1301 Avenue of Americas Electronic Tenant® Portal PDF

1301 Avenue of Americas Electronic Tenant® Portal PDF
1301 Avenue of Americas
Electronic Tenant® Portal
Created on April 13, 2015
Building Amenities: Recycling
The current recycling program is in full compliance with New York City Recycling Regulations and Local
Law 87. The method used at 1301 Avenue of the Americas is called "One Source Separation Recycling."
This program enables all employees to use their existing waste receptacles as recycling containers.
Recyclable material includes paper of any type (e.g., copy paper, magazines, newspapers, or catalogs). It is
imperative that only recyclable materials go into these receptacles. If non-recyclable materials, such as wet
waste are deposited there, the material is contaminated and is no longer considered recyclable.
All non-recyclable materials should be deposited in a receptacle centrally located in your office/pantry.
Non-recyclable materials include food and wet waste of any kind.
The cleaning contractor will remove the bags from the receptacles and leave them in the loading dock for
collection. The building’s rubbish hauler sends two trucks nightly to remove both the recyclable and
non-recyclable materials from the building.
Compliance with the recycling program is mandatory and your participation is very much
Building Amenities: Storage
Please contact the Property Management Office at (212) 484-0291 or [email protected]
[email protected] if you would like information regarding storage space.
Building Operations: Accounting
Rent charges are due and payable on the first day of each month. Tenant rent statements are sent to each
tenant at the end of the month preceding the due date. Tenant work order and miscellaneous utility charges
are due within 30 days of receipt of invoice and are billed the month after the services are provided. All
checks should be made payable to “1301 Properties Owner LP” and mailed to P.O. Box 392029 Pittsburgh,
PA 15251-9029.
Billing Address:
The billing address should be established prior to move-in. The Property Management Office has the
capability to send a copy of an invoice to another address, if desired.
Wire Transfer:
1301 Properties Owner LP
Account Number 890 0678 887
The Bank of New York Mellon
ABA No. 021 000 018
Ordering Customer: TENANT’S NAME
All leases include a provision requiring tenants to have public liability, fire and extended coverage insurance
for all tenant belongings located in the tenant’s premises. Tenant must also maintain general liability and
property damage insurance designating the following as “Additional Insureds”:
1301 Properties Owner LP, 1301 Properties GP LLC, and Paramount Group, Inc.
The Certificate of Insurance must also contain agreements by each insurance company providing that such
coverage will not be materially changed or canceled without at least 30 days prior written notice to
Paramount Group, Inc.
Building Operations: Building Management
The staff of 1301 Avenue of the Americas is dedicated to making your work environment as safe and
pleasant as possible. The Property Management Office is located on the sub-concourse level. It is open
from 8:00 am to 5:00 pm, Monday through Friday, and closed on Saturdays, Sundays, and Holidays. Please
do not hesitate to contact the Property Management Office at:
Phone:(212) 484-0291
Fax: (212) 586-1983
1301 Avenue of the Americas, subconcourse
New York, NY 10019
The following personnel are available to address your needs:
Property Manager Cindy Boyea
Sr. Associate
Sr. Associate
Chief Engineer
Jerry Russo
Asst. Chief
Asst. Chief
Director of Life
[email protected]
[email protected]
Brendan Smith 484-0291
[email protected]
[email protected]
Ted Abbot
Lou Metcalf
Jhon Valencia (212)
Ray Sanchez (212)
[email protected]
[email protected]
[email protected]
[email protected]
All requests for service should be put in the web-based Tenant system, AwareManager. The Property
Management Office will then dispatch the appropriate personnel to address this service. If you have a
question about whether or not a service is billable, please contact the Property Management Office.
Building Operations: Building Hours & Holidays
Normal business hours are Monday - Friday, 8:00 a.m - 6:00 p.m.
1301 Avenue of the Americas Property Management Office will be closed on the following Observed
New Year’s Day
Martin Luther King, Jr. Day
Presidents' Day
Good Friday
Memorial Day
Independence Day
Labor Day
Columbus Day
Thanksgiving Day
Day After Thanksgiving
Christmas Day
The Property Management Office will be sending out a memo approximately two weeks prior to the holiday
to request any services you may need - cleaning, heating, air conditioning or other special services. Given
that the building staff and contractors also observe these holidays, you will be charged for any of these
services. We will be glad to provide you with an estimate.
Building Operations: Contact Numbers
Property Management Office
(212) 484-0291
Leasing Department
SVP - Leasing: Peter Brindley
(212) 237-3156
Director of Life Safety:
Raymond Sanchez
Lobby Desk
(212) 484-0291,
(212) 424-1500
Community Information/Service
Police Department
NYPD 54th Street Precinct
Fire Department
Fire Department, General Information
(212) 767-8400
(212) 628-2900
311 or
Police/Fire Non Emergency
Emergency/Paramedic Service
City Hall
(212) 487-5627
Radio City Post Office (322 W 52nd St.) (212) 265-6676
Directory Assistance
Federal Express
(212) 245-2324
(212) 581-2669
St. Luke's Roosevelt Hospital
425 W 59th St.
Long Island Railroad
Metro North Railroad
Metropolitan Transportation
Authority (MTA)
New York Times
Wall Street Journal
New York Daily News
Building Operations: Leasing
The leasing department for 1301 Avenue of the Americas is at Paramount Group, Inc., located at 1633
Broadway, Suite 1801, New York, NY 10019. The main phone number is (212) 237-3100. Listed below is
the contact information for the authorized representatives.
Executive Vice
Senior Vice
Ted Koltis
212-237-3135 [email protected]
Peter Brindley 212-237-3156 [email protected]
Building Security: Overview
Security plays an extremely important role in the overall operation of the building. Good security protects the
building against carelessness, negligence, malicious mischief, theft, safety hazards, sabotage, and fire.
1301 Avenue of the Americas is patrolled by the security staff on a 24-hour, seven-day-a-week basis. They
are easily recognized, as they are always dressed in uniform (black suit, white shirt, and gray tie). Our
security personnel enforce building regulations, maintain order, act as a deterrent to unruly behavior, and
are on the alert for any unusual activities in or near the building. For your protection, we have developed
and implemented a system to maximize personal safety and minimize property damage or theft. Other
critical elements to our security system include a computerized fire & smoke detection and sprinkler system,
a digital camera recording system, and two-way radio communication between the Property Management
Office, security staff, engineering staff, and building maintenance personnel.
The 6th Avenue entrance is an open entrance/exit 24-hours a day, seven days a week. The 52nd Street and
53rd Street entrances are open entrances/exits Monday through Friday only from 7:00 a.m. to 7:00 p.m. The
concourse entrance is open Monday through Friday only from 7:00 a.m. to 7:00 p.m. If needed, tenants may
request that the 52nd or 53rd entrances remain open for extended periods of time. There will be a charge
for this additional service.
Whenever Tenant employees enter the building, they must use their access card to pass through the lobby
turnstiles at all building entrances. If an employee has lost or forgotten his/her card, the employee will be
required to use a visitor’s pass for the day. All visitors and employees may be subject to a random search of
their bags prior to entry.
At 1301, tenants have the ability to log visitors into the web-based visitor system, AwareManager .
Tenants can schedule individuals or multiple visitors from their office computer. Upon arrival, the
guest must present proper I.D. (government or state issued driver’s license, non-driver photo I.D., or
passport) and a visitor pass will be issued immediately. This system reduces the time it takes to
process a guest and ensures that all visitors are properly assigned to their host’s location. All
visitors’ bags are subject to random searches.
All unscheduled visitors must provide I.D. In addition, security will contact the tenant and request that the
visitor be entered in the system ( Aware Manager). Once the visitor’s name appears in the program, the
lobby desk security guard will issue a visitor pass. If the tenant cannot be reached, access will be denied.
There may be special instances when vendors or contractors need to perform work in your suite during
business hours or non-business hours. In such instances, please enter a Vendor Access work order in
Aware Manager that includes the name(s) of the individual(s), the company(ies), the arrival date,
approximate time, and a brief description of the work to be completed. Management also requires a
Certificate of Insurance from the vendor/contractor.
Building Security: Building Access
Tenant Building Access Procedures:
Any tenant employee who forgets his/her access card will receive a visitor’s pass for the day and will be
treated as a visitor. Lobby security will call the tenant contact to confirm employment prior to allowing the
employee through the turnstiles.
Visitor Building Access Requirements:
Visitors should be entered in AwareManager prior to coming to the building. When the visitor arrives in the
lobby, he/she must present photo I.D. at the security desk and will receive a visitor’s pass for the day. The
visitor will then be directed through the turnstiles to the tenant’s floor.
Note: all visitor’s bags are subject to random search prior to entry beyond the turnstiles.
Please refer to the Vendor/Contractor Access section on procedure to follow for vendors or
contractors who may be arriving as visitors (e.g., for a meeting) as opposed to Vendor Access for
Freight usage.
Escorted Visitors:
All visitors are required to have a visitor’s pass. If a tenant employee is escorting a visitor, the visitor must
show photo I.D. at the lobby security desk to receive the day pass.
Building Security: Access Cards
Access Card Photos and Replacement/Temporary Cards:
Access Card Photo ID requests must list all employees who require a photo ID and must be submitted to
the Property Management Office. These requests must be sent from an authorized tenant representative
only, in advance, in AwareManager. Please note that there is a charge for a replacement/Temporary Card.
Photo IDs for building tenants are taken upon request and should be scheduled through the Property
Management Office in AwareManager.
Building Security: Deliveries
All deliveries into the loading dock bay by trucks and or vans should be entered in AwareManager / Vendor
Access prior to the truck's arrival. This will expedite the movement of deliveries into and out of the dock bay.
Enter the name of the company making the delivery i.e. Staples, WB Mason, Acme Coffee Service in
Truck or van operators making deliveries will check in with the loading dock guard prior to driving their
vehicle into the dock bay. The loading dock guard will verify that the delivery is in AwareManager. If the
delivery is in AwareManager, the loading dock guard will request identification from the driver and any
helper or helpers who will be entering the building. Only a State or Federal recognized form of photo
identification is acceptable (Driver’s License, Non-Drivers Photo ID, etc.)
No Proper Identification, no entry.
Once the loading dock guard is satisfied with the identification presented, he/she will ask the driver and any
helpers to sign into the loading dock log book. Loading dock guard will then issue a building visitor's pass
and grant access. The loading dock guard will direct the driver which bay to use and when he / she can back
their vehicle into the bay.
In the event a truck or van shows up at the dock and the delivery is scheduled but not entered in
AwareManager / visitor processing, then the loading dock master will call the tenant contact to obtain
authorization for the delivery. The remainder of the procedure, as indicated above will be followed.
Vehicles are allowed 20 minutes to remain in the bay while they complete their delivery. One person must
remain with the vehicle. Exceptions will be granted at the discretion of the loading dock guard. Any truck or
van operator who violates the above rule will not be allowed to utilize the loading dock for future deliveries
and will have to make curb side deliveries.
At the direction of the Director of Security, when the building is operating at heightened security due to
unforeseen events, vehicles requesting loading dock access may be subject to vehicle screening. Any
vehicle operator who refuses to have their vehicle screened will be denied access and have to make a curb
side delivery. Additionally, during heightened security alerts, the dock may be closed to vehicle deliveries
and/or curbside deliveries.
Building Security: General Office Security
Security Checklist
The following is a list of general office security suggestions, which are offered to you as an aid in
establishing your internal security procedures:
Restrict office keys/access cards to those who actually need them.
Ensure that a responsible person is in charge of issuing all keys/access cards.
Keep complete, up-to-date records of the distribution of all office keys/access cards.
Establish uniform procedures for collecting keys/access cards prior to the termination of employees.
Establish a rule that keys/access cards 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
Prevent unauthorized personnel from reporting a lost key or access card and receiving a replacement.
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 workers who come to work in your office.
Clear all desks of sensitive or confidential papers.
When working alone in the office at night, lock the front door to prevent anyone from entering.
Keep 911 (or other numbers) for police, fire department, and building security telephone numbers
conspicuously posted. (See also Building Operations: Contact Numbers or Web Addresses)
Double-check to see that all doors are securely locked before you leave.
Suspicious Persons
If you see suspicious or strange persons in the building, please call the Property Management Office
immediately at (212) 484-0291. If possible, make note of appearance, clothing, etc. in order to better assist
building security in locating the individual(s).
Please be aware of strangers in your tenant areas and halls. Quite often a question such as, “May I help
you find someone?” will be enough to deter a potential intruder. Suspicious encounters of this type should
be reported immediately to the PMO.
Building Security: Food Deliveries
Individual employee food deliveries are to be made through the Messenger Center located on 53rd Street
between the loading dock and the deli. The Messenger Center personnel will contact the individual
employee to let them know that their delivery has arrived. The individual who ordered the food must come
down to the Messenger Center to receive their delivery. Food delivery personnel are not allowed to go
through the lobby. Please be sure to give your phone number to the vendor making the delivery. The
Messenger Center is open from 8:00 a.m to 6:00 p.m.
