Occupant’s Handbook
99 HIGH STREET
OCCUPANT HANDBOOK
TABLE OF CONTENTS
Section 1: Building Information
Section 2: Emergency Procedures
Section 3: Construction Rules and Regulations
Section 4: Building Systems
Section 5: Exhibits
Fire Marshall Duties
Property Removal Pass
Tenant Profile Form
Vendor Certificate of Insurance Requirements
Liability Release Form
Vendor Access Form
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OCCUPANT HANDBOOK
BUILDING INFORMATION
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OCCUPANT HANDBOOK
Alterations and Remodeling
Tenant Alteration Projects
All alternations require prior written approval from the building ownership via the management
office. Requests to make alterations should be sent in writing to the management office. Only
99 High Street management staff or an approved contractor can perform alterations. All
construction contractors – including general, electrical, plumbing, and telephone contractors must register with the management office prior to performing any work in the building.
Installation of communication equipment, computer or alarm systems must also be coordinated
with the management office. Details on base building systems, data and requirements must be
obtained and adhered to when making modification to a tenant’s space. Contractor Rules and
Regulations will be supplied to all contractors prior to the commencement of any work.
PLEASE NOTE THAT ALL VENDORS AND OUTSIDE CONTRATORS MUST PROVIDE A VALID
CERTIFICATE OF INSURANCE THAT MEETS OR EXCEEDS ALL THE REQUIREMENYS PRIOR TO
WORK COMMENCEING IN ADDITION TO A BUILDING PERMIT ISSUED BY THE CITY OF BOSTON.
Communications Installations
When changes or additions to your communications network are necessary, your selected
telephone installation contractor must contact the management office prior to the day on
which the work is due to start to ensure that house cabling lines are property assigned and
code requirements are met.
Building Access - Tenants
At the written request of an authorized tenant representative, building access cards are issued to
those employees who require access into the building. The management office will ask each tenant
quarterly to review their list of employees with access privileges for accuracy. Tenant
representatives must retrieve access cards from holders when they leave a company or move to a
location outside of the building and no longer require access to 99 High Street. If the cards are not
returned, please notify the Manger of security so that the name and number can be removed from
the access control system.
All tenants will be required to use their access card to gain access to the property 24 hours a day,
7 days a week.
In addition to distributing access cards to tenants, a photo must accompany each card. These
photos will be stored in the computer should a person’s identity need to be verified. If your firm
already has photos on file, please contact the Manager of Security to make arrangements to have
the files transferred.
Please note there will be a $7.00 charge (per access card) for replacing a lost or misplaced card.
When requesting an access card, photo or canceling a card, please contact the security
manager, Michael Hayward at Mhayward@usisecurity.com. Access cards will be issued within
24 hours of request.
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Drivers / Couriers
All Deliveries including UPS, AIRBORNE EXPRESS, FEDEX and COURIERS must enter through the
loading dock and exit through the loading dock during normal business hours (5:30am -5:30pm
Monday thru Friday).
If any of the above vendors enter the building using the main lobby entrance they will
be redirected to the loading dock on Purchase Street.
Once in the building and initially using the freight elevator, LETTER CARRIERS ONLY
from UPS, AIRBORNE EXPRESS, and FEDEX may utilize the passenger elevators to make
deliveries between various floors.
Large deliveries such as boxes or any delivery that requires the use of a two-wheeler
MUST utilize the freight elevator at all times.
All other couriers are required to use the freight elevator at all times. If a courier is
found on a passenger elevator you must instruct them that they have violated the
building policy and redirect them to the freight.
If at anytime a driver or courier argues or ignores your requests please inform security
immediately. If possible take down their name, company and courier I. D. number.
Building Access - Visitors
99 High Street has a state-of-the-art online visitor management database to facilitate guest
registration. To register a guest, simply follow the directions below:
Go to the registration website – WWW.99High.com
Go to the visitor login on the bottom of the webpage
Enter your username/password
Enter the guest’s name and information, time or arrival
If you require a user name or password, please contact Pauline McDonagh at 617-457-4686 or
Pauline.McDonagh@am.jll.com
We recommend that you designate a small number of individuals within your firm to register guest
activity. All information is “real time” which means that you can make entries 24 hours a day, 7
days a week. Upon arrival, all guests will need to show photo ID before being given a visitor badge.
Should an individual require access and not be pre-registered, the individual will be asked to
provide photo ID. Access will be granted after a security officer calls your firm’s designated person
for approval.
For those tenants that cannot gain access to the visitor management system due to their company
firewall policies, please adhere to the following:
•
When requesting a visitor to be added to the system, please give at least 2 hours notice to
security before the arrival of the visitor. If the visit is unexpected and 2 hours notice cannot
be given, please call the security desk directly at 617-457-4688.
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•
For a large groups or prearranged meetings, please send a list of visitors at least 24 hours in
advance so we can preprint the badges. This will speed up the process for your visitors to be
allowed into the building.
PLEASE NOTE THAT ALL VENDORS, COURIERS, CATERERS, CONTRACTORS, ETC. WILL BE
DIRECTED TO THE LOADING DOCK FOR ACCESS TO THE BUILDING. UNDER NO CIRCUMSTANCES
WILL THEY BE ALLOWED TO USE THE PASSENGER ELEVATORS. ANY OF THE ABOVE THAT
REQUIRE THE USE OF A TWO WHEELER, HANDTRUCK, OR A CART WILL BE DIRECTED TO USE THE
FRIEGHT.
Building Amenities
(All located on the lobby level)
99 Lobby Shop:
(Retailer – newspapers, magazines, snacks, books, cards, gifts, etc.)
617-482-2329
CITIBANK:
(Banking and financial services)
617-695-3877
Building Hours
The building is accessible to the public Monday through Friday 6:00AM - 7:00PM. The building
can be accessed via access card 24 hours a day. Standard HVAC hours are Monday through
Friday 8:00AM – 6:00PM and Saturday 8:00AM – 1:00PM.
Blinds
All blinds on the perimeter of the building are building standard and substitutions cannot be
made. The blinds can assist with keeping offices cool. Please utilize these blinds to minimize
excessive heat infiltration whenever possible.
Building Management Office
Ownership:
TIAA-CREF
Teachers Insurance and Annuity Associates
Management Company:
Jones Lang LaSalle
99 High Street
17th Floor
Phone: 617-357-8211
Fax: 617-357-8632
Office Hours: 8:30 AM to 5:00 PM Monday through Friday
The Building offers many services and conveniences. Please direct all requests and questions
concerning the building to the management office at the above number.
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Building Management Team
General Manager
Property Manager
Director of Operations
Chief Engineer
Cleaning Supervisor
Security Manager
Garage Manager
Bruce F. Clifford
Pauline McDonagh
Michael McGloin
Peter Gawlik
Boguslaw Zdzieblo
Michael Hayward
Adnan Gharsallaoui
Bruce.Clifford@am.jll.com
Pauline.McDonagh@am.jll.com
Michael.McGloin@am.jll.com
peter_gawlik@emcorgroup.com
bzdzieblo@amercln.com
mhayward@usisecurity.com
adnan.gharsallaoui@propark.com
Building Services
Janitorial
Day porter services are provided during normal business hours, Monday through Friday 8:30AM5:00PM. Please place work orders via our online work order system for requests including
replacing light bulbs, delivering trash hampers, assistance with small office moves, cleaning of
spills, additional vacuuming, etc. These services will be provided for an additional fee.
