Docstoc

Broadway Real Estate Services _ LLC

Document Sample
Broadway Real Estate Services _ LLC Powered By Docstoc
					Broadway Real Estate Services, LLC
           450 West 33rd
       Electronic Tenant Handbook
            Created on September 1, 2012
Building Amenities: Concierge

The Reception Desk in the main Lobby is staffed 24-Hours, Seven Days a week by Concierge and Security
Personnel that are always available to assist.
                     Building Amenities: Retail Services


450 Newsstand
Seattle Coffee Roasters
Starbucks Coffee
Shoe Shine & Repair
Studio Salon Spa
Building Operations: Accounting

All checks for rent and other charges should be made payable and forwarded to:
450 Partners LLC
C/o Wachovia Bank, National Association
P.O. Box 60994
Charlotte, NC 28260
Payment can be wired to:
ABA Number 053000219
Account Number: 5000000050013
Account Name: 450 W. 33rd Street
F/B/O Wachovia bank, National Association
                            Building Operations: Property Management



The staff of 450 West 33rd Street is dedicated to making your work environment as safe and pleasant as
possible. The Property Management Office is located in the main Lobby of the building. The office is
available to service all your tenant needs and offers a wide range of services. Questions and comments
regarding any of the services at 450 West 33rd Street should be directed to the Property Management
Office. The Property Management Office is open Monday through Friday from 8:00 a.m. until 5:00 p.m.
The contact information for the Property Management Office is:
Phone: (212) 947-7887
Fax: (212) 947-8659

The correct mailing address for the Property Management Office is:
Broadway Real Estate Services, LLC,
As Agent for 450 Partners LLC
Property Management Office
450 West 33rd Street
New York, NY 10001

The following personnel are available to address your needs:
Name                  Title                 Job Description
Javier F. Corripio    Portfolio Manager     Responsible for tenant
                                            relations and overall
                                            management of the property.
Michele Weilminster Property                Responsible for assisting
                    Administrator           with day-to-day operations
                                            and management of the
                                            property.
Peter Mifsud          Chief Engineer        Responsible for day-to-day
                                            mechanical operations of the
                                            property.
                             Building Operations: Holidays



The following holidays are observed at 450 West 33rd Street from year to year:
New Year’s Day
Martin Luther King’s Birthday
President’s Day
Memorial Day
Independence Day
Labor Day
Columbus Day
Thanksgiving Day
Day After Thanksgiving
Christmas Day
There are no building services on these days except if requested by a tenant at an additional charge.
                            Building Operations: Leasing



For leasing information for 450 West 33rd Street, please contact the Broadway Partners leasing team.
Listed below is the contact information for the authorized representatives.
Name          Phone Number          E-Mail
Gregory Green (212) 810-4034        ggreen@broadwaypartners.com
Building Security: Overview

Security at 450 West 33rd Street is of utmost importance. In order to provide a safe working environment,
security will be maintained twenty-four hours a day, seven days a week, throughout the year. The security
coverage will include all building holidays as well.
The Concierge will constantly monitor all people entering 450 West 33rd Street from 7:30 a.m. – 12:00 a.m.,
Monday through Friday, and will be assisted by a uniformed Security Officer who will render assistance to
Tenants and their guests in a courteous and prompt manner. If there are any complaints regarding the
activities of the Concierge or Security Officers, please inform the Property Management Office immediately.
A uniformed Security Officer will take over from the Building concierge at 12:00 a.m. each business day and
will remain on duty in the Lobby. These Security Officers will be visited on a random basis by roving
Security Supervisors, and at certain changes of shift, they will patrol the building common areas. The 31st
Street freight and bay doors will be locked at 6:00 p.m.

    1. Anyone entering or leaving the property must sign in and provide picture I.D. If the visitor has no
       picture I.D., the building personnel will have to contact the tenant company and the specific person
       with which the visitor has an appointment with. That person will have to confirm that they are to be
       allowed up in the building.
    2. Visitors – Non-Business Hours
If the visitor is expected, the tenant being visited should notify the Lobby Desk that the visitor will be
arriving. The visitor will then proceed to the Lobby Desk upon arrival, where he shall sign in.
If an unexpected visitor arrives after business hours, the Lobby Desk will require clearance from the tenant
to provide access. The visitor will then be required to sign in and produce a proper form of identification.
                             Building Security: Building Access



Hours of Operation
The Property Management Office is open from 8:00 a.m. to 5:00 p.m. Monday through Friday. Outside of
normal business hours, phone calls to the Property Management Office are routed to the Lobby Desk.
The Building is open to tenants and their invited guests upon presentation of building-approved
identification, as provided under the Building Access section herein.
Building Access
Tenants upon entering must use their building issued photo I.D. access card. All visitors must register at the
Lobby Desk and show proper photo I.D. such as a driver's license or passport.
Click here to download an Access Card Change Card
                             Building Security: Deliveries



All Deliveries are to be announced
   1. UPS and FedEx
      Uniformed personnel of UPS and FedEx are bonded and will be allowed access to the Building
      for purposes of picking up and delivering packages with hand trucks during freight operating
      hours.


   2. Big Packages
      For deliveries and pick-ups of large packages, the transfer can be made without the
      involvement of the Property Management Office. The freight elevator car at the 31st Street
      entrance will be utilized for these transfers and the following rules will apply:
          a. All large deliveries, excluding hand-carried messages and food deliveries to Tenants will
             be made via the building freight entrance located on 31st Street. The hours of operation
             are Monday through Friday, from 7:00 a.m. to 5:00 p.m

The delivery of any substantial items such as office furniture or machines must take place outside of normal
business hours (i.e. after 6:00 p.m. and during weekends). As this necessitates the employment of Building
Staff on an overtime basis, the minimum for the weekend is four (4) hours. Any Tenant wishing to make
arrangements for a delivery of this nature should notify the Property Management Office in writing giving at
least 24-hour notice. The mover or delivery company that is engaged must provide the appropriate
Certificate of Insurance.
The delivery or movement of materials will be supervised by building personnel and you will be billed in
accordance with standard Tenant charges.
          b. The use of hand trucks, dollies, rollers, etc. is prohibited on the passenger elevators and will not
             be permitted through the main Lobby. All freight will be directed to the freight entrance via 31st
             Street. All freight deliveries are to be on hand trucks, dollies, rollers, etc.

   3. Procedure for Deliveries:
         a. Deliverer arrives at the 31st Street entrance.
         b. Access to the Building freight entrance is monitored by the intercom and CCTV system at the
            Lobby Desk.
         c. The deliverer is then asked its destination in the Building, the Tenant’s name, floor, and type of
            delivery.
         d. All freight service must be called up to the tenant prior to bringing any deliveries except FedEx,
            UPS, etc. All messenger and food deliveries have to be called in to the tenant to confirm
            before allowing them up in the building.
Deliveries
Firms involved in moving furniture and equipment must file a Certificate of Insurance with the Property
Management Office before freight elevator service can be schedule. Please see the Insurance
Requirements section of this Guide for the details of required coverage and list of additional insured.

Messengers
Messengers must present I.D., and sign in at the Lobby Desk.
FedEx, DHL, UPS, as well as other uniformed delivery services are given access within the building.
Employees are required to be present in the Lobby for their food and flower deliveries, as the Lobby Desk
does not accept deliveries.
                              Building Security: General Office Security



Security Checklist
The following is a list of general office security suggestions, which are offered to you as an aid in
establishing your internal security procedures:
      Restrict office keys to those who actually need them.
      Keep complete, up-to-date records of the distribution of all office keys.
      Establish uniform procedures for collecting keys prior to the termination of employees.
      Establish a rule that keys must never be left unguarded on desks or cabinets.
      Require that filing cabinet keys be removed from locks and placed in a secure location after opening
      cabinets.
      Prevent unauthorized personnel from reporting a lost key and receiving a replacement.
      Ensure that a responsible person is in charge of issuing all keys.
      Store keys systematically in a secured wall cabinet of either your own design or one that conforms to
      a commercial key control system.