Any food delivery which requires the delivery person to assist the tenant to their space should be made
through the loading dock/freight elevator. The tenant will be contacted to meet the delivery personnel at their
floor freight area. Any delivery person found wandering the building will be denied any future building
The normal hours of operation of the loading dock are 8:00 a.m to 5:00 p.m. If you are expecting a food
delivery/caterer to arrive outside of these hours, you will need to reserve the freight/loading dock in
AwareManager. The tenant will be responsible for all charges related to an after-hours delivery.
Building Security: Lost and Found
Any individual finding lost items should turn them in to the lobby security desk personnel. They will forward
the item(s) to the Property Management Office. You can call the Property Management Office at (212)
484-0291 to report any lost items, or e-mail us [email protected]
Building Security: Property Removal
Tenant/Employee Property Removal Passes
Employees carrying boxes or packages when leaving 1301 Avenue of the Americas via the lobby or freight
elevator must have a Property Removal Pass signed by an authorized employee of the company. Upon
request from an authorized tenant representative, tenants will be furnished with sequentially numbered
property removal passes. These passes are a two-page form that must be completed with a description of
the item(s) being removed. When the bearer of the pass leaves the building with the item(s), the bearer
must present it to the lobby or loading dock guard, sign the pass in the guard's presence, and leave the
two-page form with with guard. After the pass has been processed by the guard, the white “Tenant Copy”
for your company records monthly. The bearer must not remove this white copy when the form is issued.
Any name changes to the “Property Removal Pass Authorization List” must be submitted in writing to the
Property Management Office. Passes will be issued upon request either by phone or in writing. Be advised
that individuals may not authorize their own passes. Management and security only recognize those
signatures that have been duly authorized in the form. Vendors do not require property removal passes
when using the freight car as scheduled.
Building Security: Telephone Closet Access
Telephone Frame Room and Telephone Closet Access:
Tenants need to notify the Property Management Office, in AwareManager, prior to the communications
company employee arriving at the Building. When the communications company employee arrives, he/she
will be escorted to the appropriate telephone frame room or closet by engineering or security personnel.
Building Security: Tenant Information
Emergency Telephone Numbers:
In case of an emergency, such as fire or other incident after normal business hours, we will notify
designated emergency contact(s) from your company. By providing this information to us, we will then be
able to alert you as soon as possible in the event of any unforeseen circumstances.
The Property Management Office must be informed of all changes concerning these contacts. This
information will remain in strict confidence.
Tenant Precautions:
Ultimately, the responsibility for security is with each tenant company. Upon leaving the building, ensure
that all entrances and exits to your suite are locked. During the day, offices, desks and entrance areas
should not be left unattended. We recommend that valuables, such as purses, be locked up or taken with
employees upon leaving their work stations.
Solicitation is not permitted within 1301 Avenue of the Americas. If you notice a suspicious person within the
building, please call the PMO at once at (212) 484-0291 and provide as much detailed information as
possible regarding the person(s). Security personnel will escort the individual(s) off the premises. Whenever
outside vendors are scheduled to work in your space, we suggest that you request identification from those
personnel upon arrival.
Theft and Insurance:
Any suspected theft, no matter how small, should be report to the PMO immediately. Please ask for the
Director of Life Safety. The policy should also be notified immediately by calling 911, and a report should be
filed. Police need to be informed of any thefts in the building to establish a pattern (if there is one) to the
thefts and to effectively complete the investigation. Personal property insurance is the responsibility of each
Incident Report:
In order to provide an accurate record of every incident, the security staff is required to write an incident
report for any accident, theft, or other incident occurring on the property. Incidents should be report
promptly. We would appreciate your cooperation in answering any questions that security may have related
to the incident.
Remember that the best way to improve security is for each tenant in the building to take an active role, just
as you would in the neighborhood where you live.
1. Ensure all doors to your offices are closed and locked at the end of your business day. This
procedure is extremely important on the weekends.
2. Report any suspicious or disorderly individual(s) to the PMO by calling (212) 484-0291. Security
personnel will escort the person(s) from the building.
3. Solicitation is not permitted in the building and any individual(s) who enter your offices for this
purpose should be reported to the PMO. Security personnel will escort them from the building.
4. Inform the PMO of any building keys/access cards which are lost. This includes keys/access cards to
your suite, rest rooms, and storage keys.
Building Security: Vendor/Contractor Access
When vendors or contractors need to work in your suite, please provide written notification to the PMO in
AwareManager. Vendors/contractors entering the building during business hours should be entered in
AwareManager under a Vendor Access work order. Vendors/contractors entering the building after hours
(before 8:00 a.m. or after 5:00 p.m.) should be entered under a Freight work order. The work order must
state the name of the company, the work date, the approximate arrival time, names of workers (if possible),
a brief description of the work, and you must provide the PMO with a valid Certificate of Insurance prior to
the work date.
Vendors/contractors who provide a service to the tenant in the form of a meeting, not labor, may enter the
building through the main lobby (instead of the freight cars). Vendor may be entered in AwareManager as a
visitor for access only.
All vendors/contractors working in the building must carry the required insurance coverage and must
provide a Certificate of Insurance prior to entry into the building, stating the coverage compliance. Evidence
of Workers’ Compensation must be submitted also prior to entry. Insurance is mandatory.
Vendors/contractors working at the building during business and non-business hours are prohibited
from using the passenger elevators. They must use the freight cars.
Building Services: Building Signage and Directory
On multi-tenant floors, landlord shall supply and install building standard signage at tenant's expense.
Building Services: Building Operating Hours
The normal operation of the building’s loading dock and the freight/service cars is between the hours of
8:00 a.m. and 5:00 p.m., Monday through Friday, excluding holidays. In order to accommodate tenant
construction deliveries and normal business day deliveries, the PMO must be notified of dates and times of
vendor’s arrival at least 24 hours in advance.
All construction and related deliveries are to be scheduled before or after normal operating hours on
overtime. The PMO must receive a work order in AwareManager stating: date of service and type of
material (e.g., sheetrock, duct work, etc.) to be delivered. The tenant will be responsible for the payment of
the charge at the current rates for the overtime request for the use of the freight/service elevator and a
loading dock security guard. The operation of the loading dock and freight/service elevators is under the
control of the PMO. We cannot grant exclusive use of the elevators during operating hours; however,
exclusive use of one freight car can be arranged on overtime with advance notice.
Tenant shall inform all contractors that any demolition or other construction activity that may cause
excessive or objectionable noise or vibration to adjacent tenants may be performed only before 8:00 a.m. or
after 6:00 p.m. on weekdays, and all day on Saturdays, Sundays, or holidays.
All Department of Building (DOB) After-Hours Permits must be submitted to the PMO prior to the
commencement of work.
Building Services: Cleaning
Cleaning services are provided daily at 1301 Avenue of the Americas. The day matrons and porters attend
to building restrooms to ensure sufficient supplies are on hand. Porters clean the perimeters of the property
throughout the business day to maintain the Class A standard at 1301.
Window washers are also on site daily to ensure that all windows, both interior and exterior, are cleaned.
Windows are scheduled to be cleaned on a quarterly basis.
In the evening, the cleaning staff is managed by a supervisor appointed by the building’s cleaning
contractor. He/she is responsible for the entire evening staff, who provide cleaning services to the tenants’
suites. Additional cleaning services are not included within the lease. Please contact the cleaning company
for information regarding additional cleaning services.
The building is responsible for exterminating the core areas of the building. We ask that extermination within
your space be scheduled no less than on a monthly basis. Please contact the cleaning company to arrange
extermination service.
Building Services: Elevators
1301 Avenue of the Americas is equipped with 32 elevators. There are 29 passenger elevators in five
banks. There are also three freight elevators accessible from the loading dock. There are two escalators
servicing the lobby and concourse levels. These escalators are shut down each evening at 7:00 p.m. and
restarted the next morning at 6:00 a.m.
This elevator equipment, with computer-based dispatching controllers, is state-of-the-art. The passenger
elevators have polished wood wall panels and the floors are carpeted.
Carts of any kind, (mail and /or catering), and hand trucks are prohibited in the passenger elevators and on
the escalators.
Freight Elevator Service
The freight elevators have direct access to the 53rd Street loading dock. These freight elevators have their
own secured service lobby on each floor. Two cars service the sub-concourse level through the 45th floor.
The third car, located in the far west end of the lobby, services the sub-concourse level through the 11th
1. The loading dock entrance is located on 53rd Street. Details of freight elevator locations,
specifications are listed below.
2. All construction personnel must use the freight elevators for all travel within the Building and when
arriving or leaving the site. Passenger elevators are not to be used by contractors, nor should hand
carts, mail carts, or heavy equipment be permitted inside.
3. Freight elevator use during normal business hours is for routine deliveries only. No exclusive use of
these elevators can be granted during this time.
4. Any hatch opening requests must be signed off by the TENANT in advance.
Freight elevators are as follow:
Sub-Concourse – 45th
Sub-Concourse – 45th
Sub-Concourse – 11th
11’7” H x 6’ 7” W x 5’7”
11’7” H x 6’ 7” W x 5’7”
6’8” H x 3’5” W
7’7” H x 6’7” W x 5’7” D
6’8” H x 3’5” W
6’8” H x 3’5” W
Any oversized material may be hoisted by opening the hatch door in the roof of the cab. This will require 48
hours prior notice, a standby elevator mechanic, billable on a per hour basis, and the signing of the elevator
company’s indemnification form.
Loading Dock: Tractor trailers are never permitted in the loading dock.
The daily hours of the building freight cars are 8:00 a.m. to 5:00 p.m. for normal deliveries. A normal
delivery is considered one trip in each elevator or two timely trips. All deliveries requiring two or more large
trips will require the elevators to be reserved. All construction material must be delivered after normal
business hours.
5:00 p.m to 8:00 a.m.
The availability of freight elevators will be on a first-come, first-served basis. Please put all reservations in
AwareManager. Feel free to call the Property Management Office to confirm availability. Advance notice
must be given no less than 24 hours prior to use. There is an hourly charge for these services. Weekend
reservations must also be made in advance. For weekend, holiday and non-contiguous weekday hours
(e.g., 1:00 a.m. to 5:00 a.m.) reservations, the tenant will be billed a minimum of four hours for each
elevator. Also note that tenants will be billed four hours for scheduled weekends and two hours for
scheduled weekdays in the event of a cancellation without notice. If required, an elevator mechanic will be
assigned to the move. The cost for the elevator mechanic will be billed in your monthly tenant work order
In keeping with the successful implementation of the security program, as well as the requirements of the
Property Management Office concerning insurance, it is necessary that the Property Management Office
receive prior notification of all vendors/contractors requiring access to the building, during and after
business hours. This should be done in AwareManager. Vendors/contractors include all people providing
service to the tenants’ space.
To ensure scheduled deliveries arrive promptly, please comply with the above regulations.
Building Services: Energy Management
Energy costs are the single largest expense for this building. In an effort to reduce costs to all tenants, we
have an on-going program to identify and implement energy conservation projects. While the building is
heated at all times during the heating season, a lower temperature is maintained in the evenings and on
weekends. In order to reduce operating costs, please turn off all the lights in your suite when you leave in
the evening. The night cleaning staff, in cleaning your suite, will turn all lights off when done. Calculators,
copiers, radios, computers, and coffee machines should also be turned off or left in energy saver mode
each evening. Every tenant will benefit from these simple measures to conserve energy.
Building Services: Extra Services
A service charge will be incurred for any overtime HVAC and freight elevator use, as well as any other
additional services not covered under your Lease. These charges will be reflected on a tenant work order
invoice issued by the Property Management Office the month following the service.
Please note that due to increases in union wages, the cost for these services changes annually. Please
contact the Property Management Office for the current charges.
All materials and work, including all materials, work and services provided by or on behalf of the Landlord or
the Landlord’s Managing Agent, shall be at the tenant's’s cost and expense, unless and to the extent
specially provided to the contrary in an tenant’s lease.
Building Services: Forms
For your convenience, we have included downloadable and printable PDF document forms that will expedite
various 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.
Bomb Threat/Nuisance Call Checklist
Sample Certificate of Insurance
Construction Checklist
Corporate Approved Vendor List
Employee Access Authorization Form
Fire and Life Safety Form
Fire Drill Evacuation Form
Move Out Form
Property Pass Authorization Form
Property Removal Pass
Tenant Emergency Contact Form
Tenant Relocation Checklist
Building Services: HVAC & Fire Safety/Water Condenser Systems
HVAC Hours of Operation
Heating and base building air conditioning are controlled by a Property Management System (BMS). The
normal hours of operation for building comfort air are 8:00 a.m. to 6:00 p.m, Monday through Friday. The
temperature in the building is maintained at a comfortable level. Should the temperature level change
abruptly or exceed a reasonable level in your suite, or in a particular office, please enter a work order in
AwareManager. An engineer will be dispatched immediately to investigate.