Nightly janitorial services are provided after normal business hours, Monday – Friday from 5:30
PM–10:00PM. Please contact the management office if you require additional cleaning services
beyond base building standard specifications (e.g. carpet shampooing, upholstery cleaning,
glass partitions, kitchen services, buffing or stripping/waxing vinyl floors, furniture polishing,
etc.). The cleaning supervisor can provide pricing for special requests.
Moving companies and vendors must remove their boxes and wood pallets from the premises
after deliveries. If you have boxes to be disposed of, please flatten and stack them within your
office space and clearly mark them “trash”. You can make special arrangements for the
disposal of large boxes or large quantities of boxes by contacting the management office.
There is a fee associated with this removal.
At no time should boxes, trash or excess materials/equipment of any kind be left in the
hallways, lobbies, freight elevator lobbies, or areas that are designated as a fire exit.
Recycling
99 High Street has a building-wide single stream recycling program. Single-Stream recycling is a
recycling process in which recyclable materials are collected all together with no sorting
required by individual recyclers. Now, you can recycle paper and cardboard WITH plastics,
glass and metals. These items are collected in specially assigned bins located on your floor.
Please do not mix recyclable materials with normal trash and other forms of waste. Recycling
bins are supplied by the management office and may be requested as needed. The
management office provides e-waste recycling through Northeast Material Handling.
Security
Security officers are stationed at the front lobby 24 hours a day. The Loading Dock is staffed
Monday through Friday 5:30AM – 5:30PM. Please refer to Loading Dock section for after-hours
rates.
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Service Requests/Maintenance and Repairs
www.99High.com
We are very pleased to offer a web based work order system to the tenants in our building.
360 Facility is a user friendly, comprehensive program that allows the tenant representatives
the ability to log work orders in a detailed and timely manner. Work orders are entered and in
moments the request is sent to the appropriate party that will resolve the issue.
Office Managers at each company will designate key individuals to enter work orders. This
individual will have the ability to log work orders and track the progress until its completion.
Each work order is logged and is accessible in the future for review. A username and password
is all that is needed for access to work order system.
Please inform the Pauline McDonagh, Property Manager at 617-457-4686.
administrator of the work order and visitor management system.
She will be the
If an outside vendor is required, a proposal will be provided for the tenant's approval with a
required signature before the work is performed. The tenant will be billed the invoice cost in
addition to a 15% management fee.
Car Detailing Service
Car detailing and cleaning is provided by Propark – Adnan Gharsalloui can be reached at 617542-1259. Please call him to schedule an appt.
Driving Directions
From the North
Take route I-93 heading south to exit 23-Purchase Street. At the end of the exit ramp bears to
the right onto Purchase Street. Continue on Purchase Street (south). Follow Purchase Street
and cross Congress Street. You will be located at the corner of Purchase and Congress Streets.
The entrance to the parking garage will be on the right about 100 feet.
From the South/Mass Pike
Take Mass Turnpike or Southeast Expressway to the Liberty Tunnel heading north to exit 23Haymarket. Exit left and continue on Purchase Street (south). Follow Purchase Street and cross
Congress Street. You will be located at the corner of Purchase and Congress Streets. The
entrance to the parking garage will be on the right about 100 feet.
Heating, Ventilation and Air Conditioning (HVAC)
Heating, ventilation and air conditioning (HVAC) systems in the building operate Monday
through Friday 8:00 AM to 6:00 PM and Saturday 8:00 AM to 1:00 PM. If at anytime, during
regular business hours your desire adjustments to the temperature within your suite, please
contact the management office for assistance. HVAC services after business hours and during
holidays are available upon request, and can be scheduled by contacting the management
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office at least 24 hours in advance (May-Oct. @ $248/per hour; Nov.-April @ $148/per hour).
Weekend requests must be scheduled by Friday at 9am. Rates begin at $110.00/hour plus
technician time.
Insurance Requirements
All tenants and subtenants of the building MUST provide a certificate of insurance for
themselves as well as any and all vendors providing services within the building. At no time
will a vendor be allowed into the building without a valid Certificate of insurance. All
Certificates are kept on file in the management office. Please see insurance requirements in
the Exhibit section of this manual.
Loading Dock Access, Operation, and Deliveries
Freight Elevator Specifications:
Size 91W X 60D X 108H and has a capacity of 4000 lbs.
If you require after-hours freight elevator access, please notify the security manager with at
least 24 hours’ notice. After-hours use of the freight elevator requires an authorized security
operator. Minimum four-hour shift required. Rates are available upon request.
Nothing is allowed to be stored in the freight elevator vestibule. This includes deliveries,
trash, recycle bins, and storage boxes. All delivery services must leave packages with an
individual. Likewise, if you have large boxes and other trash, we kindly ask you to call the
management office to arrange for day porter services.
Loading Dock Specifications:
Located on Purchase Street, on the backside of the building.
Useable Size: 13’7H X 37’8W X 32’D
Hours of Operation:
Weekdays (M–F): 5:30AM – 5:30PM
Please contact the Security manager to schedule service outside of these hours.
The loading dock door remains closed at all times. Please inform drivers they will need to ring
the bell to gain access.
Pedestrian traffic will not be allowed through this area (except in emergency situations).
All deliveries must be done through the loading dock and freight elevator.
Delivery vehicles will NOT be permitted to idle in the loading dock while deliveries are being
made.
Standing time in the loading dock for delivery vehicles will be limited to thirty-(30) minutes
unless pre–coordinated through the Management Office. This is to ensure that all tenants
receive daily deliveries in a timely fashion. Signage is in place to inform delivery vehicles of
these actions.
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Any deliveries that require more than 30 minutes to complete, should be scheduled through
Michael Hayward, Director of Security 617-457-4685.
Deliveries After hours
Any large deliveries requiring a dolly or hand-truck must enter and exit through the loading
dock off Purchase Street after hours. You may ring the doorbell at the entrance into the
loading dock; security will allow you access and escort the delivery to the freight elevator and
up to the desired floor. There shall be no deliveries with hand-trucks or dollies at any time of
day through the lobby and passenger elevators. This must be avoided at all times of day. This
policy is applicable to both tenants and vendors.
Lost and Found
Please report any lost or missing items to the Security desk. Items found on the premises are
kept at the security desk in the main lobby for one month. Unclaimed items will be discarded
after one month.
Miscellaneous
No bicycles, vehicles, or animals of any kind are to be brought into, or kept in, any area in the
main building. The bicycle rack is located on the Purchase Street and also inside the Garage.
99 High Street is a non-smoking building. Smoking at the entrance of the building is prohibited.
All decorations must conform to the guidelines established by the Boston Fire Department.
Should you have any questions regarding this matter, please do not hesitate to contact the
management office.
Any tenant requiring to move supplies/equipment with the aid of a two-wheeler, hand truck or
cart MUST use the freight elevator. Under no circumstances will the passenger elevator be
utilized for this purpose.
