitations Trucks are not allowed to back into the East or the West Loading dock. Policies and Procedures: Smoking NON-SMOKING POLICY 280 Park Avenue is a “Smoke Free” building in accordance with Local, State and Federal regulations. As such, smoking is not permitted anywhere in the building including toilet rooms, lounges, stairwells, elevator landings, or lobbies. If you wish to smoke, you must leave the building. Thank you for not smoking at 280 Park Avenue. Policies and Procedures: Tenant Alterations Click here to download RULES GOVERNING TENANT ALTERATION OF DEMISED SPACE Click here to download the Regulations For Welding and/or Torch Work Tenant Solutions: Overview CBRE offers a full range of tenant services in an effort to assist you in managing the operational needs of your business. To coordinate an additional service, obtain a quotation or find out more information, please submit a request on http://280parkave.info; Select The Request Service Quick Link. We look forward to assisting you with your upcoming business needs. Tenant Solutions: Cleaning Services The cleaning contractor at 280 Park Avenue is BMS. Their building sales representatives are Larry Natoli and Faith Patel. The night cleaning staff is responsible to: Sweep all uncarpeted flooring. Sweep all carpeting and rugs 4 nights per week and vacuum once a week. Empty all trash receptacles and remove to designated areas within the building. Hand dust and wipe clean all furniture, file cabinets, fixtures, windowsills, and convector enclosed tops within arms reach. Move and dust under all desk equipment and replace equipment to original area Clean all glass and marble furniture tops and glass doors. Dust chair rails, trim, and baseboards. Clean all water coolers and fountains. Spot mop all resilient tile flooring. Wipe clean all interior metal work. Keep all slop sinks neat and clean. Utilize only a minimum amount of lighting necessary when cleaning. In addition, the public lavatories will be cleaned nightly in accordance with the Lease Agreement and in compliance with the contractor’s agreement with CBRE. The day cleaning staff will police all public lavatories and clean the public areas leading to and from Tenant space. The day staff will also clean and police all public space within the Building as well as the perimeter of the Building and contiguous areas outlined in the contractor’s agreement with CBRE. Other non-specified cleaning services requested will be the responsibility of the Tenant to arrange with the building’s cleaning contractor. Other emergency or non-scheduled cleaning services may be coordinated through the Property Management Office by calling (212) 682-7565. Tenant Solutions: Extra Rubbish Removal Rubbish that is not consistent with normal office occupancy should not be left abandoned in the freight elevator vestibule or in any public corridor. Arrangements must be made during normal business hours with the Property Management Office to remove this type of rubbish, for which there will be an additional charge. The type of material that will fall into the category of extraordinary is rubbish that does not readily fit into an average-sized waste container in a business office (2-3 gallons). The cleaning contractor will not remove any abandoned or extraordinary rubbish from tenant floors. Only if prior arrangements have been made with the Property Management Office will extra rubbish be removed. No tenant is to directly contact the cleaning contractor or its representatives in regard to this service. It is requested that all tenants cooperate in this matter to alleviate potential fire hazards as well as maintaining an image consistent with the goals of Boston Properties. Tenant Solutions: Repairs and Maintenance Carpentry Furniture and office system assembly and repair Wall surface repairs Installation of door kick plates Installation of white boards, cork boards, pictures and artwork Signs and directory manufacturing, installation and maintenance Caulking replacement http://www.ng1.angusanywhere.com/tenant/280PA/Main/default.aspx Electrical Emergency light/exit sign repair Light bulb change and relamping Circuit tracing and identification Weekly test operation of tenant emergency generators Annual tenant generator service Electrical transformer maintenance Installation, repair and relocation of light fixtures, switches, receptacles, and circuit breakers Disconnect switches and check meters http://www.ng1.angusanywhere.com/tenant/280PA/Main/default.aspx General Building Holiday Services – cleaning and/or HVAC Extended HVAC services Other miscellaneous installations (i.e. keyboard trays, etc.) Heating, Ventilation and Air Conditioning Preventive maintenance programs for retail equipment Preventive maintenance for supplemental/ computer room units Supply and exhaust fan maintenance and repair Maintenance of air filters Air and water balancing Installation and relocation of thermostats http://www.ng1.angusanywhere.com/tenant/280PA/Main/default.aspx Plumbing Drain cleaning Drain and grease trap maintenance Faucet repair or replacement, i.e., hands free/automatic bathroom systems Supply lines for coffee or ice makers Water filter replacement for water purification systems (drinking water, coffee, and ice makers) Fixture and appliance replacement Installation, repair and maintenance of hot water heaters, dish washers, and garbage disposals Drinking and decorative fountain repair Backflow prevention, testing and repair Installation and replacement of check meters http://www.ng1.angusanywhere.com/tenant/280PA/Main/default.aspx Tenant Solutions: Security and Life Safety Building Access Replacement or additional access cards Locksmith Services Lock outs Key duplication Re-keying Complete lock and key service Additional Services We can provide a list of preferred vendors and contractors for the following services within tenant suites: Fire suppression system installation and inspection for special-use areas CCTV surveillance, recording and monitoring systems Security officer details Electronic access control http://www.ng1.angusanywhere.com/tenant/280PA/Main/default.aspx Tenant Solutions: Space Improvements Air Conditioning Supplemental air conditioning unit design and installation Carpentry Furniture and office system assembly and repair Wall surface repairs Installation of door kick plates Installation of white boards, cork boards, pictures and artwork Signs and directory manufacturing, installation and maintenance Caulking replacement http://www.ng1.angusanywhere.com/tenant/280PA/Main/default.aspx Construction Services Office build outs Complete floor renovations and remodeling Construction management services Project management for redesign and rebuild of office suites Tenant Solutions: Green Services Recycling Services Collection and transfer of recycling materials; wood, metal, paper, cardboard, etc. Recycling bins Computer and office equipment Furniture disposal Bottle and can recycling Fluorescent lamps Energy Conservation Retrofits Lighting Occupancy sensors Water saving devices; faucets, toilets, etc. Cleaning Dry method carpet cleaning Upholstery cleaning
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