Generally, heating and base building air conditioning are not provided on Saturdays, Sundays,
holiday, or after normal hours of operation for the building (after 6:00 p.m.). These hours are lease
specific and may vary tenant to tenant. If HVAC is needed after normal hours of operation, please
enter a work order in AwareManager at least 24 hours in advance stating the date of service and the
hours of service required. If you are unsure of the hourly charge, contact the PMO. On extreme
temperature days, there will be an additional hour charged in order to ensure that the temperature is
acceptable at the requested date/time. If you have multiple floors, please mention the floor(s) for
HVAC System Overview
Heating throughout the tenant spaces is provided by interior and perimeter systems located in the 46th,
11th, and Subconcourse floor mechanical equipment rooms.
Each fan consists of low pressure steam coils, outside air dampers, and return dampers thermostatically
controlled through the BMS. Perimeter heating is supplied through the induction units on the floors. (The
water temperature going through these units is maintained based on the outside air temperature. Induction
units are supplied with a water regulating valve controlled by a thermostat in each bay.)
The cooling system is designed around a central refrigeration plant located on the subconcourse level. The
plant has a total capacity of 5,900 tons of refrigeration. The plant delivers chilled water to the base building
air dampers, and return dampers thermostatically controlled through the BMS.
All connections to and disconnections from the building’s fire safety system and the building’s water system
shall be performed only by contractors designated by the landlord’s managing agent. Prior to making any
such connections, the designated contractor will inspect and test the system in question.
Tenants shall make direct arrangements at their expense with the building’s fire & life safety contractor to
make all disconnects and final tie-ins of the tenant’s installation to the existing spare points in the panels
which serve tenant’s affected area. Any additional programming costs that may be incurred or required to
satisfy the tenant’s installation shall be borne by the tenant. All installation and testing of these connections
will be performed after hours by the tenant at their expense.
It is the tenant’s responsibility to survey transmission terminal boxes for fire alarm capacity.
Fire alarm pre-tests should be performed with satisfactory results in the presence of a building
engineer. The fire alarm system must be in working order prior to tenant move-in.
Building Services: Lamp Replacement
If tenants are in need of replacement lamps, please put the location in AwareManager. A work ticket will be
issued and an on-site lamping contractor will be dispatched. Currently, the on-site lamping contractor is at
the building Monday through Friday between 7:00 a.m. and 11:00 a.m. to address these work orders. The
tenants will be billed directly by the lamp replacement contractor. If you have any questions regarding these
charges, please contact the Property Management Office.
Building Services: Mail Delivery
The U.S. Postal Service delivers bulk mail daily directly to those tenants who have mailrooms on the
concourse level, usually between 9:00 am and 10:00 am. At that same time, they will pick up any bulk
outgoing mail. All other mail is delivered by the U.S. Postal Service between 11:30 a.m. and 1:00 p.m.
All large and/or multiple Federal Express, UPS, DHL, and any other non-postal materials will enter and
leave 1301 Avenue of the Americas during normal business hours through the Loading Dock on 53rd Street.
Only the above courier service companies will be allowed to deliver to the tenant space unescorted by a
tenant representative.
Building Services: Maintenance Requests
AwareManager – Tenant Web-Based System
AwareManager can be used to view building notices, submit work orders, submit visitor requests, and
provide feedback regarding work performed. If you need to request access to AwareManager, please
contact the Property Management Office. You will be set up with a password and instructions on how to
access the system will be sent to your email address.
Building Services: Messenger Center
The building Messenger Center is located on 53rd Street, between the deli and the loading dock. The
Messenger Center was installed to minimize security concerns and to offer superior delivery service to our
tenants. The Messenger Center Staff is responsible for the receipt and delivery of all same day messenger
deliveries of up to 25 pounds. Overnight couriers and freight deliveries over 25 pounds will be directed to the
freight elevators.
Please follow the procedure listed below when sending a package:
When making arrangements with your courier, you must let them know that the Messenger Center
entrance is on 53rd Street. Shipping and delivering through the lobby is not allowed at any time.
After calling your courier, please call the Messenger Center at (212) 484-0287. Your package will be
picked up in a short while. The Messenger Center will retain your package until the messenger
The Messenger Center operates during the hours of 8:00 a.m. to 6:00 p.m. Please arrange for your
deliveries during these hours. Any packages that are received before or after these hours will not be
accepted. Lobby and loading dock security cannot receive or handle any packages. To ensure proper
delivery, all packages should be received and delivered by the Messenger Center personnel. Any
package not picked up by 6:00 p.m. will be returned to the sender with instructions to arrange for
pick-up the next day. No package remains in the Messenger Center overnight.
When packages arrive for your company, the Messenger Center receives your packages, logs them in and
will deliver them to your office in a prompt manner. If there are any problems or concerns regarding this
procedure, please feel free to contact the Property Management Office.
Building Services: Telecommunications
1301 Avenue of the Americas can accommodate the most sophisticated communications systems. Each
floor contains a primary telephone/communications room. Some tenants have chosen to install an additional
satellite telephone/communications room on their floors. Fiber optic capabilities are available for tenant
connections as required. 1301 Avenue of the Americas has granted access for telecommunications services
to AT&T, Verizon, Verizon Business (MCI), Cogent, Fibernet, AboveNet (Zayo Group), Cablevision
Lightpath, Lightower (Sidera) and Time Warner Cable to offer tenants a competitive and flexible
telecommunications infrastructure.
Emergency Procedures: Introduction
Protection of your employees and the Building is always foremost in the minds of the Management Team at
1301 Avenue of the Americas. We feel that by communicating with you about your role in building and
personal security, we can reduce the risk of life threatening situations.
This booklet provides valuable information to ensure maximum protection for your employees. It should be
read carefully by key managers and designated Tenant Safety Coordinators (Fire Safety/EAP Wardens and
Deputy Fire Safety/EAP Wardens) in your office. It is essential that these procedures are fully understood
and followed should the occasion arise.
In the event of an emergency, a safe, rapid and orderly evacuation of the affected area is the joint
responsibility of Property Management and the individual employee. It is imperative that each employee
become familiar with the procedures described on the following pages. If there are any questions, please
call the Property Management Office at (212) 484-0291 before an emergency arises!
We are pleased to have you as a Tenant, and hope that you will put forth the effort necessary to enhance
the safety and security of all of us at 1301 Avenue of the Americas.
Thank you for your cooperation.
Emergency Procedures: Bomb Threat Information
The most common threats are made by direct telephone calls to a company or to the New York Police
Department. However, some threatening calls are made to third parties such as television studios and
newspaper offices.
There are several reasons for a caller to report that a bomb is to go off at a particular location. Two
common reasons are:
1. The caller knows that an explosive or incendiary device has been or will be placed in the building and
wants to minimize personal injury. The caller may be the person who planted the device, or just
someone who is aware of such information.
2. The caller wants to create an atmosphere that spreads panic and disrupts normal business activity.
This could be the ultimate goal of the caller.
1. Letters addressed to a person who does not work at the location.
2. Letters with excessive postage.
3. Letters that are unusually bulky or weighty.
4. Parcels or envelopes with chemical or oily stains.
5. Parcels or envelopes without a return address.
6. Parcels or envelopes with foreign postmarks.
7. Parcels or envelopes that simply do not look or feel ordinary.
1. DO NOT handle the item.
2. DO NOT attempt to open the parcel.
3. DO NOT place the parcel in water.
4. DO NOT remove any binding material.
5. DO NOT pull or cut any material that protrudes.
Should a bomb threat be received by a Tenant, the following guidelines should be used:
1. Follow the checklist on the final page of this section. Try to obtain as much information as possible.
Be prepared to relay this information to the police when they arrive.
2. Immediately call the Property Management Office – (212) 484-0291. The Property Management
Office will call the police. If possible, have a second individual call the Property Management Office
while the bomb threat call is still in progress.
3. Be alert for any unfamiliar people and/or objects to point out to the police or building staff upon their
arrival. DO NOT touch or handle any suspected object.
4. The Fire Safety/EAP Warden and building staff will make a complete search of the suspected areas.
It will be the responsibility of the Fire Warden to identify any suspicious items or packages which do
not belong in the space. If a suspicious item is identified the police will then investigate the object.
BOMB THREAT RECEIVED BY THE Property Management Office
In the event that a bomb threat is received by the Property Management Office, the following
guidelines will be observed:
1. The Police Department will be notified immediately.
2. Tenants should be alert for any unfamiliar people or objects to point out to the police or building staff
upon their arrival. DO NOT touch or handle any suspected objects.
3. The Fire Warden, accompanied by the police and building staff, will make a complete search of the
suspected areas. It will be the responsibility of the Fire Warden to identify any suspicious items or
packages which do not belong in the space.
4. If the bomb threat is received against the building, and not a specific floor, all public access areas
beginning with the most accessible will be searched.
1. Notify the Property Management Office immediately.
2. The Fire Safety/EAP Director with the assistance of the building’s critical operations staff will
implement the building’s emergency action plan (EAP). Tenants on the floor or floors that maybe
impacted by the suspicious device will be relocated to another part of the building or possibly
evacuated. Instructions will be provided to individual Fire Safety floor teams via the building’s public
address system.
3. The Fire Warden in the affected area will be informed of the situation. The Property Management
Office will give the order to evacuate if necessary.
4. If possible, isolate and contain the device/package until the NYPD arrive, by closing doors between
you and the package/device.
5. Do not use cellular telephones or point-to-point radios in proximity of the package/device.
Please click here for the Bomb Threat/Nuisance Call Checklist
Emergency Procedures: Civil Disturbance
Should a riot or civil disturbance start outside the Building, the security guards will immediately lock all
entrances to the building. The police will be notified. We will keep you informed.
If a disturbance should occur in the main lobby, all elevators will be turned off at the first floor and the police
will be summoned.
Emergency Procedures: Elevator Entrapment
Now and then, an elevator may unexpectedly stop due to a mechanical failure. If you are in an elevator
when this occurs, follow these steps:
1. Remain Calm
2. Push the emergency bell button to notify the Fire Safety/EAP Director.
3. Follow the instructions given by the Fire Safety/EAP Director. They will notify the elevator company
who will help to release you from the car.
4. The Fire Safety/EAP Director will maintain voice contact with you until the malfunction is corrected
and you are released.
5. While being temporarily trapped in an elevator may not be pleasant, the elevators are designed with
safety systems that ensure your physical safety. Therefore, please remain calm and await assistance.
6. Do not attempt to force open elevator doors or climb out of the car.
Emergency Procedures: Emergency Contacts
All Emergencies
Property Management Office
Building Security/After Hours
Fire Department (non Emergency)
Police Department (non Emergency)
St. Lukes - Roosevelt Hospital
10th Avenue & 59th Street
Bomb Threat
Medical Emergency
(212) 482-0291
(212) 482-0291
(212) 628-2900
(212) 767-8400
(212) 523-4000
Important notes
If you call 911 as a result of a medical emergency, please be sure also to notify Property Management with
your name, callback number, and location so that security may swiftly guide the paramedics to your exact
If the audible alarm within the building sounds, please do not call the Property Management Office, unless
you have something specific to report. Property Management is aware of the noise, as well as the source of
the alarm, whether it’s false or a legitimate emergency. Please keep the telephone lines clear so that
Management may to attend to the situation as quickly and efficiently as possible.
Emergency Procedures: Evacuation
The Fire Safety/EAP Director in conjunction with the local authorities will have the responsibility of
deciding whether a tenant space should be evacuated. If you are ordered to evacuate for a fire or
non-fire emergency, all the following steps should be followed:
1. The Fire Safety/EAP Director will sound the building’s evacuation tone followed by instructions over
the building’s public address system.
2. Everyone should proceed quickly, but calmly, to nearest stairway exit. DO NOT RUN!
3. The Fire Safety/EAP Warden or Deputy Fire Safety/EAP Warden should walk the suite to assist
employees and make sure everyone is aware of the evacuation order and is evacuating.
4. Full Building evacuation is to the street level. Tenants will report to the primary assembly point which
is located at Central Park South (W59th Street and 6th Ave-inside park). Once the evacuation has
begun, no one should attempt to re-enter the evacuated area until it has been declared safe by the
Police Department.
5. The Fire Safety/EAP Warden or Deputy Fire Safety/EAP Warden should proceed to take a head
count to determine if anyone is missing from their office. If someone is missing, this information should
be relayed to the Building Personnel assigned to the assembly area.
Evacuation of the fire floor, the floor immediately above and the floor immediately below the fire floor is
required by the New York City Fire Code. Occupants will evacuate these floors as directed by their floor Fire
Safety/ EAP Warden Team.