Space heaters in tenant spaces are not allowed under any circumstance as they are a fire
hazard. In addition, no electric coffee pots/heaters, hotplates, etc. are allowed in tenant
work areas, offices or cubicles. These appliances are only allowed in kitchen areas where GFC
outlets have been installed.
Moving
All tenant moves into, out of, or within the building must be coordinated with the Security
Manager. Please notify the management office of your proposed moving date so that use of the
freight elevator can be scheduled. The moving contractor must provide evidence of liability
insurance coverage prior to the move. All moves must be done during non-business hours to
simplify access to the building and minimize any inconvenience to other tenants. The
management office will attempt to accommodate your schedule in every way possible.
After-hours use of the freight elevator requires an authorized security officer. Minimum fourhour shift required. Rates are available upon request.
All movers/contractors must be Union.
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Passes for Property Removal
In addition to individual access/egress, the tenant’s authorized representatives for all
equipment being removed from the building must sign property passes. These passes can be
hand-carried out with the transporter at any time. Authorized representatives CAN’T sign for
themselves; another authorized tenant representative must sign the property removal pass.
Please see attached property removal pass form.
Parking Garage Operation
Parking Garage Management – Propark
Manager – Adnan Gharsallaoui 617-542-1259 agharsallaoui@VPNE.com
Height of garage is 6’3” and is located on Purchase Street (the backside of the building).
Capacity is 180 cars using a valet system.
The garage is open from 6 AM –10 PM Monday through Friday for transient parkers. Monthly
parkers have 24-hour access via their building access cards. The overhead doors close at 7 PM.
An attendant is on duty until 10 PM weekdays.
Rates:
•
•
$475.00
$300.00
Daily Rates (through June 2008)
• $6.00
• $12.00
• $19.00
• $26.00
• $33.00
• $36.00
• $72.00
• $108.00
Monthly tenant parkers
Full Day Validation tickets (10)
Up to 30 minutes
Up to one hour
Up to 1 ½ hours
Up to 2 hours
Up to 2 ½ hours
24 hours / Daily Maximum
24-48 hours
48-72 hours
Valet Service:
99 High Street offers a car retrieval service when your car is valeted. Simply call the phone
number on your claim ticket ten minutes before departure and your car will be waiting.
On weekends and holidays, the garage is only available to monthly parkers with an access card.
Any tenant requiring overnight or extended parking should inform the garage attendant upon
arrival to ensure that the vehicle is ready for pick-up when desired. Keys cannot be retained
at the lobby desk without the proper paperwork. All paperwork is available through the
parking garage or security in the main lobby.
Garage Access System:
Patrons may access the garage two ways; if you are a monthly parker you may use your building
access card, otherwise you may gain access by swiping a valid credit card. No cash will be
accepted for payment.
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Customer pulls up to the entry gate, swipes a credit card at the entry reader, which will open
the entry gate. The credit card WILL NOT BE CHARGED AT THIS TIME. The credit card is
recorded into the system with the time and date and acts as a time keeping starting point.
Upon exiting, the customer will swipe the same credit card at the exit reader, and the system
will calculate the amount due based on entry and exit time. The system will prompt them to
swipe a validation ticket or press the transaction button to complete the transaction and issue
a receipt. If the customer has no validation and presses the transaction button, then the gate
will open and the customer will exit the garage.
Customers with a validation will swipe the validation when prompted and the original rate will
reduce the value of the validation. If the value is $0, then they will be prompted to complete
the transaction. The gate will open and the customer will exit the garage.
However, if a patron still has a balance due after swiping the validation, the patron will be
prompted to complete the transaction and the remaining amount will be charged to the credit
card and a receipt will then be issued. The gate will open and the customer will exit the
garage. The patron would only have a balance if they had parked longer than the “one day”
validation.
After the validation is used, they are no longer valid for the garage and should be disposed.
Tenants can purchase any number of validation coupons that they need for a cost of $30 each.
Parking Garage Payment Information
All rental payments are due on the first day of every month by check or credit card. Checks
should be sent to the fallowing address:
Propark America
99 High Street
Boston MA, 02110-2320
Rent Payment Information
All rental payments are due on the first day of every month. Checks should be sent to the
following address:
TIAA-CREF
Jones Lang LaSalle A/A/F
P.O. Box 414606
Boston, MA 02241-4606
For wire payment information, please contact the management office.
Postal Services
US Mail
Mail is delivered daily to each tenants’ reception area via the United States Post Office.
Mail Pickup Hours: Monday thru Friday 5PM. All U.S. Mail bins for pick up should be placed at
the designated area adjacent to the low rise elevators.
Federal Express/United Parcel Service and DHL
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Boxes for all providers are located off of the main lobby by the garage elevator.
Security Officer Escort
A security officer will accompany anyone requesting an escort to his/her car in the building’s
parking garage and will wait until the car has been started. Please call 617-457-4688 for
assistance.
Signage
The management office prior to placement must approve all signage in public spaces (main
lobby, multi-tenant corridors, restrooms, etc).
Soliciting and Loitering
Canvassing, soliciting, peddling and loitering are not allowed within the building. If you are
approached by a solicitor of any kind, or if you observe an individual engaged in such activities,
contact the security desk (617-457-4688) immediately.
Telecommunication Providers on Site
AT&T
Cogent Communications
MFS
Verizon
Paetec Communications
Comcast
Please contact the management office if you are interested in a provider not currently in the
property.
Telephone Numbers
Emergency Services for the City of Boston
911/617-343-4911
(After dialing 911, notify Management Office for all emergencies)
Public Transportation:
Airport Water Shuttle
617-330-8680
Amtrak
617-482-3660
Boston Commuter Boat Service
781-749-8009
Mass Bay Lines
617-542-8000
MBTA
617-722-3200
Interstate Coaches (Peter Pan, Trailways, etc.)
617-426-7838
Red Cab Inc.
617-734-5000
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Town Taxi
617-536-5000
Local Hotels:
Boston Harbor Hotel
Rowes Wharf
617-439-7000
Marriott at Long Wharf
617-227-0800
The Langham Hotel
250 Franklin Street
617-451-1900
Omni Parker House
60 School Street
617-227-8600
Seaport Hotel
1 Seaport Lane
617-385-4000
Wyndham Hotel
89 Broad Street
617-556-0006
U.S. Postal Service, Boston
800-275-8777
South Station
Downtown Crossing - 31 Milk Street
Commuter Train & MBTA/ South Station:
There are two MBTA stations in close proximity to 99 High Street. They are as follows:
South Station:
Located at the corner of Summer and Essex Streets. South Station
offers access to the red line, silver line, all commuter rails, and Amtrak
trains. The Plymouth & Brockton bus lines are located adjacent to
South Station.
Downtown Crossing:
Located at the corner of Summer Street and Washington Street.
Downtown Crossing offers access to the red, orange, and green lines.
Commuter Ferries/Rowes Wharf:
To Hingham, Quincy, and South Shore points.
Harbor Express
Boston Harbor Cruises
Interstate Coach Service:
700 Atlantic Avenue - South Station Transportation Center
Airport:
617-222-6999
617-227-4321
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Logan International Airport is located approximately 10 minutes away by taxi. The airport is
also accessible via the Airport Water Shuttle at Rowes Wharf, blue line (Aquarium T stop), and
silver line (South Station).
