560 Mission Electronic Tenant® Portal Created on February 22, 2015 Building Operations: Engineering Title Name Chief Engineer Gary Walters Assistant Chief Engineer Demetrius Miller Phone (415) 512-5600 (415) 512-5600 Email [email protected] [email protected] Building Operations: Property Management The staff of 560 Mission is dedicated to making your work environment as safe and pleasant as possible. Property Management Office is located on the first floor of the building in Suite 100 and is open from 8:00 a.m. to 5:00 p.m., Monday through Friday. Please do not hesitate to contact the management office at: Phone: (415) 512-5600 Fax: (415) 512-5606 Address: 560 Mission Street, Suite 100 San Francisco, CA 94105 The following personnel are available to address your needs: Title Property Manager Assistant Property Manager Tenant Services Coordinator Property Accountant Name Phone (415) Brad Collins 512-5600 (415) Jeannie Tam 512-5600 Dana Boardman (415) 512-5600 Mega Goutama (415) 512-5600 Email [email protected] [email protected] [email protected] [email protected] The Property Management Office telephones will transfer to the security office between 5:00 p.m. and 8:00 a.m. Monday through Friday, and on weekends. Management and engineering staff are on-call at all times to respond to any emergency situations. Building Operations: Holidays The Building Holidays observed each year are listed below in order to aid your planning operations during the year. New Year's Day Martin Luther King Jr. Day President’s Day Memorial Day Independence Day Labor Day Thanksgiving Day Christmas Day Janitorial services are not provided on weekends and the holidays listed above. Building Services: Afterhours Lighting & HVAC Lighting & HVAC will be provided during standard building hours of 6:00 a.m. to 6:00 p.m., Monday thru Friday. Lighting & HVAC can also be provided on Saturday from 9 a.m. to 1:00 p.m. free of charge (upon request only). Tenants who require lighting after normal building hours of operation, should utilize the Webtalk program to request afterhours lighting & HVAC for each floor. Detailed instructions can be obtained from the Property Management Office. Requested afterhours lighting will be billed on a monthly basis to each tenant at the market rate. Please distribute the passwords only to those individuals who are authorized to request billable services. Click here to access the Afterhours Lighting & HVAC system Click here for instructions for the Afterhours Lighting & HVAC System Building Services: Building Forms For your convenience, we have included downloadable and printable PDF document forms that will expedite various building management service requests. Hard copies of all forms are available from the Property Management Office as well. To view and print PDF files, you need the Adobe Acrobat Reader software. If not already installed on your computer, it can be obtained for free at www.adobe.com. Authorized Signatures Form Construction Demo Waste Form Floor Warden Form Floor Warden Training High Rise Safety Organization Chart Mechanical & Electrical Specs Parking Contract Property Removal Authorization Tenant Access Badge Request Improvement Specifications 8-17 Tenant in-need-of Assistance Form Event Instructions Insurance Requirements Tenant Contact Information Form The following descriptions are to be used as a guide when filling out the attached forms. ACCESS BADGE REQUEST All tenants must have their own access badge to gain entry into 560 Mission and the lobby turnstiles. All access badges are issued to a specific individual, not to the company in general, and are non-transferable. All access badge requests must be requested through the Electronic Tenant Handbook's Service Request System. Please report any lost or stolen access badges immediately to your Company's Floor Contact, Receptionist or Administrative Personnel. AUTHORIZED SIGNATURES FORM These individuals are authorized to sign for Access Badge Requests, Key Requests, Property Removal Passes, After-Hours Lighting, Overtime HVAC and other billable requests. Please mark the appropriate box to indicate which items the person is authorized to sign for. Please make sure this form is kept up to date in the Property Management Office, and submit a new form when there are any changes. FLOOR WARDEN FORM These individuals are designated by your firm to respond effectively and assist other employees in the event of an emergency situation. These individuals should attend a Floor Warden training class provided by the Property Management Office. The Floor Warden’s responsibilities as well as any pertinent information and equipment will be distributed at the Floor Warden training. Please make sure this form is kept up-to-date in the Property Management Office, and submit a new form when there are any changes. PROPERTY REMOVAL AUTHORIZATION FORM Any company employee who wishes to remove equipment or valuables from any office will need to give a Property Removal Authorization Form to the Security Officer on duty. The form must be filled out and signed by an authorized person from your company. Anyone attempting to leave the building with company property without a form will be asked to leave the item until a completed form has been given to Security. TENANT CONTACT INFORMATION FORM The following descriptions are to be used as a guide when filling out the attached form. Please note that one individual may serve as the contact in several areas and that the Executive and Primary Day Contact must be located at 560 Mission. Executive Contacts: These individuals are designated as the primary contacts in the event of a building emergency, i.e. earthquake, fire, bomb threat, etc. Due to the extreme importance of fast and efficient information, it is imperative that this information is kept current and accurate. The name(s) you provide should have the authority to make decisions on building evacuation and any other life safety measures should have the authority to make decisions on building evacuation and any other life safety measures mandated by the situation. After Hour Contacts: These individuals are authorized by your firm to provide us with information regarding after hours activity in your space. Please list them in the order in which they are to be called in the event we need authorization for access or another situation. Day Contacts: These individuals are authorized by your firm to call in day-to-day maintenance requests as well as special or overtime services. They should be authorized to place service requests, which may involve a bill back charge to your company. We ask that these contacts be limited to ensure that we are able to respond to your request effectively. Lease/Rent Contacts: This individual is responsible for your office location with authorization to receive and process notifications regarding lease and rent issues. Receipt of Invoices: This individual is responsible for receiving and approving invoices. Authorized Signatures: These individuals are authorized to sign for after-hour access, key requests, access badges, property removal passes, and overtime HVAC. Please mark the appropriate box to indicate which items the person is authorized to sign. Floor Wardens: These individuals are designated by your firm to respond effectively and assist other employees in the event of an emergency situation. These individuals should attend a Life Safety Training class provided by the Property Management Office, and will have a special hat provided by the Property Management Office to identify them in an emergency. Bomb Threat Contact: These individuals will be contacted whenever there is a bomb threat to 560 Mission. The decision to vacate your premises will be at the discretion of these individuals. Please list them in the order in which they should be called. Building Services: Building Signage and Directory Please contact the Property Management Office to discuss any signage requests. Building Services: Electrical 1. The entire electrical distribution system shall comply with local codes and the National Electrical Code as well as any additional applicable code authorities. 2. The electrical service will be supplied from a power company switch room and vault. The vault will consist of oil-filled transformers connected on the primary to the utility network. Bus from the transformers will serve the main switchboards with 480Y/277 volt, 3 phase, 60Hz power. 3. The main switchboards will include 100% rated heavy duty circuit breakers with solid state trip functions and ground fault protection and/or 100% rated load-break fused disconnect switches with current limiting fuses and ground fault protection. 4. Electrical service to the typical floors will be served from main 480Y/277 volt building plug-in bus risers. These bus risers will be sized to provide 8.0 watts per useable square foot of electrical connected load capacity for tenant use above and beyond the base building electrical requirements. 5. 480Y/277 volt panels at each floor will serve the fluorescent lighting, air handling unit motors, and fan powered terminal unit motors and electric heating coils. These panels will be sized for a total connected load of 6.0 watts per usable sq. ft. capacity for tenant use above and beyond base building electrical requirements, leaving 2.0 watts per usable square foot capacity in the bus riser for future tenant electrical loads. On floor distribution shall be a part of the Tenant Improvement Allowance. 6. Dry-type transformers (with a K-13 rating suitable for use on systems with nonlinear loads) and panel boards with 200% neutrals will serve the 208Y/120 volt tenant lighting, receptacle and equipment loads. Transformers, panels, and distribution will be sized for 3.5 watts per usable sq. ft. capacity for tenant use (this capacity is part of the above described 6.0 watts per usable sq. ft. provided for tenant use at 480Y/277 volts). On floor distribution shall be a part of the Tenant Improvement Allowance. 7. Base building standard lighting for interior common areas ie Copy rooms, pantry, restrooms will consist of 2”x 4” fluorescent deep cell parabolic (18 cell) 2 - lamp fixtures. Each fixture will utilize (2) F032T8 32 watt lamps and a single 277 volt electronic ballast (less than 10% THD). The fixture will be designed to comply with the “preferred” recommendations of the IES RP24 for lighting levels and cutoff for areas in which extensive VDT usage is expected. (This item should be moved to Section 2.3 on pg 36). 8. All line voltage wiring will be in conduit or EMT. Where approved for use in the applicable occupancy and by the local code authorities, type AC or MC cable may be used for branch circuits where not subjected to damage. Aluminum conductors shall be allowed for sizes #1/0 AWG and above where terminated with crimp type compression connectors. Wiring for individual fire alarm indicating and initiating devices shall be plenum rated cable, if acceptable to local code authorities. 9. A diesel powered emergency generator and standby power distribution system utilizing automatic transfer switches shall be provided to serve the following loads: Stair lighting Stair pressurization fans Aircraft warning lights Fire Command Station Service elevator as well as one passenger elevator in each bank Fire alarm system Fire pumps Tenant exit way emergency lighting Smoke management systems Critical tenant loads - may require separate emergency generator. 10. Telephone: Space for telephone “punch-down” blocks (terminations) will be provided in a telephone closet at each typical floor level. A main telephone frame (MPOP) room will be located near the point of service to the building. A series of sleeves will be provided at each level for main vertical distribution. All individual tenant telephone switches and equipment will be located within the tenant spaces. 11. Lighting Systems: Lighting system will be flexible with modular wiring technology. Consider infrared or ultrasonic type occupancy sensors located in “Decora” wall plates for all private offices. Evaluate dimming ballast technology in combination with day lighting and photocell sensors on a life cycle cost basis. The lighting goal shall be 1.2 watts/sq. ft. maximum. The parking garage shall be lighted with fluorescent strip or metal halide fixtures to provide 6.0 to 8.0 foot candles average maintained with an average to minimum ratio of 4 to 1. Walkways and walk areas shall be lighted for appropriate image, safety, and security. 12. Fire Alarm System: A complete code complying fully addressable fire alarm system, which complies with ADA requirements will be provided. The system shall include at least the following: Manual pull stations Speaker horns and visual strobes (ADA approved). Water flow alarms and tamper switch monitoring coordinated with the fire protection system. Smoke detectors at elevator lobbies, which interface with the elevator control system. Smoke detectors at air handling units. Additional monitoring and indicating devices as required by local codes. Fireman’s telephone system utilizing two-way permanent phones and phone jacks. 13. Security System: A card access system will be provided at public entry points. A closed circuit TV monitoring system will be provided at public entry points and loading dock. Building Services: Elevators ELEVATOR SERVICE 560 Mission is equipped with sixteen (16) elevators servicing the following floors: TYPE OF ELEVATOR High-Rise Mid-Rise Low-Rise Garage Service # OF ELEVATORS FLOORS SERVICED 5 Lobby, 20 - 31 5 Lobby, 8 - 20 3 Lobby, 2 - 8 2 Lobby, B1 - B2 1 All Floors Access cards are not required to access the parking garage elevators. SERVICE ELEVATOR 560 Mission was designed with one service elevator available for deliveries. All deliveries should be directed to the loading dock as couriers, messengers or other deliveries will be denied access through the main lobby. Deliveries will be distributed by messenger service throughout the building on a frequent basis. Large deliveries must be scheduled to occur after hours. Reservations for the Freight Elevator should be made in advance through the Property Management Office. If needed, the elevator can be padded to provide added protection to the car’s finishes. Scheduling for use of the freight elevator is also required for tenant office moves. The Property Management Office must be notified of any tenant moving activity (move in, move out, furniture delivery, etc.), or any moving between floors in the Building that would require use of the freight elevator. Service Elevator Cab Dimensions: Door Height: Door Width: Cab Height: Cab Width: Cab Depth: Weight Capacity: 8 feet, 11 inches 4 feet, 2 inches 10 feet, 3 inches 6 feet, 9 inches 6 feet 3,500 Pounds *Note: If deliveries do not meet the above mentioned criteria other accommodations can be made through the Property Management Office. ELEVATOR MALFUNCTIONS In the event that an elevator stops with passengers on board, remember to remain calm. There is no danger. Each elevator is equipped with safety features including an emergency telephone call button. Should an elevator malfunction, press the call button on the bottom of the panel. The telephone will automatically connect you to 560 Mission Security in the Main Lobby. 