The Building maintains a "Person in Need of Assistance List" with the Fire Safety /Emergency Action Plan
for occupants who may have difficulty walking down stairs or who may need additional assistance during a
building evacuation. Please contact William Kennedy, the Director of Security /Life Safety @
[email protected] or (212) 484-0291, to be added to the list.
You may return to your space when an "All Clear" is issued from the Fire Command Station.
1. Follow the instructions of the Fire Safety/EAP Warden or Deputy Fire Safety/EAP Warden or Fire
Safety/EAP Director. Be quiet so directions and instructions can be heard.
2. STAY CALM - move at a normal pace - DO NOT RUN.
3. When moving through corridors, aisles, halls and particularly when going downstairs - KEEP TO THE
4. On the stairs - stay in a single file. Do not stop the flow of moving people. Stay one step behind the
person in front of you.
5. Should you encounter smoke - keep low to the floor. Close the door between you and the fire.
6. DO NOT ... stop to protect company property.
7. DO NOT ... stop for personal belongings.
8. DO NOT ... attempt to extinguish the fire unless you have been specially trained and if it is safe to do
9. Notify your Fire Safety/ EAP Warden Team when all floor occupants have safely evacuated the floor.
If an occupant is still trapped or left behind, immediately report that information to your Fire Safety/
EAP Warden Team member, or responding emergency personnel .
If fire or smoke is on your floor:
1. Sound the alarm by pulling the manual pull station.
2. If possible, call Fire Department (911) or Property Management (212-484-0291).
3. Alert other people on your floor and Fire Safety/EAP Warden or Deputy Fire Safety/EAP Warden if
4. Move quickly to the nearest smoke free stairwell and evacuate to the street.
When leaving: feel doors with the back of your hand, if hot do not open
Close all doors between you and the fire
Use warden telephone to let the Fire Command Station and the Fire Department know your
Don't panic, the Fire Department will find you and get you out
5. As you leave, do not return for personal belongings. You may not get a second chance to leave.
7. If you encounter smoke in the stairwell, immediately move towards an alternate stairwell. The Fire
Safety/EAP Warden or Deputy Fire Safety/EAP Warden should notify the fire command station
immediately via the fire warden telephone (located in the elevator lobby on all floors). The Fire
Safety/EAP Director will then relay new information to the Fire Safety/EAP Warden or Deputy Fire
Safety/EAP Warden regarding evacuation procedures.
8. After reaching a safe area:
Notify your Fire Safety/ EAP Warden Team when all floor occupants have safely evacuated the
floor. If an occupant is still trapped or left behind, immediately report that information to your
Fire Safety/ EAP Warden Team member, or responding emergency personnel. Under no
circumstances should you re-enter the building.
If you have not already done so:
Call the Fire Department - dial 911 or (212) 628-2900
Call Property Management - dial (212) 484-0291
If fire or smoke is not on your floor:
1. Remain where you are.
2. Follow instructions of the Fire Safety/EAP Director, Fire Safety/EAP Warden or Deputy Fire
Safety/EAP Warden and Fire Department personnel.
Please click here for the Fire Drill Evacuation Form
Emergency Procedures: Fire Safety
Fire is perhaps the most common and most frightening safety hazard. To combat this hazard effectively
requires thorough knowledge of the building safety features, escape routes and fire evacuation procedures.
At the time a fire occurs, responses need to be automatic and exact. The information and programs outlined
in this section in combination with fire drills will provide maximum safety in the event of a fire.
Stairwell doors must not be propped open as this allows the spread of fire or smoke into the exit stairwells.
Tenants should become familiar with the location of the exit stairwells on their floor. Please review carefully
the floor plans located in your elevator lobby.
If You See Fire or Smoke:
Activate the Fire Alarm - by pulling the nearest pull station and or call 911
Communicate with your Fire Safety/EAP Team - the Fire Safety/EAP Warden, Deputy Fire
Safety/EAP Warden and Searchers.
Contact the Fire Safety/EAP Director - if possible by Warden Telephone for instructions.
Evacuate – by using the stairs at least 3 floors below the floor on fire. Every 4th Floor is a re-entry
Elevators will not be available during Fire Emergencies.
STAY CALM – Do not panic. Stay low in smoke conditions. Close doors to confine smoke and fire.
Feel doors with back of hand before opening.
If You Hear the Fire Alarm but there is no visible Fire or Smoke on Your Floor:
Communicate with your Fire Safety/EAP Team - the Fire Safety/EAP Warden, Deputy Fire
Safety/EAP Warden and Searchers. Investigate your floor for smoke or fire.
Listen for Announcements – Communicate with the Fire Safety/EAP Director if necessary by warden
phones. Be prepared to gather your personnel and evacuate if necessary.
Be Familiar With:
Fire Exits and Re-Entry Floors
Building’s Fire System (Evacuation Tone, Inquiry Tone, Warden Telephones, Fire Alarm Pull Stations)
The Members of the Fire Safety/EAP Team on your floor.
Emergency Planning and Preparedness
As provided under NYC Fire Code, Chapter 4 , 1301 Avenue of the Americas has a Combined Fire Safety/
Evacuation Plan and Emergency Action Plan which establishes a building Fire Safety / Emergency Action
Plan Director (EAPD) and a Fire Safety/ Emergency Action Plan Team (FS/EAP team) consisting of a Fire
Safety/ EAP Warden, Deputy Fire Safety / EAP Warden, and Fire Safety/ EAP Searchers (Male and
Please click here for the combined Fire Safety/ Evacuation Plan and Emergency Action Plan Organizational
Fire Safety/ EAP Warden (FS/EAP)
The FS/EAP Warden on each floor is the backbone of an effective Fire Safety/ Emergency Action Plan.
Make sure you know your team members and in the event of a fire or non-fire emergency, follow their
instructions. They have been trained to assist you if is it necessary to:
Evacuate the Building.
Partially evacuate the Building.
In-Building Relocation.
Shelter in Place.
1. FS/EAP Warden- Each floor has one FS/EAP Warden who is in charge of the team of Deputy
FS/EAP Wardens as well as the Male and Female Searchers.
2. Deputy FS/EAP Wardens- Assists the floor FS/EAP Warden with implementation of the Combined
Fire Safety/ Evacuation and Emergency Action Plan. We are required by the fire code to have (1)
Deputy FS/EAP warden for each 7,500 square foot of tenant space or part thereof. In addition we are
required to have a minimum (1) Deputy FS/EAP for each tenant on the floor. (1) Deputy FS/EAP will
also perform the Duties of the FS/EAP Warden in his/her absence.
3. FS/EAP Searchers- Male and Female team members who are responsible for checking restrooms,
conference rooms, private offices, etc. and to alert tenants that an alarm has been sounded and to
prepare for Evacuation; Partial Evacuation; In-building Relocation or Shelter in Place, depending on
the emergency. NYC Fire code mandates that we identify (1) Male and (1) female searcher per each
common restroom on each floor as well as each restroom in the tenant’s space.
Information Signs
1. Floor diagrams are posted on each floor in the passenger elevator lobby and freight vestibule:
Take a few minutes to study these diagrams so you will know the location of the “A” North stairway,
which is our primary egress stairway.
2. Fire Exit signs are posted throughout the floor. Take time to locate all exit stairways on your floor.
Fire extinguishers are strategically located on all floors. Fire hoses connected to the Building standpipe
system are located on each floor in the fire stairs. This equipment is for use of Fire Department and others
who have been trained in use of fire extinguishing equipment. If you are not trained, do not try to fight the
Fire stairs are designed by law to be safe avenues of escape to take you directly to the street. They are
marked by the letter, "A North", “A South”, “C”, “D”, “E”, “F”, “G”, “H” and "J" and the location is indicated
on the floor diagram near the elevator area on each floor. Take some time to study these diagrams and
acquaint yourself with the Stairways.
Doors to these stairways are fire proof, self closing and must be easily opened to permit you into the
stairwell from your floor. Signs on these doors will indicate if re-entry to the floor from the stairwell side is
possible. When descending the stairs continue downward to street level. Once you have reached the street
level, move quickly away from passage way and the building in order to let others out.
Telephones should have a listing of the telephone numbers to call in case of fire or other emergency. These
numbers can be found on the first page of this Handbook section.
As required by law, fire drills are to be held at least twice yearly. These drills will give you and your Fire
Safety/EAP Team the practice you need so you will know what to do during an actual emergency. Fire drills
will also help you to know your Fire Safety/EAP Wardens, Deputy Fire Safety/EAP Wardens and fire exits.
For the few minutes you spend at this drill, give serious participation and cooperation.
Maintain good housekeeping habits within your area. Report all fire hazards to the Property Management
Office at (212) 484-0291.
You may be notified of a fire in several ways such as:
1. The building fire alarm siren, activated by a manual pull station, smoke detector or lobby Fire
Command Station. Alarm signals will sound on the fire floor and floor above.
2. Public address system.
3. You may be notified by word of mouth or telephone.
4. You personally see fire/smoke.
If you are in your regular work area:
DO NOT evacuate your floor unless there is an emergency on your floor or you are told to do so by
your Fire Safety/EAP Wardens, Deputy Fire Safety/EAP Wardens or other emergency personnel.
STOP work and prepare to evacuate by assembling at the "A" North fire stairway exit. You will be
alerted by the sounding building's Evacuation tone, followed by an announcement over the public
address system and / or, the Floor Fire Safety/ EAP Warden Team, a member of the building's Fire
Brigade, or a Firefighter. Follow the "Evacuation Plan" on the next page.
Close all office doors to contain the fire.
Each floor is equipped with a floor warden station (telephone) in direct contact with the Fire
Command Station.
Operation of Warden Station:
1. Open cover to gain access to phone
2. Pull out phone
3. Pull call button to signal Fire Command Station
4. Talk light on indicates contact with Fire Command Station
If you are not in your regularly assigned work area:
DO NOT attempt to return to your regular work area.
FOLLOW instructions of the Fire Safety/EAP Wardens and Deputy Fire Safety/EAP Wardens in
whose area you are.
DO NOT use fire stairs to go back to your office. Fire stairs are to be used only for emergency
If you are on an elevator:
All elevators will automatically be brought to the Building lobby level.
When the elevator reaches the lobby, leave the elevator and lobby area immediately. The lobby
should be left free for Firemen and others officially engaged in meeting the emergency.
Emergency Procedures: Homeland Security
1301 Avenue of the Americas 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
Federal Emergency Management Association
American Red Cross
Center for Diseases Control and Prevention Emergency Preparedness and Response
Local media outlets will provide important information during an emergency situation.
Emergency Procedures: Medical Emergency
1. Call the New York City Fire Department - 911. Be prepared to provide:
The address of the building - 1301 Avenue of the Americas.
The floor number.
The type and severity of the injury/illness.
2. Call the Property Management Office at (212) 484-0291. Upon notification, the Property Management
Office will alert the Building Security. Building Security will:
Bring the necessary elevator to the lobby level.
Meet the emergency crew and direct them to the appropriate area.
The Ambulance Service will automatically take the patient to the nearest medical facility. If another hospital
is desired in non-emergency situations, consult the yellow pages in advance for alternate services.
St. Lukes - Roosevelt Hospital
10th Avenue & 59th Street
New York, NY 10019
(212) 523-4000
Emergency Procedures: Non-Fire Emergencies
The Emergency Action Plan may be implemented at the Building for any of the following situations. Your
building staff has been trained and certified to work with the New York City Office of Emergency
Management during any of the following situations.
1301 Avenue of the Americas is designed to minimize the risk of a general power failure resulting from
causes within the Building. Typically, should a power failure occur, it will affect either an isolated area of the
Building or some larger portion of the surrounding geographic area.
The Building is equipped with state of the art life safety system. This system will allow a portion of the
Building systems (fire alarm, elevator, lighting, etc.) to function under limited service. If an electrical failure
does occur, the following guidelines should be observed:
1. Contact the Property Management Office at (212) 484-0291.
2. If you are instructed to evacuate, lock all areas.
3. Do not congregate in lobby areas or in the street.
4. If you are trapped in an elevator during a power failure, wait for assistance. Do not force open the
doors or try to escape through the roof hatch. DO NOT PANIC.
5. The Property Management Office will attempt to advise you regarding the length and cause of the
power failure as soon as possible.
In general, there are two (2) types of unusual weather conditions which may occur and for which
extraordinary precaution should be taken:
1. Severe Thunderstorm Activity
2. Tornado
Severe Thunderstorm Activity
Local weather service will issue advisories predicting areas of probable severe thunderstorm activity and
the estimated duration of such activity.
Tornado Warning
By definition, a tornado warning is an alert by the National Weather Service confirming a tornado sighting
and location. The Weather Service will announce the approximate time of detection and direction of
movement. Winds will be 75 mph or greater.
Public Warning
Public warning will come over the radio, TV or five minute steady blasts of sirens by the Municipal Defense
warning system. Should a severe storm or tornado occur, the following guidelines should be observed:
1. Move away from the exterior of the building to the designated in-Building-Relocation area for your
floor (usually a corridor or elevator lobby without windows).