Security Checklist (Continued)
      Insist on identification from repairmen who come to work in your office.
      Clear all desks of important papers.
      When working alone in the office at night, lock the front door to prevent anyone else from entering.
      Keep the police, fire department, and building security telephone numbers posted.
      Double check to see that all doors are securely locked before you leave.
Suspicious Persons
If you see suspicious or offensive persons in the building, please call the Property Management Office
immediately. If possible, make note of appearance, clothing, etc. in order to assist building security in
locating them.
Please be aware of strangers in your Tenant areas and halls. Quite often a question such as “May I help
you locate someone?” will be enough to deter a potential thief. Suspicious encounters of this type should be
reported to the Office of the Building immediately.
                            Building Security: Lost and Found



Please contact the Property Management Office at (212) 947-7887 to claim items that have been lost or
found in the buildings.
                             Building Security: Property Removal



Lobby personnel are instructed not to allow anyone to remove office equipment, furniture, etc. without
authorization from a designated official of your company.
                            Building Security: Solicitation



Solicitation is not permitted. If someone is soliciting in your suite, then please notify the Property
Management Office at (212) 947-7887 and we will send appropriate personnel to escort them off of the
premises.
Building Services: Building Signage and Directory

Directory Listings
The directory listings located in the Lobby allows visitors to locate your company. All requests for company
directory listings should be submitted on your letterhead to the Property Management Office.
                            Building Services: Cleaning



Janitorial Services
Any janitorial services you require can be arranged through the Property Management Office at (212)
947-7887 or by calling First Quality Maintenance at (212) 947-7800.
                            Building Services: Elevators



Freight Elevator Service
The freight elevator is available during normal business hours, 7:00 a.m. to 5:00 p.m. on normal business
days. To schedule after hours or extended use of the freight elevator, please send the Property
Management Office a letter in advance to reserve the freight car. During normal business hours, only one or
two trips are permitted for deliveries by any one tenant. Requests should be made prior to 4 p.m. and must
be in writing.
After-hours deliveries and extensive freight movements must be scheduled in advance and are billable to
the tenant in accordance with their lease and the tenant rate sheet.
Click here to download a Dedicated Freight Request
                             Building Services: Fee Schedule



Tenant Charges for 2009
Staff Service           Straight Time       Overtime
Porter                  $58.00/Hr.          $85.00/Hr.
Security                $40.00/Hr.          $60.00/Hr.
Engineer                $70.00/Hr.          $95.00/Hr.
Fire Safety Director    $70.00/Hr.          $95.00/Hr.
Freight Service                             $150.00/Hr.
Hourly rates are subject to a minimum half-hour charge, weekdays from 7:00 a.m. to 5:00 p.m., and a
four-hour minimum on weekends. 24-hour notice is required on all requests for service and must be
submitted in writing on a request form.

Cleaning Services and
Supplies
Contact:   First Quality Maintenance
Acct. Rep: Ms. Dana DeVito
Phone:     (212) 947-7800

Security Identification
Building Access Card Replacement $15.00 per card

Building Directory, Lettering, Signage
Directory Strip  $15.00 per line
Directory plates/strips cannot be modified. Any changes will require that a new plate be manufactured. All
signs, lettering and other forms of identification will be required to follow Building Standards. All proposed
signage and or lettering must be submitted for Owner's approval.

System Shutdowns – 24-Hour Notice Required
Fire Alarm Shutdown           $250.00
Sprinkler Draindown           $400.00
Standpipe Shutdown            $750.00
Rubbish & Debris Removal
30-Yard Container             $1,000.00
Small Roll-Off Container      $75.00
Loose Debris & Trash          $85.00/Yard
CPUs                          $20.00 each
Monitors                      $25.00 each
All prices are subject to applicable sales tax where appropriate.
Services provided by the Property Management Office utilizing third-party vendors are subject to an
administrative fee of 20%
These charges are subject to revision
                           Building Services: Forms



For your convenience, we have included downloadable and printable PDF document forms that will expedite
various Property 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.
Access Card Change Card
After Hours Work Approval Form
Bomb Threat Call Checklist
Bomb Threat Memo
Burning, Cutting & Welding Inspection Request
Certificate of Insurance Requirements
Dedicated Freight Request
Insurance Requirements
Shutdown Request
Smoke Detector Shutdown Request
Sprinkler Drain Down Request Form
                            Building Services: Glass Breakage



If a panel of glass breaks or is cracked, please advise the Property Management Office immediately.
Building staff will clean the area until the glazier arrives to replace the glass.
                             Building Services: HVAC



HEATING, VENTILATION AND AIR-CONDITIONING
   1. HEATING (PERIMETER RADIATORS)
      Each tenant floor is fitted with a two-pipe steam radiator system mounted to the perimeter wall
      of the Building from floor to window.
      Steam is automatically supplied to the system in accordance with outside air temperature. To
      maintain comfortable conditions, heating is typically provided during the months of November
      to April. As an energy conservation measure, during off-business hours the temperature is
      lowered.

   2. AIR-CONDITIONING
      Separately controlled, self-contained package air-conditioning units, mounted throughout the
      Building provide cooling.
      Building CW tower operated April through October during normal business hours.


HEATING, VENTILATION AND AIR-CONDITIONING (Continued)
   3. VENTILATION
      Ventilation is provided by the tenant-controlled packaged air conditioning systems located
      throughout the Building. These variable or constant-volume units provide fresh air only in
      some locations between October 16th and May 14th, when air-conditioning is not typically
      supplied

   4. AIR-CONDITIONING OPERATION
      Tenant controlled


HEATING, VENTILATION AND AIR-CONDITIONING (Continued)
Heating, Ventilation and Air Conditioning
Heating, ventilation and air conditioning are provided during normal business hours on business days. If you
experience any problems, please call the Property Management Office.
If you require after hours HVAC, please submit a written request to the Property Management Office in
advance to arrange the additional HVAC, for which you will be charged in accordance with your lease or the
tenant rate sheet. All requests must be made no later than 3:00 p.m. and must be submitted in writing.
                              Building Services: Lighting Maintenance



Maintenance can be performed on a time and material basis.
Pricing for the replacement lighting by the Building Personnel is as follows:
Standard Fluorescent Lamp      $42.00 per lamp
Standard Fluorescent Bulb      $37.00 per bulb
Note: Specialty lamps, ballasts and other repairs are subject to a labor cost of $67.00/Hr. and cost of
materials.
Lighting fixtures in public portions of the building are maintained and cleaned periodically by building
maintenance personnel. In order to assure that quality and color of light remain consistent, only building
staff members should change lighting elements. If bulbs or elements in these areas need replacement or
other attention, please contact the Property Management Office.
If a light fixture in your office or corridor needs replacement, please contact your facilities management
department.
                           Building Services: Mail Service



United States Postal Service:
James A. Farley Post Office
421 Eighth Avenue
New York, NY 10001-9998
(212) 330-2908 or (800) 275-8777
FedEx:
FedEx Office Ship Center
1 Penn Plaza, Lobby
New York, NY 10019
(212) 760-0269 or (800) 463-3339
UPS:
The UPS Store
328 Eighth Avenue
New York, NY 10001
(212) 337-3104 or (800) 742-5877
                              Building Services: Maintenance Requests