560 Mission Security will provide assistance in contacting the Property Management Office and ThyssenKrupp Elevator Corporation. Please stay calm and be prepared to provide the elevator number (printed on the upper right panel – example PE#7) and your floor location. We ask that you remain on the line so Security may keep you updated. Building Services: Engineer Services Building Engineers are available should you require service. Please call the Building Management Office to report any of the following: Power failures/electrical malfunctions Broken doors/locks Office temperature too warm/too cool Plumbing problems Chemical or smoky odors in your space Additional Services The building engineers are also available for the following additional services: Hanging pictures/signage (Fridays only) Minor equipment repair * These services will be provided at additional charges to the tenant. Building Services: Janitorial Services Basic janitorial and maintenance services are provided by the Building and include a wide range of services such as cleaning, elevator maintenance, pest control, landscape maintenance and mechanical maintenance. Any additional services, such as overtime air conditioning, removal of heavy trash or special, above standard cleaning, can be arranged by calling the Property Management Office or through the Service Request System. These additional services are billed to the tenant as the expense occurs. CommonWealth Partners provides janitorial service to all tenants in the building. Between the hours of 6:00 a.m. and 6:00 p.m., three (3) Day Porters are available to clean restrooms and public areas and perform light janitorial duties upon request. Should you require service, please call the Property Management Office. The nightly janitorial service provided by the building consists of the following: All garbage/recycling removed Vacuuming of all tenant areas Dusting of all cleared surfaces Cleaning of break room/kitchen floors Conference tables/break room tables wiped off Restrooms cleaned and re-stocked The following specialized services can be provided, at an additional cost, upon request: Deep cleaning of carpet/Stain removal Detail cleaning of offices Interior partition glass cleaning Weekly cleaning of refrigerators and/or loading of dishwasher Interior and exterior window washing occurs at a minimum of three times annually. Your office will be notified prior to commencement of cleaning. Additionally, we can arrange to have interior partition glass cleaned; however, an additional charge for this service will be incurred. Click here for the Service Request System Building Services: Mail Service To ensure your mail is delivered properly, please be sure to address it as follows: Your Name Your Company Name 560 Mission Street, Suite # San Francisco, CA 94105 The US Postal Service delivers the mail to the building Monday through Friday, and will enter the building through the Loading Dock on Anthony Street. They will deliver the mail to the tenant’s mailbox located on the basement level (B1) near the parking office. Tenants are responsible for bringing their outgoing mail to either the Loading Dock or the mail drop box on B1 by 4:15 pm each day. The Security Guard stationed in the Loading Dock will monitor the mail until the collection by US Postal Service. The US Postal Service is scheduled to collect mail from 560 Mission at 4:30 p.m. daily. If metered mail does not make the scheduled 4:30 p.m. collection time for that day, then the tenant will be responsible for re-stamping their metered mail so that the next mailing day’s date appears on the mail. The US Postal Service can only receive metered mail on the day of the date that appears on the envelope. All letter/package deliveries from UPS, FedEx, DHL, Western Messenger, bicycle messengers, etc. will be delivered to the tenant by the courier directly. The Security Guards will not sign for any packages that arrive at the building. Tenants who have letters/packages that require collection by UPS, FedEx, DHL, Western Messenger, bicycle messengers, etc. should arrange for pickup with the respective vendor and notify the Loading Dock at (415) 512-5628 of the anticipated pickup. A Security Guard will provide access to the tenant’s floor upon the messengers’ arrivals. 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. 1. Simply click on the link below, 2. Enter your username and password 3. 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. 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. 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 Facility Emergency Plan: Purpose of Plan and Building Description Statement of Purpose This Facility Emergency Plan is required by the California Code of Regulations (CCR), Title 19* (Public Safety) and Appendix VI-G of the San Francisco Fire Code. Title 19, California Administrative Code 17.33 (A) Emergency Pre-Fire Planning. Owners, operators, tenants, administrators and managers of high-rise buildings shall, in cooperation with the fire authority having jurisdiction, establish procedures, which shall include but not necessarily be limited to the following: 1. Assignment of a responsible person as Fire Safety Director to work with the fire authority in the establishment, implementation and maintenance of the emergency pre-fire plan. 2. The telephone number of the local fire department (861-8020 or 911) shall be conspicuously posted in a location adjacent to the telephone in each dwelling unit, office area, telephone switchboard, and in other areas as directed by the fire authority having jurisdiction. 3. Emergency plan procedures shall be conspicuously posted in each dwelling unit, office area, and other locations as required by the fire authority having jurisdiction. Such procedures shall provide for the relocation or evacuation of building occupants. Note: The San Francisco area code requires the maintenance, at all times of all fire equipment and/or appliances as well as the maintenance of all exits. It is the responsibility of the fire safety director to establish a self-inspection program to this end. This is a legal document. The Plan has three (3) priorities: 1. Life safety of the Building occupants 2. Control of fire and smoke 3. Protection of the Building This Plan addresses pre-emergency planning and training, as well as proper response to actual emergencies and natural disasters. It addresses duties of individuals who are members of the 560 Mission Street Fire Safety Organization as well as predicted responses of Building systems and equipment. The Building Management Staff of 560 Mission Street believes that this Plan meets all applicable codes and requirements and is an important component of the commitment to life safety training and response. Description of Building 1. Construction Type: Thirty-one (31) story steel frame rectangular tower Two (2) levels of parking below grade 2. Total Square Footage. 789,702 Gross Square Feet 667,782 Net Rentable Square Feet 3. Year Built. 2002 4. Stories. 31 story rectangular tower - Height 424 feet 2 levels below grade for mechanical areas and parking Facility Emergency Plan: Bomb Threat / Suspicious Device The responsibility for evacuation of each tenant company will reside with the Senior Officer in attendance of each individual company space. Building occupants will be advised of all information on a timely basis. Bomb Threat Procedure If you receive a bomb threat by telephone: Try to get as much information from the caller as possible; such as detonation time, locations, floor, kind and size of the bomb, reason placed. Notify the Building Management Office at 512-5600. Notify the Police Department at 553-0123. The Building Management Office will notify all tenant companies by phone; in addition, handouts will be given to all persons entering the lobby and the garage to inform them of the bomb threat. If advised to evacuate by your the Senior Executive Officer, do so quickly, and move at least three (3) blocks away. Remember, you can search your area faster and more thoroughly for a suspicious package, as you know better than anyone else if it belongs. If you find a suspicious package: Do not move or touch it. Notify the authorities immediately and leave the area. Suspicious Device Procedure 1. Do not attempt to move or touch it. 2. Call 911. 3. Inform the Building Management Office immediately at 512-5600. 4. Evacuation of the immediate area is the responsibility of the tenant. Facility Emergency Plan: 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. Actions to take: 1. Do not go through a violent crowd to leave of enter a building. 2. Call 911. 3. Call the Building Management Office at 512-5600. 4. Notify others in the office. 5. Stay away from the area. Facility Emergency Plan: Classifications of Fire and Methods of Extinguishing Class A fires: Common Combustibles; paper, wood, cloth, etc. Extinguishing: Water to reduce temperature. Class B fires: Flammable liquids, gases and greases. Extinguishing: Eliminate oxygen, remove fuel. Class C fires: Energized electrical equipment. Extinguishing: De-energize, eliminate oxygen (if not energized, classified as Class A). Class D fires: Combustible metals; potassium, sodium, etc. Extinguishing: Special extinguishing agents are available. Using a Fire Extinguisher The use of an extinguisher is very simple. All extinguishers made for the American market function the same way. Again, the use of an acronym (PASS) can help to remember the steps to use the extinguisher. In using the extinguisher to combat a fire, remember that heat rises, so stay low. Always keep your back to the exit, just in case you must exit in a hurry, you will be able to find the exit. Fight only small fires. Always call 911 to report any fire. To use: 1. Pull the pin. 2. Aim the nozzle. 3. Squeeze the handle down. 4. Sweep at base of flame. California law requires that extinguishers be serviced once a year by a licensed service person. Facility Emergency Plan: Description of Fire Alarm/Life Safety System Features Various alarm and detection devices are located throughout the Building. The Fire Alarm/Life Safety System is supervised by Bay Alarm. Sound of Alarm A repeated “slow-whooping” sound. Public Address System 1. In an alarm condition, the Public Address System in the Fire Command Center (FCC) is activated automatically. 2. From the Fire Command Center (FCC), individual floors, groups of floors, or all floors, stairwells, elevators, and the garage can be selected manually for transmission of emergency instructions/announcements to occupants. Scripts of Announcements of Public Address System Initial Prerecorded Announcement. The initial announcement is prerecorded and is automatically patched to the floor above the alarm, the floor of the alarm and the two floors below the alarm. The prerecorded announcement is: “ATTENTION, ATTENTION, the fire alarm has been activated. All occupants go to the nearest stairwell and walk down to your assigned relocation area. Do not use the elevators.” (Repeats, alternating with the alarm tone) Actual Emergency Announcement to all floors for an evacuation (use “All Page” button). “ATTENTION, ATTENTION” We have an emergency. All occupants go to the nearest stairwell, walk down and exit the Building. DO NOT re-enter the Building until told to do so. (Repeat twice) Actual Earthquake: Announcement to all floors (use “All Page” button). “ATTENTION, ATTENTION” We have experienced an earthquake. Please remain calm. DO NOT RELOCATE. DO NOT USE ELEVATORS. Please listen for further announcements. (Repeat twice) ALL CLEAR Announcement to alarm floors. “ATTENTION, ATTENTION” The situation in the Building is now all clear, and all Building systems have been returned to normal. (Repeat twice) 3. Fire Alarm System The Fire Alarm Panel is located on the 1st floor in the Fire Command Center. The Fire Alarm System is monitored continuously by Bay Alarm, an offsite monitoring company. Also, Security is provided onsite 24 hours per day. The Main Fire Alarm Panel is electronically operated; double-supervised, closed-circuit listed by Underwriters’ Laboratories (UL), and approved for NFPA 72D Class “A” operation. General Function The actuation of one (1) of the following: 1. Ionization and photoelectric smoke detectors 2. Manual pull stations 3. Sprinkler flow stations On the respective floor will automatically sound an alarm and activate strobe lights on that floor, and also sound an alarm and show a visual signal at the: 1. Fire Control Center (Main Lobby Level). 2. Engineer’s Office (B2 Level). 3. Lobby Console/Guard’s Station (at Main Lobby). Fire Alarm System (continued) The actuation of any of the above items, (smoke detector, manual pull station or sprinkler waterflow) will cause the Fire Alarm System to: 4. Initiate an audible alarm signal and a visual zone indication alarm signal at the Fire Detection, Alarm panel in the Fire Command Center. 5. Initiate a common visual alarm (red color), trouble alarm (yellow color), and audible alarm at the Engineer’s office. 6. Initiate a fire alarm signal to a remote central station. 7. Automatically sound a general alarm and flash the strobe lights on the floor of incidence, one floor above, and two floors below. 8. Automatically activate the fire safety ventilation system. 9. Automatically activate the stairway door unlocking system. 10. Smoke detectors located in the elevator machine rooms, elevator lobbies, and elevator shafts, shall recall the elevators to the designated floor of recall. 11. Rate-of-rise heat detectors located at the top of the elevator shafts and in the elevator machine rooms within two feet of the sprinkler heads shall operate the shunt-trip function for elevator power. The shunt-trip function shall not operate until all the elevators are located at their designated floor of recall. 4. Fire Alarm Devices and Location Alarm Initiating Devices: Area smoke detectors - located throughout tenant spaces and in every elevator lobby and at stairwell doors. Duct smoke detectors - located in every air-handling unit and in some supply/exhaust fans. Manual pull station - located in the main lobby and the stair 2 exit at Jessie Street. Sprinkler water flows - located at stairwell vestibules. Additional Locations for Smoke Detectors: Elevator equipment rooms. Elevator shafts. Central Plant. Primary transformer vault. Electrical closets. Penthouse equipment room. 5. Firefighter’s Two (2) Way Communications System. Used by Firefighter’s to call Fire Control Center (FCC) from the following areas: Elevator lobbies (passenger and service). In the stairway vestibule on each level. Fire pump room. Generator room. 6. Warden’s Station Two (2) Way Phone System. Used by Floor Wardens to call the Fire Control Center (FCC) from handsets located: Every five (5) floors in the stairways. 7. Intercom Two (2) Way Communications System. Used by Tenants to call the Security Desk in the event of an emergency. These are located: Every four (4) floors in the stairways. 8. One Way Public Address/Paging Communications System. From the Fire Control Center (FCC) to: Any and all floors of the Building, including basement levels (either selectively or collectively). Penthouse mechanical areas. Central Plant. Engineer’s office. Exit stairwells. Each bank of elevators. Main switchgear room Garage parking areas. Standby generator room. Public lobby. 9. Elevator Phones From each elevator to any phone extension on Building Management phone system. 10. Elevator Recall Smoke detectors located in the elevator machine rooms, elevator lobbies, and elevator shafts, shall recall the elevators to the designated floor of recall. Detection on all floors except the main lobby Elevators will recall to the main lobby. Detection in the main lobby. Elevators will recall to the lowest floor in the rise. Low-rise cars recall to floor 2. Mid-rise cars recall to floor 8. High-rise cars recall to floor 20. Shuttle cars recall to the B1 parking level. 11. Electric Fail-Safe Door Release System An electric fail-safe door lock system with master controls located at the Fire control Center (FCC) will unlock stairway doors. 12. Exit Staircases, Smoke Towers, and Exit Path of Travel There are three enclosed exit stairs. Stair 1 serves floor B2 through Roof. Stair 2 serves floor 1 through 31. Stair 3 serves floor B2 through 1. See attached Diagrams. 13. Open Stairwells There are two internal stairwells. These serve the following floors. The 30th and 31st floors for Seyfarth Shaw. The 27th and 28th floors for Munger, Tolles and Olsen. 14. Sprinkler System The entire Building is protected by a fire sprinkler system. Electric driven pumps are the primary source of sprinkler water. City water is the primary water source, however there are 20,000 gallons of reserve sprinkler water on site. 15. Preaction sprinkler systems serve these clients on the following floors Seyfarth Shaw, 31st floor. Munger, Tolles and Olsen, 28th floor. Citco, 26th floor. JPMorgan Chase, floors 4, 2 and B2. 16. Standpipes/Hose Connections Combination standpipes for the sprinkler system are located in the stairwells. There are two (2) fire department hose connections; one located on Jessie Street near Anthony Street, the other on Mission Street at the southeast corner of the building. Both are at street level. 17. Fire Extinguishers 5-pound, ABC type fire extinguishers are located: Located at the stairwell entrance on all floors. Throughout tenant spaces (as provided by the tenants). In mechanical rooms throughout the building. 18. Emergency Evacuation Floor Signs. Located at each stairwell (on tenant side of the floor), at each passenger elevator lobby and each service elevator lobby. 19. Emergency Lighting The lighting in the following areas is backed up by the emergency generator: All exit stairs. All exit signs throughout the building. Various fixtures throughout each tenant space. 20. Stairway Signs Located inside each stairwell at every floor. 21. Fire Control Center (FCC) Located in the Main Lobby; can be reached through the Main Lobby or from Loading Dock on Anthony Street into the Main Lobby. The FCC contains the Fire Detection, alarm panel, the public address system and two-way communications system, the firefighter’s override control panel, generator status panel, and the elevator monitor / control panel. 22. Smoke Control System To control the spread of smoke during a fire, the following sequence occurs automatically: The stairwell pressurization fans start. The smoke removal fan starts. The floor of incidence smoke removal damper opens. All air handling units shutdown. All door magnets release. 