2. As you move, try to close the doors of rooms which have windows. Also, be sure the door to your
suite is closed tightly, but not locked.
3. Go to the center corridor and protect yourself by putting head as close to your lap as possible, or
kneel protecting your head.
5. DO NOT go to the first floor lobby or outside building.
6. If you are trapped in an outside office seek protection under a desk.
7. Keep calm.
8. Keep your radio or television set turned to a local station for information.
9. Do not use the telephone to get information or advice. Once the weather has subsided, report any
damage or storm related leaks to the Property Management Office at (212) 484-0291.
Earthquakes are one of the nation's most frightening natural phenomena. When an earthquake occurs, the
ground will shake perceptibly for a relatively short time, perhaps only for a few seconds or for as much as a
minute in a great earthquake.
Precautions To Take During The Earthquake
1. Try to remain calm and to reassure others.
2. If you are indoors, move immediately to a safe place. Get under a desk, table, or work bench if
possible. Stand in an interior doorway or in the corner of a room. Watch out for falling debris or tall
furniture. Stay away from windows and heavy objects (such as refrigerators and machinery) that may
topple or slide across the floor.
3. Do not dash for exits, since stairways may be broken and jammed with people. Seek safety where
you are at the time of the incident and then leave calmly if evacuation is necessary.
4. Don't be surprised if the electricity goes out, or if elevator, fire, and burglar alarms start ringing, or if
sprinkler systems go on. Expect to hear noise from breaking glass, cracks in walls and falling objects.
5. If you are outdoors, try to get into an open area, away from buildings and power lines.
6. Don't be surprised if you feel more than one shock. After the first motion is felt, there may be a
temporary decrease in the motion followed by another shock. (This phenomenon is merely the arrival
of different seismic waves from the same earthquake.) Also, after shocks may occur - these are
separate quakes which follow the main shock. After shocks may occur several minutes, several
hours, or even several days afterwards. Sometimes after shocks will cause damage or collapse of
structures that were already weakened by the main earthquake.
Precautions To Take After The Earthquake
When the shaking stops, there may be considerable damage and people may be injured. It is especially
important that everyone should remain calm and begin the task of taking care of one another. The first
concern is for those who are hurt, and the next concern is to prevent fires. After that, damage can be
assessed and remedial measures begun.
1. Remain calm, and take time to assess your situation.
2. Help anyone who is hurt, administer emergency first aid when necessary. Cover injured persons with
blankets to keep them warm. Seek medical help for those who need it.
3. Check for fires and fire hazards. Put out fires immediately if you can.
4. Check for damage to utilities and appliances. Shut off electricity if there is any chance of damage to
5. Shut off water mains if breakage has occurred. In due time, report utility damage to the utility
companies and follow their instructions.
6. Do not light matches, or use any open flames, or turn on electrical switches or appliances, until you
are certain there are no gas leaks.
7. Do not touch power lines, electric wiring, or objects in contact with them.
8. Do not use the telephone except to call for help, or to report serious emergencies (medical, fire, or
criminal), or to perform some essential service. Jammed telephone lines interfere with emergency
services, and it is thoughtless to use the phone for personal reasons or to satisfy curiosity. (When the
emergency is clearly over, contact relatives and friends so they will know you are safe).
9. Be certain that sewer lines are not broken before resuming regular use of toilets.
10. Clean up and warn others of any spilled materials that are dangerous, such as chemicals, gasoline,
11. Listen to the radio for information about the earthquake and disaster procedures.
12. Be prepared to experience after shocks. They often do additional damage to buildings weakened by
the main shock.
13. Use great caution when entering or moving about in a damaged building. Collapses can occur
without much warning, and there may be dangers from gas leaks, electric wiring, broken glass, etc.
There are no rules which can eliminate all earthquake danger. However, damage and injury can be
greatly reduced by following the simple rules contained in these procedures.
Though remote, chemical accidents, leaking gas, or bombs can cause dangerous explosions. If there is an
explosion, follow these procedures:
1. Remain calm.
2. Call the Property Management Office (212) 484-0291 and 911
3. Be prepared for possible recurring or additional explosions.
4. Protect yourself from possible hazards. Wait for further instructions via the fire alarm public address
5. If an evacuation is ordered, follow instructions precisely.
6. Help any injured, if possible. DO NOT MOVE seriously injured persons unless they are in obvious,
immediate danger from such threats as fire, etc.
7. Open doors carefully. Watch for falling objects.
8. Do not use elevators.
9. Do not smoke or use matches or lighters.
10. Avoid using telephones other than to notify proper authorities.
11. Do not spread rumors.
Serious water damage or flooding can occur from burst pipes or clogged drains. If a water leak occurs,
follow these procedures:
1. Notify the Property Management Office. They will dispatch maintenance personnel to your location.
Advise them of the exact location and severity of the leak.
2. If there are electrical appliances or outlets near the leak, there may be the potential of a hazard from
electrical shock. If there is any possible danger, evacuate the area immediately.
3. If you know the source of the leak and are confident you can stop it by turning off a faucet or
unclogging the drain, do so.
4. Be prepared to help in protecting property as needed.
Emergency Procedures: Toxic Hazards
If there is a toxic spill or exposure, proceed immediately to an area where you are no longer exposed. Call
911. Provide the building’s address, your floor and phone number, and also what type of spill has occurred.
Take appropriate action to contain the hazard; close doors behind you, and always follow all safety
procedures when working with toxic materials.
Emergency Procedures: Workplace Violence
There may be times when one of your employees may experience an act of violence that makes them
uncomfortable. An act of violence may be from a variety of different sources and causes. They can be work
related, personal in nature or something completely out of the blue. Below is a sampling of some of these
sources, causes and signs may appear. Also, a sampling of what you should or shouldn’t do under these
Former Employees
Other Outsiders
Bad Behavior Warning
Poor Performance Review
Conflict with Co-Worker
Domestic Violence
Disputes with Ex-Partners
Alcohol or Drug Abuse
Emotional Problems
Financial Difficulties
Customer Interactions
Robberies, Muggings, Etc.
Random Acts of Violence
Threatening to Get Even
Blaming Others
Talking About Violence or Weapons
Holding Grudges
Raising Voice Levels
Abusive Language
Do –
Remain Calm
Show Respect
Focus on Problem
Alert Co-Workers
Report the Incident
Don’t –
Argue or Raise Your Voice
Mimic an Angry Person’s Behavior
1. Notify the Property Management Office. Give them as much information as possible in order to
determine how they may be able to assist with the circumstance.
2. If warranted, get the local police involved.
Introduction: Welcome
The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better
understanding of 1301 Avenue of the Americas and to facilitate your company’s operations. There is a great
deal of information contained within this handbook; take the time to familiarize yourself with this handbook
and it will become a valuable resource for you and your company. Please note that the Property
Management Office is available to help in any way possible. Your first call for any problem or question can
always be directed to the Property Management Office, and we will assist you from there.
Every attempt has been made to provide current and accurate information in this handbook, but it is
possible that some items will change over time. The Property Management Office will promptly notify you of
any such changes. Please feel free to contact the Property Management Office with any questions you may
have. We are here to serve you.
Welcome to 1301 Avenue of the Americas—a premier Paramount Group property.
Introduction: About Paramount Group
We are a best-in-class owner, operator and manager of Class A office properties. Our trophy buildings are
some of the most sought after addresses in New York City, Washington, D.C. and San Francisco.
Since our founding in 1978, we have been the landlord of choice for the world’s largest names in the
financial, legal, professional services and media industries—a true testament to the quality and location of
our properties combined with our sterling reputation for hands-on tenant service.
As a vertically-integrated enterprise, we employ a highly experienced in-house team of commercial real
estate professionals across all facets of our business, which includes asset management, leasing,
acquisitions, redevelopment and financing. Our senior management team, led by Chairman, CEO and
President Albert Behler, is highly regarded in the industry for its proven track record of success.
We live and breathe excellence in everything we do. We demonstrate integrity in every transaction and
relationship. These values are our lifeblood, and permeate our entire organization from the top down. This is
what sets us apart and allows us to maintain our dominant position in a highly competitive and dynamic
industry. This is what makes us Paramount.
Introduction: About 1301 Avenue of the Americas
As one of the classic towers of Corporate Row, it was one of the last in New York designed by Shreve,
Lamb & Harmon.
The building is clad in glass curtain wall with aluminum piers running the full height of the tower to form an
open crown. The tower was redeveloped in the late 1980's as a headquarters center for major international
corporations. Its subsequent renovation by Skidmore Owings & Merrill greets the public and tenants today.
The redesign created the public spaces, including a granite plaza with two reflecting pools and
contemporary sculptures of Venus, plaza seating and landscaping, and an expanded lobby with double
height, mullion-free glass walls on three sides, brilliant mahogany walls, and white marble floors bordered in
black granite and a silver leaf ceiling.
The tower’s position – set back almost 100 feet from the street – created not only the plaza, but floors that
receive abundant natural light and offer tenants commanding views of Central Park and other Midtown
landmarks. At the base, tenants enjoy access to the 1301 Concourse and its connections to Rockefeller
Center shopping, dining and transportation.
1301 is an Energy Star building and LEED Certified.
Introduction: Operating Instructions
You move through The Electronic Tenant® Handbook just as you would a traditional Internet site. It’s as
simple as pointing and clicking. The main page features a Table of Contents that provides links to each
chapter. Upon entering a chapter, you will find links to the specific information provided in that chapter’s
sub-sections. You may return to the Table of Contents or Chapter Overview at any time by clicking the
clearly labeled link on every page.
Special Features
This Electronic Tenant® Handbook has special features, such as a Forms Section 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.
The Electronic Tenant® Handbook is updated on a regular basis, so please be sure to periodically check for
updates and new information. If you are having trouble accessing the Electronic Tenant® Handbook or need
assistance, please e-mail or call the Property Management Office at (212) 484-0291 or
[email protected]
Policies and Procedures: Alteration Approval Request Letter
In order to allow the Initial Construction and/or Alteration to your demised premises at 1301 Avenue of the
Americas to be accomplished with the least amount of inconvenience, the Landlord (1301 Properties Owner
LP) and the Landlord’s Managing Agent (Paramount Group, Inc.) have prepared the following procedures
for you to follow. The Property Management Office should be contacted during the preliminary planning or
preconstruction phase in order to avoid unnecessary delays during the review process.
Whenever a tenant/occupant at 1301 Avenue of the Americas seeks approval of the Landlord for proposed
alterations, the Tenant/Occupant shall submit an alteration request letter to the Property Manager, as agent
for the Landlord.
Policies and Procedures: Approvals & Other Permits
The Tenant/Occupant shall submit to the Building Manager a complete set of all required building
department applications. The “owner-signed” set of the applications will be returned to the Tenant/Occupant
for permit filing. The Tenant/Occupant, is responsible for obtaining all governmental permits, approvals, and
consents (including, but not limited to, special permits for after-hours work, if required) unless and to the
extent specifically provided to the contrary in Tenant/Occupant’s Lease.
Prior to the commencement of any mobilization at the Building, Tenant must submit all necessary and
completed Building Department Applications to the Landlord. The quantity of Applications shall be as
required by the New York City Department of Buildings and/or other Agencies that may have jurisdiction for
the work.
The ownership box on the Application shall indicate the following:
Mr. Ralph DiRuggiero
Vice President, Property Management
Paramount Group, Inc.
1633 Broadway, Suite 1801
New York, NY 10019
*Note: A completed and fully executed form ACP-05 (Non Asbestos Project Report) must accompany all
Landlord will return the Building Department Applications to the Tenant once they are signed by Landlord
and Approval for the work has been granted. Tenant shall then submit the documents and applications to the
Landlord’s approved Expeditor, Brookbridge Consulting Services, Inc., 43 Warren Street, New York, NY
10007, (212) 406-5920, who will then submit them to the Department of Buildings for Plan Check Review.
Once Plan Check Review Approval has been obtained, Tenant will then be required to pay filing fees in
order to obtain a Work Permit.
Tenant, upon obtaining a Work Permit, shall transmit a copy to the Landlord and its Managing Agent at
1301 Avenue of the Americas. Under no circumstance will work be allowed to commence until the Work
Permit is obtained and the following information is submitted to the Office of the Building:
1. Landlord approval letter to start construction.
2. Landlord has approved the list of proposed Tenant Contractors and Subcontractors who will be
involved in the work.
3. Proper Certificate of Insurance for Tenant, General Contractor and Sub-Contractors made out in
conformance with the attached outline.
4. Copies of all construction permits; i.e., plumbing, electrical, mechanical/HVAC, structural (if required)
& general construction.
At the end of the project, all open applications must be signed-off and closed. If the applications are not
closed in a timely manner, the Landlord’s Managing Agent may work to close the applications with all costs
being billed back to the Tenant.
