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RIVERSIDE CENTER CONSTRUCTION RULES & REGULATIONS
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This document, titled “Riverside Center Construction Rules and Regulations” is intended to protect the continuity of services provided to the occupants of these facilities, maintenance of building standards and safety of all those affected by these processes. As such, strict adherence to the requirements of this document is a condition of Contractor’s presence while performing work in this facility.
RIVERSIDE CENTER
CONSTRUCTION RULES & REGULATIONS
TABLE OF CONTENTS
I. Introduction to Manual 4
II. Tenant Design and Construction 5
III. Pre-‐Construction Planning 6
IV. Development of Tenant Plans 8
V. Construction Requirements 9
VI. Other Items for Tenant's Consideration 11
VII. Building Information
A. Glossary of Terms and Acronyms 13
B. Minimum Information Requirements for Architectural/ Engineering
15
C Minimum Requirements for Tenant Plans 18
D. Coordination Drawings for Above-‐Ceiling Work
E. Indoor Air Quality Specifications 20
F. Tenant Extra Improvements Cost Considerations 24
G. Landlord Review Checklist 26
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APPENDIX
Exhibit Title Page
A Indemnity Agreement 33
B Insurance Agreement 34
C Contractor Pass Application Form 38
D Fire Alarm Test Notification 39
E Indoor Air Quality Compliance Table 40
F Indoor Air Quality Checklist 41
G Welding/Burning Permit Letter from Landlord 42
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RIVERSIDE CENTER
CONSTRUCTION RULES & REGULATIONS
I. INTRODUCTION TO MANUAL The purpose of this Manual is to describe the process and considerations involved in the Landlord Review phase of a tenant construction project, including each party’s responsibilities associated with a successful project. The Landlord Review Checklist (Section G):
• Provides a guide for those responsible ensuring the project meets Landlord requirements.
• Is to be carefully considered prior to creation of construction documents.
• Addresses architectural, mechanical, electrical, and plumbing considerations.
• Facilitates fulfillment of specific construction requirements such as proper permits, inspections, approvals and insurance.
Tenant Extra Improvements Cost Considerations (Section F):
• Emphasizes planning by the Tenant and Tenant’s consultants potentially resulting in project cost savings.
• Landlord’s Review shall include a list of items and their potential impact on the design and construction of the Tenant Improvements.
• These considerations may affect Tenant expenses, comfort and long-‐term enjoyment of the space as well as affect base building operating expenses.
The Tenant is required to factor into the improvement design and execution the items described in Section VI, "Other Items for Tenant's Consideration":
• Comprehensive design phase planning and coordination minimizes change orders during construction resulting in project delays and increased Tenant Improvement costs.
Section VI describes the Tenant's role in managing the work associated with the following systems:
• Telephone/Data Communication Equipment
• Furniture Systems
• Security Systems
The Tenant and Tenant’s Architect are required to:
• Coordinate all Base Building modifications with the Landlord.
• Incorporate all modifications into “as built” building plans at Tenant’s expense.
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• Changes/modification to be recorded include but are not limited to Tenant stairs, slab penetrations, HVAC, Electrical, plumbing, architectural, structural, etc.
The Lease requires that the Landlord may be obligated to perform certain services for the Tenant as part of the Tenant Design and Construction Process. This manual is intended to address Landlord’s obligations associated with Landlord Review. Capitalized terms used herein are defined in the Glossary of Terms, (Section A).
II. TENANT DESIGN AND CONSTRUCTION The primary elements of the design and construction process are as follows:
1. Tenant Construction Documents (CDs)
A. Tenant will engage the services of an architectural firm licensed to do business in the City of Newton ("Tenant's Architect") and an engineering firm ("Tenant's Engineer") to complete the architectural and engineering working drawings and specifications for the Tenant Improvements ("Tenant CDs"). During the design phase, all information required to insure proper design and compliance with requirements of this document are to be field verified by the design architect, engineer or approved tenant representative. The Tenant CDs will include all information necessary to construct the Tenant Improvements and obtain all necessary building and occupancy permits in City of Newton. The Tenant CDs will be submitted to the Landlord for Landlord's review and comments as set forth in Tenant's Lease prior to pricing and construction.
2. Landlord’s Review
Landlord will review the plans submitted by the Tenant and provide comments and recommendations to the Tenant. Landlord's review includes managing the compatibility of Tenant's design with the Base Building systems and assisting Tenant in providing information to the contractors who will price the documents so that costs are minimized and maximum value obtained. Landlord’s Review of these plans may include, at Landlord’s option and Tenant’s expense, contracted review services by Landlord’s Architect and/or Landlord’s Engineer. Refer to the Landlord Review Checklist, (Section G) as a guide for the review process to ensure that all potential considerations are thoroughly addressed.
Tenant CDs must not be changed following review and comment without Tenant's and Landlord’s review and issuance of corresponding change orders.
Landlords review and comment shall not constitute approval of any sort. 3. Construction Schedule
Tenant, Tenant’s Architect, and Contractor will develop a construction schedule identifying each phase of construction to allow for effective planning and coordination. This schedule must be delivered to Landlord to allow effective
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planning and monitoring of construction activities. Work potentially impacting building services or other tenants must be properly coordinated with Landlord.
4. Contractor
Tenant must submit selected Contractor qualifications, references, necessary certificates and insurance requirements to Landlord for review and acceptance. The Tenant and Contractor shall acknowledge that they have read and shall comply with the Rules of Site (Section H), prior to commencement of work.
5. Construction
Upon Landlord’s review of the Tenant’s Contractor, CDs, Construction Schedule, Contractor’s acceptance of the Rules of the Site and delivery of the appropriate building permits and insurance certificates, the Contractor will be authorized by Tenant to commence construction of the Tenant Improvements in accordance with the Tenant Plans. The Contractor will be responsible for following the punchlist and project close-‐out requirements (Section V). Tenant or Contractor may request coordination services of the Landlord for certain construction activities occurring during normal or after working hours. Expenses associated with Landlord’s coordination may be billed back to the Tenant.
III. PRE-‐CONSTRUCTION PLANNING
1. Introductory Meeting This meeting with the Tenant, Tenant's Architect, and the Landlord should be held to discuss procedural issues and general circumstances important to the design and construction process. Based on critical dates, a design and construction schedule for the Tenant Improvements will be proposed by the Tenant and Tenant’s Architect outlining completion dates for the major phases of construction in order to ensure timely completion of the project.
The Base Building systems are designed to meet certain criteria which the Tenant's Architect and Tenant's Engineer will be expected to adhere to in their design for the Tenant Improvements. The Landlord will distribute, as required and if available, Base Building drawings necessary for the Tenant's Architect and Tenant's Engineer to prepare the Tenant Plans. More detailed information can be obtained by reviewing the complete Base Building Plans & Specifications available from the Landlord. At the meeting, the Landlord should provide the following full-‐size sets of Base Building plans of the construction area to the Tenant:
a) Floor Plan (Tenant floors) b) Reflected Ceiling Plan
c) Base Building Mechanical, Electrical, and Plumbing Plans d) Structural Plans and Loading Drawing
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Landlord recommends that Tenant’s Architect use this information to produce their own base sheets, thereby minimizing inaccuracies caused by repeated reproduction of the Base Building plans.
2. Tenant's Budget In accordance with budget guidelines supplied by Tenant, it is typically the responsibility of Tenant's Architect to prepare, for Tenant's review, an estimate of the costs associated with the design and construction of the Tenant Improvements ("Tenant's Budget"). Landlord strongly advises the Tenant to confirm that Tenant's Architect has an accurate understanding of the provisions set forth in Tenant's Lease regarding use of Building Standard Tenant Improvements, if applicable, and their potential impact on the pricing of Tenant Plans. Misrepresentations often occur in Tenant's Budget based on incorrect assumptions regarding the intent of the Lease.