23. Fire Doors and Hardware All rated egress paths use rated doors and hardware, including: Door closers. Coordinators. Smoke seals. Electrically operated, fail-safe locksets. 24. Pressurization of Stairwells To prevent smoke from entering stairwells, an “alarm” starts the stairwell pressurization fans. The smoke removal fan also starts during an alarm and the smoke damper on the floor of incidence opens. 25. Location of Utility Shut-Off Devices Gas: Not Applicable Electrical: Main Switchgear Room, B2 Level in Southeast corner. Water: Water meter on Mission Street near Anthony Street. 26. Fire Alarm Pull Box Location: The nearest Fire Alarm Pull Box is located on the Southeast corner of 2nd Street and Mission Street. 27. Location of Utility Shut-Off Devices: Electrical: Main Switchgear Room, B2 Level in Southeast corner. Water: Water meter on Mission Street near Anthony Street. Gas: Gas meter room at north end of B1 parking level. Facility Emergency Plan: Duties of the Fire Safety Organization Purpose of Plan Statement: As required by Title 19, California Code of Regulations; California Fire Code; California Health and Safety Code; and the San Francisco Fire Code, and emergency plan shall be prepared, implemented, maintained and annually reviewed for this building. This plan is a legal document. Click here for the High Rise Safety Organization Chart Duties of the Fire Safety Director and Property Manager Pre-emergency: 1. Prepare written Facility Emergency Plan for approval by San Francisco Fire Department. 2. Make the Facility Emergency Plan available to all Building occupants. 3. Assign responsible person to the position of Deputy Fire Safety Director and seek responsible Floor Wardens from management of the company, tenant groups, or residents. 4. Train and educate the Deputy Fire Safety Director, Floor Wardens, Searchers, Elevator Lobby Monitors, Exit Monitors, and Aides for the Disabled. 5. Develop and implement a training program to instruct all the occupants of the Building in the provisions of the Emergency Plan. 6. Train the Building fire control console or panel operators, i.e., the Security Officers, Building Engineers, or Deputy Fire Safety Director in the operation of the console or panel. Train responsible persons to perform the duties of the Fire Safety Director during the periods the Building is not normally occupied by tenants and staff employees, or when the Fire Safety Director is not on the premises. 7. Develop and implement a program of inspection and scheduled servicing to provide for the ready use of fire pumps, emergency generator, emergency lighting systems, elevator return system, public-address system, and the HVAC system. 8. Train all Building occupants or tenants to identify hazards and to report them for correction to the Fire Safety Director. 9. Conduct fire drills with in-house staff and emergency organizations and conduct fire drills for all occupants. 10. Conduct earthquake preparedness drills. 11. Recommend that all tenant companies maintain on-site storage of earthquake supplies. 12. Develop a program for the training of new Building occupants or employees in the Emergency Plan. 13. Organize an emergency response team of Building staff. All training and drills must be documented. Emergency 1. Immediately assume the role of leader. 2. Establish communications with security and engineering. 3. Move safely to Fire Command Center as soon as possible. 4. Ensure that lobby security or engineering staff has performed the following tasks: Fire floor determined by Annunciator Panel. Fire Department called. Elevators responding to lobby. (Firefighter’s Recall or elevator lobby smoke detector). Public-address announcement made. Keys, red phones, fire binder, handicap list ready. 5. Establish liaison with Fire Department’s Officer in Command to verify: Building equipment activated. Disabled persons located. Activities of Building staff. Exiting progress made. Floor plans available. 6. Assign Engineer to assist Fire Department at Fire Control Center (FCC). 7. Assign Security staff to keep lobbies clear. 8. Assist occupants at refuge sites. 9. Take head count and report missing persons to Fire Officer. Post Emergency 1. Make available to the Fire Department: Equipment reset instructions. VIP phone numbers. 2. Control media access to emergency site. Duties of the Deputy Fire Safety Director 1. Assume the duties of the Fire Safety Director in his/her absence. 2. Perform all tasks as assigned by the Fire Safety Director. Duties of the Floor Warden Pre-emergency 1. Know the location and use of all fire and emergency related equipment on the floor or area of responsibility. 2. Appoint area wardens if the floor is extremely large and beyond the control of one-person. 3. Be completely familiar with the floor arrangement, the number of floor occupants, and the location of exits. 4. Be fully aware of the existing procedures of the Building as they relate to Floor Warden’s floor. 5. Train the floor occupants in fire prevention measures and in safe fire exit procedures. 6. Select and train the following to assist during emergencies: Deputy Floor Warden. Searchers. Elevator Lobby Monitors. Aides for the Disabled. Exit Monitors. Emergency 1. Maintain control of occupants. 2. Direct occupants to exits, if alerted. 3. Determine safe availability of stairwells. 4. Be prepared to communicate vital information to the lobby or Fire Department. 5. If relocated, communicate to lobby your arrival at refuge area. 6. Determine by head count any missing occupants, and relay to lobby or to Fire Department. Duties of the Building Security Staff Pre-emergency 1. Know the Facility Emergency Plan duties. 2. Train temporary staff in Facility Emergency Plan duties. 3. During patrol, report any fire-related equipment deficiencies found, in writing, to the Fire Safety Director. Correct, on sight, any blocked exits found. 4. Know operation and use of fire extinguishers. 5. Know operation and use of firefighter’s elevator return system. 6. Be certified in First Aid and CPR. 7. Be knowledgeable in rescue practices. 8. Be capable of understanding the operation of the fire console. 9. Know the use of the Building’s public address system and be aware of the emergency announcements script location. Emergency 1. On initiation of a fire alarm: Lobby Security Officer 1 will: Announce “Code 3 Red” using the portable radios. Report immediately to the Fire Command Center (FCC): Press the button on the LCD annunciator next to the flashing “acknowledge” message. Determine the floor and device in alarm by reading the LCD annunciator. Report the alarm information to Engineering and PMO using the portable radios. Recall the Service elevator. Duties of the Building Engineers Pre-emergency 1. Know Facility Emergency Plan duties. 2. Inspect all fire-related equipment. 3. Test all fire-related equipment. 4. Maintain all fire-related equipment. 5. Educate all engineering staff in duties and equipment. 6. Report fire-related equipment repair through channels. 7. Know the operation and use of fire extinguishers. 8. Know operation of elevator recall system. Be certified in first-aid and CPR. 9. Be trained in fire rescue practices. Emergency 1. Upon notification of alarm, report to priority site set by Fire Safety Director. 2. Assist Fire Officer in Fire Command Center (FCC). 3. Report activation of all automatic fire equipment to Fire Officer. 4. Constantly check the fuel levels of operating equipment. 5. Assist as required. Post Emergency 1. Reset fire alarm. 2. Reset fire extinguishing system. 3. Inspect fire extinguishers for usage. 4. Inspect fuel level for emergency generator; refuel as necessary. 5. Inspect all fire equipment used during the Emergency 6. Submit Equipment Use Report to Fire Safety Director for evaluation. Emergency Duties of Fire Safety Director and Staff Pre-emergency 1. Prepare written Facility Emergency Plan for approval by San Francisco Fire Department. 2. Make the Facility Emergency Plan available to all Building occupants. 3. Assign responsible person to the position of Deputy Fire Safety Director and seek responsible Floor Wardens from management of the company, tenant groups, or residents. 4. Train and educate the Deputy Fire Safety Director, Floor Wardens, Searchers, Elevator Lobby Monitors, Exit Monitors, and Aides for the Disabled. 5. Develop and implement a training program to instruct all the occupants of the Building in the provisions of the Emergency Plan. 6. Train the Building fire control console or panel operators, i.e., the Security Officers, Building Engineers, or Deputy Fire Safety Director in the operation of the console or panel. Train responsible persons to perform the duties of the Fire Safety Director during the periods the Building is not normally occupied by tenants and staff employees, or when the Fire Safety Director is not on the premises. 7. Develop and implement a program of inspection and scheduled servicing to provide for the ready use of fire pumps, emergency generator, emergency lighting systems, elevator return system, public-address system, and the HVAC system. 8. Train all Building occupants or tenants to identify hazards and to report them for correction to the Fire Safety Director. 9. Conduct fire drills with in-house staff and emergency organizations and conduct fire drills for all occupants. 10. Conduct earthquake preparedness drills. 11. Recommend that all tenant companies maintain on-site storage of earthquake supplies. 12. Develop a program for the training of new Building occupants or employees in the Emergency Plan. 13. Organize an emergency response team of Building staff. Note: All training and drills must be documented. Emergency 1. Recall the Service elevator. 2. Recall the passenger elevators in the zone of alarm (High-, Mid-, Low-rise or Garage). High-rise, Floors 20 through 31. Mid-rise, Floors 8 through 20. Low-rise, Floors 2 through 8. Garage, B2 through 1. Except where floor of incidence on: 20th floor, recall. High- and Mid-rise. 8th floor, recall: Mid- and Low-rise. 3. Proceed to main lobby and wait for SFFD. 4. After Hours: Notify “On Call” Engineer, the Property Manager and Chief Engineer by phone. Rover will: 1. Take one firefighter’s phone to a recalled elevator in the rise of incidence. 2. Disarm the turnstile leading to the rise of incidence. 3. Place the car in fire service by taking the following steps: Insert the Fireman’s recall key into Fireman’s recall keyhole on the upper right side of the elevator. Turn the key to the “on” position. Wait for the SFFD During Normal Hours Engineers will: 1. Proceed to the FCC. 2. Assist SFFD, PMO and Security. Duties of the Deputy Floor Warden 1. Assume the duties of the Floor Warden in his/her absence. 2. Perform all tasks assigned by the Floor Warden When Fire Department arrives: 1. Lobby Security Officer 1 will: Meet Firefighter’s at the Mission Street Lobby door. Escort the SFFD to the FCC. Inform the fire commander of the location of the alarm. Provide the SFFD with firefighter phones. Direct the SFFD to the waiting elevator. Await instructions from the fire officer. See Note #2 if fire officer calls for Full Building Evacuation. --SECURITY OFFICER WILL NOT ESCORT S.F.F.D. IN THE ELEVATOR— After the SFFD declares an “All Clear” 1. Lobby Security Officer 1 will: Press the “Silence” button on the FAP. Check that all of the “fan/damper” override switches are in the auto position. Press the “Reset” button on the FAP. Wait two minutes to be sure the system remains alarm-free. Flip the door lock toggle switch to unlock. The Fire Alarm Panel will go into trouble. Acknowledge the trouble. Release the recalled elevators. Activate the P.A. system on the floors indicated on the Announcement matrix. Make the following “All Clear” announcement. “ATTENTION, ATTENTION” The situation in the Building is now all clear and all Building systems have been returned to normal. (Repeat twice) Unkey the microphone and deselect the appropriate floors. Wait 10 minutes so tenants have time to return to their floor. Flip the door lock toggle switch to the lock position. Normal Hours Monday through Friday, 05:00 to 18:00 and Saturday 07:00 to 15:30. Notify Engineering and PMO by radio. After Hours: Notify the Property Manager and Chief Engineer by phone. Rover will: Escort the SFFD back to the main lobby. Return all firefighter’s phones to the FCC. Secure the Mission Street Lobby doors. ADDITIONAL NOTES: A fire alarm initiates “slow-whoop” alarm tone and a prerecorded alert message which is automatically annunciated to the floor of incidence, one floor above and two floors below the floor of incident. The prerecorded message is as follows: “ATTENTION, ATTENTION, the fire alarm has been activated. All occupants go to the nearest stairwell and walk down to your assigned relocation area. Do not use the elevators.” ADDITIONAL NOTES: (Continued) If instructed by the Fire Officer to evacuate the entire building, press the “All Call” button on the P.A. panel then make the following announcement to all floors: “ATTENTION, ATTENTION. We have an emergency in the Building. All individuals in the Building should proceed to the stairwells and exit the Building. Please remain calm, walk to the stairwells, exit the Building and move away from the Building. DO NOT re-enter the Building until told to do so”. (Repeat twice) Unkey the microphone and deselect the “all call” button. Press the “Full-Building Evacuation Button.” Duties of the Searchers Pre-emergency: 1. Become completely familiar with the floor arrangement, the number of floor occupants, and the location of emergency exits. 2. Know the location and use of all fire and emergency related equipment on the floor or area of responsibility. 3. Perform all tasks as assigned by the Floor Warden. Emergency 1. Search for occupants who may not have heard the fire alarm. Search remote floor areas, rest rooms, computer or telephone rooms, break rooms, and copier rooms, etc. Direct persons found to closest exit. 2. Maintain calm and keep others calm by example of your own composure. 3. Know where the fire extinguishers, alarms, and exits are located, and their use. 4. Perform all tasks as assigned by the Floor Warden/Deputy Floor Warden. Duties of the Elevator / Lobby Monitor Pre-emergency 1. Become completely familiar with the floor arrangement, the number of floor occupants, and the location of emergency exits. 2. Know the location and use of all fire and emergency related equipment on the floor or area of responsibility. 3. Perform all tasks assigned by the Floor Warden. Emergency 1. Assist the Floor Wardens in any way directed. 2. Act as a crowd control monitor—directing people away from the elevators and to the nearest stairwell for relocation or evacuation. Exit at own discretion. 3. Maintain calm and keep others calm by example of your own composure. Duties of the Exit Monitor Pre-emergency 1. Become completely familiar with the floor arrangement, the number of floor occupants, and the location of emergency exits. 2. Know the location and use of all fire and emergency related equipment on the floor or area of 2. Know the location and use of all fire and emergency related equipment on the floor or area of responsibility. 3. Perform all tasks assigned by the Floor Warden. Emergency 1. Test the exit door assigned for heat before allowing entry. 2. Verbally instruct exiting occupants about the correct stairwell procedures and floor refuge. 3. Ensure that automatic door-closer acts correctly Test the exit door assigned for heat before allowing entry. 4. Exit at own discretion. 5. Maintain calm and keeps others calm by example of your own composure. Duties of the Aide for the Disabled Pre-emergency 1. The disabled person should be allowed to select their assigned aides. 2. The aides shall have knowledge of the exact location of the Building’s safest exit, i.e., smoke tower or sprinkler stairway. 3. The aides and disabled person shall be familiar with the assigned exit. Emergency 1. Assist disabled persons in reaching assigned exit. 2. When on site, shall place disabled persons in location away from the normal path of travel of exiting occupants and await the arrival of the fire department. 3. Remain with the disabled person until relieved by the direction of a fire officer. Duties of the Building Security Staff Pre-emergency 1. Know the Facility Emergency Plan duties. 2. Train temporary staff in Facility Emergency Plan duties. 3. During patrol, report any fire-related equipment deficiencies found, in writing, to the Fire Safety Director. Correct, on sight, any blocked exits found. 4. Know operation and use of fire extinguishers. 5. Know operation and use of firefighter’s elevator return system. 6. Be certified in First Aid and CPR. 7. Be knowledgeable in rescue practices. 8. Be capable of understanding the operation of the fire console. 9. Know the use of the Building’s public address system and be aware of the emergency announcements scripts location. Emergency 1. Upon notification of the alarm, report to priority site set by Fire Safety Director. Follow the direction of posted orders. 