For your convenience this Handbook includes an Electronic Tenant® Service Request System. Use this
system to submit routine maintenance requests directly to the engineering department; to track the status of
previously submitted requests; to download important documents; and to communicate with the Property
Management Office.
      Simply click on the link below,
      Enter your username and password
      Choose the action you would like to complete
                     Click here to log into the Electronic Tenant Service Request System

Once you have logged into the system, you will be presented with four options:
      Complete a Maintenance Request Form
      Update User Information
      View Electronic Maintenance Request Log
      Download Miscellaneous Administrative Forms
For detailed instructions for using the Electronic Tenant® Service Request System please see the following
pages or contact the Building Office.
                     Click here to log into the Electronic Tenant Service Request System

Completing a Service Request Form
After logging in, click on the "Electronic Maintenance Request Form" Link. Users will be taken to a service
request form.
Step One- Confirm or complete all contact information.
Step Two- Choose the nature or type of request being submitted.
Step Three- If applicable, provide details of the contractor to be used.
Step Four - Review all information thoroughly. Click submit.
You will receive conformation via e-mail that your request was submitted to the management office.
                     Click here to log into the Electronic Tenant Service Request System

Updating User Information
Personalized user information is used to auto-fill the Electronic Maintenance Request Form for quick and
easy submission. In addition, accurate contact information will assist the management staff in expediting all
maintenance requests. Each user should check regularly to ensure that accurate information is on file.
                     Click here to log into the Electronic Tenant Service Request System

Electronic Maintenance Request Log
This feature allows users to track and monitor all service requests submitted through the Electronic Tenant®
Service Request System. Service requests are sorted by month and will have the current month displayed
upon entry.
Miscellaneous Forms
Here users can download and print various administrative forms, reports and documents. In order to access
the forms and documents contained in this section, users must have Adobe Acrobat Reader 5.0 or higher
installed on their computers. This software is free and can be obtained by clicking here.
Questions regarding the Electronic Tenant Services Request System should be directed to the Management
Office.
Click here to log into the Electronic Tenant Service Request System
                             Building Services: Recycling



Recycling is a key solution to many of the environmental problems that our country is now facing. It lessens
the burden on our landfills, saves natural resources and also saves energy. The recycling of white waste
paper as well as newspapers, magazines, catalogs, phone books and corrugated cardboard for office space
and glass, metal, plastic containers and corrugated cardboard for food and beverage establishments is
recommended. Toner cartridges, if not returned to your vendor, should be separated from the regular trash.
You may call your vendor to have them picked up.
                             Building Services: Supplemental Equipment



At 450 West 33rd Street, equipment maintenance plays a very important and crucial part of our operation.
No supplementary equipment of any kind which interfaces with our main Building systems such as any
supplemental air-conditioning equipment, any additions to our Class “E” System, UPS installations or the
installation of an emergency generator for a Tenants’ sole use may be installed without the express, written
permission of the Landlord. Tenants are also required to arrange maintenance agreements for any such
equipment. These maintenance agreements also must be cleared in advance with Property Management.
Should you require assistance in the placement of any of these maintenance programs, Property
Management would be more than happy to assist you in this area.
Once a maintenance contract has been placed, it is imperative that you provide us with a copy. Thereafter,
whenever the contract is renewed, we need to be provided with a copy of the renewal document as well.
Emergency Procedures: Introduction

450 West 33rd Street was designed to minimize the chance of life-threatening emergency and reduce
damage in the event that one does occur. The property is inspected periodically and monitored 24 hours a
day, seven days a week. Safety systems meet or exceed all relevant fire and building codes. This building
was developed and erected under the demands and disciplines and regulations of one of the most exacting
building codes in the United States.
The following lists life safety systems in the building:
      A fire alarm station is located on every floor in the building, along with fire extinguishers, fire hoses
      and a telephone link-up with the building's fire control command station in the lobby.
      Each floor is fully sprinklered.
      Each floor is a separately contained unit protected with concrete underlayment, with a capacity to
      contain any fire outbreak to the floor of origin for at least four hours.
      The fire stairways to each floor are supported by walls, floors and ceilings that offer a resistance to
      fire for at least two hours. All stairway doors are fireproof, easily opened for re-entry on particularly
      floors, and self-closing. Re-entry is customarily on every fourth floor, and is clearly marked.

The following lists life safety systems in the building (continued)
      An automatic alarm is set off whenever water flows through the overhead sprinklers. Manual pull
      stations located in each hallway near the stairs, and smoke detectors in strategic locations, also set
      off alarms, notifying the Fire Command Station in the lobby at the first sign of a fire.
      At the first alert, air-handling equipment is shut down automatically to prevent the spread of smoke. At
      the same time, if a water-flow alarm has been received elevators are returned to the lobby to await
      firefighters.
      The Fire Command Station has direct communication with many of the mechanical equipment rooms,
      as well as with each floor and fire stairwells. This network of speakers can be used to give verbal
      instructions or information, should the need arise. Key Property Management personnel carry cellular
      phones, and/or two-way radios when away from their posts and the building operations staff stands
      ready to assist in any emergency.

Because of the fire-resistant of this building, the need for the total evacuation of the building is very rare.
Evacuation is usually necessary only from the floor with the fire as well as the floor directly above, and the
alarms usually sound on these floors. All other floors will hear an inquiry tone. The Fire Safety Directors, Fire
Department personnel, or the Police Department personnel may evacuate additional floors.
                             Emergency Procedures: Bomb Threat



IF YOU RECEIVE A BOMB THREAT BY PHONE:
   1. Attract the attention of a coworker discreetly and quietly while listening to the caller. Have the
      coworker call 911 and request that the call be traced.
   2. Get as much information as possible from the caller about the location and type of bomb, its
      detonation time and the reason for its placement. Ask about the bomb's appearance and who is
      placing it. Ask the caller to repeat parts of the message and make notes of any clues that might help
      the police: Is the caller male or female? Adult? Juvenile? Is the voice educated or coarse? Is it
      accented or otherwise distinguishable? Does the person seem angry, rational, and deliberate? Make
      note of background noise.
   3. Call 911 or the Police Department to report incident
   4. Call Property Management. They will notify the building staff.

The decision whether to inform other building occupants of the threat or to order an evacuation will be based
on recommendations of local authorities and the judgment of senior company officials and Property
Management. Be prepared to assist authorities in search for the device, BUT DO NOT TOUCH OR
DISTURB ANY SUSPICIOUS OBJECT. Should an evacuation be ordered, please be sure that an individual
from your office with authority remains nearby the building to assist emergency personnel if required.
Two forms are included in the forms section, which should be given to all personnel charged with the
responsibility of answering incoming calls. The Bomb Threat Report form can be followed in the event a
bomb threat is received while the phone call is taking place; the information requested will assist the
individual taking the call in organizing his/her thoughts and obtaining as much information as possible about
the threat. The Telephone Bomb Threat Call Checklist is to be completed after the call is over, and should
be used to report important information to the Police an the Management Office.

LETTER BOMBS:
Letter bombs are designed to travel safely but to explode when opened, triggered by either mechanical
(spring loaded) or electrical means. One common type of postal bomb consists of 2 to 5 ounces of plastic
explosive with a pencil-shaped metal fuse pressed in its center. Envelopes usually measure approximately
5-3/4" by 4" by 3/16" thick and weigh between 2 and 3 ounces.
Some signs to look for:
   1. Size: is the letter unusually thick?
   2. Weight: Is it heavy? An effective letter bomb will weigh over two ounces. Few first class letters weigh
      as much.
   3. Balance: Is it heavier on one end?
   4. Appearance: Are there grease marks on the envelope or wrapping caused by sweating of an
      explosive? Is the envelope sealed more tightly than usual or taped shut? Does it bear an unusual
      style of writing?
   5. Odor: Is there a smell of almonds or marzipan?