3. Tenant Space Plan
Landlord recommends that a Tenant Space Plan be developed in such a manner so as to convey all information necessary for Tenant to approve the layout and to establish the scope of the proposed Tenant Improvements.
It is the Landlord's experience that substantial savings can be realized through careful consideration by Tenant and Tenant's Architect of the information set forth under Section F, "Tenant Extra Improvements Cost Considerations". Tenant and Tenant's Architect are advised to consult with Landlord when developing the space plan to coordinate tenant engineering requirements with the Base Building, and to address any potential conflicts as early in the design process as possible.
4. Interim Tenant Space Plan Review An interim review of the Tenant Space Plan will be performed by Landlord, at Tenant's request, to assist Tenant with the compatibility of the Tenant Improvements with the Base Building design parameters.
5. Rules of the Site
The Landlord will provide the Architect a copy of the Rules of the Site during the Introductory Meeting. The Landlord requests that the Architect refer to the obligations of the Rules of the Site in the notes section of the Tenant Plans, and also state that the Contractor will be required to sign the Rules of the Site prior to commencement of any work. During the bidding process, this will inform potential Contractors of all procedures and obligations associated with working in the building. The Tenant will also be required to sign the Rules of the Site, as well as any other contractors not working as a subcontractor for the Contractor.
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IV. DEVELOPMENT OF TENANT PLANS
1. Engineering Information Package Following approval of the Tenant Space Plan by the Tenant, but prior to Tenant’s submission of plans for Landlord Review, Tenant's Architect should complete a package of engineering-‐related information for purposes of coordinating the Tenant Improvements with the Base Building systems and for use by Tenant's Engineer in preparing engineering working drawings. An outline of the minimum information normally required by Tenant's Engineer is attached as Section B, "Minimum Requirements for Engineering Information Package”. If required, additional information will be requested of the Tenant, Tenant's Architect, or Landlord.
2. Architectural and Engineering Working Drawings
Based on the approved Tenant Space Plan, Tenant's Architect and Tenant's Engineer will proceed to complete the Tenant Plans which consist of a complete package of architectural and engineering drawings, specifications, and other information necessary to review the Tenant Improvements and to obtain all the necessary building permits.
It is the responsibility of Tenant's Architect to coordinate all information in the Tenant Plans for both accuracy and completeness. Incomplete documents that do not include all of the details needed to complete Tenant’s design intent may result in additional costs to Tenant. Tenant’s Architect should include, at a minimum, the information outlined in Section C of this document pertaining to the “Minimum Requirements for Tenant Plans”. In addition, Tenant’s Architect should include a note in the Tenant Plans that specifically requires the Contractor to strictly adhere to the Rules of the Site established for the building. The Tenant’s Architect shall also include a note to require the coordination of the documentation provided by Tenant's Engineer and any other outside consultants who are under direct contract to Tenant, Tenant's Architect, or Landlord, and coordinate with all architectural, structural, mechanical, electrical, and plumbing aspects of the Base Building. It is the further responsibility of Tenant's Architect to ensure that the Tenant Plans are in compliance with all governing codes and life safety regulations.
Tenant and Tenant's Architect must carefully coordinate the Tenant Plans with the Base Building plans and any existing conditions, and to identify and resolve potential ceiling plenum or partition and lighting layout conflicts before they arise during construction. Landlord strongly recommends that, in response to typical characteristics of "flat slab" construction, Tenant's Architect and Tenant's Engineer make allowances to include one inch (1") potential slab deflection in all areas. In order to accommodate Tenant Improvements which require more critical floor tolerances, and to minimize potential additional costs of the Tenant Improvements resulting from slab deflection, Tenant's Architect should specify that any millwork items (i.e. secretarial stations, wall base) and such other items of Tenant Improvements or furniture requiring a level floor be fabricated such that they can be scribed a minimum of one-‐inch (1").
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It is extremely important for the Tenant's Architect and Tenant's Engineer to review existing field conditions as well as the Base Building plans and specifications so that any potential conflicts can be avoided. Slab penetration location and sizes, column locations and sizes, and existing MEP systems are a critical part of that review.
For coordination and review purposes, Landlord recommends that Tenant's Architect and Tenant's Engineer exchange "in-‐progress" working drawings when they are 30%, 60%, and 90% complete. To ensure that adequate coordination of above-‐ceiling work is implemented during construction, specification information requiring that the Contractor prepare and submit ¼-‐inch “Scale Coordination Drawings" for above-‐ceiling work should be included in both the architectural and engineering portions of the Tenant Plans. It should be strongly recommended that the language in Section D "Coordination Drawings for Above-‐Ceiling Work" be utilized for this purpose.
3. Mechanical, Electrical, and Plumbing Specifications
The Base Building plans and specifications must be included by reference in the Tenant Plans. Tenant's Architect and Tenant's Engineer should carefully review these plans and specifications prior to beginning the Tenant Plans in order to ensure that the Tenant Improvements are fully integrated with the base building systems. A copy of these documents will also be available to any contractor for review as part of the pricing process. Landlord should strongly encourage the Tenant’s Architect and Tenant’s Engineer to field verify existing conditions that are represented in the Base Building plans to ensure that conflicts are avoided.
4. General Conditions The General Conditions noted on the Base Building plans will also apply to the construction of the Tenant Improvements. The Tenant's Architect and Tenant's Engineer should carefully review these General Conditions to verify that no conflict exists between these documents and requirements included in the Tenant Plans. The Tenant will be responsible for any additional costs related to its additional requirements.
5. Landlord Review
Upon completion, approval, and release by Tenant, copies of the Tenant Plans will be submitted to the Landlord for review and comment. In accordance with the terms of Tenant's Lease, Tenant must secure written Landlord permission prior to commencing construction.
V. CONSTRUCTION REQUIREMENTS 1. Contractor Approval
Landlord requests the following as part of the review process for the proposed Contractor:
-‐ References for similar commercial projects
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-‐ Insurance certificate in accordance with Attachment A of the Rules of the Site
-‐ Signed Rules of the Site Construction should not be allowed to commence until the Contractor has provided the above and has been approved by the Landlord.
2. Construction Administration
As discussed previously, a construction schedule is required by the Landlord to allow for effective monitoring of construction activities. For coordination purposes, Landlord agrees to participate in progress meetings if requested by the Tenant.
3. Record Drawings
Throughout the construction process, Tenant's Architect and Tenant's Engineer should be responsible for maintaining a record set of drawings (“as-‐builts”) incorporating all changes, as they occur, into the original Tenant Plans and will be responsible for submitting copies of these drawings and updated CAD disk(s) to the Landlord at the end of construction.
4. LEED Requirements Building management requires a minimum of 75% of the demolition debris be diverted from landfills. Please provide adequate documentation as proof of this diversion that would meet LEED requirements. Water consumption requirements for all new plumbing fixtures must be in compliance with the most current UPC/IPC codes.
5. Field Observation
Tenant's Architect and Tenant's Engineer should be conducting periodic field inspections of the construction in accordance with Tenant's contracts with such consultants. In addition, Landlord will also tour the job site on a regular basis to ensure that the Contractor is not deviating from the Tenant Plans, with specific focus on work related to base building systems.
The following requirements are associated with the close-‐out of the construction project:
6. Engineering Field Reports
Prior to ceiling close-‐in and again at Substantial Completion of the Tenant Improvements (which will be documented by the Architectural Punchlist), but following the completion of the mechanical, electrical, and plumbing work, punchlists will be developed from Landlord’s visual inspection and from field observations by the Tenant's Engineer documenting unsatisfactory or incomplete mechanical, electrical, and plumbing items, or work not in accordance with the Tenant Plans. These lists are known as Engineering Field Reports. Subsequent reviews by the Tenant's Engineer for corrective work verification will be documented in this Engineering Field Report format, until satisfactory completion has been achieved by the Contractor. All Engineering Field Reports must be submitted to Landlord for review.