2. If priority site is floor of alarm, move to floor in a safe manner. 3. Direct exit movements of occupants. 4. Isolate fire Emergency 5. Report fire emergency information to fire panel or console. 6. Assist occupants in exiting. 7. Keep Fire Safety Director advised of fire’s progress. Post Emergency 1. Secure fire area valuables. 2. Secure any fire equipment used during Emergency 3. Report extent of damage to Fire Safety Director. 4. Assist Fire Department with fire-cause investigations. 5. Report, in writing, any statements made by witnesses or investigators. Duties of the Building Engineers Pre-emergency 1. Know Facility Emergency Plan duties 2. Inspect all fire-related equipment. 3. Test all fire-related equipment. 4. Maintain all fire-related equipment. 5. Educate all engineering staff in duties and equipment. 6. Report fire-related equipment repair through channels. 7. Know the operation and use of fire extinguishers. 8. Know operation of elevator recall system. Be certified in first-aid and CPR. 9. Be trained in fire rescue practices. Emergency 1. Upon notification of alarm, report to priority site set by Fire Safety Director. 2. Assist Fire Officer in Fire Control Center (FCC). 3. Report activation of all automatic fire equipment to Fire Officer. 4. Constantly check the fuel levels of operating equipment. 5. Assist as required. Post Emergency 1. Reset fire alarm. 2. Reset fire-extinguishing system. 3. Inspect fire extinguishers for usage. 4. Inspect fuel levels for fire pump and emergency generator; refuel as necessary. 5. Inspect all fire equipment used during the Emergency 6. Submit Equipment Use Report to Fire Safety Director for evaluation. Facility Emergency Plan: Earthquake Before an Earthquake 1. Secure bookcases, file cabinets and shelves. 2. Secure boiler against movement. 3. Secure all water storage against spillage. 4. Secure wall attachments, computers, appliances, machinery. 5. Install lip to front of bookcases and shelves. 6. The Mayor?s Office of Emergency Services suggests preparing for a 72-hour stay after an earthquake by storing the following items: Packaged water. Portable radio or television. Batteries Flashlights, rope, small tools. Canned goods, can opener. Dried foods. First-aid kits. Prescription medication. Blankets. Flat shoes. 7. Communications Create a personal emergency phone list that includes: Family: work, school, play and day care. Long distance message check-in phone number. Cell phone numbers. 8. Drill Know the safe, take-cover locations. During an Earthquake 1. Remain calm and reassure others. 2. Take cover underneath a solid desk or table. 3. Stay away from windows, filing cabinets, shelves, glass doors. 4. Listen to announcements. 5. DO NOT attempt to leave the Building, you are safer in the Building than in the street. 6. DO NOT use the stairwells or the elevators until you are officially advised it is safe to do so. 7. If in an elevator, the elevator should go to the nearest floor and then open. Remain in the elevator lobby. 8. If a fire is a consequence of the earthquake, remain calm and follow guidelines of your Floor Warden. After an Earthquake 1. Floor Warden's responsibilities: Maintain calm control over tenants. Search, rescue, head count. Conduct first aid on any casualties. Survey for damage. Establish communication: both internal and external. After an Earthquake (Continued) 2. General Guidelines: Shelter in place. Move toward the center of the building and away from the glass partitions. Do not attempt to leave the building, listen for instructions. Watch for aftershocks. Wait for instructions. Keep head protected. Watch out for falling glass or objects. Close curtains. Floor Wardens should report injuries to Building Management. Do not use matches, candles, or open flames. Gas may be present from broken pipes. Report any gas smell to the Building Management. Be prepared to shut off natural gas, water, electricity. Turn radio on. Telephones should be only for emergencies. Gather tables and group them towards the center of the Building. Administer first aid to injured persons. Move any dead to a separate closed room. Do not evacuate until told to do so. Listen to instructions. If evacuation is ordered, stay away from other buildings and watch out for falling objects. In the event of a fire, follow emergency response procedures. Facility Emergency Plan: Emergency Phone List All Emergencies Building Management Office Building Security/After Hours Emergencies Ambulance - City/County Fire Department (non Emergency) Police Department (non Emergency) Hospital- St. Francis Poison Control Information Off-Site Emergency Line 911 or 861-8020 512-5600 512-5637 431-2800 558-3268 553-0123 353-6000 800 876-4766 866-584-4636 Facility Emergency Plan: Evacuation Should it be necessary to evacuate during an emergency, it will be conducted in accordance with the Facility Emergency Plan, under the direction of the Fire Safety Director and/or the San Francisco Police/Fire Department. Each tenant is required to provide the Building Manager with the names of employees who will act as Floor Warden for the premises. First Response to Fire Emergency 1. Call 911 from a safe area. 2. Notify the Building Management Office at 512-5600. State your name, company name, floor. Extent and severity of the fire. 3. Inform your Floor Warden and await his/her instructions. 4. Assist others in exiting if safe to do so. 5. Evacuate or relocate when/if instructed by Fire Safety Director. Under NO circumstances should you use the elevators, for either evacuation or relocation. In the event of an emergency, ALL elevators will automatically be returned to the lobby and remain there until the emergency is over. Stairwell doors will automatically unlock, remember, use the stairwells only for emergency relocation. The Fire Safety Director or the San Francisco Fire Department will keep you informed of the situation via the Public Address System located throughout the Building in tenant space, common areas and stairwells. Floor Wardens will be wearing (identification) -- follow their instructions. Don’t panic, remain calm and walk - do not run. Procedures for Exiting Fire Area 1. Keep calm and walk quickly. 2. As you leave, close the doors behind you- this will slow the spread of fire to other rooms. 3. Feel the surface of every door prior to opening it. If it is hot- DO NOT TRY TO OPEN IT- proceed to a second exit. Do not return for personal belongings. If smoke is present stay low, crawl with body against the wall. The clearest air is near the floor. If forced to make a dash through smoke or flame, hold your breath, cover your nose and mouth. If you are outside the Building, it is important to stay far enough away from Building to avoid falling glass. Know the exact location of stairwells. Floor Wardens should take a head count on arrival at place of safety. Follow all instructions given by the San Francisco Fire Department. Emergency Evacuation Procedures 1. At the instruction of the Fire Safety Director, Floor Wardens will evacuate tenants through the Building stairwells. Evacuation Procedures for the Disabled 1. Disabled persons should be assisted to the stairwells by their aides. 2. Aides should remain with disabled person until further directed by Fire Safety Director or San Francisco Fire Department. 3. If the aides are not available, the best available person should be asked to assist. Facility Emergency Plan: Fire Response First Response to Fire Emergency 1. Call 911 from a safe area. 2. Notify the Building Management Office at 512-5600. State your name, company name, floor. Extent and severity of the fire. 3. Inform your Floor Warden and await his/her instructions. 4. Assist others in exiting if safe to do so. 5. Relocate immediately. Under NO circumstances should you use the elevators, for either evacuation or relocation. Floor Wardens will be wearing (identification) -- follow their instructions. Don’t panic, remain calm and walk - do not run. In the event of an emergency, ALL elevators will automatically be returned to the lobby and remain there until the emergency is over. Stairwell doors will automatically unlock, remember to use the stairwells only for emergency relocation. The Fire Safety Director or the San Francisco Fire Department will keep you informed of the situation via the Public Address System located throughout the Building in tenant spaces, common areas and stairwells. Follow all instructions given by the San Francisco Fire Department. Procedures for Exiting Fire Area 1. Keep calm and walk quickly. 2. As you leave, close the doors behind you, this will slow the spread of fire to other rooms. 3. Feel the surface of every door prior to opening it. If it is hot- DO NOT TRY TO OPEN IT- proceed to a second exit. 4. Do not return for personal belongings. 5. If smoke is present stay low, crawl with body against the wall. The clearest air is near the floor. If forced to make a dash through smoke or flame, hold your breath, cover your nose and mouth. 6. Once outside of the Building it is important to stay far enough away from Building to avoid falling glass. Fire Extinguisher 1. To use a fire extinguisher, follow these steps: Check extinguisher it is the proper type (ABC) and fully charged. Carry extinguisher to the fire. 1. Pull the ring pin. 2. Aim at the base of the fire. 3. Squeeze the handle. 4. Sweep side to side working your way up. 5. Remember to keep the exit at your back. 6. Classifications of Fire and Methods of Extinguishing Class A fires: Common Combustibles; paper, wood, cloth, etc. Extinguishing: Water to reduce temperature. Class B fires: Flammable liquids, gases and greases. Extinguishing: Eliminate oxygen, remove fuel. Class C fires: Energized electrical equipment. Extinguishing: De-energize, eliminate oxygen (if not energized, classified as Class A). Class D fires: Combustible metals; potassium, sodium, etc. Extinguishing: Special extinguishing agents are available. Emergency Relocation Procedures 1. Relocation shall be the floor of incidence, the floor above and the two floors below the floor of incidence. 2. All other floors shall await further instructions from the Public Address System as to when to relocate or evacuate. 3. Only tenants and guests above the 7th floor will be ordered to relocate. 4. Upon hearing the slow-whoop alarm tone the pre-recorded relocation announcement, tenants should: Go to nearest exit. Relocate to your assigned relocation floor (indicated by the color-coded symbols on the exit doors. Evacuation Procedures for the Disabled 1. Disabled persons should be assisted to the stairwells by their aides. 2. Aides should place the disabled person in the stairwell vestibule and notify the Fire Safety Director or San Francisco Fire Department. 3. If the aides are not available, the best available person should be asked to assist. Defend in Place 1. Should you be unable to safely exit the space and must stay in place take the following steps: Seal doors or transoms with wet towels. Call 911 to report your location and condition. Close all doors and seek shelter away from the fire source. Stay low. Trapped in Smoke Filled Room or Corridor 1. Should you be trapped in a smoke filled room or corridor take the following steps: Crawl on your hands and knees to a safe area. Try to get to an enclosed exit stairway or get to a smoke free room and defend in place. Facility Emergency Plan: Fire Safety Tips Building Specific Hazards The use of electric space heaters is prohibited. Smoking is not permitted anywhere in the building. Do not prop doors open. Know where your nearest exit is located. Know where the nearest fire extinguisher is located. Should your clothes catch on fire, don't run. Stop, Drop & Roll. Stop where you are, Drop to the ground and cover your face with your hands, and Roll over to smother the flames. RECOMMENDATION TO ALL TENANTS: Take a practice "emergency" walk to establish the locations of the emergency exits and fire fighting apparatus and mark them on your floor plan. Read the instructions marked on each fire extinguisher, to assure proper usage-- YOU WILL NOT HAVE TIME TO READ INSTRUCTIONS DURING A REAL EMERGENCY. Click here for the 560 Mission Street Emergency Procedure Brochure Facility Emergency Plan: 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 Building 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. Facility Emergency Plan: Homeland Security 560 Mission 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. Facility Emergency Plan: Life Safety Training Click here for the Life Safety Training Video Please click here for 2014 Floor Warden Training Presentation Facility Emergency Plan: Medical Emergency In the event that an accident or illness befalls one of your employees, or a visitor to your office area, please: 1. Call 911. Specify that it is a medical Emergency 2. Do NOT move the injured person. 3. Administer First Aid if you are qualified. 4. Report all accidents and sudden physical emergencies to the Building Management Office at 512-5600, standby elevator service for ambulance personnel and equipment will be made available, if required. Facility Emergency Plan: Power Failure All 560 Mission 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 Management Office unless you need to notify us of the location of a disabled employee. Facility Emergency Plan: 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 Building Management, but rather by each Tenant Company. However, in the event these conditions do exist, the following guidelines should adhered 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. Introduction: Welcome The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better understanding of 560 Mission 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 Building Management Office is available to help in any way possible. Your first call for any problem or question can always be directed to the Building 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 Building Management Office will promptly notify you of any such changes. Please feel free to contact the Building Management Office with any questions you may have. We are here to serve you. Welcome to 560 Mission a premier CommonWealth Partners property! Introduction: About CommonWealth Partners CommonWealth Partners was founded in 1995 by senior members of a diversified development and operating team that had worked together for 15 years. Together they developed over 20 million square feet of large-scale, premier-quality office and mixed-use projects that set new standards of excellence in serving the needs of corporations, professional firms and financial institutions. CommonWealth Partners has been successful in establishing strong tenant relationships: we believe that the tenant-landlord relationship is a partnership that benefits from an owner-operator approach. In other words, the owner-operator (and not a third party) is in the best position to control property management services. Managing the properties we own results in both cost-efficiency and superior tenant service. CWP operates based on the belief that our customers demand not only high quality office space but also a broad range of services to support and enhance their core business operations. CWP strives to understand our customersâ businesses, and to work cooperatively with them to provide targeted building amenities and service programs - programs that will serve their needs and enhance their productivity, as well as meticulously maintain the physical foundation of each asset. For more information on CommonWealth Partners, access www.commonwealth-partners.com Introduction: About 560 Mission Designed by Cesar Pelli & Associates, a renowned architectural firm internationally recognized for prominent residential and office towers, hotels, museums, and performing arts centers, 560 Mission seeks to celebrate the unique characteristics of San Francisco’s South Financial District and its surroundings. Inspired by San Francisco landmarks, 560 Mission stands as an extraordinary convergence of technology, financial and intellectual capital, and real estate. The glass and metal curtain wall design, enhanced by the building’s setbacks and cornice, was inspired by the ornate composition of the landmark Hallidie Building, San Francisco’s first curtain wall building. The floor to ceiling glass and column-free space throughout this thirty-one story, 670,000 square foot building allows for 360-degree access to light and air. The street-level plaza (designed by Hart Howerton) is a one-third acre urban park with a unique combination of bamboo, Japanese Maples, meandering pathways, and grass terraces. The plaza provides intimate places to gather, as well as an important thruway for pedestrians. With this project 560 Mission has established SoMA as the future for Class A office development in San Francisco. This San Francisco novelty is owned by National