If you consider a parcel or letter suspicious, DO NOT OPEN IT. Immediately call 911 or the Police
Department and notify Property Management (212) 947-7887.
Click here to download a Bomb Threat Call Checklist
Click here to download a Bomb Threat Memo
                               Emergency Procedures: Civil Disturbance



Should a riot or civil disturbance start outside the Building, the security guards will immediately lock all
entrances to the building. The police will be notified. We will keep you informed.
If a disturbance should occur in the main lobby, all elevators will be turned off at the first floor and the police
will be summoned.
                             Emergency Procedures: Elevator Malfunction



Passenger and freight elevators are inspected and professionally maintained by a qualified elevator
maintenance contractor. Should the elevator stop while you are in it, use the emergency button to summon
help, and then communicate via the intercom system in the elevator.
Elevator equipment and performance are constantly monitored. Should you at any time experience any
irregularity or difficulty with the elevator service, please note the elevator car number and report it
immediately to Lobby personnel or the Property Management Office.
                            Emergency Procedures: Emergency Contacts


All Emergencies                             911
Property Management Office                  (212) 947-7887
Building Security/After Hours Emergencies   (212) 947-7887
10th Precinct                               (212) 741-8211
In a medical emergency, call the appropriate number above, and then alert the Lobby Desk (212) 947-7887.
We will hold an elevator, and expedite the response team to your floor.
Important notes
If you call 911 as a result of a medical emergency, please be sure also to notify Property Management with
your name, callback number, and location so that security may swiftly guide the paramedics to your exact
location.
If the audible alarm within the building sounds, please do not call the Property Management Office, unless
you have something specific to report. Property Management is aware of the noise, as well as the source of
the alarm, whether it’s false or a legitimate emergency. Please keep the telephone lines clear so that
Property Management may to attend to the situation as quickly and efficiently as possible.
                              Emergency Procedures: Fire & Life Safety



INTRODUCTION
450 West 33rd Street is in full compliance with all Local Law 5 provisions, and is equipped with the required
fire alarm/emergency communication system. This system will indicate any alarm location at a screen
located in the lobby and it will also provide flexibility to accommodate future alarm points as you may
require.
The system comprises voice communication equipment, smoke detectors and full elevator recall capability.
Control of these functions is via the Fire Command Station situated in the Building Lobby and allows the
Fire Safety Director to communicate with all parts of the building.

FIRE SAFETY PLAN
Property Management has developed a Fire Safety Plan designed to establish a systematically safe and
orderly method of evacuating an area or areas in the Building. This will be carried out in the least possible
time and you will be directed to a safe area or the nearest safe means of egress. It will also provide
instructions for the use of all available fire appliances, including fire alarms, which are provided for
controlling and extinguishing fire and safeguarding human life. The Fire Safety Plan will provide you with
information and instructions which will ensure the prompt reporting of a fire, the quick response to fire
alarms, and the immediate initiation of safety procedures, thus safeguarding life and containing the fire until
the arrival of the Fire Department.
FIRE SAFETY DIRECTOR
Engineering and Security Staffs include personnel that are trained Fire Safety Directors. They are familiar
with and involved in developing the Fire Safety Plan, ensuring that all Tenants at 450 West 33rd Street are
fully trained and aware of all fire safety procedures.

FIRE SAFETY WARDEN
Each Tenant should, upon receiving instructions from one of the Fire Safety Directors, make responsible
and dependable employees available for designation as Fire wardens. This will ensure that each floor in the
Building will be under the direction of a designated Fire Safety Warden who will be familiar with the Fire
Safety Plan and will receive a complete set of directions and guidelines to direct a floor evacuation in the
event of a fire.
BUILDING EVACUATION SUPERVISOR
24-Hour coverage during weekends and Building holidays will be provided via the Building Evacuation
Supervisor who will be the security officer manning the Building Lobby. In the event of a fire, this person will
man the Fire Command Station in the Lobby and direct the evacuation of the Building as outlined in the Fire
Safety Plan.

OCCUPANT’S INSTRUCTIONS
Fire Drills will be conducted once every six months and all occupants of 450 West 33rd Street must
participate in these drills. However, you will not be required to leave the floor or floors that you occupy or
use the exits during the drill.
You will be issued specific instructions for the Fire Drill by the Fire Safety Director, Deputy Fire Safety
Director, Fire Wardens, Deputy Fire Wardens, and Searchers of various duties as outlined in the Fire Safety
Plan. Building personnel will also conduct periodic fire drills as noted above.
Our Building personnel will organize and train the Fire Safety Director, Deputy Fire Safety Director, Fire
Wardens, Deputy Fire Wardens, and Searchers of various duties as outlined in the Fire Safety Plan.

FIRE SAFETY INSTRUCTION TO ALL TENANT/OCCUPANTS
In the event of a fire at any location within the Building you will be immediately alerted by the characteristic
sound of an alarm from the speakers located at strategic locations in the common areas and Tenant spaces
within the Building. These alarms will be followed by a voice announcement, which will communicate the
specific situation and instructions to building occupants.
The appointed Fire Warden for each floor will be instructed in the proper procedures to follow to assist all
occupants to evacuate your space and floor. The procedure will be rehearsed during the fire drills, which
will be conducted every six months to familiarize occupants with the means of notification and evacuation.

IN THE CASE OF FIRE, OCCUPANTS FOR THEIR OWN SAFETY MUST COMPLY WITH THE
FOLLOWING:
    1. FOLLOW THE INSTRUCTIONS OF THE DESIGNATED FIRE WARDEN.
    2. USE FIRE EGRESS STAIRS TO EXIT THE BUILDING AS DESIGNATED BY FIRE WARDEN.
    3. DO NOT USE ELEVATORS UNLESS INSTRUCTED TO DO SO BY THE FIRE DEPARTMENT,
       BUILDING PERSONNEL OR THE FIRE SAFETY DIRECTOR.
    4. DO NOT FIGHT ANY FIRES. IF YOU OBSERVE A FIRE
          a. USE THE NEAREST PULL STATION ALARM, WHICH WILL BE CLEARLY IDENTIFIED.
          b. CALL THE FIRE DEPARTMENT AT 911
          c. CALL THE FIRE SAFETY DIRECTOR.

All fire egress stairs will be clearly identified. All occupants should become familiar with their locations.
Please ensure that all doors and exit doors are kept clear of cartons, debris, furniture, etc., at all times.
Remember that no smoking is permitted in the Building in accordance with NYC law.
Generally, only the fire floor and the floor directly above are to be evacuated in the event of a fire. All other
floors are to remain in readiness unless otherwise notified by the fire department or your Fire Safety
Director.
If you employ or intend to employ any person who is handicapped or physically unable to use stairs, you
must arrange for able-bodies personnel to assist them in a building evacuation. Those assisting personnel
must be registered with the Fire Safety Director.

FIRE PROCEDURES
IF YOU DISOVER A FIRE:
    1. Pull the Fire Alarm Box. Located by each fire stairwell.
    2. Call the Fire Department. Dial 911. Tell the address and floor location of the fire, its severity and type.
       This information will be relayed to firefighters en route.
    3. Inform the Fire Safety Director. Using the red telephone in the main corridor inform the Fire Safety
       Director of the location and the extent of the fire. Be very specific as to where the fire outbreak is, and
       as to what appears to be developing.
    4. Call the Property Management Office. Our Fire Brigade will take initial action and help firefighters
       when they arrive.