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7. Architectural Punchlist
Upon Substantial Completion of construction, and prior to Tenant's occupancy, a single list of unsatisfactory or incomplete architectural items, or work not in accordance with the Tenant Plans, should be prepared jointly by Tenant and Tenant's Architect. Landlord should receive a copy of this punchlist for review.
8. Air Balance Report
The requirement for a certified air balance report must be specified in the Tenant Plans. This document will be generated by a Landlord-‐approved air balancing subcontractor hired by the Tenant or Contractor, and certified by three parties: the air balance subcontractor performing the work, the mechanical subcontractor, and the Contractor. Final review for compliance with the original mechanical design criteria for the Project and the Tenant Plans will be by the Tenant's Engineer. The Landlord requires a copy of this report.
9. Operating and Maintenance Manuals
The requirement for submission of operating and maintenance manuals for mechanical and electrical equipment installed in accordance with the Tenant Plans and which may or may not be maintained by Property Management (i.e. supplemental HVAC equipment, pantry equipment, or electrical upgrades), must be specified in the Tenant Plans. Prior to submission to the Landlord, the manuals must be reviewed and accepted by the Tenant's Engineer for compliance with the Tenant Plans.
10. As-‐Built Drawings
As-‐built drawings or updated CAD plans must be delivered to Landlord at the end of construction. The requirement for one stamped as-‐built drawing for each portion of the work (architectural, mechanical, electrical, plumbing, and sprinkler) must be specified in the Tenant Plans. A CAD drawing of each drawing must be stamped by the appropriate subcontractor and the Contractor to certify accuracy. All as-‐built MEP drawings must be reviewed by the Tenant's Engineer for design compliance. As part of the electrical as-‐built requirement, a panel directory must be prepared indicating all circuit numbers and the item(s) being served.
VI. OTHER ITEMS FOR TENANT'S CONSIDERATION
The following is a list of other items pertaining to the design and construction of the space. 1. Tenant Direct Contracts
Please be aware that items such as communication equipment, furniture systems, and security devices are typically supplied and installed by Tenant's vendors independently of the Tenant Improvements installed by the Contractor. Scheduling information pertaining to these vendors must be provided to Landlord for coordination purposes. Tenant's contractor(s) will be responsible for complying
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with the Landlord's Rules of the Site and Insurance Requirements, attached as Section H.
2. Telephone/Data Communications Systems
Given the numerous sophisticated telecommunications alternatives from which the Tenant may choose, Tenant's selection of data and telephone systems can be extremely time consuming. The selection of telephone and data communications equipment may impact the design of the Tenant Improvements in terms of allocation of space for that equipment and corresponding mechanical, electrical, and structural considerations. Tenant should begin its analysis and selection process very early in the design phase so that special requirements can be incorporated in the Tenant Space Plan and Tenant Plans. All of the Tenant's equipment must be located within the Leased Premises, and not in the Base Building telephone closets. Tenant shall be solely responsible for the delivery and installation of all telephone or data communications systems, and shall bear all scheduling risk associated with this work.
3. Permit Process
Adequate time should be allowed in the schedule for the permit process. Landlord has no obligation in this process, except to ensure that a proper permit has been obtained prior to the commencement of any work.
4. Keying Schedule The schedule of all keying requirements should be submitted to the Landlord in order to ensure compatibility with the base building keying system. This information should be conveyed in the Tenant Plans.
5. Move-‐In
The establishment of move-‐in date(s) and access to the loading dock and freight elevator must be coordinated with the Landlord, in advance of Tenant's intended move-‐in date(s). Tenant and all subcontractors or vendors are required to comply with the Rules of the Site during the move-‐in phase.
6. Incidental Costs
a. Overtime air conditioning may be required to facilitate the installation of millwork
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SECTION A
GLOSSARY OF TERMS AND ACRONYMS Architectural Punchlist is a document prepared at Substantial Completion by the Tenant's Architect, in conjunction with Tenant, Contractor, and Construction Manager, and shall consist of a list of unsatisfactory, incomplete, or any unacceptable work which is not in accordance with the Tenant Plans.
Base Building refers to the infrastructure of the entire building as described by the Plans and Specifications including but not limited to: the building exterior; concrete structure; electrical, plumbing, heating, ventilation, and air conditioning systems; the fire protection/sprinkler system; and life safety systems. Building Engineer refers to the representative(s) of Hines Interests Limited Partnership responsible for the engineering functions of the building and mechanical, electrical, and plumbing review of the Tenant Improvements.
Building Standard Improvements are those Tenant Improvements delineated in Section E, "Building Standard Tenant Improvements”. Construction Manager refers to the representative of the Tenant responsible for assistance with the coordination of the design, administration of the contractor bid process, and administration of the construction contract for the Tenant Improvements. Contractor is the construction firm engaged by the Tenant to construct the Tenant Improvements. Engineering Field Report is prepared by Tenant's Engineer and shall consist of a list of unsatisfactory or incomplete mechanical, electrical, or plumbing items which are not in accordance with the Tenant Plans. Landlord refers to the Building Owner as represented by Hines.
Landlord's Architect is the architectural firm(s) retained by Landlord, if required, to perform architectural review services of the Tenant Plans. These services would include a review of the space design and material finishes to ensure that a first-‐class appearance of the premises is maintained and that the space does not detract from the general architectural concepts for the building.
Landlord's Engineer is the engineering firm(s) retained by Landlord, if required, to perform mechanical, electrical, and plumbing review services (Landlord's Mechanical/Electrical/Plumbing Engineer) or structural review services (Landlord's Structural Engineer) of the Base Building. Landlord Review is the process by which the Landlord reviews the Tenant Plans submitted by Tenant and the Tenant’s Architect with the intent to identify required modifications to the plans, make recommendations that could potentially result in cost savings or enhanced space efficiency, and to confirm the compatibility of Tenant’s design with the Base Building. The Landlord will ultimately provide authorization for the work to commence following review of tenant construction documents. Upon commencement of the work, the Landlord will assist in the coordination of construction
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related activities that affect base building operations or other Tenants in the building, and also participate in meetings or discussions, as required, to help facilitate the construction process.
Property Manager refers to the representative of Hines responsible for the building management.
Tenant refers to the party defined in the Lease as the Tenant or Tenant's authorized representative for matters pertaining to the design and construction of the Tenant Improvements.
Tenant's Architect is the interior design or architectural firm retained by Tenant to design the Tenant Improvements, prepare the architectural portion of the Tenant Plans, and coordinate the architectural with the engineering or other consultants' documents.
Tenant's Engineer is the firm(s) retained by Tenant to design the mechanical, electrical, plumbing, and/or structural portions of the Tenant Improvements, and to prepare Tenant Plans for this work.
Tenant Extra Improvements are Improvements which exceed Building Standard Improvements (if any) as defined in the Lease.
Tenant Improvements are the Building Standard Improvements (if any) and Tenant Extra Improvements to be constructed within the Leased Premises. Tenant Plans are the detailed drawings and specifications produced by Tenant's Architect and Tenant's Engineer(s) which are necessary to price and construct the Tenant Improvements and to obtain the necessary building and occupancy permits.
Tenant Space Plan is the document prepared by Tenant's Architect representing the scope of the Tenant Improvements, and should contain, at a minimum, the information required by the Tenant to approve the layout and authorize preparation of the Tenant Plans. Abbreviated Terms
AHU: Air Handler Unit
BMS: Building Management System BTU: British Thermal Unit
CAV: Constant Air Volume
CDW: Condenser Water CFM: Cubic Feet Per Minute
CHW: Chilled Water FAS: Fire Alarm System
FPTU: Fan Powered Terminal Units
HVAC: Heating, Ventilation & Air Conditioning MSDS: Material Safety Data Sheet
OSHA: Occupational Safety & Health Administration PMG: Hines Interests Property Management TSAC: Tenant Supplemental Air Conditioning
VAV: Variable Air Volume
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SECTION B
MINIMUM INFORMATION REQUIREMENTS FOR ARCHITECTURAL AND ENGINEERING PLANS AND SPECS
The following information should be clearly identified in the Tenant Plans submitted to the Landlord.