Office Partners (a partnership of CommonWealth Partners and CalPERS) and is managed and maintained on-site according to CommonWealth Partners’ standards of excellence. Introduction: Operating Instructions Navigation You move through The Electronic TenantÂ® Handbook just as you would a traditional Internet site. Itâs 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 chapterâs 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 TenantÂ® Handbook has special features, such as a On Line Maintenance 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 propertyâs 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: Introduction This section outlines information needed for the Tenant to implement design and construction of the Tenant Improvements at 560 Mission Street. This information does not take precedence over the provisions of the Lease Agreement and wherever conflicts arise, the Lease Agreement terms will govern. This section supplements the Lease Agreement with more detailed parameters for the design and construction. Where this document refers to “Contractor” or “Contractor’s work”, this shall always mean a contractor hired by the Tenant for Tenant Improvement work. When this document refers to “work” to be performed, the work will mean Tenant improvement work unless specifically designated otherwise (such as Base Building work). PROJECT DIRECTORY BUILDING OWNER NOP 560 Mission LLC 560 Mission Street San Francisco, CA 94105 PROPERTY MANAGER CommonWealth Properties Management Services LP 633 W. Fifth Street, 71st Floor Los Angeles, CA 90071 PROJECT ARCHITECT Kendall Heaton & Associates 3050 Post Oak Blvd., Suite 1000 Houston, TX 77056 PROJECT DESIGN ARCHITECT Cesar Pelli & Associates 1056 Chapel Street New Haven, CT 06510 PROJECT MECHANICAL & ELECTRICAL CONSULTING ENGINEERS Flack + Kurtz 343 Sansome Street, Suite 450 San Francisco, CA 94104 PROJECT STRUCTURAL ENGINEERS CBM Engineers 1700 West Loop South, Suite 830 Houston, TX 77027 PROJECT CIVIL ENGINEER GKO & Associates 124 Beale Street, 3rd Floor San Francisco, CA 94105 PROJECT LANDSCAPE ARCHITECT Hart Howerton 30 Hotaling Place, Suite 300 San Francisco, CA 94111 PROJECT GEOTECHNICAL ENGINEER Kleinfelder 1970 Broadway, Suite 710 Oakland, CA 94612 All project communications are to be through Building Management. Policies and Procedures: Building Rules and Regulations 1. Sidewalks, doorways, halls stairways, vestibules and other similar areas shall not be obstructed by Tenant or used for any purpose other than ingress to and egress from their respective Leased Premises, and for going from one part of the Building to another part. 2. Plumbing fixtures shall be used only for their designated purpose, and no foreign substances of any kind shall be deposited therein. Damage to any such fixture resulting from intentional misuse by Tenant or any employee or invitee of Tenant shall be repaired at the expense of Tenant. 3. Signs, advertisements, graphics, or notices visible from building exteriors shall be subject to Landlord’s written approval. 4. Tenant shall notify Landlord of any contractors or technicians rendering any installation service to Tenant prior to performance of services. This applies to all work performed in the Building, including, but not limited to, installation of telephone and electrical devices, as well as all installations affecting floors, walls, woodwork, windows, ceilings, and any other physical portion of the Building. 5. Movement in or out of the Building of furniture, office equipment, or other bulky material, which requires the use of elevators, stairways, or Building entrance and lobby, shall be restricted to hours established by Landlord and Tenant. All such movement shall be arranged in advance with Landlord, and the use of an elevator for such movements shall be restricted to the freight elevator of each building. Landlord shall require a Certificate of Insurance and signed Moving Rules & Regulations, to provided by Landlord, prior to any contractor providing moving services for Tenant. Tenant shall assume all risk of damage to articles moved and injury to persons or public resulting from such moves. Landlord shall not be liable for any acts or damages resulting from any such activity. 6. Any damage done to the Building by the movement of Tenant’s property, including equipment and/or cafeteria supplies, or done by Tenant’s property while in the Building, shall be repaired at Tenant’s expense. 7. Tenant shall cooperate with Landlord in maintaining Leased Premises. Tenant shall provide Certificates of Insurance for both Cleaning and Security vendors providing services for the project. 8. To insure orderly operation of the Building, deliveries of water, soft drinks, newspapers or other such items to Leased Premises shall not be made except by persons approved by Tenant and Landlord and shall such deliveries shall be made by use of the freight elevator. 9. Nothing shall be swept or thrown into the corridors, halls, elevator shafts, or stairways. No birds, fish, or animals of any kind shall be brought into or kept in, on or about the Leased Premises except for those animals assisting disabled individuals. 10. No cooking shall be done in the Leased Premises, excluding the Cafeteria, except with Underwriter’s Laboratory approved equipment for brewing coffee, tea, or other hot beverages and microwave ovens, provided such use is in accordance with all applicable codes, laws, and ordinances. 11. Tenant shall not install or store any food, soft drink or other vending machine within the Leased Premises, without Landlord’s prior written consent. 12. Tenant shall not use or keep on its Leased Premises any hazardous materials other than limited quantities reasonably necessary for the operation and maintenance of office equipment. Tenant shall not use or keep any noxious gas or substances in the Leased Premises, or permit the Leased Premises to be used in a manner offensive or objectionable to Landlord or occupants of the Building by reason of noise, odors, or vibrations. 13. Tenant shall not tamper with or attempt to adjust temperature control thermostats in the Leased Premises. Landlord shall make adjustments in thermostats on call from Tenant. 14. Upon Tenant’s request, Landlord will furnish Tenant with a reasonable number of initial keys for entrance doors into the Leased Premises, and may charge Tenant for additional keys, thereafter. All such keys shall remain the property of the Landlord. Upon termination of their Lease, Tenant shall surrender to Landlord all keys to the Leased Premises, and give to Landlord the combination of all locks for safes and vault doors, if any, in the Leased Premises. Tenant shall provide Landlord and Fire Department Lock Boxes with keys/access cards to tenant’s Leased Premises. Tenant shall provide Landlord a procedure by which Landlord may gain access to all restricted areas in the event of an emergency. 15. Canvassing, peddling, soliciting, and distribution of handbills in the Building are prohibited, and Tenant will cooperate to prevent these activities. 16. Tenant shall cooperate with Landlord in enforcing all local and State laws restricting smoking in or about the premises. 17. Tenant shall cooperate with Landlord in reducing heat loads and HVAC demands by lowering and closing window blinds during peak warm weather and opening blinds during cold weather. 18. The Building hours of operation are (excluding holidays): 6:00 A.M. to 6:00 P.M. Monday through Friday 9:00 A.M. to 1:00 P.M. Saturday 19. Landlord reserves the right to rescind any of these rules and regulations and to make future rules and regulations required for the safety, protection, and maintenance of the Building, the operation and preservation of good order thereof, and the protection and comfort of the tenants and their employees and visitors. Such rules and regulations, when made and written notice given to Tenant shall be binding as if originally included herein. Policies and Procedures: Contractors TENANT CONTRACTOR COORDINATION AND RULES OF THE SITE 1. The following rules of the Site for the Tenant’s Contractor’s Work (Rules of the Site) shall govern the operation of the Tenants Contractor and are issued as additional Building Rules and Regulations pursuant to the Lease between Landlord and Tenant. For purposes of this document, Landlord shall mean CommonWealth Partners Management Services LP. 2. Tenant will be responsible for all actions done on its behalf by Tenant’s Contractor or its Subcontractors including but not limited to damage to the tenant areas, the loading dock, indoor and outdoor public areas, freight elevators, mechanical areas, and any exterior elements of 560 Mission Street (collectively referred to as the “Building”). Any such damages will be promptly repaired to the Landlord’s satisfaction at the sole cost of Tenant and its Contractor. 3. Within a reasonable time prior to the start of any on-site work, delivery of materials, equipment, or personnel, Tenant’s Contractors will submit to Landlord drawings and specifications of the work to be performed. 4. No revisions or changes of any kind may be made to the construction plans without consent of the Landlord. Any proposed revision or changes must be submitted to Landlord, for Landlord’s review and approval prior to commencement of such changes. 5. All Tenant’s Contractor’s Work must be scheduled so that it in no way conflicts with, or impedes the quiet and peaceful enjoyment of the progress of Landlord’s General Contractor’s work or Landlord’s operations. Any work that is in conflict with the above conditions will be rescheduled by the Tenant’s Contractor to such time as approved by Landlord. Additionally, Landlord shall have no liability for any costs or expenses incurred by Tenant or Tenant’s Contractor in connection with such rescheduling. Any construction activities which create excessive noise, such as core drilling, must be done in accordance with all local and government rules and regulations before or after Building Standard operating Hours (6:00 am - 6:00pm, or as Landlord allows). Any activities which create odors (i.e. direct glue carpet, wall finishes, etc.) must be scheduled after 6:00 pm on weekdays or weekends, or as Landlord allows. Any costs related to providing HVAC required to exhaust the odors from the floor will be charged to the Tenant to Tenant’s Contractor. 6. Tools or materials will not be loaned to construction personnel at any time. Tenant Contractor’s materials and tool storage will be limited to the areas for which access has been granted (i.e. the specific job site). No flammable liquids, highly combustible liquids of hazardous materials will be allowed to be stored on any floor. 7. Clean-up and rubbish removal shall be performed by the Tenant’s Contractor at Tenant’s Contractor’s expense. Tenant’s Contractor must remove daily all rubbish, surplus and waste materials resulting from the performance of their Work. At the request of Landlord, Tenant’s Contractor shall relocate any materials causing an obstruction as directed by Landlord. Use of the Building’s debris box or trash compactor is prohibited. 8. In general, Landlord will interact/coordinate activity with Tenant’s Contractor to the extent necessary for work to be completed within the guidelines of project specifications and for the enforcement of Building Rules and Regulations. 9. Tenant’s Contractor shall be provided access to loading dock space and freight elevator facilities in a similar manner consistent with the Building Rules and Regulations, which provided a (20) twenty minute parking limit in the dock area. Otherwise, Tenant’s Contractor will make arrangements for unloading and hoisting after normal working hours (6:00pm - 7:00am). 10. Tenant’s Contractor shall be provided access to unloading areas as prearranged with Landlord. All materials unloaded at these areas will be moved to an area of use immediately and shall not be stored or used in a way, which diversely impacts use or operation of the building. 11. Tenant’s Contractor shall be responsible for the security of their own materials, equipment, and work and that of their subcontractors. 12. Tenant’s Contractor shall comply with all applicable codes, laws and regulations pertaining to the work of Tenant’s Contractor including all safety and health regulations. 13. Tenant’s Contractor will not engage in any labor practice that may delay or otherwise impact the work of the Landlord or any other Contractor of the building. 14. No Building systems will be turned off, disengaged, or otherwise affected by Tenant’s Contractor or any Subcontractor without approval and supervision by Land1ord. Said systems include but are not limited to sprinklers, electrical circuits, lighting, emergency lighting, life safety systems, air-handling units, smoke detectors and water supply. Access to any Building area will be at the direction and approval of the Property Manager No construction personnel will be permitted to operate, activate or in any way manipulate the HVAC or other base building equipment. 15. Doors to all work areas, including mechanical and electrical closets, will remain closed at all times. Propping doors open is expressly prohibited. 16. All gang boxes, toolboxes, tool chest, and other containers are subject to inspection when moved in or out of the building. All tenant Contractor and Subcontractor personnel, materials, tools, and equipment are to enter and exit the Building through the service corridor and freight elevator only. 17. Before ordering material or doing work which is dependent upon proper size or installation, the Tenant’s Contractor shall field verify all dimensions for accessibility with Building conditions, and shall be responsible for same. 18. Tenant’s Contractor shall not be permitted any identifying signage or advertising within the Building or visible from outside the Building. 19. During any construction activity, Tenant’s Contractor shall maintain supervisory personnel on site at all times. Such personnel shall be fully authorized to coordinate, and authorize Tenant’s Contractor’s Work as necessary to enable all work to proceed in a timely and well- ordered fashion. Should Tenant’s Contractor perform work which would cause or require Landlord to provide personnel to be present or otherwise perform any work, Tenant’s Contractor shall reimburse Landlord for the expense of such personnel, plus a fifteen (15) percent cost recovery fee. 20. Tenant’s Contractor shall be responsible for the protection of their work and the areas adjacent to their work. 21. Tenant’s Contractor will ensure that all mechanical rooms, electrical, and telephone closets, and other Building and common area, entered by Tenant’s Contractor of Subcontractors in conjunction with Contractor’s work, will be cleaned are free of debris nightly. 22. Public areas adjacent to the premise where Contractor’s work is being performed shall remain free of dust and debris and materials at all times. 23. Tenant’s contractor shall be responsible for all their actions on site, their Subcontractor’s and shall indemnify, defend and hold harmless the Landlord and Landlord’s General Contractor against any and all claims, losses or damages, threatened or incurred, arising from the actions or omissions to Tenant’s Contractor’s or its Subcontractors. 24. If keys are required by Contractor’s, they must be checked out from the Building Management Office. No keys will be distributed if proper identification and Tenant authorization is not provided. 25. No cutting or patching of Landlord’s premises and installations, or those of any other Building tenant shall be permitted without the prior written consent of Landlord. Request for permission to do cutting shall include explicit details and description of work and shall not under any circumstances diminish the structural integrity of the Building components or systems. If any work is to be done only with explicit written permission of Landlord and all times ad directed by Landlord. Such work is to be done only under the direct supervision of a competent member of the Tenant’s Contractor staff. Any such area is to be promptly repaired and returned to a fully functioning, complete, and clean condition. 26. It is the responsibility of the Tenant’s contractor to be fully knowledgeable of the Building Drawings and Specifications. Materials, equipment and/or quality of work which do not meet the standards of Building Drawings and Specification, as well as specifications listed in this manual, will be corrected at Tenant Contractor’s sole expense. 