IF YOU HEAR THE FIRE ALARM:
    1. Remain Calm.
    2. Walk to the nearest exit.
    3. Close the doors but do not lock them. Take only essential belongings with you.
    4. Follow instructions of your Fire Warden. You may be asked to inspect the area or help others.
    5. Do not use the elevators. Elevators will automatically return to the lobby to await firefighters.
    6. Feel doors before opening them. Do not open any that are hot.
    7. Open door slowly and carefully with your foot pressed against the bottom of the door for possibly fast
       closing on your part. A fire on the other side could build up varying amounts of pressure, forcing the
       door open.
    8. If you are disabled, await help for your assigned Aide or wait near the stairwell doors.

SMOKE:
An odor of smoke is an early warning sign of an incipient fire. The sight or smell of smoke warrants the
activation of a fire alarm. Delays can be deadly.
Should you confront smoke conditions while moving towards an exit and the stairwell, get below it. Crawl if
necessary. It is more practical to stay low, where the air is cooler and less smoky. Smoke rises and is thicker
necessary. It is more practical to stay low, where the air is cooler and less smoky. Smoke rises and is thicker
at higher levels.
Smoke can be the most dangerous factor of a fire, causing serious damage to health and well-being. Smoke
general contains carbon monoxide and other toxic gases, which can prove fatal. Exposure to carbon
monoxide and other toxic gases can seriously impair judgment and the ability to respond appropriately to a
situation.

IF UNABLE TO REACH A STAIRWAY:
If you are unable to reach a stairway due to fire, heat and smoke, move as far away from the source of the
fire as you can. Seek an office with a full partition to the ceiling and be sure that smoke is not entering the
room through the ceiling, under the doors, or through an outside window.
Notify the Fire Safety Director immediately of your location using the fire warden phone. If unable to use the
fire warden phone, use a regular phone and call 911. Advise them clearly of your location.
Keep the door of the office closed and seal off the cracks and around the bottom of the door and the
registers with clothing or rags or other materials.
BE sure to keep your activity to a minimum to reduce any strain on your breathing. Keep low and near to the
floor.

NEVER USE AN ELEVATOR AS A WAY OUT IN AN EMERGENCY! Elevators may become trapped
between the floors or even take you to the fire floor. Also, elevators need to be used by experienced fire
fighting personnel as they respond to the emergency.
Floor diagrams are located at each elevator bank, indicating the location of the nearest stairways.

AFTER HOUR EMERGENCIES:
Should you be in the building on late evenings, weekends and holidays, you will be alerted to an emergency
by the fire alarm signal.
Go to the nearest stairwell immediately and remain there until additional instructions are given over the
speaker systems.
If you have to evacuate, please follow closely the safety procedures stated in this Fire and Life Safety
Manual.
                               Emergency Procedures: Flooding



In the event of a flood that may cause damage to tenant property or affect the normal operation of the
building, designated tenant representatives will be contacted by Property Management personnel,
regardless of the time of day.
The first priority is to ensure that no personal injury occurs as the result of a flood. The second priority is to
discover the cause and prevent or minimize additional flooding.
Once the flooding has been contained, clean-up operations will be commenced. Tenants will need to
contact their insurance carrier for any damage to their property.
                             Emergency Procedures: Homeland Security



Broadway Real Estate Services recommends that each tenant have an emergency action plan in place to
help their employees prepare for, and react quickly to, a regional emergency, including terrorist attacks.
Click on the links below to access a variety of resources that aid in preparing for a regional emergency.
Department of Homeland Security
http://www.dhs.gov/dhspublic
Federal Emergency Management Association
http://fema.gov/
American Red Cross
http://www.redcross.org/
Center for Diseases Control and Prevention Emergency Preparedness and Response
http://www.bt.cdc.gov/
Local media outlets will provide important information during an emergency situation.
                           Emergency Procedures: Medical Emergency



IN THE EVENT OF A MEDICAL EMERGENCY:
  1. Call the Paramedics. Dial 911. Give them your address, floor and your suite number.
  2. Do not move the person. If necessary administer first aid.
  3. Call Property Management. Dial (212) 947-7887. We will dispatch building personnel who have been
     trained in CPR and the use of an AED (Automated External Defibrillator) device. The building will also
     hold an elevator ready and expedite the response of the EMS team to your floor.
  4. If a private physician has been called, let us know and we will escort the doctor to your office.
  5. Post one person at the elevator to lead the medical team to the person in distress.
                             Emergency Procedures: Pandemic Preparedness



What you Need to Know
An influenza (flu) pandemic is a worldwide outbreak of flu disease that occurs when a new type of influenza
virus appears that people have not been exposed to before (or have not been exposed to in a long time).
The pandemic virus can cause serious illness because people do not have immunity to the new virus.
Pandemics are different from seasonal outbreaks of influenza that we see every year. Seasonal influenza is
caused by influenza virus types to which people have already been exposed. Its impact on society is less
severe than a pandemic, and influenza vaccines (flu shots and nasal-spray vaccine) are available to help
prevent widespread illness from seasonal flu.
Influenza pandemics are different from many of the other major public health and health care threats facing
our country and the world. A pandemic will last much longer than most flu outbreaks and may include
"waves" of influenza activity that last 6-8 weeks separated by months. The number of health care workers
and first responders able to work may be reduced. Public health officials will not know how severe a
pandemic will be until it begins.

Importance and Benefits of Being Prepared
The effects of a pandemic can be lessened if you prepare ahead of time. Preparing for a disaster will help
bring peace of mind and confidence to deal with a pandemic.
When a pandemic starts, everyone around the world could be at risk. The United States has been working
closely with other countries and the World Health Organization (WHO) to strengthen systems to detect
outbreaks of influenza that might cause a pandemic.
A pandemic would touch every aspect of society, so every part of society must begin to prepare. All have
roles in the event of a pandemic. Federal, state, tribal, and local governments are developing, improving,
and testing their plans for an influenza pandemic. Businesses, schools, universities, and other faith-based
and community organizations are also preparing plans.

Importance and Benefits of Being Prepared (Continued)
As you begin your individual or family planning, you may want to review your state's planning efforts and
those of your local public health and emergency preparedness officials. State plans and other planning
information can be found at www.pandemicflu.gov/plan/checklists.html.
The Department of Health and Human Services (HHS) and other federal agencies are providing funding,
advice, and other support to your state. The federal government will provide up-to-date information and
guidance to the public if an influenza pandemic unfolds.

Pandemic Flu Resources
There are many publicly available resources in place to help communities, companies, and individuals plan
for a possible pandemic flu outbreak. A few of the most useful sites are linked below:
      Pandemicflu.gov
      This is the official U.S. Government site for information on pandemic and avian influenza. The
      material on this site is organized by topic for easy reference.
      Centers for Disease Control and Prevention (CDC)
      The CDC Web site is another primary source of information on pandemic influenza. They also have a
      hotline—1-800-CDC-INFO (1-800-232-4636)—that is available in English and Spanish, 24 hours a
      day, 7 days a week (TTY: 1-888-232-6348). Or, if you prefer, questions can be e-mailed to
      inquiry@cdc.gov.
      Department of Homeland Security (DHS)
      DHS is working on a “Business Planning Guide,” which will be posted on the DHS home page and on
      Pandemicflu.gov as soon as it is completed. Also, for business-specific questions, the DHS has
      created an e-mailbox— DHSPandemic@dhs.gov.
Pandemic Flu Resources (Continued)
     BOMA Resources
     BOMA/Greater Toronto Pandemic Flu Report
     The report addresses the threat to commercial buildings from an avian flu pandemic.
The resources above will provide a lot of information, but we also encourage you to:
     Listen to local and national radio
     Watch news reports on television
     Read your newspaper and other sources of printed and Web-based information
     Look for information on your local and state government Web sites
     Consider talking to your local health care providers and public health officials.
                             Emergency Procedures: Power Failure



All 450 West 33rd Street Office Buildings and Common areas are served by emergency generators. In the
event of power failure, these generators will provide emergency power for certain basic building functions.
Those functions include:
   1. Activating emergency lights on each floor throughout the building, including all Exit signs.
   2. Activating all stairwell lighting.
   3. Activating the building’s emergency Fire, Life and Safety Systems as well as the building’s
      communication systems.
   4. Recalling all elevators to the ground floor lobby. (One elevator will remain operative for use by
      security to assist handicapped persons or to take service crews and equipment into the building, as
      needed.)