A. Architectural Information
1. Location and type of all partitions. 2. Room numbers for each area.
3. Location, height, and swing of all doors. 4. Ceiling heights or the location and extent of drywall ceiling (if any).
5. Special alignment of fixtures with diffusers, if required. Specific location of downlights in the ceiling.
6. Architectural or structural elements to be located above the ceiling (i.e. recessed projection screens, overhead security grills, structural supports for special architectural details, or items of a similar nature).
7. CAD disk or wash-‐off Mylars showing final layout of Tenant space. Quantity and type of base sheets will be determined by Tenant's Engineer.
B. Electrical and Telephone Information
1. Location of wall-‐mounted electrical and telephone outlets. No electrical or telephone/data outlets may be located along the exterior wall of the building.
2. Floor-‐mounted electrical and telephone outlets. Dimensions must be coordinated with the building structural, HVAC, sprinkler, and electrical systems. Note: If applicable, Landlord’s structural engineer must review and approve, at Tenant’s expense, core drill locations. Landlord must be notified of any core drilling requirements prior to work. Landlord may require X-‐rays of slab at Tenant’s expense prior to drilling.
3. Location, power requirements, and specifications for special receptacles and separate circuits. Provide manufacturers' specifications for all special equipment including appliances, copiers, computer equipment, and word processing equipment.
4. Description of the space requirements and electrical and mechanical requirements (i.e. heat rejection, temperature, hours of operation) for all telephone or computer equipment within the Leased Premises. Note: All telephone and security equipment shall be located within the Leased Premises.
5. Indicate the requirement for any emergency disconnect switches or power for any data processing equipment.
6. Electrical load calculations to Landlord prior to Construction.
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7. All new telephone services shall be properly routed, supported and identified.
C. Lighting Information 1. Locate and identify fixtures and provide specifications for all fixtures. The
locations of fixtures must be coordinated with the building structural, HVAC, sprinkler, and electrical systems. This coordination is the responsibility of the Tenant's Architect.
2. Indicate any special foot candle requirements. 3. Locate and zone all switches, dimmers, and other lighting control devices.
4. Indicate the location of all exit lights and all emergency lighting as required by applicable codes.
5. Indicate locations of occupancy sensors. Note: Occupancy sensors are to be used throughout the premises. Architect to coordinate location with furniture layout.
D. Mechanical Information
1. Kitchenette Special HVAC Requirements In order to provide acceptable indoor air quality to occupants, new tenant fit outs must include exhaust air connected to the toilet exhaust riser or other exhaust vent exiting the building for kitchens, kitchenettes, and printing area per ASHRAE 62.1-‐2007. A kitchen is defined as a space for cooking, storing, and heating food that includes an oven or stove, microwave, and refrigerator. A kitchenette is defined as a space for cooking, storing, and heating food that includes a refrigerator and one food-‐heating or warming device (toaster, microwave, etc.). Building Management reserves the right to mandate or delete exhaust over special equipment if they believe indoor air quality may be adversely affected or meets the general intent of the requirements listed above.
2. Printing Area Special HVAC Requirements
In order to provide acceptable indoor air quality to occupants, new tenant fit outs must include exhaust air connected to the toilet exhaust riser or other exhaust vent exiting the building for printing areas per ASHRAE 62.1-‐2007. A printing area is defined as any space 200 sqft or less that has at least three printing, faxing, or copying machines. A printing area can also be defined as any room or space whose expected average printing or copying rate exceeds 120 pages per hour in an eight hour day. Building Management reserves the right to mandate or delete exhaust over special equipment if they believe indoor air quality may be adversely affected or meets the general intent of the requirements listed above.
3. Identify the high density occupancy areas and describe the occupant load to be used in designing the HVAC system. Note: This information is used by Tenant's Engineers in determining air conditioning requirements. Occupancy in excess of design load may result in temperature control
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problems during the periods of excess occupancy. Typically, a copy of the furniture layout will convey this information.
4. Identify all non-‐standard HVAC and special exhaust requirements, such as conference, word processing, and computer rooms, including idling and start up heat outputs and the percentage of time each machine runs in each area. Indicate any requirements for additional cooling (i.e., 24-‐hour cooling or weekend cooling) at times when the building systems are not in operation.
5. Provide chilled water usage calculations for the space.
6. Specify materials and installation procedures which meet the criteria for maintenance of the Base Building standards for Indoor Air Quality (i.e. no internal duct insulation).
Specify kWh and BTU meters for all TSAC. Manufacturer: Omnicom 5. Specify air flow volumes for all terminal devices and reconcile quantities with
source equipment capacities
E. Plumbing Information 1. Provide the location and specifications for sinks or other plumbing fixtures.
2. Indicate the location of water supplies for appliances and drains from appliances.
3. Coordinate the location of plumbing fixtures with the Base Building structural, HVAC, sprinkler, and electrical systems and existing Tenant conditions.
4. If applicable, the review of all core drill locations by Landlord approved structural engineer prior to performance of work.
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SECTION C
MINIMUM REQUIREMENTS FOR TENANT PLANS In addition to the engineering information outlined in Section B, the following minimum information should be included in the Tenant Plans: A. General
1. Base Building mechanical, electrical, and plumbing specifications for the Tenant Improvements, and any supplementary specifications prepared by Tenant's Engineer should be incorporated by reference into the Tenant Plans by Tenant's Architect.
2. Landlord requires the use of low or no VOC products when designing the Tenant space. Compliance with Landlord’s “Indoor Air Quality Specifications” as outlined in Section E.
B. Architectural Information
1. Indicate the location and types of partitions. Landlord encourages Architect not to split perimeter windows, but instead partition them at window mullions.
2. All dimensions necessary to lay out space as designed. Critical dimensions must be clearly indicated along with the angle of any diagonal partitions or radii of any curved partitions. Provide dimensions and details for any cased openings.
3. Indicate dimensions, if required, for the location of outlets and switches. Building Standard telephone or data outlets require the Tenant's use of plenum rated cable and interduct. If conduit is required for Tenant's cabling, the conduit will be installed at Tenant's expense and should be so indicated on the Tenant's Plans.
4. Indicate the location, swing, and specification for all doors, door frames, and hardware. Unless otherwise indicated, the Contractor will assume Building Standard latch sets at interior doors and locksets with closures at public corridor doors, and will price the work accordingly. Include Tenant keying schedule.
5. Tenant's Architect should be aware that above-‐standard ceiling treatments will need to include provisions for ceiling access to air distribution equipment, electrical junction boxes, and any other areas above the ceiling for which access is required either by code or for maintenance.
6. Provide and indicate locations of accommodations for above ceiling access for service and maintenance of above ceiling systems and equipment.
7. Indicate locations, including dimensions where necessary, for all light fixtures. Indicate ceiling grid start points necessary to achieve the desired lighting layout.
8. Indicate locations and dimensions (including height) where appropriate for all electrical and telephone and data outlets (the engineering
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documents typically do not include dimensions). Location of these devices is not permitted in the exterior wall.
9. Indicate the location of any millwork and provide elevation, sections, and details sufficient to clearly describe all requirements, including in wall blocking to support wall hung cabinetry.
10. Provide support framing details for special walls, doors, wall-‐mounted millwork and bookshelves, and any ceiling-‐mounted equipment.
11. Provide a finish schedule and finish legend clearly indicating the room number, wall finishes, floor finish, and ceiling finish (if different from Building Standard).