27. All Life Safety Systems of the Building are to be maintained, and all of the tenant’s is to be properly interfaced with and connected to the Base building systems as required by Code, or by Building operations and warranties. See Section III. 28. To the extent possible, light fixture switching shall be provided and maintained during construction and lights should be turned off at the end of each day. 29. When work is performed by the Tenant’s Contractor or Subcontractor, certain charges may apply for additional services performed by Landlord which include, but are not limited to the following: Elevator usage which requires the assistance of an elevator technician or elevator operator. Coordination of freight elevators. Utility usage for construction activities, including power and water. Extra and continuous clean-up of common areas including but not limited to elevators, hallways, restrooms, stairwells, lobbies, and staging areas as required due to construction activity; Tenant’s Contractor and Subcontractors are still expected to provide the usual protection of existing improvements, and exercise good care and good sense. The use of Building’s debris box or use of the loading dock for Tenant’s Contractor’s debris box. Review of construction drawings and verifying adherence to the Base building Drawings and Specifications and Building Standards. Daily supervision to ensure Contractor’s adherence to the rules of the Site. Review of changes in the initial scope of work. Assistance in resolution of field condition conflicts. Inspection and approval on all work affecting building systems (i.e. mechanical, electrical, life safety, fire protection, etc.) Provisions and coordination of Building Engineers for the disconnection and reconnection of Life Safety Systems affecting area under construction. Coordination of entry into occupied tenant space and additional security services as needed. Enforcement of terms of Lease Agreement between Tenant/Subtenant and the Landlord. Coordination of loading dock activity and access into and out of the Building. Provision of temporary lighting, temporary power, water, gas or other utility services. Tenant’s contractor will be responsible for all costs and fees related to disposal of Tenant’s Contractor generated hazardous waste, water, sewage, or other discharge. Provision of temporary heat, HVAC, or humidification for Tenant’s Contractor’s construction finishes. Exhaust of any fumes generated by Tenant’s Contractor. Fumes may not be exhausted to the plenum space. 30. In addition to cleaning requirements as described above, Tenant’s Contractor shall, in preparation for substantial completion or occupancy of the project by Tenant, perform the final cleaning of Tenant’s Contractor’s Work. 31. When Tenant’s Contractor commences construction activity, the Tenant’s Contractor shall maintain the area as necessary ( at its sole cost and expense) in a safe and sanitary condition and to a standard meeting all applicable laws; regulations and Building Standards as determined by the Landlord, 32. The Landlord may require job progress or Contractor Coordination meetings. The Tenant’s Contractor, if requested, shall attend with a representative authorized to speak and act on the Tenant’s Contractor’s behalf. Additionally, the Tenant’s Contractor shall notify the Landlord of all job progress meetings. 33. All on-site activity, will be coordinated in advance with the Landlord. Such approval will be granted only upon submission of a written access request by the Tenant or the Tenant’s Contractor. 34. At no time will the Tenant’s Contractor perform activities on the project site without the insurance in force as required in the lease document. 35. No radios, headsets, or other audio devices are allowed in the Building at any time. 36. Failure to perform work in a manner consistent with tenant Rules of the Site may result in immediate work stoppage by Landlord. Landlord shall have no liability for any costs or expenses incurred by Tenant, Tenant’s Contractor, or Subcontractor in connection with or as a result of such work stoppage. 37. The Rules of the site may be amended or revised at any time. The amended or revised Rules of the Site shall become effective upon delivery Tenant and Tenant’s Contractor or publication by posting at the project site, whichever is earlier. 38. No smoking is permitted in the Building at any time. 39. When Tenant’s Contractor commences construction activity the Tenant’s Contractor shall maintain the areas necessary (at its sole cost of expense) in a safe and sanitary condition to a standard meeting all applicable regulations, and Building Standards as determined by Landlord. RECORD DRAWING REQUIREMENTS “Record Drawings” should be maintained by the contractor. At the end of the construction period “record drawings” should be transmitted to the tenant’s designer for incorporation onto the Tenant Improvement Drawings by the tenant’s designer. One mylar and one blueline of the undated “as-built” drawings will be transmitted to the landlord for the permanent building reference sets. BUILDING HOURS OF OPERATION Monday through Friday except holiday: 7:00am - 6:00pm. Tenant’s contractor should assume that the access to the building will be unavailable any other hours unless advance arrangements have been made with the Construction Manager. INGRESS/EGRESS The delivery entrance to the building is located at the Anthony Street side of the building. All Contractors must promptly unload materials and equipment and move them into the space they are improving. Materials or vehicles that are not promptly moved will be moved at the Contractor’s expense. MATERIAL STORAGE Material is to be entirely stored in the area leased by the Tenant. Tenant must make arrangements to secure their materials and equipment. Landlord and Landlord’s agents are not responsible for Tenant items lost, stolen, or damaged by others. RECORD DRAWING SET The Tenant Contractor shall maintain a record of any/all field changes from the approved plans. These red-marked plans shall be given to the designer and engineers at the end of the project. Designer and engineers shall update their plans based upon contractor’s record sheets and submit to building stamped with “As-Built” notation. QUALIFIED MEP CONTRACTORS MEP Contractors shall be approved by Landlord, whose approval shall not be unreasonably withheld. ELECTRICAL Cupertino Metropolitan Bradley Electric Paganini Electric HVAC Anderson, Rowe and Buckley Acco Kent Lim Company Bayline Mechanical PLUMBING Scott Company Ayoob & Peery Tulley Mechanical, Inc. FIRE SPRINKLERS Allied Fire Protection RLH Ayoob & Peery The following three (3) trades must be performed by the subcontractors listed below: 1. LIFE SAFETY DFP 2. HVAC AIR BALANCE Nabco RSA 3. TELE / DATA SYSTEMS Capitol Communications KEYING SYSTEM Building Engineers are the only personnel allowed to change door cylinders. Keys and cylinders required for doors must be coordinated through Landlord. Any unauthorized door cylinders will be removed. The building uses only Sargent EssexCylinders The Building keying system uses the following keys: To be determined by Landlord. Restrooms and stairwell locks should be a double cylinder classroom function style that may be left unlocked by the use of the inside key, or left unlocked so the outside key is required to unlock the door. Mechanical areas should be a storeroom function mortise style, a key is required for entry. DRAWINGS As-Built Architectural – CAD Files As-Built Mechanical, Electrical and Plumbing - CAD Files As-Built Structural, if possible - CAD Files The permit set of drawings with the City of San Francisco, Department of Building and Inspection. Original permit/inspections card with final inspections/signatures Certificate of Occupancy Names(s) of general contractor, all subcontractors with appropriate contacts, addresses, telephone numbers. Indicate area/trade of work performed for future reference by tenant and building Landlord. General Contractor’s and all subcontractor’s (and manufacturer’s) warranties. Final HVAC air balance report for space All O&M manuals for special HVAC units or other equipment as applicable and copies of required maintenance schedules/agreements for such equipment (i.e. HVAC, water filtration, or other). “Attic” stock finishes, such as carpet, base, ceiling tile, paint, special hardware, etc. A copy of the punchlist for the space with the tenant’s or Landlord’s architect’s, and general contractor’s signature for final acceptance. Note: Tenant’s Contractor’s final payment is not to be released until the above documents are received and accepted by the Landlord of the Building. CONSTRUCTION PARAMETERS 1. Introduction These “Construction Parameters” outline for all general contractors, subcontractors and vendors the basic guidelines for construction activities or the 560 Mission Street Project Site. Any work performed in the Project, whether it is contracted or supervised by the Tenant’s General Contractor or the Tenant directly, must be done in accordance with parameters set forth in this section. Violation of these rules and regulations may be cause for the Landlord to stop work from continuing. As used herein, the term “Contractor” shall mean any contractor, subcontractor, vendor, employee or agent employed directly or indirectly by the Tenant, or Tenant’s General Contractor. 2. Requirements Prior to Beginning Work The contract between the Tenant and its Contractor is to be provided to Landlord for any work not contracted directly with Landlord, if Tenant intends to make a claim for reimbursement under its tenant improvement allowance. Copies of all permits required by any governmental agencies for completion of the work. An original “stamped” set of City of San Francisco approved construction documents. Certificates of insurance, together with a waiver of Landlord’s liability. Contractors letter of indemnification of Landlord. A letter from the Contractor providing deficiencies “punch list”. This punch list shall include any and all items found damaged in the workspaces. The Contractor shall be held responsible for repair of any damage found after the completion of its work which is not noted on this listing. A letter from the Contractor indicating the Contractor has reviewed, understands and accepts each of these “Construction Parameters” and the “Building Rules and Regulations”. A letter from the Contractor listing contact names for each vendor/subcontractor involved with the work along with normal business and emergency phone numbers. All tenant improvement work shall comply with LEED-EB OM Materials and Resources Solid Waste Management: Facility Alterations and Additions. (See Exhibit D for building policy on Construction, Demolition, and Renovation Waste Management). All paints and coatings have VOC emissions less than the limits indicated in the Green Seal’s Standard GS-11. All adhesives and sealants have a VOC content limit less than Bay Area Air Quality Management District Regulation 8, Rule 51. 3. Working Hours All work is to be performed between the hours of 7:00 a.m. and 6:00 p.m. Monday through Friday with holidays, Saturdays, and Sundays excepted, unless permission is granted by the Landlord to deviate from this work schedule. Additionally, some work processes are restricted because of disturbances to surrounding tenants (see Item Q). 4. General Conditions Issues Supervision and Construction Procedures The Contractor shall supervise and direct the work using its best skill and attention. The Contractor shall provide and pay for all labor, materials, equipment, tools, construction means, methods, techniques, sequences, procedures and for coordinating all portions of the work under the contract. Labor and Materials Unless otherwise specifically agreed to in writing, the Contractor shall provide and pay for all labor, materials, equipment, tools, construction equipment, machinery, water, heat, utilities, transportation, and other facilities and services necessary for the proper execution and completion of the work. Permits, Fees and Notices The Contractor shall secure and pay for all permits, governmental fees and licenses necessary for the proper execution and completion of the work, which are applicable at the time the work begins. The Contractor shall give all notices and comply with all laws, ordinances, rules, regulations and orders of the public authority bearing on the performance of the work. Superintendent The Contractor shall employ a competent superintendent and necessary assistants who shall be in attendance at the project site during the progress of the work. The superintendent shall be satisfactory to the Landlord and Tenant, and shall not be changed except with the consent of the Landlord and Tenant, unless the superintendent proves to be unsatisfactory to the Contractor and ceases to be in its employ. Protection of Persons and Property The Contractor shall be responsible for initiating, maintaining and supervising all safety of, and shall provide all reasonable protection to prevent damage, injury or loss to: All employees on the work and all other persons who may be affected thereby; All the work, materials, and equipment to be incorporated therein, whether in storage on or off the site, under the care, custody or control of the Contractor or any of its vendors, subcontractors or sub-subcontractors; and Other property at the site or adjacent thereto, including trees, shrubs, lawns, walks, pavements, roadways, structures and utilities not designated for removal, relocation or replacement in the course of construction. The Contractor shall comply with all applicable laws. Ordinances, rules, regulations and lawful orders of any public authority having jurisdiction for the safety of persons or property or to protect them from damage, injury or loss. Contractor shall erect and maintain, as required by existing conditions and progress of the work, all reasonable safeguards for safety and protection, including posting danger signs and other warnings against hazards and promulgating safety regulations. 5. Trade Jurisdiction The Contractor shall properly assign the work to be performed to appropriate personnel so as to properly execute the work in accordance with local jurisdictions (unions). In the event of conflict due to jurisdictional dispute, the Contractor shall take immediate and appropriate action to see that there is no work stoppage due to the conflict of jurisdiction. Should such conflict interfere with other building operations, the Landlord reserves the right to stop the Contractor’s work until such problems are resolved. 6. Salvageable Materials The Contractor shall return to the Landlord all salvageable materials removed from any existing permanent work. These items are to be stored by the Contractor at a location determined by the Landlord. Additionally, re-usable carpet excess should be submitted to the Landlord for Landlord’s storage and potential reuse during remodeling efforts. 7. Provision of Temporary Utilities Power and Lighting Contractor will also be responsible for supplying, at its expense, any temporary or special lighting required for its work. Water Provisions for water required for its work. Landlords will be responsible for providing at its expense, provisions for water required for its work. Landlord will assist Tenant’s Contractor in accessing convenient water supplies that may already be in place on site. All connections and fees for use of water shall be borne by Tenant’s Contractor. Tenant’s Contractor is responsible for ensuring no water damage to existing facilities and to prevent exposure to leakage onto other floors. HVAC The Landlord has no obligation to furnish heating, ventilation or air cooling to the work space until such time as the space is substantially completed and air systems are required to balance the air volumes and temperatures. The Contractor, at its sole expense, shall provide whatever heating, ventilating or air cooling that is required during the life of its work. Telephones The Landlord has no obligation to provide telephone services to the Contractor other than the pay phone services designed for the Project. The Contractor shall not disturb the Building Manager or other Landlord offices for use of their telephones. Fire Protection The Contractor shall be responsible to see that portable fire extinguishers are provided in sufficient quantity to satisfy the requirements of the City of San Francisco fire inspector. Additionally, the Contractor shall provide a fire watch during any welding, burning, or other activity involving open flame or arc flame. Lastly, the Contractor shall specifically note that the general fire protection systems within the 560 Mission Street Project may be active and remain active during tenant build out if required by the City of San Francisco. Before starting any sprinkler system rework, Contractor must contact the Building Manager to make arrangements for shut down and draining of the individual floor systems where the work is to be performed. The actual work of draining and refilling the system will be by the Contractor. Stocking and Material Movement Stocking and material movement may need to be accomplished primarily after hours only (before 7:00 a.m. and after 4:00 p.m., Monday through Friday, all day Saturday, Sunday and holidays). The Landlord will provide an elevator operator to operate the service elevator. The cost of such operator will be invoiced to the Contractor. In addition, should the Contractor reserve the service elevator and fail to use its services, the Contractor shall nevertheless be charged for the elevator operator. Should the Contractor wish to cancel its reservation, it musts do so 24 hours in advance. 