It is seldom necessary to evacuate the building during a power failure. Unless you are directed to do so
through the emergency communication system, please remain in your offices.
Please…DO NOT CALL the Property Management Office unless you need to notify us of the location of a
disabled employee.
                             Emergency Procedures: Severe Weather



When severe weather conditions become apparent, the U.S. Weather Bureau describes conditions by two
(2) classifications, a Watch or a Warning. This applies to the reporting of severe thunderstorms, the
approach of weather conditions favoring the formation of tornadoes, a hurricane condition, a winter storm
condition, etc. A Watch becomes effective when atmospheric conditions are present that can produce the
particular weather phenomenon. A Warning means that the weather condition has been spotted and prompt
action must be taken to enhance safety.
Except in very rare circumstances, the decision to evacuate the building based on the above weather
reports will not be made by Property Management, but rather by each Tenant Company.

However, in the event these conditions do exist, the following guidelines should adhere to:
      Move away from outside windows. If the windows in your offices are supplied with blinds, close the
      blinds (this will provide protection from broken glass).
      Do not panic.
      If evacuated, lock all desk drawers and take all items of value with you.
      If evacuated, use a route that is in the building interior and stay away from large expanses of glass
      and windows.
      Use the stairwells rather than the elevators.
      If evacuated, do not return to your office until advised to do so.
                              Emergency Procedures: Stairwells



Stairwells are for emergency use and are not intended to accommodate daily travel between floors. As a
security measure, stairwell doors cannot be opened from the stairwell except on every fourth floor. The
re-entry floor can be opened either at all times or secured by a fail- safe system that will open the door upon
the receipt of any alarm.
Smoking is not permitted in the building stairwells, or in any area of the building.
                            Emergency Procedures: Toxic Hazards



If there is a toxic spill or exposure, proceed immediately to an area where you are no longer exposed. Call
911. Provide the building’s address, your floor and phone number, and also what type of spill has occurred.
Take appropriate action to contain the hazard; close doors behind you, and always follow all safety
procedures when working with toxic materials.
Introduction: Welcome

The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better
understanding of 450 West 33rd Street 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 Property Management Office
is available to help in any way possible. Your first call for any problem or question can always be directed to
the Property Management Office, 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 Property Management Office will promptly notify you of
any such changes. Please feel free to contact the Property Management Office with any questions you may
have. We are here to serve you.
Welcome to 450 West 33rd Street a premier Broadway Partners property.
                             Introduction: About Broadway Partners



Broadway Partners is a private real estate investment and management firm headquartered in New York.
The firm invests in high quality real estate in select markets nationwide.

The company is a vertically integrated owner/operator with professionals from a wide spectrum of
disciplines, including acquisitions and dispositions, capital markets, property and asset management,
investor relations, leasing and law. The senior management team has invested and operated in varied
markets through all phases of the real estate cycle, which enables the firm to benefit from extensive and
longstanding industry contacts.

The firm’s equity partners represent a cross section of both domestic and international institutional and
private investors.
                              Introduction: About 450 West 33rd Street



450 West 33rd Street is a 16-story office structure containing approximately 1,621,808 RSF. The Property
covers an area of 3.1 acres and is bounded by 33rd Street on the North, 31st Street on the South, Dyer
Avenue on the East and 10th Avenue on the West. The Property was originally designed as the Westyard
Distribution Center and was constructed in 1968. In 1991, the Property was completely renovated and is
currently a multi-tenant office building. Current facility operations include commercial offices, television
studios, warehousing, a clothing alteration facility, and five street-level commercial retail stores.

The façade and foundation walls are poured-in-place load bearing concrete. The building consists of
structural steel frame encased in concrete. This framing supports a poured-in-place concrete floor and
ceiling slab with ceiling rebar waffle slab construction. The infrastructure includes (a) extensive floor plates
averaging a size of 105,000 square feet with column spacing of 25.5 feet; (b) emergency standby
generators; (c) fire standpipe and full sprinkler protection; (d) an updated base building Class “E” fire alarm
system; (e) ten passenger elevators and fifteen freight elevators (of which, many are dedicated for the
exclusive use of specific tenants); (f) a total twenty-three (23) bays along the perimeter of the property that
are dedicated as tenant-specific or base building loading docks (16 in total) or have been converted for
retail usage; and (g) a modern security turnstiles that are accessible via a security access card system.
                             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 Service Request System and 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 Management Office.
Policies and Procedures: Contractors

General Conditions for Tenant Alterations
   1. All work will be carried out at the Tenant’s complete expense and in strict accordance with the
      provisions of the Lease relating to alterations, including and without limitation, the provisions
      concerning liens, encumbrances and insurance. The Tenant shall keep the Building and the demised
      premises free and clear of all liens for any work or material claimed to have been furnished to the
      Tenant or to the demised premises on the Tenant’s behalf.
   2. All materials, as well as methods and processes used in the performance of the work, shall conform
      to the standards of the Building, and the contractor must be entirely familiar with such requirements or
      familiarize himself therewith. With respect to any structural, mechanical, electrical, or plumbing work,
      contractors currently acting for the Landlord with respect to such systems Building-wide may only by
      utilized by the Tenant.

General Conditions for Tenant Alterations (Continued)
   3. All work must be done in compliance with all requirements of law, including but not limited to, those
      imposed by the New York City Building Department, the New York City Fire Department and
      O.S.H.A. Among the legal requirements most frequently applicable are (a) New York City Law
      #5/1973 (including compartmentation requirements); (b) New York City Law #86/1979 to the extent
      such compliance is required on the floor(s) of which the demised premises is a part, including, but not
      limited to replacement of system components removed or damaged in the smoke detection devices
      and additional equipment as are required by law; (c) Local Law #16/1984; (d) Local Law #41/1981;
      (e) Local Law #58/1988; (f) Local Law 26/2004; and (g) The Americans with Disabilities Act, if
      applicable. Section C26-504.1 of the City of New York Administrative Code must be complied with in
      the portion of the Building being altered. Compliance with all legal requirements must be documented
      to the Landlord both prior to commencement of the work and at the completion thereof.

General Conditions for Tenant Alterations (Continued)
   4. The Tenant must comply, at its expense, with all changes and requirements that may be
      recommended by the Landlord’s engineering consultant for such additional work required to be
      performed to the Landlord’s fire communication and smoke detection system both inside and outside
      of the demised premises because of the Tenant’s obligation under applicable law to connect to the
      Landlord’s system. The Landlord’s consultant may review and file all plans at the Tenant’s cost if
      such filing is not otherwise arranged to the Landlord’s satisfaction. Any work relating to the fire
      communications or smoke detection systems must be performed by the Landlord at Tenant’s
      expense to maintain such system.