12. Indicate the location and specification for all paints, wall coverings, or other wall finishes. Where wall covering is desired, Tenant should make certain that the material is available in accordance with design and construction schedule.
13. Provide locations and complete specifications for all floor coverings, including transition strips.
14. Indicate the weight, description, and location of exceptionally heavy equipment (such as library shelving, filing cabinets, safes, UPS batteries, or other large equipment) which exceed 80 psf live load, plus 20 psf partition load as well as any contemplated floor penetrations. Provide corresponding structural details where applicable.
15. Designate areas requiring critical slab levelness for items such as specialty millwork, files, or wood flooring.
16. All entrance details on multi-‐tenant public corridors, including graphics, must be those reviewed by Landlord.
17. All modifications to the Base Building (slab penetrations, ceiling elevation modifications, for example) must be reviewed and approved by Landlord.
18. Tenant’s Architect must specify and locate the Base Building linear diffusers in the reflected ceiling plan. The Base Building linear diffusers are to be installed centered on the window and tight to the window head.
C. Sprinklers
1. The fire protection subcontractor must locate all sprinkler heads based on the Tenant's reflected ceiling plan. The heads must be located to conform with the building fire protection system and Local Jurisdiction code requirements. The Tenant's Architect will review and approve the sprinkler shop drawings before the work is released for construction.
2. The sprinkler heads should not be shown on the Tenant Plans unless the Tenant has special design requirements. Any area which must receive a non-‐standard fire protection system (pre-‐action system) must be shown.
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SECTION E
INDOOR AIR QUALITY SPECIFICATIONS ASHRAE 62-‐89 Ventilation Standard for Acceptable Indoor Air Quality has been used as a guideline for this document in establishing minimum IAQ standards in addition to those required by local codes.
A. General
1. The purpose of this section is to protect the indoor air quality in the area under renovation and in all surrounding areas, which may be impacted by the construction activities associated with the Tenant Contractor’s work. People affected by this include building occupants and visitors in adjacent areas to your worksite as well as workmen within the area being renovated. It is the (Tenant Contractor’s) responsibility to ensure the following:
• that indoor air quality is maintained at all times
• that no dust, debris, fumes or other harmful contaminants are introduced to the building in a way that may potentially impact good indoor quality
• that no dust, debris, fumes or other harmful contaminants are introduced to the HVAC air pathways including C.A.V. units, ductwork, air handling units, and return plenums.
• that no dust, debris, fumes or other harmful contaminants remain within the air pathways and space that may be occupied after construction. This may require thorough internal duct cleaning, return plenum cleaning and future tenant space cleaning at the contractor’s expense.
The Landlord may make available some equipment including ventilation fans and filter media to assist the Tenant’s Contractor in meeting this goal as a courtesy only. Additional equipment needed to meet this requirement is to be provided by Tenant Contractor’s at their expense and may include additional ventilation fans, filters “clean air machines”, air handling equipment and HVAC equipment.
2. Adequate ventilation during the construction process is the key to maintaining acceptable indoor air quality. It is during Tenant construction that the largest quantity of air borne chemicals is likely to be released.
3. Materials and finishes should be selected and specified which produce a minimum amount of chemical emissions. A list of some manufacturers and their products who meet established pollutant standards is available upon request.
4. The construction schedule must include adequate time after installation of materials and finishes for the removal of toxic emissions (“off-‐gassing”) which are present in many construction materials, finishes, and furnishings. New carpet should be unrolled at the warehouse and off-‐gassed for a minimum of 48 hours prior to installation.
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5. All building HVAC equipment located in areas that could be contaminated by construction related activities must be protected prior to the commencement of any work. The returns on all fan powered terminal units must be closed, all return plenums or return duct work must be sealed, and any open duct that could be contaminated by construction activities must be sealed. If demolition or construction begins prior to initiation of these protective requirements, the Contractor will be required to clean, at their cost, all related HVAC system components and duct that could have been contaminated.
B. Requirements
1. The HVAC system should be designed to include sufficient air volume distribution to the occupants, adequate outside air delivered to the occupants, ease of air system balance, and adequate start-‐up commissioning with follow-‐up documentation and verification. HVAC ducts, plenums, and equipment shall be designed, constructed, and installed to minimize or prohibit the growth or dissemination of microorganisms.
Such design shall include: · External thermal duct insulation;
· Dual wall construction of equipment handling air;
· Stainless steel components inside air handling equipment; and · Air filtration to minimize the introduction of dirt and to clean
recirculated air.
Follows is a brief outline of these requirements. Refer to the guideline for complete information and details. Two methods of controlling IAQ are offered:
2. Renovation when following Pollutant Specification
• Requires a minimum of one filtered air change per hour. This may require modification of OA supply duct.
• Local exhaust is required.
• Seal all return plenums between construction area and occupied area. This may require ducting of return air between occupied area and AHU.
• Re-‐balancing of AHU to provide proper amounts of OA and re-‐circulated air to construction and occupied area.
3. Renovation when not following Pollutant Specification
• Requires a minimum of two (2) air changes of outside air per hour in the construction area and enclose the construction area when construction begins, i.e., grinding concrete floors, sanding sheet rock, or application of wet products like painting, sealing, etc. Supply fans must be operated only during hours of actual construction, not 24 hours a day. Supply fan operation must be programmed to use outside air in lieu of return air. Caution must be exercised in extremely cold weather.
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• Provide a minimum of two (2) air changes of outside air, twenty-‐four (24) hours per day commencing with installation of floor covering products, and continuing until the last day before occupancy. Caution must be exercised in extremely cold weather.
• Local exhaust is required.
• Seal all return plenums between construction area and occupied area. This may require ducting of return air between occupied area and AHU.
• Re-‐balancing of AHU to provide proper amounts of OA and re-‐circulated air to construction and occupied area.
The Pollutant Specification describes those materials used in construction, which tend to introduce pollutants at or below specific target levels and is included in the Hines’ guideline “Indoor Construction and Indoor Air Quality”. Use the checklist in appendix; Exhibit J to assist in section of these materials.
Similar measures are required for new construction and are also described in the guideline. See Chart on next page for Summary of requirements:
4. Contractor, at Tenant’s expense, will install and operate temporary exhaust fans, equal to one fan for every 5,000 to 6,000 square feet of area under construction, in order to exhaust air through the windows at a rate of one hundred percent (100%) of the outside air plus ten percent (10%). Operation of exhaust fans should begin simultaneously with #2 or #3 above. Exhaust fans must be removed prior to occupancy. All building return air to the air handling unit will be temporarily sealed, to the extent feasible. Toilet exhaust will remain open. Careful coordination with the Property Manager is essential.
5. Contractor should, whenever feasible, allow wet applications to dry completely before installing dry materials and furnishings.
6. Prior to commencing work, Contractor must provide Property Manager with Material Safety Data Sheets (MSDS) for all applicable materials and products. Specific installation criteria will be approved based upon this information.
7. Contractor shall be required to minimize the air concentrations of volatile organic compounds (VOC’s) by controlling their source and selecting building materials based in part on their favorable air quality characteristics.
8. Contractor shall minimize, whenever possible, the on-‐site use of wet materials producing VOC’s such as lacquer, adhesives, paints, etc. Factory application of these finishes should be specified whenever possible. On-‐site work with materials that produce VOC’s must be approved by Landlord in advance and performed after normal operating hours.
9. Asbestos -‐ all EPA, OSHA and local regulations including 310 CMR 7.09 and 4.00 regarding the surveying, identification and handling of asbestos containing materials (ACM), suspected asbestos containing materials (SACM) and presumed asbestos containing materials (PACM) are to be followed. A
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survey prior to demolition is required, according to OSHA regulations 1410.1 and 1426.1101. Other forms of proof that no asbestos containing materials are present may be used such as MSDS, or Architect Certification. Completion of MA form BWP AQ 06 is required. See the Hines Asbestos Guideline for details and procedures. Environmental Health Inc. is a pre-‐approved testing contractor. Contact Cathy Coe at 603.465.7284 to arrange
10. Prior to commencing work, Contractor must provide Property Manager with a completed asbestos survey in a format to be provided to Contractor by Landlord.