Please Note: Tenant may prepare and submit Building Department forms at any time, however, they will
only be signed by Landlord subsequent to issuance of Landlord Approval of the project.
Construction Filing and Completion Certificates
Tenant shall at its’ sole expense obtain all necessary permits prior to commencement of any work and all
sign-off/inspections immediately following the project's completion. If the applicable Completion of
Construction documentation is not received promptly upon completion of construction, the Landlord may
obtain these sign-offs and tenant shall reimburse Landlord (upon demand and as additional rent under the
Lease) for all costs incurred in connection therewith including an administrative fee of 15% of the total
amount of costs incurred.
All alterations to the Common Elements and all contractors and subcontractors performing the same must
have the prior approval by Landlord’s Managing Agent.
A letter must be received by Tenant Authorized Representative confirming authorization of designated
Contractor to incur building related expenses during the construction period. All work or assistance provided
by the building requires signing of a building work order ticket from which an invoice will be prepared and
transmitted to the tenant. Tenant must send a letter in order to cancel or make changes to the authorization.
A construction meeting will be held in the Property Management Office or on the construction floor no less
than once a week at a set time agreeable to all parties involved. The tenant designated representative must
attend in addition to the General Contractor, architect and engineer (as required).
The landlord reserves the right to modify or amend these Rules and Standards at any time.
Policies and Procedures: Contractors Insurance
Tenant’s Contractors and/or Construction Manager shall provide to Landlord and its Managing Agent
Certificates of Insurance evidencing that coverage in the amount of $5,000,000 (five million dollars) has
been obtained, that the Contractors and/or Construction Manager carries mandated coverage for Worker’s
Compensation and that each insurance policy names the following as additional insureds: 1301 Properties
Owner LP, 1301 Properties GP LLC and Paramount Group, Inc.
All vendors delivering materials to the building will require insurance.
Tenant’s Contractors and/or Construction Manager shall insure that all union labor be compatible with the
labor force of other similar trades involved at the property.
Policies and Procedures: Contractor Security
The General Contractor is responsible for submitting to the Property Management Office a complete list of
names for all workers involved with the project. These people will be issued Building construction badges
upon presentation of personal identification, which must be presented upon request by the building staff.
The General Contractor site supervisor is responsible for initially meeting all workers in the loading dock and
escorting them to the construction floor.
Workers will be permitted to use the loading dock entrance, which is open for personnel only at 8:00 a.m,
and take the freight car to the construction floor. The building reserves the right to check gang boxes and
tool bags.
Policies and Procedures: Drawings
Tenant must notify the Landlord in writing of its intent to perform work in its demised premises. The
notification shall clearly set forth the entire scope of the construction activities to be performed and must be
accompanied by four (4) sets of 1/8” or 1/4” scaled detailed construction drawings and specifications
(including, but not limited to, architectural, mechanical, electrical, and structural). The drawings shall reflect
all known existing conditions and show all proposed work. All demolition or construction affecting the base
building systems must be identified. All drawings shall be stamped and signed by the Tenant’s Registered
Architect and/or Professional Engineers.
Persons preparing drawings are advised to review the remainder of this document for various provisions
and specific items that are to be included in the drawings.
The four (4) sets of blue line drawings of the proposed construction documents (plans and specifications)
shall be delivered to the Property Management Office and include a letter of transmittal listing all drawings,
dates, revisions, etc. These documents will be reviewed by the Landlord to determine code compliance and
compliance with Building design and operating standards.
Upon the completion of the review of documents by the Landlord, comments will be forwarded to the Tenant
indicating: Approval subject to revisions incorporating Landlord comments; or Disapproval of the work. If the
work is Approved, then Landlord shall issue to the Tenant a Consent Letter. If the work is Disapproved, then
the Landlord shall issue to the Tenant a letter indicating the reasons for Disapproval.
Upon completion of work, the Occupant shall provide the Building Manager with one set of “as-built”
drawings in reproducible form containing such form and detail as the drawings submitted with the alterations
approval request letter; provided, however, that such “as-built” plans may consist of the original
reproducible drawings submitted with the alterations approval request letter. These drawings are to be
accurately marked to show all changes made in actual construction. All plumbing lines, electrical lines,
telephone wires and valves must be tagged to the reasonable approval of the Landlord’s Managing Agent
prior to the completion of any work affecting the same. All electrical wires must be properly tagged at panel,
and the directory in the electrical panel must be updated by the Occupant’s contractor. All panels must be
properly balanced after the addition of separate circuits.
Tenant shall require that the Contractors, upon completion of their work provide the Landlord with one set of
“As Built” drawings (electronic “.TIF” and CAD, as well) for the entire floor, certified air and water balancing
reports, electrical panel indexes, equipment use permits and copies of all inspection reports indicating that
the installation has been approved by those authorities that have jurisdiction.
Tenant’s electrical contractor, upon completion of their work, shall provide the Landlord’s Managing Agent
copies of the form A433, which is filed with the Fire Department Electrical Unit, copies of index cards to be
provided in each electrical panel, sign-off and inspection with the Bureau of Electrical Control and a letter
stating the electrical loads have been properly balanced in those panels serving the affected work area.
*Note: Wiring of any sort shall not be run within or through the perimeter convector covers.
Tenant’s sprinkler contractor must submit one complete set of fire protection shop drawings together with
hydraulic calculations, complete a Contractor’s Material and Test Certificate and forward the completed
form to Landlord’s Managing Agent’s office, and attach a small placard adjacent to the pressure reducing
valve on each floor showing design criteria.
Tenant shall require that the contractor provide a set of drawings in DWG or DWF format in compliance with
Fire Code 403.3.1 for inclusion in the combined Fire Safety/EAP Plan for submission to the FDNY.
Policies and Procedures: Electrical Distribution System
1. This building consists of a 46 floor main structure (tower) and an attached 21 story annex building.
The main building is a concrete structure but the annex is steel construction. The utility power
distribution and emergency power distribution varies between the building and annex.
2. In the main building, electrical power is generally provided to each floor via four 480/277 volt buss
duct distribution riser systems, with exceptions of a few floors where power is delivered via
independent raceways/risers. Each buss riser supports stacked up electrical rooms indicated as W
(west) and E (east) on each floor. Lower floors of the building (2-25) are fed via two 4000A buses and
higher floors by two 2000A buses. Typically one 400 or 200 A buss duct plug switch is installed in
each electrical closet. The switch feeds 480/277 volt lighting and power distribution panels and step
down transformers, which in turn feed 120/208 V Low voltage receptacle panels.
3. There are two small electrical closets in the annex part of the building. They are indicated as N (north)
and S (south) electrical closets. North closets are larger and contain 480/277V, 800A building buss
duct, and 480/277V, 400A conduit risers. There are also 480/277V distribution panels, step-down
transformer and 120/208V low voltage distribution panels inside the closet. South closets are shallow
(not walk-in type) with double door opening to tenant spaces. Typically the south closets are used for
low voltage 208/120V distribution panel boards which are fed from the north closet distribution panel
boards. Both closets provide access to under floor wiring channels in the Annex.
4. Proper ventilation to be provided for additional transformers.
5. Typical electric and signal distribution system will be via ceiling plenum and shall be installed as per
the building approved installation.
6. No BX wiring permitted to be installed.
7. All wiring must be installed in conduit.
8. All temporary lights and wiring must be removed at the completion of the project.
9. Phosphorescent signs containing radioactive material are not permitted.
10. Exit sign and emergency lighting must be battery operated and meet New York City Code.
11. Core drilling and “trenching” is permitted in limited areas with prior Property Management Office
12. Load testing is required before and after construction at suitable loading (peak) periods.
13. A separate drawing of panel detail and circuit listing must be submitted to Building Manager.
14. No power poles permitted to be installed.
15. Final connected load with detail must be submitted.
Policies and Procedures: Emergency Systems
The two base building diesel generators are located on the Sub-Concourse level. The generator will serve
the following loads; emergency lighting and exit lighting in public areas; sump pumps; fire pumps; elevators;
fire alarm system; and smoke control system.
Only a Building Approved contractor may perform this work.
1. No trench cutting or core drilling allowed (per General note).
2. No water or sewer lines in the ceiling of another tenant or future tenant is permitted.
3. All plumbing is to conform to the New York City Plumbing Code and Local Law #29.
4. All fixtures are to match existing.
5. Any abandoned drain, vent, pipe or fixture must be capped at its source point in ceiling below and
removed from the premises.
6. Any cold, hot, gas or hydraulic piping being abandoned must be capped at its origination point and the
remainder of pipe removed from the premises.
7. Proper piping support detail shall be provided in drawings.
8. Pipe must be properly insulated.
9. Local electric hot water heaters must have drip pans installed beneath them, automatic shutoff valves
and leak detection.
10. Drip pans shall be minimum 14 ga galvanized steel, minimum 3 inches deep with all seams sealed
and extending beyond the heater to capture both the drain cock and the pressure and temperature
relief valve tube overflow.
11. All tie-ins are to be at the Wet Columns. No tie-ins permitted to core bathroom.
12. Contractor must ensure adequate access doors in wet columns and access to inspect and make
repairs of plumbing related fixtures such as expansion joints.
1. A sprinkler system with sprinkler rig and water flow detector is provided in the stair to serve future
tenant requirements and as required by code in the corridors and the lot line windows.
2. At branch piping to sprinkler heads, “U” bends must be installed.
3. Shutdown, drainage and testing of sprinkler system shall be in coordination with the Landlord’s
Managing Agent’s Office with a minimum of 48 hours advanced written notice. All charges will be
invoiced to the Tenant.
4. Ensure all previously recalled sprinkler heads (i.e., Central Sprinkler O-Ring Style) are removed.
5. Before commencement of any work, complete and detailed working plans shall have been submitted
and approved by the NYC Department of Buildings and other agencies having jurisdiction thereof.
6. Upon completion of sprinkler work, contractor must perform hydrostatic test of the system, witnessed
by Chief Engineer and approved by the City of New York. Contractor shall provide Landlord’s
Managing Agent with a copy of New York City approval forms governing such test.
1. No structural support system allowed below underside of concrete slab unless occupied by same
2. All approved structural systems must be fire-proofed per New York City Building code.
WARNING - Prior to demolition, the fire alarm system must be secured by the Building’s fire alarm
Failure to do so may cause severe damage to the fire system’s electrical components. Repairs to these
components will be the responsibility of the Tenant or Contractor and will be immediately addressed upon
Ensure the Core Class E system components (pull stations, warden telephone, HVAC shutdown,
smoke detectors, speakers, strobes, tamper and sprinkler flow switches) remain in full operation
throughout construction.
To avoid delays in demolition, contact the fire alarm vendor early to review demolition documentation.
1. All connections to and disconnections from the Building’s fire safety system shall be performed only
by contractors designated by the Property Management Office. Prior to making any such
connections, the designated contractor shall inspect and test the system in question.
2. Tenant shall make direct arrangements at its cost with the Building’s Fire & Life Safety Contractor to
make all disconnects and final tie-ins of the Tenant’s installation to the existing spare points in the
panels which serve Tenant’s affected area. Any additional programming costs that may be incurred or
required to satisfy the Tenant’s installation shall be borne by the Tenant. All installation and testing of
said connections will be performed after hours. The Tenant will be responsible for all costs associated
with the after hours testing.
3. It is the Tenants responsibility to survey transmission terminal boxes for fire alarm capacity. Fire
alarm pre-tests should be performed, with satisfactory results, in the presence of a Building Engineer.
The fire alarm system must be in working order prior to tenant move-in.
4. Unless otherwise approved by the Property Management Office, installations of new fire alarm end
devices will be coordinated with Integrated Systems and Power Inc. (ISPI).
(212) 358-2227 (Anthony Guarino)
Policies and Procedures: General Requirements
All Alterations shall comply with the following, unless Landlord expressly provided otherwise in writing.
All contractors and sub-contractors MUST employ the services of union labor, AND be affiliated with the
NYC Builders’ Trade Council.
Tenant must submit to Landlord the following information before any construction can proceed:
All required approved plans, construction permits, insurance certificates, Paramount Project Form
001, and a complete list of sub-contractors for review, approval and record purposes and issuance for
Any tenant (full floor or partial) may not utilize any of the base building closets (with exception of electric
meter installation as approved) without prior request and approval.
Tenant must comply with all ADA requirements throughout its demised premises.
All materials used shall conform to the specific requirements of the design specifications as prepared by the
Building Consulting Engineer. Under no circumstances will the Contractor be allowed to substitute materials
unless first obtaining written approval of the Landlord’s Consultants.
Trenching, core-drilling or penetration of the slab or ceiling is expressly prohibited. All penetrations
through load bearing surfaces, such as but not limited to floor slabs, foundation walls, roofs, curtain
wall, may not be commenced unless prior approval is received by the Building structural consultant.