8. Deliveries and on Site Storage General The Contractor shall deliver materials to the job site in order to provide for the proper execution of its work in a continuous fashion. Contractor shall be responsible to provide adequate protection as a required for public property, private property, utilities and materials. The Contractor shall also be responsible for the safety of workmen in accordance with the applicable codes, laws and regulations of governing agencies having jurisdiction. Any damages caused by the Contractor shall be corrected by the Contractor in a manner approved by the Landlord and/or the City of San Francisco at the Contractor’s expense. Staging The Contractor may stockpile materials only in areas approved by the Landlord. If materials are stockpiled in unapproved areas which create interference or obstruction with the work of others, or if overloading of the rated capacity of the structural slab occurs, such materials must be relocated by the Contractor at its expense, The use of “staging areas” outside of the demised area of the Tenant’s space shall be allowed only with prior approval of the Landlord and shall be restricted to that zone and that time period authorized by the Landlord in writing. These areas must be vacated and left in “like new” condition at the end of such period. 9. Cleanup and Rubbish Removal The Contractor shall at all times keep the project free from accumulation of waste materials or rubbish caused by its employees or its subcontractors. Cleanup and rubbish removal shall occur on a daily basis to the satisfaction of the Landlord. Contractor is responsible for providing its own means of trash disposal and shall not be allowed to use the Landlord’s dumpster systems. All core elements, including the restrooms (see item M), elevator lobbies and public corridors, shall be kept clean at all times. When Contractor requires the use of these areas, provisions must be made for the proper protection of existing services to prevent damage or excessive wear. 10. Restrooms The Contractor will be allowed to use the restroom facilities on the floors on which it is working when the plumbing facilities have been completed on those floors. The Contractor must include these restroom facilities on its punch list of deficiency items as it will be charged for any damage to these areas found during or after the completion of work. Further, Contractor shall maintain these restroom facilities and protect them until such time as its work is complete. 11. Miscellaneous The Contractor shall at all times enforce strict discipline and good order among its employees and shall not employ any unfit person or anyone not skilled in the task assigned to the Contractor. The Contractor shall restrict access of its personnel to the areas of its work within the building. Workers are not to be permitted on floors not involved in the work. 1. Radios, tape decks or other amplified sound equipment must be used in consideration of others using the building. Excessive noise will cause the banning of such music in construction areas. 2. Whenever Contractor will use construction methods which will result in prolonged loud noise (such as extensive coring or jack hammering) such actives will be limited to a time before 6:00 a.m. or after 6:00 p.m., Monday through Friday. These activities may be conducted at other than these hours only by permission of the Landlord. 3. The use of combustible glues and laquers is limited to the hours between 6:00 a.m. and after 6:00 p.m. Monday through Friday only. Click here to download a Landlords Design and Construction Manual Policies and Procedures: Insurance Requirements Insurance requirements can be found under the Building Forms section of this website. Policies and Procedures: Moving Rules and Regulations The following procedures must be agreed to prior to any movement of furniture, materials or equipment at 560 Mission. All moves must be scheduled with the Property Management Office. 1. A certificate of insurance is required prior to any move. 2. Any move found to be in violation of any of the following moving Rules and Regulations will be terminated until the problem is corrected. 3. The tenant is responsible for seeing that the moving/delivery company signs off on and adheres to the prescribed rules and regulations regarding any move or delivery/dispatch of equipment. 4. The protection of building corridors, doors, stairwells, freight elevator, floor coverings, public areas, lobbies and service areas is the sole responsibility and the expense of the tenant and/or their moving/freight company. 5. Normal movement of oversized/heavy materials by tenants is to take place anytime on Saturday and Sundays or weekdays between 6:00 p.m. and 6:00 a.m. 6. Use of the loading dock, service corridors, elevators and stairwells must be pre-arranged through the Property Management Office at (415) 512-5600. It is the responsibility of the tenant/subtenant to ensure communication between the moving company and the Property Management Office in order to avoid conflicts in scheduling a move. 7. Protection of the building's floor coverings by masonite or plywood along the prescribed route of movement through the building as outlined by Property Management is required. 8. Complete and total protection of elevator lobbies, building corridor walls, corners and corridor doors with cardboard, plywood or other pre-approved materials by Property Management is required. 9. There is no exclusive usage of the freight elevator or reserved parking spaces on the loading dock. Shared usage is critical for proper scheduling coordination. Move In/Out Procedures All moving of furniture or equipment must be scheduled between the hours of 6 p.m. and 6 a.m. in order to avoid disruption to other tenants and elevator service. The freight elevators must be used when moving all items. Please send written notice to the building office when scheduling moving or delivery of furniture or equipment so that we can provide the movers access to the building. Any vendor mover, contractor, etc.) who arrives at the building after hours without prior notice will be turned away and asked to reschedule. Loading Dock Use The loading dock for 560 Mission is located on the Anthony Street side of the building and is available for loading and unloading throughout regular business hours. There is a 20-minute parking limit in the loading dock between the hours of 6 a.m. and 6 p.m. All major deliveries must be scheduled after hours with the Property Management Office. Please inform any vendors making deliveries that the dimensions of the loading dock are as follows: Height Depth Width 13' 32' to lift 12' After Hours Access for Vendors Any person who does not have an identification card on file with building security, whether they are an employee of a Tenant or a vendor, will not be granted access to the building after hours (6pm- 6am) without prior notice being given to the Property Management Office. Please email the following information to the Property Management Office ([email protected]) on company letterhead before 4 oâclock: Name of your company Name of visiting individual or company Time of arrival and estimated time of departure Areas Individual/Company should be allowed access, including freight elevators, and loading dock. Purpose of Access Protection of Lobby Areas and Corridors Tenants must ensure that their vendors will take the appropriate measures to protect building areas while delivering, or moving furniture or equipment. The vendors are responsible for putting down masonite, a protective stone covering, on the floors of lobby areas and down all corridors where items are being moved. In addition, the walls and corners in corridors must be padded in such a way as to prevent damage to the walls. Any damage will be repaired and tenant will be billed for the repair cost. Freight Elevator Use and Dimensions There is one freight elevator at 560 Mission. Any pick-ups or deliveries that require exclusive freight elevator use must be scheduled with the management office. This includes high volume deliveries of equipment and furniture. Please inform any vendors making deliveries that the dimensions of the freight elevator are as follows: Height Width 10' 3'' 6' 9'' x 6' Property Removal Passes Any company employee who wishes to remove equipment or valuables from any office will need to give a Property Removal Pass to the Security Officer on duty. A copy of the property removal form is on page 48. Please make copies for your use. The pass must be filled out and signed by an authorized person from the company. Anyone attempting to leave the building with company property without a pass will be asked to leave the item until a proper pass has been given to Security. Policies and Procedures: Smoking 560 Mission 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. Policies and Procedures: Tenant Improvements The following reiterates and expands on the project development described in the Lease Agreement and are subject to the conditions set forth in the Lease Agreement. After the execution of the Lease Agreement, an initial meeting between the Tenant and the Tenant’s Architect and the Landlord and the Landlord’s Architect will be held to discuss in general terms the Project Development and the information contained herein. Review of the pertinent project dates and schedules will be discussed at this meeting, especially as it relates to work by contractors and subcontractors not under the Landlord’s direct control, but necessary for the timely completion of the Tenant’s Leasehold Improvements. The Tenant Space Plan must be submitted to the Landlord in accordance with the requirements of the Lease Agreement on or before the date specified. The Landlord’s Architect will review the Tenant Space Plan for compliance with the building design parameters for tenant leasehold improvements in order to avoid any irreconcilable conflicts with the Building. The Tenant’s Working Drawings shall be submitted to the Landlord in accordance with the requirements of the Lease Agreement on or before the date specified. The Tenant’s Working Drawings shall be reviewed by the Landlord’s Architect and the Landlord’s Engineer for compliance with the requirements of the Lease Agreement. PROJECT ORIENTATION This manual, complete with all the drawings and information referenced herein, is called the Landlord’s Design and Construction Parameter Manual. The manual has been developed to aid the Tenant and the Tenant’s Architect in providing the drawings, specifications, and information which describe the Tenant’s Leasehold Improvements required by the Lease Agreement and to aid Tenant constructing these improvements. This manual reiterates and expands on pertinent terms of the Lease Agreement and is subject to the conditions set forth in it. The procedures and techniques described herein will greatly enhance the smooth flow of information between the Tenant and Landlord and will result in the timely completion of the Tenant Leasehold Improvements for the mutual benefit of the Tenant and Landlord. The following “Principal Stages of the Tenant Development Process” is provided for Tenant information and use a step-by-step guideline to the process. This guideline is intended to identify those major activities, responsibilities, and time frames which are significant to the development of the Tenant lease space and leasehold improvements. SUMMARY OF THE PRINCIPAL STAGES OF TENANT DEVELOPMENT STAGE 1: Pre-Planning Coordination STAGE 2: Tenant Space Planning Preparation STAGE 3: Tenant Space Plan Review and Approval STAGE 4: Working Drawing Preparation STAGE 5: Authorization for Construction STAGE 6: Construction of Leasehold Improvements STAGE 7: Tenant Occupancy PRINCIPAL STAGES OF THE TENANT DEVELOPMENT PROCESS STAGE 1: PRE-PLANNING COORDINATION 1. BASE BUILDING PLANS AND INFORMATION TENANT The Tenant shall initiate a request for any additional Base Building Information (Architecture and Engineering plans and/or specifications) from Landlord as may be necessary for the preparation of tenant leasehold improvement plans. 2. PRE-PLANNING COORDINATION MEETING(S) TENANT/LANDLORD The Landlord will be available to meet with the Tenant and/or the Tenant’s Designer to review matters relating to the development of the Tenant’s Leasehold Improvements and review of information contained in the Manual or Building plans and specifications affecting the Tenant Space and review of pertinent project dates and schedules. STAGE 2: TENANT SPACE PLAN PREPARATION TENANT The Tenant shall prepare a space plan for submittal to the Landlord which delineates and describes proposed Leasehold Improvements. The space plan requirements are defined in the lease. The Landlord recommends that the drafting technique utilized be coordinated with guidelines described in the Manual. STAGE 3: TENANT SPACE PLAN REVIEW AND APPROVAL 1. REVIEW AND APPROVAL LANDLORD Upon receipt of the Tenant space plan the Landlord will review the Tenant plans for any potential conflicts between proposed leasehold improvements and the Base Building Systems. Following this review, the Landlord will either provide approval of space plans to the Tenant or advise the Tenant of items requiring revision. 2. GENERAL TENANT Prior to the space plan submitted to the Landlord. The landlord recognizes that the Tenant may elect to seek professional consultation relative to (i) Governing Codes affecting planning/design of the leased premises, and (ii) budget analysis of the proposed work. STAGE 4: WORKING DRAWINGS PREPERATION 1. PREPARATION OF DOCUMENTS TENANT The Tenant shall prepare all Tenant Leasehold Improvement Documents (working drawings and specifications) for submittal to and approval by the Landlord. Preparation of such documents shall be accomplished in compliance with the criteria set forth in the Manual. The preliminary submittal of construction documents to the Landlord concurrent with submittal to plan check is advisable. However, final approval by the Landlord can only come from “Issued for Construction” documents which reflect plan check corrections. The Tenant is advised to be aware of plan check time requirements and Landlord review lead times in order to factor these into its development schedule. At the close of the plan check process, construction documents should be left ready for pickup at the Department of Building and Safety. The Tenant’s General Contractor or its subcontractors will be responsible for obtaining the final permits. Prior to start of construction, the Tenant shall submit copies of all permits to the Landlord and to the Landlord’s General Contractor for their records. 2. SUBMISSION OF WORKING DRAWINGS TENANT Leasehold Improvement Documents submitted to the Landlord will be considered as having the approval of the Tenant. Subsequent changes will be considered Tenant initiated changes. SCHEDULED SUBMISSION DATE: (Pursuant to Lease Agreement) The Tenant shall advise the Landlord of any changes represented in the Construction Documents which have been made to the approved Tenant space plan. STAGE 5: AUTHORIZATION OF CONSTRUCTION 1. Landlord shall authorize construction. STAGE 6: CONTRUCTION OF LEASEHOLD IMPROVEMENTS 1. Tenant’s Contractor shall coordinate with contractor STAGE 7: TENANT OCCUPANCY TENANT Tenant should give careful consideration to Tenant Improvement planning associated with occupancy in the Building. Such planning must include coordination with the Landlord’s Building Manager and the Contractor. The Tenant will be completely responsible for all move-in efforts. Move-in efforts must be coordinated through the Building Property Manager. BUILDING STANDARDS, SPECIFICATIONS & DESIGN INFORMATION The following outlines minimum design standard, specifications, and design information concerning the The following outlines minimum design standard, specifications, and design information concerning the Tenant Improvements for the project. Tenant’s design team shall follow these standards, propose equivalent or upgraded specifications when planning and implementing their design for the Tenant Improvements. Note included specific floor loading diagrams which must be adhered to, specific electrical floor poke through requirements, Tenant Improvement lighting band requirements, and typical perimeter soffit detail for Tenant Improvement ceiling terminations. These requirements are described in Section A of the Manual. Proposals for design specifications that are not in conformance with the specifications in this section of the Manual will require written approval from the Landlord. TENANT IMPROVEMENT SPECIFICATIONS, DIVISION 8-17 Click here for the minimum intended specifications and manufacturers for elements of Tenant Improvements described in attached Division 8 through 17. TENANT IMPROVEMENT MECHANICAL AND ELECTRICAL SPECIFICATIONS Click here for the minimum intended specifications for mechanical and electrical systems in the Tenant Improvements. Security Services: Overview 1. SECURITY OFFICER Security personnel are on duty 24 hours a day in the Building. In the event of an emergency, Security may be contacted directly by calling (415) 512-5637 afterhours. 