11. Prior to commencing work, Contractor must provide Property Manager with certification indicating non-‐asbestos containing materials which will be used in the renovation/build-‐out.
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SECTION F
TENANT EXTRA IMPROVEMENTS COST CONSIDERATIONS A. General
1. Coordination of activities outside leased area. Some construction activities such as coring, cable routing requires entry to other tenant’s leased areas. These activities may require special security escorts or direct support form affected tenants. Potential costs for these added services should be factored.
B. Mechanical
1. Heat Load/Incandescent Lighting. Tenant's use of special lighting systems, in particular incandescent lighting, may require additional air conditioning and ventilation due to the increased heat load. Additional costs may be minimized by avoiding concentrations of incandescent fixtures.
2. Heat Load/Office Equipment. Special equipment such as copiers, computers, word processing equipment, and telephone equipment may require additional air conditioning and ventilation. Tenant's Engineer should be provided with the equipment voltage and amperage requirements (manufacturer's specifications), as well as a statement concerning the anticipated usage of the equipment. With this information, the Tenant's Engineer can provide an air conditioning and ventilation system which satisfies the Tenant's needs and minimizes the cost of Tenant Extra Improvements. Office equipment shall not be placed directly under thermostats.
3. Conference/LAN/Computer Room HVAC. Conference rooms often require special air conditioning and separate zoning, and in some cases, exhaust ventilation. Additional costs may be anticipated for rooms which regularly exceed a capacity of one person per 100 square feet of Usable Area. To minimize these additional costs, conference rooms should be located near existing VAV boxes. Supplemental AC units shall be monitored at Tenant’s expense with a Kwh meter tied into the building management system.
4. Recessed Lighting Locations and Ductwork. The Tenant's Architect and Tenant's Engineer must coordinate the location of recessed lighting whose height might conflict with existing Base Building ductwork. Recessed light fixtures should be located clear of ductwork and sprinkler lines in order to avoid the additional cost of ductwork relocation or modification. In all cases, Landlord recommends the use of low profile light fixtures.
C. Electrical
1. Dedicated Circuits. Certain equipment such as copiers, telephone switches and computer equipment often require dedicated circuits. Therefore, in order to minimize additional costs, dedicated circuits should be used only where necessary.
2. Floor Outlet Locations. The Tenant Architect must coordinate the use of "poke-‐through" type floor outlets with the structural and mechanical drawings in order to avoid a conflict with the structure, Base Building ductwork, or existing Tenant work below. The installation cost to Tenant of this type of
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outlet will also include the review and comment by a Landlord approved structural engineer and Landlord. There will also be additional costs to examine the slab prior to installation.
3. Electrical Power Capacity. Sufficient electrical capacity is furnished for incandescent lighting and for 120 volt equipment such as computers, calculators, and other machines with low electrical power consumption, provided the demand load does not exceed 3.5 watts per square foot of Usable Area. Tenant’s Engineer is to calculate and provide Landlord with power consumption calculations. If a Tenant's electrical requirements exceed the capacity of the Base Building electrical distribution panel boards and/or transformers (or pro rata share thereof on a multi-‐tenant floor) then the costs associated with providing the additional capacity will be at Tenant's expense. “High Capacity Electrical Equipment” as defined in the Lease shall be separately metered at Tenant’s expense.
D. Plumbing
1. Special plumbing requirements such as labs, lavatories, toilets, dishwashers, and icemakers should be located near the Base Building plumbing risers which are available for Tenant connections of domestic water, sanitary, vent and exhaust in order to minimize the length (and therefore the cost) of Tenant service lines. As indicated on the Base Building drawings, these stub-‐outs for waste, vent, and cold water are available on each floor.
2. Landlord advises careful consideration of the requirement for toilet facilities within the Leased Premises. The size of the waste line combined with the required drainage slope to the nearest wet stack can be costly due to coordination of this waste line with existing work. Additionally, the location of the slab penetration for a floor mounted toilet does not allow for adjustment due to structural constraints. A wall mounted toilet is somewhat more flexible.
3. Landlord will require Tenant’s architect to specify a waterproof membrane in all restrooms contained within Tenant’s space.
4. Tenant’s Engineer is to calculate and provide Landlord with condenser water consumption calculations.
5. Shut off valves must be provided at all sinks and equipment supplied by the domestic water system.
6. All hot or cold piping must be insulated. Proper access for all valves and cleanouts is to be provided.
7. All new plumbing is to be pressure leak tested.
8. All water heaters are to be equipped with drain pans piped to a drain in a professional manner. Water heaters are also to be equipped with “First Smart” Sensor Leak Detector System model number FSS-‐IZMS.
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SECTION G
LANDLORD REVIEW CHECKLIST This checklist is to be used as a tool for to track certain required events in the project and is intended to be complementary to the balance of this document such that anything uniquely required in this table or the balance of the document shall be as if required by both.
DESIGN AND CONSTRUCTION TEAM RESPONSIBILITIES
The Landlord’s Team
Landlord Property Manager Engineering Manager
Phone:
Fax:
Phone:
Fax:
The Tenant’s Team
Tenant’s Representative Tenant’s Architect Tenant’s Engineer
The Contractor
Main Office Project Manager
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PRE-‐CONSTRUCTION PLANNING
Introductory Meeting
Agenda
Establish schedule of ongoing coordination meetings
Base Building Plans and Specifications to Tenant/Tenant’s Architect (Provided by Landlord)
Landlord’s names and contact numbers for Base Building Architect/Engineer (Provided by Landlord)
Base Building General Conditions (Provided by Landlord)
Landlord Review Procedures and Rules of the Site (Provided by Landlord)
Request Indemnification (see Exhibit A)
Request Insurance Agreement (Exhibit B)
Request Certificates of Insurance from all Contractors (Exhibit B)
Request Bond from Contractor(s)
Request Lien Waiver
Request Pest Control Plan
Proposed design and construction schedule (Provided by Tenant/Tenant’s Architect)
Landlord to suggest review of Lease obligations by Tenant’s Architect
Landlord to suggest development of a Tenant Space Plan
Landlord to suggest Tenant review potential cost savings in Section F
Terminal Unit/EMS LAN documentation proving system integrity prior to demo (Provided by Landlord)
Tenant Space Plan
Interim review of Tenant Space Plan by Landlord
Review of the Tenant Space Plan
Other Items for Tenant’s Consideration
The Tenant's Architect properly labeled all sets of proposed permit drawings
The Tenant Improvements have been designed in accordance with code
Landlord to suggest that long lead items be identified by Tenant
Changes made to the Tenant's Plans after review to be resubmitted to Landlord
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Tenant direct contracts identified and planned for (i.e. telephone, furniture, security, etc.)
Development of the Tenant Plans
Landlord to deliver, “Minimum Requirements for Engineering” Information Package
Engineering Information Package completed by Tenant’s Architect
Architectural and Engineering Working Drawings
Codes and regulations confirmed by Tenant
TENANT PLANS
Architectural Drawings
Indicate the location and types of partitions
All dimensions necessary to lay out space as designed
Dimensions indicated for the location of outlets and switches
The location, swing, and specification for all doors, doorframes, and hardware are indicated
Any modifications to the standard acoustical tile ceiling are indicated
Locations including dimensions for all light fixtures. Ceiling grid start points that are necessary to achieve the desired lighting layout are indicated
Locations and dimensions (including height) indicated for all electrical, telephone and data outlets
Location, elevation, sections, and details of any millwork
Support-‐framing details for special walls, doors, wall-‐mounted millwork and bookshelves, and any ceiling-‐mounted equipment is provided
Finish schedules and finish legend provided
All paints, wall coverings, or other wall finishes location and specification indicated
Locations and complete specifications for all floor coverings, including transition strips
Indicate the weight, description, and location of exceptionally heavy equipment. Structural loading to be verified by Tenant
All entrance details on multi-‐tenant public corridors, including graphics
All modifications to the Base Building
Electrical Drawings
Location of wall-‐mounted electrical and telephone outlets
Floor-‐mounted electrical and telephone outlets
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Location, power requirements, and specifications for special receptacles and separate circuits
Description of requirements all telephone or computer equipment
Design for and install sub metering as required.