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Tenant Function Guidelines
If you are planning a tenant function (e.g., party, reception, fund raiser), please notify the
management office 24 hours in advance. The management office maintains certain policies
and procedures to assist in coordinating the event, limit liability of the building, and provide
for the safety of all visitors and guests. The management office may ask the following: date
and time of event, number of guests, presence of alcohol, parking requirements, overtime
HVAC requirements, service elevator use, janitorial needs, electrical requirements (for sound
equipment, etc.), security requirements, and vendor certificate of insurance. Please see the
exhibit section of this manual for the liquor liability release form
No function may be held in the common area or on the grounds without prior management
approval.
Vendor/Contractor Identification
Management should be notified in advance of all vendors/contractors by completing an access
sheet. Please fill out this sheet and identify who is arriving, at what time, their purpose and
who they are visiting. All vendors and contract MUST have a valid and accurate Certificate of
Insurance on hand with the management office. Management reserves the right to turn away
any vendor/ contractor that does not meet these criteria.
The individual must wear the vendor/contractor badge at all times while in the building.
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EMERGENCY PROCEDURES
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The following information is intended to train and familiarize floor personnel about the FIRE
ALARM PROCEDURES and FIRE EQUIPMENT in this building.
What to do in the event of a fire
REMAIN CALM. It is the responsibility of the Fire Marshals to direct the occupants on each
floor.
Should evacuation of a floor or the building be necessary, take the following actions:
•
Go to the emergency stairways located on either end of the building's High Street side.
•
Proceed down to the main lobby.
•
Should a problem exist in the stairwell you are in, switch to the alternate stairwell.
•
Stay to the right side of the stairwell and go down in single file.
•
(Fire fighters will use the left side for equipment and transit.)
•
Exit from the building at the first floor level through the main lobby, secondary egress
is through the corridor to the left (as exiting) of Stairwell #1 and through the low rise
elevator lobby exiting through the loading dock.
•
Tenant Floor Marshals should inform security as to the status of their floor and meet at
their company’s predetermined meeting area outside and away from 99 High Street.
What you will see and hear in the event of a fire alarm
In the event that an emergency has occurred on one of the floors, a pre-warning tone will
sound followed by a voice announcement. The message will be repeated three times. The
evacuation signal is a "Temporal Three Tone". This is the state of Massachusetts’s standard
evacuation tone and is a repeated pattern of three beep tones and a pause. It is extremely
important that only occupants on the floors that hear this "tone" and that have flashing strobes
evacuate. Only floors that are affected by the fire alarm will see flashing strobes. That is
the floor from which the alarm originated the floor above and the floor below. All other floors
must await further instructions.
The alarm system in this building is tested on a regular basis. Notice of this testing is posted in
the main lobby on the day the test is performed.
What to do if you see a fire
If a fire is discovered, regardless of size, take the following action:
•
Pull the local alarm box if an alarm has not sounded.
•
Notify the Security Desk 617-457-4688
•
Do not try to put out the fire. The extinguishers are available to assist with egress only.
ONCE THE FIRE DEPARTMENT IS ONSITE, THEY ARE IN CHARGE OF THE BUILDING.
FOLLOW THEIR INSTRUCTIONS.
DO NOT USE THE ELEVATORS!
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THE SHAFTS MAY BE SUBJECT TO SMOKE CONTAMINATION OR MECHANICAL FAILURES.
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Fire Equipment Locations
Each floor has three (3) cabinets equipped with a portable fire extinguisher. There is a cabinet
located at each EXIT door to the egress stairwells on the High Street side of the building, and
one on the Purchase Street side of the building to the right of the service elevator lobby door.
Each floor is also equipped with two (2) pull stations. They can be found next to each stairwell
entrance.
Tenant Requirements
The following should also be considered when formulating your own internal procedures:
•
Each full floor tenant should appoint at least four (4) Floor Marshals, whose function is
to learn the locations of pull stations, stairs, and fire equipment, as well as to
formulate and direct fire emergency procedures for their firm's employees. Two (2)
alternates should also be appointed, in case of absence.
•
If a firm occupies more than one floor, marshals should be appointed for each floor.
•
Written procedures and floor diagrams (showing fire alarms, fire control equipment,
and tenant fire extinguishers) should be prepared and distributed to each employee.
•
Each tenant should conduct fire drills, at least to the point of assembly near the
stairwell doors (means of egress / fire exit).
•
The DANGERS OF USING ELEVATORS during a fire MUST be stressed.
•
Each tenant should maintain an up-to-date list of physically-challenged people or
temporarily disabled employees. Each tenant is responsible for developing their own
internal plans to assist these individuals in the event of an emergency. This list
should also be supplied to the management office. It will be kept in the FCC for Boston
Fire Department use in the event of an emergency.
Employees should be encouraged to report fire hazards such as:
•
Blocked stairwells, tenant corridors, egress passageways, etc.
•
Improper storage use of combustibles.
•
Excess accumulation of trash or paper debris.
Additional fire extinguishers should be installed by the tenant near high hazard areas such as
copy centers, lounges/kitchens, etc. (Building Management can obtain additional fire
extinguishers for tenants who wish to install them.)
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Bomb Threat Procedures
All bomb threats should be considered dangerous and are to be taken seriously. An evacuation
will be ordered ONLY if the threat assessment information points to a high probability that the
threat is real or if directed to do so by a local authority.
Receptionists, telephone operators and tenant representatives should be familiar with the
bomb threat checklist located in the Exhibit section of this manual.
Telephone Threats
•
Refer to the BOMB THREAT INCIDENT REPORT to assist the call receiver in gathering as
much information as possible.
•
REMAIN CALM. Take the caller seriously.
•
Write down every word spoken. Ask the caller to repeat SPECIFICS, such as bomb location
and detonation time. ASK for this information if the caller does not offer it. Keep the
caller ON THE LINE as long as possible. ASK the caller why he or she planted such a device.
•
LISTEN closely to BACKGROUND SOUNDS. Is there music? Does it sound like an outside call
(phone, cars, trains, etc.)?
•
NOTE the caller's CHARACERISTICS: accents, expressions, speech impediments.
After Threat is Received
Notify the personnel listed below in the following order:
•
•
•
Call 911
Security Desk at 617-457-4688
Office Manager or Floor Marshal
During the Threat
Building Management will assist the Office Manager or Floor Marshal to complete the following:
•
Tenants will eye search their own spaces, especially noting any new objects or signs of
alteration. All boxes and packages should be familiar to persons in that area.
o Remain calm. Do not pass on word of this threat unless there is reason to
believe the situation is life threatening.
o
Do not turn off any office equipment.
o
Do not touch any strange boxes or devices if found. The Office Manager, Floor
Marshal or Building Management will investigate all findings.
o
Building Management personnel will search engineering spaces, stairwells, and
common areas.
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Should an Evacuation Occur
Relocate outside the building to your firm’s predetermined meeting area and await further
instructions from Office Manager or Floor Marshal.
•
Do not turn off any machines.
•
Evacuate the floor as instructed by your Office Manager or Floor Marshal. Do not take
anything with you.