Tenant’s Contractors may not at any time store material and/or equipment in the building mechanical
rooms nor block paths of egress to fire stairwells or elevators. Contractors must post “NO SMOKING”
signage throughout the work space and provide adequate fire suppression equipment when
performing work in or about the Building.
Under no circumstances should exit stairway signage should be removed or fire Stairway doors be
propped or held open. Tenant’s Contractor must provide supervisory personnel to insure full
compliance with this requirement.
On full floor construction, from commencement of construction to occupancy there will be no
passenger elevator service to the floor. The elevator lobby and doors must also be protected.
On part floor alteration or modification, protection of common areas finishes and or restoration to
pre-existing condition including core bathrooms, corridors, elevator lobbies (passenger & freight) and
all related areas should be completed. Restoration may be performed by tenants General Contractor
or by the Building and charged back to the Tenant.
Building Standard material removed during construction of any Tenant space and not re-used by
Tenant will be turned over to the Property Management Office their option. (Example: door hardware,
exit signs, pull stations, smoke detectors, etc.)
All contractors and sub-contractor’s employees must carry themselves in a professional manner
whenever they are in the Building’s common areas (i.e., no inappropriate language or rough housing
in the Building loading dock area or freight cars).
1. Any construction work causing excessive noise and/or vibrations, such as coring, chipping of columns
or floors, setting of anchors, etc. shall be performed outside of normal business hours.
2. The definition of “Excessive Noise” or “Disruptive Work” is at the discretion of the Property
Management Office.
3. Any work which disrupts nearby Tenants must cease immediately upon request of the Property
Management Office and be scheduled for after-hours.
1. Drywall partitions shall consist of one (1) layer of 5/8 inch sheetrock extending to the underside of the
suspended or finished ceiling on each side of 2-1/2 inch metal studs, which will be at 16 inch centers.
Partitions shall be spackled and taped for three (3) coats of paint.
Partitions ending at the exterior wall of the building shall meet a column or a mullion.
Drywall demising partitions on multi-tenant floors shall consist of two (2) layers of 5/8 inch
sheetrock on each side of 2 1/2 inch metal studs at 16 inch centers. All studs and sheetrock
shall extend to the underside of the structure above.
2. Drywall demising partitions shall be insulated with sound attenuation between the two (2) layers of
Transfer ducts within ceiling plenum shall be provided in demising partitions to achieve return
air design requirements; fire/smoke dampers shall be provided on the transfer duct and
connected to A/C control to activate in an emergency condition as required by code.
1. Single doors shall be 8 foot 10 inches high, 3 foot 0 inches wide, stain grade solid core wood veneer
doors supplied with sixteen (16) gauge welded hollow metal frames. All frames and doors shall be
prepared to accept building standard hardware.
2. Entry double doors shall be 8 foot 10 inches high (in all spaces), 6 foot 0 inches wide, stain grade
solid core wood veneer doors supplied with sixteen (16) gauge welded hollow metal frames and shall
be fire-rated as per New York City Building Code requirements.
3. All doors, frames and hardware to bear U.L. approved labels where scheduled.
1. All cores must be keyed to the buildings master keying system.
2. All doors shall be fitted with heavy-duty lever handle latch sets keyed to building master, two (2) pairs
of butt hinges and floor or wall stop. Building master keying system is a Medeco system.
Specifications are available from the Property Management Office.
3. All doors shall be fitted with heavy-duty lever handle latch sets keyed to building master, two (2) pairs
of butt hinges and floor or wall stop. Building master keying system is a Medeco system.
Specifications are available from the Property Management Office upon request.
4. Door Hardware Contractor:
Midtown Security, Inc.
330 Madison Avenue/BMST
New York, NY 10017
(212) 661-5308
1. The ceiling within the Tenant's Premises shall be equivalent to a suspended acoustic 2 foot x 2 foot
tile in an exposed Donn Fineline grid system color flat white with a 9/16" grid and 1/4" center reseal
with Eclipse (Firecode) DXLF-29 ceiling tile. The finished ceiling height shall be at least 9 foot 0
inches above finished floor to the underside of the suspended ceiling.
2. Tenant's Premises, in any public corridor, shall consist of a similar ceiling system to 4(a) above or a
sheetrock ceiling as approved by Landlord. The finished minimum ceiling height shall be at least 9
foot 0 inches from the top of the finished floor to the underside of the suspended ceiling excluding
breaks, soffits, etc., except where structural or mechanical restoration occur. Any breaks in soffit or
window pockets will require details to be submitted for explicit approval.
3. Access doors must be installed on all sheetrock ceilings for any device that requires maintenance or
adjustment and all locations must be approved by the Landlord.
4. Design of partitioning, ceiling construction, etc., to allow sufficient clear space for free return air path
from all areas of the tenant space to the air conditioning unit.
Carpet installation is considered an alteration to the premises. Certification of fire and flame spread rating
conforming to applicable law must be filed with the Landlord. Installation is to comply with the requirements
of the building code.
Building standard shade is Meco shade, beige color.
Any non-standard window treatment is subject to Landlord’s approval. All window treatment materials
shall be Class “A” fire retardant certified.
The Building Standard window tinting is 3M, type RE25SLARL.
1. All metal surfaces (except as specified in (b) below) shall be finished with one (1) coat of primer and
two (2) coats of Benjamin Moore or equivalent alkyd paint.
2. No treatment (including paint, wall covering or other material) shall be applied to window mullions or
Building standard lighting fixture is a 2 foot x 2 foot, two (2) tube recessed parabolic fluorescent fixture with
return air slots.
1. Telephone system consists of closets on each floor with conduit sleeves for vertical distribution.
Wood mounted on walls for supporting telephone or telecommunication equipment must be fire rated
and meet NYC Code.
2. Telephone outlets shall be installed in the ceiling high dry wall partitions. Telephone outlets shall have
electrical metallic tubing installed up to the ceiling plenum inside the partition. Any wiring installed in
the ceiling plenum shall be rated teflon wire.
3. All telephone wiring shall meet New York City Building Code and not conflict with any construction
being done by Landlord; and be performed by telephone contractors who use installers approved by
the local building trade unions having jurisdiction over the building.
4. NO outlets may be installed in the perimeter heating enclosures and no wiring shall be run through
the perimeter heating enclosures.
5. No telepoles are permitted.
6. No wire mold permitted.
Policies and Procedures: HVAC Requirements
1. The standard air distribution system for the Building is high pressure ductwork. This system works
well in standard office environments. The tenant should discuss with there architect and HVAC
Engineer how this system may be affected by special purpose areas such as:
Conference Rooms
Computer Rooms
Telephone Rooms
Show Room or Gallery
Places of Large Gatherings
Kitchen (with or without external exhaust)
2. Air balancing tests on new or modified ductwork is to be verified/witnessed by the Chief Engineer of
the Building and a copy submitted for record retention.
3. Alternative induction unit enclosures may be permitted. Drawings shall be submitted to the Property
Management Office for specific approval of alternative induction unit enclosures.
4. It is the responsibility of the tenant to make enclosure access available to building personnel for
maintenance. Removal of furniture or special panels / enclosures will be at the tenants’ expense.
5. Any equipment that is installed in the base building mechanical rooms must be properly labeled,
insulated and color coded to the Building standard. All equipment is to be maintained at the Building
standard level at all times.
6. If Alterations are necessary to the perimeter induction units, the work shall be designed by the tenant
and performed by the Base Building Engineering staff at the tenant’s cost.
7. Furniture and partitions shall not block the perimeter induction units and controls for service,
maintenance and proper operation. A minimum clearance of 12 inches needs to be maintained to the
front of the units.
8. All induction units are to be protected during any demolishion or construction. The units are to be
cleaned by the tenant’s contractor prior to occupancy.
9. All return tap ductwork in the effected area are to be covered by a pre-filter material before any
construction commences and it is to be maintained during the duration of the job.
10. Supplementary condenser water piping shall be installed such that an additional "take-off" and "drain"
valve is installed adjacent to the supply/return riser in new piping. All condenser water piping shall be
Type L or Type K hard drawn copper, rated for minimum of 300 PSIG or 1 -1/2 times operating
pressure, whichever is greater. Provide dielectric pipe fittings, pressure rated, at all connections to
dissimilar materials. All condenser water piping shall be sized for a minimum velocity of 3 feet per
11. Minimum pipe size shall be 1” and all copper pipe shall be brazed. All pipe shall be insulated. No
black pipe is permitted.
12. Condensate lines are to be a minimum of 1 inch diameter and run to an approved location by
Property Management. Condensate pumps are to be installed with all units and leak detection in all
condensate pans.
13. All ductwork shall be high-pressure duct and must be pressure tested upon completion of installation.
14. Copper Clevis hangers to be used.
15. Proper venting to be provided for supplemental A/C installations.
16. All supplemental condenser water lines to include future valves, flush out valves, balancing valves,
supply and return temperature and pressure gauges and a flow indication device, other than a flow
switch, connected to the base building Firecom system for shutdown in an emergency condition. All
gauges shall be installed in the Mechanical Equipment Room.
17. On Multi-tenant floors, where a supply air duct remains to be shared by a future tenant, an accessible
duct tap for future tenant connection terminating with an air volume damper to be provided. All
demising walls must have air transfer grill(s) to return air.
18. Plugged or capped drain valves to be supplied on all supply and return condenser water lines.
19. Upon completion of installation of supplemental a/c unit, tenant contractor must chemically clean new
condenser water piping as per the building approved specification.
20. Pressure test shall be completed at 1 ½ times the working pressure or 250 p.s.i. for 2 hours.
21. Condenser water riser tapping will require submittal of coupons removed from risers.
22. Electric Closets and MER clean out will be required by Tenant’s contractor upon completion.
23. Instruction manuals for all equipment are required to be submitted to Property Manager.
24. No flexible duct connections are permitted
25. Hanging details for a/c unit must be submitted to Building Manager for approval. Angle iron shall be
utilized. No deck penetrations permitted
26. Wet taps are not permitted.
27. Any burning of pipe or other material shall be done before 8:00 a.m. or after 6:00 p.m. No burning is
allowed during regular business hours. Vendor must follow Building Hot Work Program:
28. Tenant to utilize building designated air and water balancing contractor for air and water balancing
and pressure testing of ductwork. Only a Building approved Contractor may perform this work.
29. Duct smoke detectors on unit discharge as well as fan shutdown points are required for supplemental
30. There are fire smoke dampers on all supply and return taps on the floors. They are controlled by a
pneumatic loop originating in the West Electric Closet. This system is to be tested and verified for
proper operation before occupancy of the floor. Any necessary repairs to the system will be at the
tenant’s cost.
31. Each supply branch to an air conditioning unit must include a strainer and a 3 way control valve to
assure proper circulation for the water treatment program.
Policies and Procedures: Insurance Protection
Certificate of Insurance:
All policies shall be taken out with insurers acceptable to Paramount Group, Inc. The moving company shall
provide and deliver a Certificate of Insurance to Paramount Group, Inc. at least ten (10) days prior to any
moving operation. All policies shall state that at least thirty (30) days prior written notice will be delivered to
Paramount Group, Inc. by the insurer prior to termination, cancelation, or material change of such
Each certificate shall show the “Certificate Holder” exactly as follows:
Paramount Group, Inc.
1301 Avenue of the Americas
New York, NY 10019
Additionally, the following must be named as “Additional Insureds” on the policy:
1301 Properties Owner LP, 1301 Properties GP LLC, and Paramount Group, Inc.
Please note: “Certificate Holder” and “Additional Insured” are different.
Each certificate is to bear an original signature of an authorized representative of the insuring firm. If a
computer printed or non-standard form is used, it must bear the title “Certificate of Insurance” and provide
all the required data including the original signature.
Click here to download a Certificate of Insurance
Policies and Procedures: Miscellaneous
Union Labor:
All contracted general contractors, subcontractors and their labor must be union. Union cards may be
requested by building personnel either prior to or throughout the project. Jobs will be stopped if these
requirements are not met.
Insurance Certificates:
Current Insurance Certificates are required for all vendors and contractors prior to work commencement. It is
the Tenant’s responsibility to inform the Property Management Office of all intended work and to submit a
current insurance certificate or make sure there is one on file with the Property Management Office with the
proper requirements. Please contact the Property Management Office for the Insurance Requirements.
Freight Area/Electrical Closets:
The freight area on all floors and electrical closets are NOT to be used for storage. The freight elevators are
used by medical personnel to access the floor and, therefore, need to be kept clear of debris. Storage in the
electrical closets can be a fire hazard. They should remain locked and free of debris at all times. All
storage/debris will be removed at the Tenant’s expense from these locations.
Floor Load:
Code requirements restrict placing loads upon floors which exceed the load per square foot for which the
floor was designed. This Building has a floor load of 100 pounds per square foot in office areas. Should you
find it necessary to utilize equipment which exceeds this rating, you must receive prior written approval from
the Property Management Office. We do require adequate documentation from a licensed structural
engineer verifying that such an installation at a specific location is safe. The Building architect will review
your request and accompanying documentation. Upon receipt of confirmation from the architect that the
installation is safe, the Property Management Office will forward a written approval to your attention.