Indicate the requirement for any emergency disconnect switches or power
All Building Standard and non-‐Building Standard light fixtures located and identified
Specifications for all light fixtures provided
Special foot candle requirements identified
All switches, dimmers, and other lighting control devices located and zoned
Location of all exit lights and all emergency lighting indicated
Tie-‐in to building system. Verify that existing panels are adequate for the new loads
Mechanical Information
Heavy occupancy areas identified
Identify all non-‐standard HVAC and special exhaust requirements
Specified materials and installation procedures to maintain building Indoor Air Quality. Review procedures with the building engineer. Confirm IAQ requirements for multi-‐tenant floors
Located and specified all sinks or other plumbing fixtures
Location of water supplies for appliances and drains from appliances
Drawings coordinated with Architectural, Structural, and Base Building
All sprinkler heads located by FS subcontractor
Areas receiving a nonstandard fire protection system are shown and specified
Required Inclusions in Tenant Specifications
Keying Schedule
Tenant Furnishings
Air Balance Report
Operating and Maintenance Manuals
As-‐Built Drawings
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RULES OF THE SITE
Landlord has approved the Tenant’s Contractor
Tenant has signed the Rules of the Site
Contractor has signed the Rules of the Site
Receive/approve Indemnification (see Exhibit A)
Receive/approve Insurance Agreement (Exhibit B)
Receive/approve Certificates of Insurance from all Contractors (Exhibit B)
Receive/approve Bond from Contractor(s)
Receive/approve Lien Waiver
Site Logistics Plan received by Property Manager
The Contractor has submitted names to Property Manager of its quick response team.
Contractor and Property Manager have reviewed the existing condition of the site
The Contractor has created a videotape or photographic documentation of the construction area prior to the start of construction
Contractor has received written permission to move onto site
Contractor has instituted a Safety Plan
Contractors has supplied the Property Manager with the following materials 48 hours before work commences
Asbestos survey complete
Contractor certification that non-‐asbestos containing materials are being used
A copy of their Hazard Communication standard Program as required by OSHA
“Materials Safety Data Sheets” provided by Contractor
Contractor to provide electrical load calculations to Landlord
All concrete “cores” identified and properly X-‐rayed
Landlord to approve all “wet-‐taps” of the condenser water system
A list of products and their hazardous substances which the Contractor plans to use
Landlord to approve all modifications to the building control system
Landlord to approve the relocation of any temperature sensors
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Temporary ventilation plan for removal of VOC/fumes from space (see Section E, “IAQ Specifications”)
Written notification of the use of welding or open-‐flame equipment
Contractor has arranged for air balance
Air balance reports submitted in format approved by Tenant’s MEP Engineer and as per Exhibit E of BR&R
Contractor conducts weekly job progress meetings with agenda, change order drafts, updated schedules, long lead items identified and submittal schedules.
Contractor provides reasonable notice for building system shutdowns
Contractor to submit schedule for loading dock use
CONSTRUCTION
Administration
Tenant Plans conceptually reviewed and commented upon and letter with Notice to Proceed Issued
Permits Received:
□ Demolition □ Construction □ Electrical □ Plumbing □ Welding/burning □ Fire Dept/Alterations/Construction □ Fire watch(es) □ Smoke detector bypass/bagging □ Indoor Air Quality -‐ BWP-‐AQ-‐06
Contract signed
Tenant’s Schedule received
Contractor Schedules received
Receive/approve Construction Schedule
Receive/approve Pest Control Plan
Trash dumpster approval by Landlord
Badging or identification system implemented by Contractor
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Parking procedures implemented by Contractor
Quality
Quality Program received from Contractor
Site Visits procedures established
Engineering Field Reports formats decided, procedures in place
Daily trash removal plan in place
Close-‐Out
Record Drawings received by Property Manager
Certificate of Occupancy (New Space only)
Architectural Punchlist completed by Tenant Architect, Construction Manager, and Building Engineer
Engineering Punchlist completed by Tenant Engineers, Construction Manager, and Building Engineer
Punchlist Completed by Contractor
Operating and Maintenance (O&M) Manuals received by Property Manager
As-‐Built Drawings received by Property Manager
□ Black, blue line or sepia □ Electronic/CAD
o Architectural
o Electrical
o Mechanical
o Plumbing
o Structural
Electrical Panel Schedules
Property Accountant notified of all billable items to Tenant or General Contracts
Property Accountant receives back-‐up for payment of Tenant Allowance
Rent start letter sent to Tenant
Initialize electric metering with Energenix
Air balance reports
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EXHIBIT A
Indemnity Agreement The Contractor agrees to indemnify and save harmless Owner, its partners and their officers, agents, servants, employees, and the Architect and each of them (hereinafter individually and collectively the "Indemnities"), from and against any and all claims made or asserted for any damage or injury of any kind or nature whatsoever (including death resulting therefrom) to any person or property including, without limitation, claims for damage or injury to any employees of the Contractor, his subcontractors or otherwise which claims are resulting from or arising out of the execution of this Work, whether or not such claims are based upon indemnities alleged active or passive negligence, alleged strict liability in tort or participation in the wrong or upon any alleged breach of any statutory duty or obligation on the part of indemnities (regardless of the percentage or degree that the conduct of indemnities contributed to the loss in question) and further from and against all loss, cost, expense, liability, damage or injury, including legal fees, that Indemnities may directly or indirectly sustain, suffer or incur as a result thereof and the Contractor agrees to and does hereby assume on behalf of Indemnities the defense of any action at law or in equity which may be brought against Indemnities by reason of such claims and to pay on behalf of Indemnities upon their demand, the amount of any judgment that may be entered against Indemnities in any such action. Notwithstanding anything to the contrary herein, this Indemnity shall not extend to Indemnities in the event, and only in the event, injury or damages are sustained by reason of the intentional torts of Indemnities or solely by reason of the negligent conduct of Indemnities.
APPROVED AND ACCEPTED THIS __________ DAY OF __________, __________.
BY:
TITLE:
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EXHIBIT B
Insurance Agreement
TENANT:
TENANT CONTRACTOR:
SUBCONTRACTOR NUMBER:
SUBCONTRACT DATE:
This Agreement shall evidence the obligation of Tenant's Contractor to be bound by the terms of this Agreement as a condition to being permitted to perform the work for Tenant. Although Hines Global REIT Riverside Center LLC has not signed this Agreement, the Tenant's Contractor agrees that the Owner shall be entitled to the benefits of this Agreement and may enforce it directly against Tenant's Contractor. Tenant's Contractor shall be bound by the build-‐out requirements as amended from time to time, a copy of which has been provided to Tenant's Contractor. Tenant's Contractor shall, at its own expense, maintain in effect at all times during the performance of the work not less than the following coverage and limits of insurance, which shall be maintained with insurers and under forms of policies satisfactory to the Owner.
A. Comprehensive Automobile Liability Insurance to include non-‐owned, hired, rented, as well as owned vehicles.
1. Bodily Injury $500,000 for each person $1,000,000 aggregate for each occurrence
2. Property Damage $500,000 for each accident
$1,000,000 aggregate B. Fire or Extended Coverage
Insurance on equipment tools and materials owned or rented by Contractor. Amount to be determined by Contractor to be necessary to protect against liability.