2. TWENTY-FOUR HOUR ACCESS 560 Mission provides its tenants with 24 hour access to the Building. A card access system and security cameras monitor and record incoming and outgoing activity in and around the Building. 3. SECURITY IS EVERYONE’S RESPONSIBILITY Valuables should be stored in a safe place. The Property Management Office and Security should be contacted regarding any soliciting or suspicious persons or activity in tenant areas and around the Building. Your cooperation greatly assists in securing the Building. Security Services: Deliveries Information Pending. Security Services: 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. 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 Management 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. Security Services: Key and Lock Policy All keys and locks must be produced by the building. Please enter a Service Request. Security Services: Lobby Entrances and Access The Building hours of operation are 6:00 a.m. to 6:00 p.m. Monday through Friday. The lobby entrance doors will be locked after hours and on the weekends, and a building access card will be required to enter the building. Card readers are located at the East and West entrances of the building lobby. There are four entrances into the main lobby of the Building located on the West, East and South sides of the Building. Twenty-four hour access may be gained with a building access card. New tenants must contact the Property Management Office at (415) 512-5600 to make an appointment in order to obtain a Photo Identification Access Badge. Badging is required to enter through the elevator turnstiles at all times. Tenants of the building are required to have their Photo Identification Access Badge visible at all times when they are on the premises of the building. Individuals who have not been issued an access card must obtain a temporary visitor badge at the lobby security console. Main tenant contacts should enter all visitor authorization requests into the visitor system through the 560 Mission property website (www.560mission.com), making sure to indicate the destination floor. Many tenants have multiple floors and it can delay guest visits if the security officer has to call up to clarify specific location. (Please contact the Property Management Office if you require training or assistance with the building security access system.) Security officers will only allow guests to enter the turnstiles if they have a current day temporary label badge, not a long term temporary label badge. Guests who are on site for more than one day must check in with security every day to receive a new badge from the security console. For events, including meetings, breakfasts, luncheons, parties, etc., please utilize the Event Instructions as a reference guide. The objective is to make the check-in process as smooth as possible by taking the guessing game out of what to consider when it comes to 560 Mission's access. The Event Instructions will cover the topics of guests, Visitor's Lists, caterers, Access Lists and insurance. Please contact the Property Management Office for any assistance or questions. Please be advised that vendors should not be entered into the visitor system through the property website. Vendors include any person or company that is making a delivery or doing work, repairs, updates, etc. to your space. Please contact the Property Management Office by email 8am-5pm M-F to request access for any and all special or one time vendor visits. Requests should be made 24 hours in advance. Each tenant may submit a list of their regular/preferred vendors that do not require security to notify the tenant with a phone call when they arrive (e.g. FedEx, caterers, etc.). These lists are kept on file at the loading dock security office. Please contact the Property Management Office to submit your list and to add/delete vendors as needed. Every vendor on this list must have a valid Certificate of Insurance on file with the building. Security Services: Lost and Found Please contact the Management Office at (415) 512-5600 to claim items that have been lost or found in the buildings. Security Services: Property Removal Please click here for the Property Removal Form Security Services: Solicitation Solicitation is not permitted. If someone is soliciting in your suite, then please notify the Management Office at (415) 512-5600 and we will send appropriate personnel to escort them off of the premises. Security Services: Stairwells There are three stairwells located in the Building as indicated on the floor plans. Stairwell One serves all floors including the parking garage and exits into the main building. Stairwell Two serves Floors 2 – 31 and exits onto Jessie Street. Stairwell Three provides a point of egress from the parking garage. Stairwell doors are locked at all times to prevent entry onto a tenant floor. Stairwells can be entered at any time; however, the only exit is on the Lobby floor. To provide safe egress during a fire alarm, all stairwell doors will automatically unlock. Never prop stairwell doors open as this may damage the door as well as compromise the balance of the Heating, Ventilating and Air Conditioning system and may create a serious breach of security and fire protection. Special Services: Overview CONFERENCE FACILITIES: Conference Facilities are available for rent at the following nearby locations: The Palace Hotel Yerba Buena Center 55 Second Street St. Regis W Hotel San Francisco 512-1111 978-2700 247-2304 284-4000 777-5300 RECYCLING PROGRAM: The building wide program collects and recycles white ledger paper and computer grade paper, aluminum cans, glass bottles, newspaper and cardboard. COMPOSTING PROGRAM: The building wide program collects and composts all organic material including soiled paper, waxed paper, soiled cardboard, compostable plastics, food scraps and all paper towels from restrooms. Please do not deposit anything other than paper products in the restroom waste receptacles. Do not put any glass, metal or plastic in the green composting bins. ELECTRONIC RECYCLING: The building has free electronic-recycling pickups twice monthly on the second and fourth Fridays through our e-recycling vendor, Green Citizen. Additionally, batteries, small electronics such as cell phones and PDAs, ink cartridges, plastic bags and CDs/DVDs are accepted at the e-recycling kiosk located on B1 at all times. Do not dispose of electronic equipment in the building trash receptacles. These materials are illegal to send to Bay Area landfills. To schedule a pickup, simply email Green Citizen ( [email protected]) a list of items to be picked up and include the location where the drivers can pick up the items. The drivers will go suite to suite to pick up items. Electronics will not be picked up by the janitorial staff. SHOWERS / LOCKERS: 560 Mission provides additional restrooms, showers, and lockers, which are located on the basement level (B1) of the Building. The lockers are for day use only. Tenants are responsible for providing their own lock and for removing locks by the end of each day. The restrooms are locked for security purposes at all times. Should you wish to gain entry to these facilities, please use your building access card. NOTARY SERVICES: Please contact the 560 Mission Property Management Office for information about notary services in the building. OTHER SERVICES: Other services include bicycle racks and dry cleaning drop off and delivery. These are both located on the basement level (B1). Special Services: Car Wash Click here for Mr. Ecowash Car Wash Services Special Services: Dry Cleaning Service Pick up Schedule: Tuesdays and Fridays between 11am and 2pm Items picked-up Tuesday will be dropped off Friday and vice-versa Using PurpleTie @ 560 Mission Easy as 1-2-3 1. Take your items to the PurpleTie station located on B1. (The station is located past the mailboxes and restrooms on B1 on the left hand side of the hallway.) The station has automatically scheduled pick-ups, so you don't need to go online to schedule service. 2. Fill out a PurpleTie 2-carbon order form and place it in your bag along with your items. Since we'll thoroughly inspect and make a count of every item in your order, you don't need to itemize what you're sending in. Simply write your name, and work phone number on the 2-carbon order form. 3. Place your bag in the PurpleTie station drop-box before the posted pick-up and delivery time window for that day. *Please note PurpleTie has stopped supplying plastic bags in an effort to be greener. You may use any bag to submit items for dry cleaning and they will be returned in a re-usable PurpleTie bag. DONE!--We'll pick-up your order that day, and we'll take the utmost care of your belongings. A driver will deliver your completed order back to the same PurpleTie station where you dropped it off, during the next service day and time window, with an itemized receipt clearly attached. For pricing please visit PurpleTie.com Special Services: Parking Garage The Garage hours of operation are 4:00 a.m. to 8:00 p.m. Monday through Friday. Monthly contract parkers will be granted in/out privileges via their building access card at all times. A Monthly contract parking application can be downloaded here. The garage entrance and exit are located on Anthony Street. Visitor parking is available during garage hours of operation, 4:00a.m. to 8:00p.m. Monday through Friday. The entrance is located on Anthony Street, and is open from 4:00 a.m. to 8:00 p.m., Monday through Friday, and 8:00 a.m. through 4:00 p.m. on Saturdays. The garage is closed on weekends and holidays except to monthly parkers. If you wish to leave the garage after hours, please contact the security officer at the Lobby Console for assistance. Payment by credit card only is required to exit after hours. Garage rates are subject to change. Current rates are as listed below: Daily Rates 0-1 hour - $2.35 1-4 hours - $9.40 Daily Max - $23.50 Exit Surcharge Rates (4:30-6:30pm) 0-1 hour - $2.59 1-4 hours - $10.34 Daily Max - $25.85 All rates include city tax. Phone Number: (415) 512-5630 Special Services: Restaurants Mixt Greens - located in the 560 Mission Plaza between 1st and 2nd Streets. Hours of Operations: Monday through Friday, 10:30 a.m. – 3:00 p.m. Phone number: (415) 543-2505 Website: www.mixtgreens.com Special Services: Ride Share Service Click here for 560 Mission Ride Share Service Sustainability: Overview CommonWealth Partners is dedicated to minimizing our environmental impact and creating efficient, healthy and productive working spaces. Our Sustainability Policies and Programs are an integral part of the day-to-day operations at this property. These policies serve to maximize the efficiencies of our property management practices, minimize the environmental impact of building operations, and reduce operating expenses. As a tenant, you do not have to abide by these policies but in so doing, your participation helps us: 1. Have a positive and sustainable impact on our community 2. Create a healthier working environment for our tenants Sustainability: Corporate Sustainability For more information about our sustainability programs, please visit our Corporate Sustainability website. Sustainability: Sustainability Policies and Procedures Your go-to source for specific procedures, tenant guidelines or forms related to sustainability, including the Green Office Guide, Green Tenant Improvement Guide, Smoking Policy, and the Sustainable Purchasing Policy. Green Office Guide: The Green Office Guide provides simple, low-cost behavior strategies, best practices, and resources our tenants can use to create a green office. This guide is a starting place for you to learn more about the benefits of green buildings and inspire you to explore the many ways you can join us in providing a healthy work environment for your employees and be a positive image as a leader in sustainability. For further details, please refer to the Green Office Guide PDF. Green Tenant Improvement Guide: The Green Tenant Improvement Guide serves to educate you, the tenant, about a variety of strategies you can use to green your interior space. This handbook will show you how greening your tenant space can result in employee health and productivity. For more specific tips on tenant improvements, please refer to the Green Tenant Improvement Guide PDF. Smoking Policy:This policy is intended to prevent or minimize exposure of building occupants, indoor surfaces and systems to environmental tobacco smoke (ETS). Smoking Policy PDF Sustainable Purchasing Policy: The goal of the Sustainable Purchasing Policy is to reduce the negative environmental impacts of materials and supplies purchased, and to provide guidance toward responsible management practices. Sustainable Purchasing Policy PDF Waste Management Policy: The goal for this policy is to reduce the amount of waste and toxins hauled to and disposed of in landfills by recycling. You qualify for the MRP2 Prerequisite just by having this policy in place. The goal is to reuse, recycle, or compost at least 50% of ongoing consumable goods and reuse or recycle 75% of durable goods, recycle 100% of batteries and mercury containing lamps. Waste Management Policy PDF Sustainability: Energy Conservation As tenants, you have the biggest impact in reducing your building’s operating costs and saving energy. You can do your part by following a few simple energy conservation measures and educating your employees about the importance of using energy wisely. Here are some examples on things you and your employees can do right now to lower energy costs: Have task lighting at individual workstations Install lighting occupancy sensors to automatically turn off lights Install power strips or smart strips to eliminate vampire loads & switch power off when not in use Turn off equipment, computers, printers, TVs, power strips and lights when leaving office Install ENERGY STAR Equipment Find additional strategies in our Green Office Guide. Sustainability: Recycling Program CommonWealth Partners fully supports waste reduction at this property. Our recycling program has a goal of recovering and recycling over 75% of the total waste that is generated at this site. Through this program, we want to educate you on how to reduce waste. Contact the Property Management Office to obtain recycling containers that are available for your space. Here are a few strategies you can implement now that will help toward this effort: Print media and marketing materials on recycled and FSC certified paper Properly dispose of furniture and office equipment (Donate and/or Recycle) Refill toner and printer cartridges For external printing, request soy vegetable based ink Print media and marketing materials on recycled and FSC certified paper Each desk, printer & kitchen has recycling/trash can set Cancel unwanted paper publications and subscriptions or register for e-newsletters Replace paper towels for hand dryers Find additional strategies in our Green Office Guide. Sustainability: E-Waste Recycling All of CommonWealth’s properties participate in an annual E-waste event that typically takes place during Earth Day week in April. Please contact the Property Management Office for the next scheduled E-waste event or to make a special request for pickup. Sustainability: Transportation Program Transportation programs to encourage carpooling, use of public transit and minimizing unnecessary travel can lower employee costs and reduce greenhouse gas emissions to benefit local communities. Some strategies for alternative transportation and sustainable commuting behavior include: Have an Alternative Commuting Transportation Program in place Perform an alternative transportation employee survey Provide transit fare reimbursement for employee commutes Use teleconferences and videoconferences to reduce travel Find additional strategies in our Green Office Guide. Sustainability: Indoor Air Quality Reporting OCCUPANT COMPLAINTS: Commonwealth has a comprehensive Indoor Air Quality program in place. If you have a complaint: Contact your Office Manager (tenant representative). The Office Manager should submit an online work order and an on-site staff member will be dispatched to follow up with it. Property Management will ensure that appropriate action is taken to mitigate the issue. Resolution is reported to the Office Manager.