Electrical Requirements:
The City of New York electric code is very strict concerning electrical wiring. Prior to any alterations of the
electrical wiring, please refer to the Building Standard Construction Specifications and submit all
specifications to the Property Management Office for review.
The New York City Council passed a bill which addresses bicycle access into office buildings. Following are
some bullet points regarding the law, as it stands today:
1. This legislation became effective December 11, 2009.
2. It is the Tenant’s responsibility to request in writing (using a DOT form that must be obtained on the
DOT website) that the Building Owner complete a bicycle access plan.
3. Within 30 days of such request, the Building Owner shall complete and implement the bicycle access
4. Access to Tenant floor(s) will be via the freight elevator on a first come, first served basis, during
normal hours of operation. There will be charges for bicycles entering/exiting the building outside of
the normal operation.
5. The Tenant is responsible for storing the bicycles within their space in a manner that does not violate
any building or fire codes or any other applicable law, rule or code, or which otherwise impedes
ingress or egress to the building.
6. Use of a passenger elevator for ingress or egress to the Building is strictly prohibited. NO
The Bicycle Access Rules and Regulations for 1301 Avenue of the Americas state the following:
Bicycles must be registered in advance with the building. If the bike is not registered with the building,
you will not be allowed access.
All bicycles must enter and exit the building via the designated building entrance - loading dock
located on 53rd Street.
When entering and exiting the building, all authorized bicycles must be brought directly from the
designated building entrance to the building’s freight elevator.
The freight elevators are available from 8:00 am to 6:00 pm, Monday through Friday, excluding all
building holidays. After hours/overtime freight is available, but cannot be guaranteed. Standard
overtime security and freight elevator rates will be applied for any overtime usage.
Freight elevator usage is on a first come, first served basis.
As the building’s lobby turnstile security system is being bypassed, a valid building identification card
As the building’s lobby turnstile security system is being bypassed, a valid building identification card
must be presented to the loading dock security guard on duty before access to the building will be
At no time can the passenger elevators be used for bicycle access.
Any tenant employee observed, either by building employees or video security surveillance, bringing
a bike onto a passenger elevator or causing damage of any kind to building property including, but not
limited to building corridors, carpeting, walls and or floors will be held accountable to make restitution
for said damage. The Tenant shall reimburse Landlord via Tenant Work Order System.
All bicycles must be brought directly into the tenant’s premises. Bicycles are not permitted to be left
anywhere outside of the tenant’s demised premises. This includes, but is not limited to building
corridors, building stairways and building freight elevator lobbies. This pertains to tenants that share a
floor with other tenants and for tenants that occupy entire floors in the building.
Bicycles stored within the tenant space must comply with all existing NYC Department of Buildings
and NYC Fire Department codes, rules and regulations. Bicycles may not block egress or ingress in
any way.
These rules apply to bicycles that fold and/or collapse.
Policies and Procedures: Move-in/out Procedures
The relocation of your company’s offices begins with your standards on how you would like your space to
function and ends with the Property Manager handing you the keys to your front door. The Property
Management Office knows how difficult and frustrating any move can be, therefore, this section is designed
to help reduce the trials of moving and facilitate a peaceful and smooth relocation. Please read this section
carefully, as it pertains to all aspects of moving in or out of 1301 Avenue of the Americas. Please do not
hesitate to call the Property Management Office for any questions or assistance concerning your move, and
remember we are here to help you!
General Moving Information
1. Paramount Group has a list of building approved movers. These movers are familiar with our building
standards and can ease your concerns regarding the treatment of your merchandise.
2. All moves must be scheduled a minimum of two weeks in advance with the Property Management
Office. Weekend moves are preferred and are available with advance notice. Weekday service is
available after 5:00 pm.
3. Your moving company must submit an original copy of their Certificate of Insurance ten days prior to
your scheduled move. The Property Management Office will not permit your move to take place
without receipt of this Certificate prior to the date of your move. Please contact the Property
Management Office for acceptable statutory limits, additional insureds and coverage required.
4. Movers must protect corridor floors, walls, doors and surrounding areas. The movers should acquaint
themselves with all conditions and limitations of the facility which might affect the move. The moving
company shall take every precaution to safeguard the Building from damages.
5. Floor and Wall Protection:
The moving company shall at all times protect and preserve all materials, supplies and equipment. All
reasonable requests to enclose or specially protect such property shall be complied with. This means:
All corners must be taped
Masonite floor protection must be used on all marble, terrazzo and carpeted floors.
Materials transported in elevators must not exceed weight restrictions.
Large, high density items such as safes require special handling to ensure building and
elevator floor load limits are not exceeded. The Property Management Office must be notified
at least 48 hours in advance of moving this type of equipment.
6. Clean Up After Move:
The moving company shall remove all masonite, padding and other trash after the move and insure
that no empty boxes are left. The Property Management Office will remove any leftover materials and
a charge will be made to the Tenant for any damages caused by the movers to Building areas.
Therefore, the Tenant must insure that the movers are aware and adhere to our standards.
7. Permits, Franchises, Licenses, or Other Lawful Activity:
The moving company, at its own expense, will obtain and maintain any necessary permits,
franchises, licenses, or other lawful authority required for effecting the movement and handling
services to be performed. Before the move is made, the moving company may be required to produce
evidence of such authority to the Property Management Office. The moving company may also be
required to submit a list of Drivers (with a letter of good standing in the company) as well as a copy of
the Drivers License, insurance and registration card prior to pulling in a moving vehicle.
Use of Building Facilities/Elevators:
As mentioned in the General Information section, moving reservations must be made two weeks in
advance. Due to heavy elevator usage, we cannot guarantee an elevator if the movers do not start at their
scheduled time.
NOTE: Freight Elevators are operated by a Freight Elevator Operator ONLY. This service is billable to the
Permissible Entrance/Exit to Building: 53rd Street – Freight Entrance.
A Security Officer mans the loading dock any time it is open. Tractor Trailers are not allowed in the loading
Freight Elevator Usage:
1. Business Hours
Freight elevator for general pick-ups and deliveries only are as follows:
Monday through Friday, 8:00 am – 5:00 pm
2. After Hours
Large moves and extended deliveries must be scheduled as follows:
Monday through Friday, after 5:00 pm to completion
Saturday, Sunday & Holidays, anytime
3. Dimensions and Service Locations
#27 Freight Car
11’7” H x 6’7” W x 5’7” D
Capacity: 4,000 lbs
Doorway: 7’9” H x 4’6” W
Service to: Sub-concourse
through 45th Floors
#28 Freight Car
11’7” H x 6’7” W x 5’7” D
Capacity: 4,000 lbs
Doorway: 7’9” H x 4’6” W
Service to: Sub-concourse
through 45th Floors
#35 Freight Car
7’7” H x 6’7” W x 5’7” D
Capacity: 4,000 lbs
Doorway: 6’8” H x 3’5” W
Service to: Sub-concourse
through 11th Floors
4. Elevator Hatches
No elevator hatches are permitted to be opened for any reason during operation of the elevator
unless an Elevator Mechanic is present. This service must be arranged through the Property
Management Office at least 72 hours in advance. The Tenant is required to sign a release form for
each date of service.
5. Reservations
Elevator reservations must be made at least two weeks in advance. All requests must be in writing
and received in the Property Management Office along with the Certificate of Insurance from the
moving company before the actual move date. Any attempted moves without prior Property
Management Office approval will be stopped. Moves cannot be conducted during normal business
6. Tenant Charges
A minimum charge of four hours will be assessed for all tenant moves and weekend usage. Moves
exceeding four hours will be billed on an hourly basis. A Security Guard will be required to be
stationed in the loading dock when the freight car is in use. An additional meal allowance is required
for an excess of four hours for the freight operator.
7. General Cleaning
Your Lease provides for a variety of daily standard cleaning services, however, there is an initial
charge before daily maintenance begins. Please contact the Property Management Office to discuss
the initial cleaning. Any additional services above the Lease requirements should be negotiated
directly with the cleaning contractor.
8. Certificate of Insurance
All policies shall be taken out with insurers acceptable to Paramount Group, Inc. The moving
company shall provide and deliver a Certificate of Insurance to Paramount Group, Inc. at least ten
(10) days prior to any moving operation. All policies shall state that at least thirty (30) days prior
written notice will be delivered to Paramount Group, Inc. by the insurer prior to termination,
cancelation, or material change of such insurance.
Each certificate shall show the “Certificate Holder” exactly as follows:
Paramount Group, Inc.
1301 Avenue of the Americas
New York, NY 10019
Additionally, the following must be named as “Additional Insureds” on the policy:
1301 Properties Owner LP, 1301 Properties GP LLC, and Paramount Group, Inc.
Please note: “Certificate Holder” and “Additional Insured” are different.
Each certificate is to bear an original signature of an authorized representative of the insuring firm. If a
computer printed or non-standard form is used, it must bear the title “Certificate of Insurance” and provide
all the required data including the original signature.
Tenant Responsibilities Prior to Moving Out
All Tenants moving out of the Building will be asked to complete the form on the next page. All Tenants will
benefit by the following procedures:
1. Contact the Telephone Company to discontinue your service at this Building.
2. Upon leaving the Building, turn over your office keys to the Property Management Office.
3. Follow the “Move In/Out Procedures” described on the previous pages in executing your move.
Please click here for the Tenant Relocation Checklist
Please click here for the Move Out Form
Policies and Procedures: Rules Concerning Pets
We do not allow animals into the Building. Pets of any kind, cats, dogs, snakes, birds, etc. cannot be kept in
your office. Please inform all of your employees, and guests that pets are not allowed into the building,
except for service animals.
Policies and Procedures: Smoking
Smoke Free Building
The New York City Smoke Free Air Act of 2002, which went into effect March 30, 2003, made virtually all
establishments and businesses with employees smoke-free.
Smoking is prohibited within 25 feet of all building entrances. Those individuals who smoke should go to
either the 52nd or 53rd Street entrances. There are smoke urns available for their use as they re-enter the
building. The security personnel will be walking these areas and directing the smokers accordingly. Please
reinforce this with your employees.
All violations for Local Law 47 will be the direct responsibility of the tenant.
Policies and Procedures: System Shutdowns
Requests for system shutdowns shall be submitted in writing by Tenant’s Contractors and/or Construction
Manager in order to schedule shutdown of building services or making Building maintenance personnel or
other building labor available. Written notifications of any required building service shutdown or manpower
must be made at least 24 (twenty-four) hours in advance by contacting the Landlord’s Managing Agent,
stating the date of service requested, the start and approximate completion times, the vendor or
sub-contractor performing the work and the type of work (ie. sprinkler draindown, smoke head shutdown
etc.), required to be performed. Electrical and condenser water shutdowns require at least two week’s notice
in order to notify other Building tenants that may be affected by the shutdowns.
Sprinkler system shutdown and draining per floor may only be done after approval by the Landlord’s
Managing Agent following proper notification. Tenant’s Contractor’s performing such work must cap and
refill the lines after completion of the work for that day. Tenant’s Contractor will maintain a constant fire
watch in the affected area during a drain down. Once the system is refilled, the Contractor shall notify the
Property Management Office in writing in order to confirm that there are no leaks. Contractor shall perform
all work after normal business hours, after 6:00 p.m. and before 8:00 a.m. refilling of the system shall be
made before 8:00 a.m.
*Note: Any sprinkler shutdown requires a continuous fire watch by a Certificate of Fitness holder, with fire
suppression equipment on the floor. If tenant’s contractor fails to provide said fire watch or departs
premises prior to system fill up, tenant will be held responsible for any charges incurred by the building as a
result of this. There is a building charge for draining and re-filling the sprinkler system. The building requires
temporary sprinkler loops for core protection.
Requests in writing by Contractors and/or Construction Manager for the assistance of the building
maintenance personnel or other building labor will be granted, if such labor is available, and at the prevailing
Policies and Procedures: Tenant Fund Requests
Processing of Tenant Fund Requests (pursuant to Lease) shall be subject to receipt of the following;
1. A request for distribution from tenant signed by an executive officer of the Tenant.
2. Copies of all receipts, invoices, and bills for the work completed and material furnished and soft costs
for which Tenant is seeking reimbursement.
3. For distribution of costs other than soft costs a certificate (AIA Standard Forms G702 & G703) from
the tenant’s architect stating at minimum:
1. Portion of initial alteration completed for which disbursement is requested was performed in
accordance with final detailed plans.
2. The percentage of completion as of date of certificate.
3. The estimated total cost to complete the initial alteration.
4. Partial lien waivers from each contractor, sub-contractor and material man to the extent of the amount
paid them.
5. Final distribution will not be processed until all lease required paperwork is received.
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