General Conditions for Tenant Alterations (Continued)
   5. All work must be performed in a safe and lawful manner, using union affiliated contractors employing
      only union personnel approved by the Landlord and complying with applicable laws, and all
      requirements and regulations of municipal and other governmental or duly constituted bodies
      exercising authority, and this compliance shall include the filing of plans and other documents,
      licenses of permits as are required prior to commencement of any work. The Tenant shall submit the
      following certificates and as-build Drawings to the Managing Agent upon completion of the work:
           a. Certificates of Completion issued by the Department of Buildings.
           b. Electrical certificates issued by the Department of Water Supply, Gas and Electricity and the
              Board of Fire Underwriters.
           c. As-Built architectural, mechanical, electrical, sprinkler and plumbing drawings.
           d. As-build communication and data drawings along with accompanying manuals.

   6. The Tenant must agree not to use the voluntary request for full Building Department approval of plans
      and applications allowed under Building Department Directive #14 of 1975 and will employ competent
      professional engineers or architects approved by the Landlord and proficient with the Building Code.
   7. The Landlord will have no responsibility for, or connection with, the work, and the Tenant will remedy
      at Tenant’s expense, and be responsible for any and all defects in such work, that may appear during
      or after the completion thereof, whether the same shall affect sole premises or any part of the Building
      in general.
   8. The Landlord or its agents shall not be responsible for any disturbances or deficiencies created in the
      air-conditioning or other mechanical, electrical or structural facilities within the Building as a result of
      the alteration. If such disturbances or deficiencies result, it shall be the Tenant’s sole responsibility to
      correct the resulting conditions and to restore the service to the complete satisfaction of the Landlord,
      its architect and engineers. The foregoing shall include, but not be limited to, openings and/or
      damage to the demised premises, and/or damage to the demised premises, and/or the Building,
      caused by the Telephone Company while making its installations, which the Tenant agrees shall be
      repaired at the Tenant’s expense to the Landlord’s satisfaction.

   9. If the performance of this work shall require that traditional services or facilities (including, without
      limitation, extra elevator and cleaning services) be provided, the Tenant shall pay the Landlord any
      standard charge thereof.
  10. Any contractor employed by the Tenant shall agree to employ only such labor as will not result in
      jurisdictional disputes or strike or cause disharmony with other workers employed at the Building.
      The Tenant will inform the Landlord in writing of the names or any contractor or subcontractors the
      Tenant proposes to use in the demised premises at least ten (10) days prior to the beginning of work
      by such contractor or subcontractors.

  11. a) The Tenant’s contractor(s) shall comply with the rules of the Building as to the hours or availability
      of the Building elevators and the manner of handling materials, equipment and debris to avoid conflict
      and interference with Building operation or damage to the Building or its equipment
      b) The Tenant’s contractor(s) shall make available fire extinguishers based on the following:
      Alterations up to 3,000 sq. ft. – one (1) fire extinguisher
      Alterations over 3,000 sq. ft. – one (1) fire extinguisher for every additional 2,000 sq. ft.
      thereover.

Said fire extinguisher shall be the 25 lb. type approved for type A, B, and C fires and shall be kept and
maintained on the premises by the Tenant’s contractor for the duration of the alteration.

  11. (Continued)
      c) Demolition must be performed after 6:00 p.m., or on weekends. The delivery of materials,
      equipment and debris must be performed only at times and in manners approved by the
      Landlord to avoid any inconvenience and annoyance to other Tenant’s. Cleaning must be
      controlled to prevent dirt and dust from infiltrating into adjacent Tenant or mechanical areas.
      The Tenant’s construction company is also responsible for the complete protection for the
      areas not under construction, i.e., carpeting, freight car, ceiling and walls.
      d) The Tenant shall be required to pay for the use of service elevators out of business hours at
      the Building’s standard rate.

  12. The Landlord expressly reserves the right to revoke consent to the work upon notice to the Tenant in
      the event of the breach of any of the terms or conditions hereof. The Landlord shall have the right,
      but not the obligation, to inspect any work at any time.

  13. Nothing herein contained shall be construed as (a) constituting the Tenant as the Landlord’s agent
      (i.e. the Tenant shall do the work herein described as principal), or (b) a waiver by the Landlord of
      any of the terms or provisions of the Lease, the Landlord’s consent and approval as aforesaid being
      made subject thereto.
  14. Any consent tot the work shall be subject to subordinate to, and the Tenant agrees to comply with,
      such rules and regulations that might be established from time to time by Property Management
      during construction.
  15. Any costs incurred by the Landlord pursuant to any alteration shall by payable by the Tenant as
      additional rent, as and when billed.

Tenant Alteration Procedure
Although you may now be comfortably in possession of your space, you may require alterations to your
existing space. To ensure the most satisfactory result, the Landlord is always ready to assist you and we
suggest that you conform to the following procedure:
Any alteration or renovation work should take place only after completion of the original construction of your
premises to avoid confusion and complications. You must consult your Lease to determine the procedures
for obtaining Landlord’s approval to the renovation and for other relevant information (e.g. insurance
requirements).

Alterations
   a. All inquiries for alteration or renovation work should be addressed to Property Management.
   b. If your architects or designers will be preparing the plans for you, the outline of your alteration
      requirement, as well as three (3) sets of all related plans and specifications should be forwarded to
      Property Management. In the event you do not have an architect or designer in mind, Property
      Management will be happy to suggest a number of unaffiliated architects who will be pleased to
      perform design services.
   c. Property Management, after receiving plans from the architects, will have the Building’s consulting
      engineers review any mechanical, electrical, sprinkler, plumbing, structural plans or working drawings
      which must be undertaken in accordance with the terms of your Lease, or due to the nature of the
      work.

Alterations (Continued)
   d. If a general contractor other than a previously-approved construction company is used, all costs and
      Expenses must be paid directly by the Tenant in accordance with the Lease and the General
      Conditions attached hereto. In these cases, the engineers’ comments will be forwarded to you with
      any required revisions, and all Landlord fees and costs relating to your alteration will be invoiced
      separately in accordance with the terms of your Lease. Please review your Lease for information on
      securing Landlord’s consent to contractors who perform work in the Building as well as a requirement
      to post a letter of credit prior to commencement of any work.
If you have any questions concerning the procedures outlined above, please feel free to call Property
Management who will be pleased to help you.

After Hours Vendors/Contractor Work Procedures
Whenever work (painting, electrical work, plumbing, etc.) is to be performed in your space outside of the
Building hours (8:00 a.m. to 5:00 p.m. Monday through Friday), it is important that Property Management be
notified in writing at least five (5) working days in advance. They will then arrange for someone on the staff
to remain on the premises for the duration of the job. Therefore, if any type of problem arises, someone will
be immediately available. You will be billed in accordance with standard Tenant charges.
A Certificate of Insurance issued to Broadway Real Estate Services, LLC, as agent for 450 Partners LLC,
naming all required entities. as the additional insureds must be provided at least one day in advance of any
construction. A copy of the Certificate of Insurance may be faxed to the Property Management Office at
(212) 947-8659 while we await the original.
Click here to download a Shutdown Request
                             Policies and Procedures: General Rules and Regulations



Rules and Regulations
   1. The sidewalk’s entrance, passages, courts, elevators, vestibules, stairways, corridors or halls shall
      not be obstructed or encumbered by any Tenant or used for any purpose other than ingress and
      egress to and from the demised premises, and if said uses are situated on the ground floor of the
      building the Tenant thereof shall further, at said Tenant’s own expense, keep the walks and curb
      directly in front of said premises clean and free from ice, snow, etc.
   2. The freight and not the passenger elevators shall be used by the working hands of Tenant and
      persons calling for and delivering goods to and from the demised premises.
   3. No awnings or other projections shall be attached to the outside walls of the building without the prior
      written consent from the Landlord. No curtains, blinds, shades or screens shall be attached to or
      hung in, or used in connection with, any window or door of the demised premises, without the prior
      written consent of the Landlord. Such awnings, projections, curtains, blinds, shades, screens, or
      other fixtures must be of a quality, type, design and color, and attached in the manner approved by
      Landlord.