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The Fire and Extended Coverage Insurance policy shall include a waiver of subrogation clause as follows: "It is agreed that in no event shall this Insurance company have any right of recovery against Owner or Architect."
C. Workmen's Compensation and Occupational Diseases Employer's Liability is $500,000.
D. Comprehensive General Liability Insurance
1. Bodily Injury $500,000 for each person $1,000,000 aggregate
2. Broad Form Property Damage $500,000 for each person $1,000,000 aggregate
3. Contractual Liability Coverage $500,000 for each person
$1,000,000 aggregate 4. Contractor's Protective Liability $500,000 for each person
$1,000,000 aggregate
5. Explosion, collapse and $500,000 for each person damage to underground utilities $1,000,000 aggregate
6. Completed operations coverage for $500,000 for each person a period of ten (10) years after final $1,000,000 aggregate
acceptance of the Work.
All Subcontractors' policies shall contain an endorsement providing that written notice shall be given to the Owner at least thirty (30) days prior to termination, cancellation, or reduction or material change of coverage in the policy.
The Bodily Injury and Property Damage Liability policies shall contain the following: A. Provisions or endorsement naming the Owner, Development Manager, and
Lender as additional insured as respects liabilities arising out of Tenant Contractor's performance of the work at the project site and providing that such insurance as respects the interest of the Owner and that any other insurance maintained by the Owner is excess and not contributing insurance with the required hereunder.
B. "Cross Liability" or "Severability of Interest" clause.
C. Elimination of any exclusion regarding loss or damage to property caused by explosion or resulting from collapse of buildings or structures or damage to property underground, commonly referred to by insurers as the "XCU" hazards.
D. Provision or endorsement stating that such insurance, subject to all of its other terms and conditions, applies to the liability assumed by Tenant's
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Contractor under the Rules of the Site or under the contract between Tenant and Tenant's Contractor.
E. Provision or endorsement waiving any rights of subrogation against the Owner, Development Manager, and Lender.
F. Provision or endorsements confirming coverage for complete continual liability and broad form property damage.
Prior to commencement of work, Tenant's Contractor shall return two of the attached Insurance Certificates properly executed and signed by an authorized representative on behalf of the insurer(s) evidencing the above coverage and conditions to the Owner and Development Manager. Tenant's Contractor further agrees, upon written request by the Owner and Development Manager to furnish copies of such policies, certified by an authorized representative of the insurer(s).
It is understood that the Tenant's Contractor is responsible for compliance with the requirements under the Williams-‐Steiger Occupational Safety and Health Act of 1970.
APPROVED AND ACCEPTED THIS __________ DAY OF __________, __________.
BY:
TITLE:
OWNER: Hines Global REIT Riverside Center LLC, and Hines Interests Limited Partnership
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CERTIFICATE OF INSURANCE
The following is the information you requested, regarding insurance forms. When contracting for service, please insure that your vendor provides Hines (fax 617.969.7400) with a certificate of insurance BEFORE work begins. Please call with any questions or concerns. Thank you.
ADDITIONAL INSURED
Hines Global REIT Riverside Center LLC Hines Interests Limited Partnership
ISSUED TO
Certificate Holder:
Hines Global REIT Riverside Center LLC
c/o Hines Interests Limited Partnership
275 Grove Street
Newton, MA 02466
NAMED INSURED Hines Global REIT Riverside Center LLC
DESCRIPTION OF PROJECT OR OPERATIONS
Office Space 275 Grove Street
Newton, Massachusetts 02466
This is to certify that the insurance company(s) shown below has (have) issued policies of insurance, as described below to the insured named above, and to certify that such policies are in full force and effect at this time. It is agreed that none of these policies will be canceled or changed so as to affect insurance described by this certificate until thirty (30) days after written notice of such cancellation or change has been delivered to the insured and named insured at the addresses shown above.
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EXHIBIT C
Contractor Pass Applications Form
• Each contractor will be assigned a contractor badge to be kept through the duration of the construction project.
• All contractors are required to wear badges when on site.
• Badges should be visible on outer clothing at chest level.
• Contractors found on site without a badge will be asked to vacate the premises.
• Each contractor is responsible for his/her badge.
• Lost or stolen badge should be reported to security immediately.
• Anyone wearing a badge, which has been reported lost or stolen will be asked to leave the premises.
NAME (PRINT):
SIGNATURE:
COMPANY:
PROJECT SUPERVISOR/ FOREMAN:
PASS NUMBER:
DATE:
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EXHIBIT D
FIRE ALARM TEST NOTIFICATION
To: Hines
David Estes, Engineering Manager Jen Gless, Administrative Assistant
From: Electrician
Superintendent
Date/Time
(must be a minimum of three working days prior to test date)
Re: Fire Alarm Testing
Floor:
Tenant:
Building:
On __________ (day) the __________ (date) at __________ am/pm we would like to schedule a fire alarm test for the ________ floor of Building 1 / 2 / 3 of Riverside Center. Please meet the building engineer at the Fire Command Center on the ground floor of Building 1 / 2 / 3 that morning. Thank you.
NOTE:
The General Contractor is responsible for confirming that this is acceptable to all parties.
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EXHIBIT E
INDOOR AIR QUALITY COMPLIANCE TABLE
CONSTRUCTION MATERIALS, FINISHES AND FURNISHINGS
PRODUCT NAME
SUBMITTED BY
DOES PRODUCT COMPLY WITH FOLLOWING
STANDARDS
YES
NO
PREDICTED AIR CONCENTRATION
30 DAYS (UG/M3)
EMISSION RATE
30 DAYS
(UG/M3 – HR)
TIME TO COMPLIANCE
(DAYS +-‐ 0.1)
1. Formaldehyde
60 ug/m3
2. Total VOC 500 ug/m3
3. Total Particulate 50 ug/m3
4. 4-‐PC
6.5 ug/m3
YES NO YES NO SUBMITTALS
NAAQS Complaint Product Description
Test Protocol
1/10 TLV Compliant Graphs, tables, supporting data
Laboratory name, address, phone
Note: If answers to 1 through 4 above are Yes, then the product meets the Hines target guideline.
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EXHIBIT F
CONSTRUCTION IAQ CHECKLIST
Include IAQ protection measures in proposals and all pre-‐construction meetings. Make sure on site supervision is familiar with requirements and procedures.
Use construction practices that minimize dust and fumes.
Prevent dust infiltration to all air conveyance equipment:
Shut off all CAV units and AHUs. Cover all CAV induction ports.
Cover all open duct work.
Check frequently to ensure these measures remain in place.
Create negative pressure work zone:
Install barriers on partially occupied floors. Install ventilation fans to create negative pressure zone.
Verify that fans remain in operation during construction process.
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EXHIBIT G
WELDING/BURNING PERMIT LETTER FROM LANDLORD
Date
Mechanical Contractors Newton, MA 02466
Re: Riverside Center
Dear Sir or Madam:
_________ has notified this office that you are their designated subcontractor for the welding to be performed _______.
We understand that welding, cutting and burning may be required.
Please let this letter serve as authorization for welding, cutting and burning as required to complete the HVAC work. We understand that we are issuing this letter so that you may obtain the necessary permit from the City of Newton and the Newton Fire Department. Please understand you are bound to observe all building regulations as well as state and local codes with regard to the safe conduct of this work.
Regards,
David Pete Property Manager
C. Gregory Brown, Vice President Property Management David Estes, Engineering Manager
![Cambodian Construction Regulations Sec05-Structure [1]](https://img.dokumen.tips/doc/110x75/577d248c1a28ab4e1e9cb8e5/cambodian-construction-regulations-sec05-structure-1.jpg)