•
The Office Manager, Floor Marshal or Tenant Contact (whichever the tenant feels most
appropriate) should report the status of their floor to security personnel located in the
lobby.
Written Threats
•
All written threats should be presented to the Office Manager or Floor Marshal.
•
Building Management will be advised and appropriate action will be taken.
•
The person receiving the threat should save all material including the envelope or package
wrappings.
•
After threat is realized, avoid unnecessary handling of letters or packages.
Medical Emergency Procedures
If you discover a MEDICAL EMERGENCY, take the following actions:
•
•
•
Call 911 and give them the following information:
o Location of the building (99 High Street)
o Floor Number
o Type of Medical Emergency
o Information on the individual (age, race, any known medical history, etc.)
Notify the Security Desk at 617-457-4688
Get assistance in having the main entrance to your space and the freight elevator areas
free of any obstructions.
Upon the Arrival of the Emergency Medical Technicians
•
Direct the Emergency Medical Technicians to the exact location of the Medical Emergency.
•
Assist with keeping the area free of obstructions and non-essential employees.
•
Assist with the evacuation if requested by the Emergency Medical Technicians.
•
Assist the Property Management Team in completing a medical incident report.
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Bomb Threat Questionnaire
When is the bomb going to explode?
Time the call was made and phone number that threat was received on:
Exact words of the caller:
Are you sure you called the right building?
What number did you call?
Where is the bomb right now?
What floor?
What side of the building?
What kind of bomb is it?
How powerful is it?
What does it look like?
Why did you place the bomb?
How did you get it into the building?
Where are you calling?
What’s your name?
Description of the caller’s voice/characteristics:
1) Male
2) Young
5) Female
6) Middle Aged
1) Slow
Angry
2) Loud
Slurred/Drunken
5) Rapid
Laughing
6) Disguised
Soft
Background noises:
Is the voice familiar?
Time caller hung up:
Remarks:
Person who received the call:
Address/Telephone:
Who does it sound like?
3) Old
4) Voice Tone:
7) Accent
Type of Accent
3) Normal
Scared
4) Sincere
7) Broken
Stutter
8) Excited
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WEATHER
The following sections describe general advice and specific information from the National
Weather Service, as well as tips on how to interpret this information as it relates to emergency
response at 99 High Street. An understanding of these terms is helpful in ensuring the
appropriate response from the tenants.
1.0 FLOODING
Flooding can cause significant damage to the building and its contents, as well as pose a threat
to building occupants. This section focuses on flooding that can result from severe heavy rain,
melting snow, or water main breaks.
For weather-related flooding, look for distant thunder runoff from a faraway thunderstorm
headed in the direction of downtown and look out for water rising rapidly. The following terms
are used by the National Weather Service to describe and predict various flood events:
a. Flash flood or flood statement – This is follow-up information regarding a flash
flood/flood event.
b. Flash flood or flood watch – Flash flooding or flooding is possible within the
designated WATCH area. Be alert. Heavy rains that may cause sudden flash flooding
in specific areas even without visual warnings.
c. Flash flood or flood warning – Flash flooding or flooding has been reported or is
imminent. Immediate movement to high ground is imperative and evacuation of 99
High Street may be called.
If a flood is predicted, the Office of the Building may evacuate the building. However, once the
flood begins, occupants will be urged to stay in the building, as it is much safer than the
streets.
2.0 WINTER STORMS (HEAVY SNOW, COLD, ICE)
The following terms are used by the National Weather Service to describe various snow events:
a. Blizzard – Winds of 35 mph or more with snow and blowing snow-reducing visibility
to less than ¼ mile for at least 3 hours.
b. Blowing Snow – Wind-driven snow that reduces visibility. Falling snow and/or snow
on the ground picked up by the wind may cause this.
c. Snow Squalls – Brief, intense snow showers accompanied by strong, gusty winds.
Accumulation may be significant.
d. Snow Showers – Snow falling at varying intensities for brief periods of time. Some
accumulation is possible.
e. Snow Flurries – Light snow falling for short duration with little or no accumulations.
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3.0 TORNADOES AND LIGHTNING
Tornado winds can be 75 mph or greater. The National Weather Service will announce the
approximate time and direction of the movement. If any of these conditions occur or is
imminent in the area and may threaten the building, the Management Office will issue
information and direction.
In the event of a weather-related emergency such as flooding, tornado, or windstorm, the
tenant should be prepared to take one or all of the following general actions, as appropriate,
for the particular weather-related emergency:
1. Remain calm.
2. After hearing warning sound on radio, listen for details. Gather your personal
belongings should an evacuation order be given.
3. The Office of the Building will also call all tenant Fire Marshalls and alert them of the
severe approaching weather. The (Assistant) Fire Marshalls will be asked to alert other
tenants on their floor and follow these guidelines:
• Close all windows, blinds, and curtains.
• Move loose items away from windows to reduce flying debris if window should
break.
• Move away from the exterior of the building to a corridor, elevator lobby, or
stairwells. DO NOT USE THE ELEVATORS.
• Doors between outer offices and inner spaces should be closed.
• Disconnect all computer, telecommunications equipment, office equipment, and
appliances to protect them from possible power surges.
• Move valuable equipment or documents from outer offices to interior room and to
floors above the possible affected floors (in the instance of a flood).
4. Do not evacuate unless instructed by the Office of the Building or city.
EVACUATION ORDER
This is the most important instruction you will receive. The evacuation order will be
relayed over the building’s PA System.
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POWER FAILURE
The loss of electrical service in any building can be an extremely disruptive, potentially
dangerous situation. In the event of a power failure that affects the entire building,
evacuation is mandatory. Similarly, if an isolated outage occurs a partial evacuation of
the affected floor(s) would be conducted. Evacuation directions will be provided over
the enunciation panel. Do not use elevators but rather the lighted stairwells to exit the
building.
99 High Street is designed to minimize the risk of a general power failure resulting from
causes within the building. An emergency generator is dedicated to continued
operation of the life-safety systems in a power outage. It has been tested and
confirmed operational in case of an emergency. Typically, should a power failure
occur, it will affect either an isolated area of the building or some larger portion of the
downtown area. The Management Office will attempt to advise you regarding the
length and cause of the power failure as soon as possible.
Please follow the following steps in the event of a power failure:
1.
2.
3.
4.
Contact the Management Office by calling 617-657-8211.
Open draperies and raise blinds to let in outside light.
If you are instructed to evacuate, the (Assistant) Fire Marshalls must conduct a
proper evacuation
Do not congregate in lobby areas or in the street; proceed to your meeting
location, as designated by the (Assistant) Fire Marshall.
If you are trapped in an elevator during a power failure, use the 2-way communication
system that will allow you to speak directly and immediately to the lobby security
desk.
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ELEVATOR FAILURE
The elevators at the 99 High Street are equipped with a variety of features designed to
ensure the safety of passengers during normal operation, during a malfunction of the
equipment, and other emergency that may affect operation. On occasion, they do
malfunction even though they are properly maintained. This section addresses an
elevator malfunction coupled with an entrapment.
If passengers get trapped in an elevator, it is considered an emergency. Qualified
elevator personnel will respond, as they have the expertise, experience, and training
to handle these complex situations in which a rescue may be involved.