Rules and Regulations (Continued)
   4. No sign, advertisement, notice or other lettering shall be exhibited, inscribed, painted or affixed by any
      Tenant on any of the outside or inside of the demised premises or building without the prior written
      consent of Landlord. Interior signs on doors shall be inscribed, painted or affixed for each Tenant by
      Landlord at the at the expense of such Tenant, and shall be of a size, and style acceptable to
      Landlord. Only the Tenant named in the lease shall be entitled to appear on the Directory Board or
      Tablet. Additional names may be added in Landlord’s sole discretion under such terms and
      conditions as he may approve.
   5. The sashes, sash doors, skylights, windows and doors that reflect of admit light and air into the halls,
      passageways or public places in the building shall not be covered by any Tenant, not shall any
      bottles, parcels, or other articles be placed on windowsills.

Rules and Regulations (Continued)
   6. The water and wash closets and other plumbing fixtures shall not be used for any purposes other
      than those for which they were constructed, and no sweepings, rubbish, rags, or other substances
      shall be thrown therein. All damages resulting from any misuse of the fixtures shall be borne by
      Tenant who or whose servants employees, agents, visitors, or licenses, shall have the same.
   7. No Tenant shall mark, paint, drill into, or in any way deface any part of the demised premises or the
      building of which they form a part. No boring, cutting, or stringing of wires shall be permitted, except
      with the prior written consent of Landlord, Landlord may direct. No linoleum or other floor covering
      shall be laid in direct contact with the floor of the demised premises, but if any such covering is
      required by Tenant, an interlining of builder’s deadening felt shall first be affixed to the floor with paste
      or other water soluble material, the use of cement or other adhesive non-soluble in water is expressly
      prohibited.

Rules and Regulations (Continued)
   8. No Tenant shall make, or permit to be made, any unseemly or disturbing noises or disturb or interfere
      with occupants or neighboring buildings or premises or those having business with them whether by
      the use of any instrument, radio, machine, musical noise, whistling, singing or in any other way.
   9. No Tenant, nor any of Tenant’s servants, employees, agents, visitors, or licensees, shall at any time
      bring or keep upon the demised premises any inflammable, combustible or explosive fluid, chemical
      and substance, or cause or permit any unusual or objectionable odors to be produced upon or
      permeate from the demised premises. No animals or birds shall be kept by in or about the building.
  10. Landlord reserves the right to inspect all freight to be brought into the building and to exclude from the
      building all which violates any of these Rules and Regulations or the lease of which these Rules and
      Regulations are a part.
  11. Landlord shall have the right to prohibit any advertising by any Tenant which, in its opinion lends to
      impair the reputation of the building or its desirability and, upon written notice from Landlord. Tenant
   shall refrain from or discontinue advertising.

12. Canvassing, soliciting and peddling in the building are prohibited and each Tenant shall cooperate to
    prevent the same.
13. There shall not be used in any space, or in the public halls of any building, either by and Tenant or by
    jobbers or others, in the delivery or receipt of merchandise, any hand trucks, except those equipped
    with rubber tires and side guards.
14. No Tenant shall purchase spring water, ice, towels, or other like service, from any company or
    persons not approved by the Landlord.
15. The use in the demised premises of auxiliary heating devices, such as portable electric heaters, heat
    lamps or other whose principal function at the time of operation is to produce space heating, is
    prohibited.
                             Policies and Procedures: Insurance Protection



Attached you will find a sample copy of the Certificate of Insurance letter that must be submitted to our office
directly from your insurance provider. All certificates must indicate Job Description, Client’s Name and
Floor. Please make a note that if you fax a copy of the certificate, you have up to 20 days thereafter to send
us the original copy or the certificate will expire. Anything being sent to our office should be sent to the
attention of Michele Weilminster, Property Administrator.
Please feel free to contact us with any questions you may have.
                        Click here to download Certificate of Insurance Requirements
                        Click here to download a copy of the Insurance Requirements
FOR YOUR INFORMATION:
Insurance Certificates should be issued as follows:

Certificate Holder:
Broadway Real Estate Services, LLC,
As Agent for 450 Partners, LLC
450 West 33rd Street
New York, NY 10001
Additionally Insured:
      450 Partners LLC, as Owner
      Broadway Real Estate Services, LLC, as Agent for Owner
      Broadway Partners Fund Manager, LLC
      Broadway Real Estate Partners, LLC
      D.E. Shaw & Co., L.P.
      Wachovia, N.A.
All certificates must indicate Job Description, Client’s Name and Floor.

All Original Copies Should Be Mailed To:
Broadway Real Estate Services, LLC
Property Management Office
450 West 33rd Street
New York, NY 10001
Click here to download Certificate of Insurance Requirements
Click here to download a copy of the Insurance Requirements
                              Policies and Procedures: Moving Procedures



Moving Procedures and Regulations
For all moving procedures (whether in or out of the Building), the following rules shall apply:
    1. The tenant is responsible for ensuring that the moving company adheres to the prescribed rules and
       regulations regarding any move or dispatch/delivery of equipment.
    2. The protection of Building corridors, doors, stairwells, elevators, floor coverings, public areas, lobbies
       and service areas, is the responsibility of and is at the expense of the tenant and/or their
       moving/freight company. Protection of building floor coverings by Masonite or plywood along the
       prescribed route of movement through the Building as outlined by Property Management is required.
       Complete and total protection of elevator lobbies, Building corridors, and corridor doors by cardboard,
       plywood or other materials pre-approved by Property Management is required.
    3. Delivery of furniture or oversized heavy material must be scheduled after 6:00 p.m. Monday through
       Friday. Reservation of the freight elevator must be made in advance with Property Management at
       (212) 947-7887.

Moving Procedures and Regulations (Continued)
    4. A Certificate of Insurance issued to Broadway Real Estate Services, LLC, as agent for 450 Partners
       LLC, naming all the noted required entities as the additionally insured must be provided at least one
       day in advance of any dispatch/delivery. Liability limits are noted on the page immediately following.
       A copy of the Certificate of Insurance may be faxed to Property Management at (212) 947-8659 while
       we await the original.
    5. The movement of materials, furniture and all other items are limited only to those corridors, stairwells,
       elevators and service areas designated by Property Management.
    6. Any move found to be in violation of any of the above rules will be terminated until the problem is
       corrected.
                             Policies and Procedures: Service Areas



Telephone, electric and service closets have been located in the core area of each floor to minimize
interference with your office areas. They are considered an integral part of the building's mechanical system
and are not to be used for storage or any other purpose other than their designated use.
Communications and other personnel requiring access for repair or installation work must apply to the
Property Management Office, which maintains a list of authorized contractors. Major installations, especially
those involving a telephone contractor who has not previously performed work in the building, should be
coordinated with the Property Manager in advance. In all cases, Certificates of Insurance are required of the
contractor engaged in such repair or maintenance work. Such certificates must name the appropriate
additional insured's and be in the amounts approved by the Landlord.
                            Policies and Procedures: Smoking



450 West 33rd Street maintains a no smoking policy throughout the building, including all common areas,
the lobby, rest rooms, stairwells and elevators. Please do not smoke at building entrances.

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:4
posted:9/7/2012
language:English
pages:58