In case of an entrapment or emergency in the elevator:
1. Press the Emergency Call button to establish constant voice communication with the
Office of the Building.
2. If the elevator stops between floors and the door opens, press the Emergency Call
button. Stay in the car. Do not try to climb out or jump to the floor below. Do not try
to pry open the doors as it may cause additional damage to the equipment that could
prolong the emergency.
3. Stay calm and wait for help to arrive. If there is an extended wait, sit on the floor and
either look up or ahead so that you will feel less confined.
4. Follow the instructions of the building security of building management.
Security will advise the passenger that:
• They are safe and should remain calm.
• Help is on the way to assess the cause and to safely remove them.
• They should stay away from the elevator doors.
• It is very dangerous to try to force open the doors.
• If door is open even partially near a floor, it is extremely dangerous to leave the car.
• We will be contacting the passenger at regular intervals to keep them informed of the
status of rescue efforts.
Security shall ask some/all of the following key questions to gather information and to ease
the potential anxiety. The answers to these questions will advise the elevator mechanics
and engineers of the situation inside the car and provide information to decide the best
approach to solving the problem. Questions during initial contact may include:
1.
2.
3.
4.
5.
6.
7.
8.
How many passengers are trapped?
What are the passenger names and suite locations?
Are the passengers calm or experiencing any physical difficulties?
Do any of the passengers have medical conditions that might affect their release?
Are the lights functioning within the car?
Is any call button lit on the panel? If so, which ones?
Is there a floor number displayed on the floor position indicator?
Is there anyone that the passengers would like us to notify for them?
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Media Inquires
Media requests may occur in the event of an emergency, even if the emergency is not at this
building. All media inquiries should be directed to the Management Office at 617-357-8211.
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Evacuation Procedures
Different events would require decisions as to whether occupants of a building should “Shelter
In Place,” “Evacuate,” or “Relocate.” Procedures and guidelines should be in place, and
rehearsed prior to an event so that the best possible decisions can be made in order to provide
maximum protection to building occupants.
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FIRE MARSHALLS REQUIREMENTS – Please review exhibit
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CONSTRUCTION
REGULATIONS
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General
Contractor will conduct business in accordance with these Rules and Regulations and the
applicable provisions of the Lease shall perform all Tenant Work.
The provisions of these Rules and Regulations shall be incorporated in all agreements governing
the performance of all Tenant Work, including, without limitation, any agreements governing
services to be rendered by each Contractor and Consultant.
Except as otherwise provided in these Rules and Regulations, all inquires, submissions and
approvals in connection with any Tenant Work shall be processed through the Building Manager.
ALL CONTRACTORS MUST BE UNION IN ORDER TO PERFORM ANY WORK IN THE BUILDING
AND A LICENSED CONTRACTOR REPRESENTATIVE MUST BE ON-SITE AT ALL TIMES DURING
THE PROJECT AS REQUIRED BY THE CITY OF BOSTON ISD.
Plans
Review and Approval:
Any Tenant wishing to perform Tenant Work must first obtain the Landlord's written approval of
its plans for such Tenant Work. Under no circumstances will any Tenant Work be permitted
prior to such approval. Such approval shall be obtained prior to the execution of any agreement
with any Contractor for the performance of such Tenant Work.
Submission Requirements:
Any Tenant performing Tenant Work shall, at the earliest possible time but at least four weeks
before any Tenant Work is to begin, furnish to the Building Manager four (4) full sets of plans
and specifications describing such Tenant Work. Building Manager will review and provide
changes as needed to comply with building standards. Should Building Manager require
additional engineering or architectural reviews, tenant shall bear cost of said review.
Tenant shall submit to Building Manager, for the approval of the Landlord, the names of all
prospective Contractors prior to issuing any bid packages to such Contractors.
Reconstruction Notification And Approvals
Approval to Commence Work:
No Tenant Work shall be undertaken by any Contractor or Tradesperson unless and until all the
matters set forth below have been received for the Tenant Work in question and unless
Building Manager has approved the matters set forth below.
No Tenant Work shall be performed unless, at least two weeks before any Tenant Work is to
begin, all of the following have been provided to the Building Manager and approved. In the
event that Tenant proposes to change any of the following, the Building Manager shall be
immediately notified of such change and such change shall be subject to the approval of the
Building Manager.
Required Documentation:
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•
Schedule for the work, indication start and completion dates, any phasing and special
working hours, and also a list of anticipated shutdowns of building systems.
•
List of all Contractors and Subcontractors, including addresses, telephone numbers,
emergency (after hours) telephone numbers, trades employed, and the union affiliation
of each Contractor and Subcontractor.
•
Names and telephone numbers of the supervisors of the work.
•
Copies of all necessary governmental permits, licenses and approvals. Permits must be
posted visibly at job site.
•
Proof of current insurance naming Landlord (Teachers Insurance & Annuity Associates
and Jones Lang LaSalle) as additional insured parties.
•
Notice of the involvement of any Contractor in any ongoing threatened labor dispute.
•
Payment, Performance and Lien Bonds from sureties acceptable to Landlord, in form
acceptable to Landlord, naming Landlord as an additional oblige.
•
Evidence that Tenant has made provision for either written waivers of lien from all
Contractors and suppliers of material, or other appropriate protective measures
approved by Landlord.
•
Stamped and approved set of construction plans.
•
A pre-existing condition survey as specified in Article 7.2 c of the tenant lease.
Construction Schedule
The Building Management and staff will inspect the work to ensure the building requirements,
quality of materials and workmanship are in conformity with building standards.
When stand-by service is required, the Property Manager will supply the necessary staff at
tenant's expense.
The Building Management reserves for its own use all fan rooms, electric closets, service sinks,
telephone closets (if any), public stairways, public lobbies and service corridors. No tenant
installations are to be indicated on drawings to be within these areas without specific approval
of the building. A blanket approval of a plan is not an approval to install conduit, piping, or
ductwork through these areas. In all cases where approval is given, installations are to be done
at the times and in a manner specified by the building. All holes in floors, walls, or ceilings are
to be properly sealed upon completion of a specific installation.
In the event a violation is placed on the building at any time because of such alterations,
tenant will, at tenant's expense, promptly take the necessary steps to remove such violation,
and/or legal fees associated with such violation.
At the conclusion of construction a close out package must be submitted to building
management. This close out package must include: air balancing report, water balancing
report, as built drawings and all equipment cut sheets, a copy of certificate of occupancy, list
of names and addresses of contractors used.
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Coordination:
All Tenant Work shall be carried out expeditiously and with minimum disturbance and
disruption to the operation of the Building and without causing discomfort, inconvenience, or
annoyance to any of the other tenants or occupants of the Building or the public at large.
All schedules for the performance of construction, including materials deliveries, must be
coordinated through the Building Manager. The Building Manager shall have the right, without
incurring any liability to any Tenant, to stop activities and/or to require rescheduling of Tenant
Work based upon adverse impact on the tenants or occupants of the Building or on the
maintenance or operation of the Building.
If any Tenant Work requires the shutdown of risers and mains for electrical, mechanical,
sprinkler, and plumbing work, such work shall be supervised by a representative of Landlord,
the cost of which shall be charged directly to the tenant at the prevailing building rate. No
Tenant Work will be performed in the Building's mechanical or electrical equipment rooms
without both Landlord's prior approval and the supervision of a representative of Landlord, the
cost of which shall be reimbursed by the Tenant to the Landlord. Tenant shall provide the
Building Manager with at least twenty-four (24) business hours to schedule such work.
Time Restrictions:
Subject to Paragraph 5.1 of the Lease Rules and Regulations, general construction work will
generally be permitted at all times, including during Regular Business hours.
Tenant shall provide the Building Manager with at five (5) business days notice before
proceeding with Special Work, as hereinafter defined, and such Special Work will be permitted
only at times agreed to by the Building Manager during periods outside of Regular Business
Hours. "Special Work" shall be defined as the following operations:
• All utility disruptions, shutoffs and turnovers.
• Activities involving high levels of noise, including demolition, coring, drilling and ram
setting.
• Activities resulting in excessive dust or odors, including demolition, staining and spray
painting (required use of low VOC paint per LEED standards).
• All construction work, which will require access to multi-tenant areas or other tenant
areas.
The delivery of construction materials to the Building, their distribution within the Building,
and the removal of waste materials shall also be confined to periods outside Regular Business
Hours, unless otherwise specifically permitted in writing by the Building Manager. Costs for use
of the freight elevator after Regular Business Hours shall be billed directly to such tenant at
the then prevailing rate.
If coordination, labor disputes or other circumstances require, the Building Manager may
change the hours during which regular construction work can be scheduled and/or restrict or
refuse entry to and exit from the Building by any Contractor. All tenant fit-up projects
requiring the use of the freight elevator will require the hiring of an elevator operator to be
paid for by tenant.
Contractor Personnel
Work in History:
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All Contractors shall be responsible for employing skilled and competent personnel and
suppliers who shall abide by the rules and regulations herein set forth as amended from time to
time by Landlord.
No Tenant shall at any time, either directly or indirectly, employ, permit the employment, or
continue the employment of any contractor if such employment or continued employment will
or does interfere or cause any labor disharmony, coordination difficulty, delay or conflict with
any other contractors engaged in construction work in or about the Building or the complex in
which the Building is located.
Should a work stoppage or other action occur anywhere in or about the Building as a result of
the presence, anywhere in the Building, or a Contractor engaged directly or indirectly by a
Tenant, or should such Contractor be deemed by Landlord to have violated any applicable rules
or regulations, then upon twelve hours written notice, Landlord may, without incurring any
liability to Tenant or said contractor, require any such Contractor to vacate the premises
demised by such Tenant and the Building, and to cease all further construction work therein.
Conduct:
While in or about the Building, all Tradespersons shall perform in a dignified, quiet, courteous,
and professional manner at all times. Tradespersons shall wear clothing suitable for their work
and shall remain full attired at all times. All Contractors will be responsible for their
Tradespersons' proper behavior and conduct. All Contractor personnel will not be permitted to
congregate near the entrance to the garage or any other location in or around the building that
may cause a nuisance to occupants of the building. All Tradespersons are required to wear a
building-supplied visitor badge at all times while on the property.
The Building Manager reserves the right to remove anyone who, or any contractor which; is
causing a disturbance to any tenant or occupant of the Building or any other person using or
servicing the Building; is interfering with the work of others; or is in any other way displaying
conduct or performance not compatible with the Landlord's standards.
Access:
General Contractor is to provide a daily access list to Building Director of Security listing all
contractors who require access to the building. Contractors not on the list will need to be
verified by General Contractor before entry.
All Contractors and Tradespersons shall contact the Building Manager prior to commencing
work, to confirm work location and Building access, including elevator usage and times of
operation. Access to the Building before and after Regular Business Hours or any other hours
designated from time to time by the Building Manager and all day on weekends and holidays
will only be provided when twenty-four (24) hours advanced notice is given to the Building
Manager.
No Contractor or Tradespersons will be permitted in the main building lobby or in to any
private or public space in the Building, other than the common areas of the Building necessary
to give direct access to the premises of Tenant for which he has been employed, without the
prior approval of the Building Manager. All contractor access is via the back service entrance
located on Purchase St. Should contractors travel thru the main lobby or loiter in this area,
they will not be allowed to work in the building.
All Contractors and Tradespersons must obtain permission from the Building Manager prior to
undertaking work in any space outside of the Tenant's premises. This requirement specifically
includes ceiling spaces below the premises where any work required must be undertaken at the
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convenience of the affected Tenant and outside of Regular Business Hours. Contractors
undertaking such work shall ensure that all work, including work required to reinstate removed
items and cleaning, be completed prior to opening of the next business day. Any cleaning or
repairs costs incurred by Landlord, as a result of work outside the construction area shall be
charged to the Tenant.
Contractors shall ensure that all furniture, equipment and accessories in areas potentially
affected by any Tenant Work shall be adequately protected by means of drop cloths or other
appropriate measures. In addition, all Contractors shall be responsible for maintaining security
to the extent required by the Building Manager.
Temporary access doors for tenant construction areas connecting with a public corridor will be
building standards (i.e., door, frame, hardware and lockset). A copy of the key will be
furnished to the Building Manager.
Contractor is responsible for cleanliness of all parts of the area including elevators and lobbies.
The building will charge tenant/contractor for any cleaning made necessary due to
construction operations.
Safety:
All Contractors shall police ongoing construction operations and activities at all times, keeping
the premises orderly, maintaining cleanliness in and about the premises, and ensuring safety
and protection of all areas, including truck docks, elevators, lobbies, and all other public areas
which are used for access to the premises.
All Contractors shall appoint a supervisor who shall be responsible for all safety measures, as
well as for compliance with all applicable government laws, ordinances, rules and regulations
such as, for example, "OSHA", "Right-to-Know" legislation and NFPA 70E.
Any damage caused by Tradespersons or other Contractor employees shall be the responsibility
of the Tenant employing the Contractor. Costs for repairing such damage shall be charged
directly to such Tenant.
The Building requires the bagging of smoke detectors and the appropriate permits from the
Boston Fire Department prior to the bagging of any fire alarm system smoke detector within
the property.
Contractor is required to protect all perimeter HVAC units and the cleaning at completion of
job. If not done, tenant will bear expense of repair or cleaning.
Contractor to block off supply and return ducts to keep dust from entering into operating
building air conditioning systems.
Parking:
No parking of contractor or sub-contractor vehicles will be provided in the loading dock,
handicapped or fire access lanes, or any private ways in or surrounding the property. Vehicles
so parked will be towed at the expense of the Tenant who has engaged the Contractor for
whom the owner of such vehicle is employed.
Garage parking is available on-site at the prevailing rate. Rates may be obtained from the
garage management office.
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Reporting Incidents:
All accidents, disturbances, labor disputes or threats thereof, and other noteworthy events
pertaining to the Building or the Tenant's property shall be reported immediately to the
Building Management. A written report must follow within 24 hours.
Building Materials
INSTALLATION OF CABLES
Computer and Telephone Cables
Layout
A layout of cables must be submitted to the Building Manager for approval prior to installation.
Installation
• Any cabling installation must comply with the Structured Cabling System Policy and
Procedures (available upon request).
• Cables installed above the ceiling must be plenum-rated or encased in metal conduit.
•
Cables must be tagged and/or color-coded.
•
Cables must be properly affixed to the framing above the ductwork so that they are selfsupporting. Do not fasten to light fixtures.
•
Cables must not sag and will be installed in the shortest possible runs.
•
Connections (connectors, splices, etc.) must be securely installed so that they will not pull
apart if cable is accidentally touched or pulled.
•
Unused cabling must be removed.
Electrical Floor Outlet Cables
Layout
A layout of cables must be submitted to the Building Manager for approval prior to installation.
Installation
• Cables must be tagged and/or color-coded.
•
Runs will be as short and as free of slack as possible.
•
Cables are to be installed in tenant's own ceiling then down partitions into the ceiling of
the tenant below.
•
Cables must be properly secured so that they are self supporting.
•
All connections (connectors, splices, etc.) must be located in the tenant's own space to
avoid damage from below.
•
Cables must be secured with clamps where they pass through the floor to prevent
connections from separating.
•
Where feasible, install cables above duct work and other materials in the ceiling.
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Alarm System Wiring
Layout
A layout of alarm system wiring must be submitted to the Building Manager for approval prior
to installation.
Installation
• All fire alarm wiring will be run in conduit or MC cable. Permission for particular use is
based on location and at the determination of building management.
•
All conduit will be painted red every ten feet.
painted red.
•
Conduit runs will be as short as possible.
•
Conduit runs must be installed so they are self supporting.
•
Conduit should be properly sized for alarm wiring.
•
All junction boxes shall be accessible.
•
Speaker wiring will be shielded #14. Shield wire to be continuous and not grounded.
Speaker wire shall be continuous and supervised. Speaker wiring shall be equal to West
Penn wire CL2295 1 PR 14 AWG shielded type CL 2 75 C (UL). A sample of wire shall be
submitted to Building Manager for approval prior to installation.
•
All wiring (except speaker wiring) will be twisted solid #14THHN. A sample of wire shall be
submitted to Building Manager for approval.
•
Wiring must be color coded to the following schedule:
-Lights
-Speaker
G).
-Zone
-Supervisory Loop
-Smoke Power
-Stairwell Door Locks
-Pull Stations
All junction boxes and covers will be
Green (+) and Black (-)
Black and White shielded with drain wire (as specified in 1.3.2
Old Standard Green and White.
Red and Yellow
Red and White
Red (+) and Black (-)
Brown and White
Blue and White
•
No other wiring is to be run in fire alarm conduit.
•
Flex duct may be run a maximum of eight (8) feet from junction box to alarm device.
•
SMOKE DETECTOR BASE, SMOKE DETECTOR HEAD, SMOKE SUPERVISORY RELAY, and REMOTE
INDICATORS shall be devices listed and approved to be used with a Simplex 4100
addressable fire alarm system.
•
New units AUDIO/VISUAL FIRE ALARM SIGNAL and SPEAKERS shall be devices must be
approved to be used with a Simplex 4100 addressable fire alarm system.
•
J&M Brown is the only authorized fire alarm contractor allowed to work on the 99 High
Street systems.
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Electric Locks
Layout
A layout of the electric lock wiring must be submitted to the Building Manager for approval
prior to installation and must meet building standard installations which includes the use
installation of a check meter to monitor and bill tenant usage.
Installation
•
All wiring for electric lock will be run in a dedicated conduit.
•
All conduit will be painted red every ten feet. All junction boxes and covers will be painted
red.
•
All wiring will be twisted solid #16THHN if run in conduit with other alarm wiring.
•
Lock shall be fail-safe. A cut sheet of the lock should be submitted to Building Management
for approval prior to installation.
•
Conduit shall be run from door to a four-inch square box. The junction box is to be located
within one foot of the fire alarm system transponder cabinet located in the electric room.
The building life safety system contractor shall perform the final hookup to the system.
Telephone & Communication Cable
•
Any cabling installation must comply with the Structured Cabling System Policy and
Procedures (available upon request).
•
All telephone wire and communication cable to be concealed in conduit or with low smoke
producing Teflon suspended off ceiling tile when run above ceiling.
•
No telephone wire permitted to run loose in periphery enclosures.
•
No telephone wire to be run exposed on baseboards or walls.
•
Terminating of a conduit must be indicated on plans.
•
Telecommunications cable shall be plenum-rated and adequately supported.
•
Telecommunications cable shall be tagged every 15’ for identification purposes
•
All cable penetrators shall be fire-stopped on each floor using building-approved firestopping material.
Welding And Heat Cutting Work
Definition
Welding and heat cutting activities as well as soldering and brazing shall be included in "Special
Work" category as defines in section 5.2 (B). They require the tenant to provide the Building
Management with at least twenty-four (24) hours notice before proceeding and must be
performed during periods outside of regular business hours.
Permitting
The Contractor must obtain a permit from the Building Management and the Boston Fire
Department before commencing work.
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Precautions
Because welding and other hot work is a fire hazard, the Contractor must observe the following
precautions and procedures (when possible, work should be done in a non-combustible area):
•
No sprinkler impairments are allowed during "Special Work" and while the fire watch is in
place. The sprinkler impairment restriction is for the floor the "Special Work" is taking
place on and the next two floors below.
•
Smoke Detectors in the work area should be de-activated by the Building Management for
the duration of the work. The Building Manager will re-activate smoke detectors when the
work is complete.
•
Combustible materials shall be located at least 35 feet from hot work operations and shall
be covered with non-combustible materials.
•
All flammable liquids and other hazards must be removed.
•
All floor and wall openings must be covered with non-combustible material.
•
Containers, tanks, ducts, etc. must be cleaned and purged of flammable vapors, liquids,
dusts etc.
•
A minimum of one multipurpose 4A-20BC rated portable fire extinguisher must be provided
within 10 feet of the work area. The extinguisher should be fully charged and have been
properly serviced within the last year. It is the responsibility of the contractor to provide
fire extinguishers. Building extinguishers should not be used. A standpipe hose should also
be readily available.
•
A fire watch should be maintained on the floor level where the work was conducted plus
the next two floors below for at least on half-hour after welding or burning has ceased.
The fire watch shall consist of a member of the Boston Fire Department. If there is a
chance that slag could enter into a utility or elevator shaft, then the fire watch should
cover the base of the shaft as well as the intermediate floors.
A member of the Boston Fire Department shall be on site, at Tenant cost, for all "Special
Work".
Delivery:
All deliveries of construction materials shall be made at the predetermined times approved by
the Building Management and shall be effected safely and expeditiously only at the location
determined by the Building Manager. All delivers must be conducted outside of standard
business hours (7:30am-3:30pm). It is the tenant’s responsibility to arrange with building
management for the scheduling of an operator for the freight elevator use the cost of which is
the sole responsibility of the tenant paid based on an hourly rate with a four (4) hour minimum.
Transportation in Building:
Distribution of materials from delivery point to the work area in the Building shall be
accomplished with the least disruption to the operation of the Building possible. Elevators will
be assigned for material delivery and will be controlled by the Building Management.
Contractors shall provide adequate protection to all carpets, wall surfaces, doors and trim in
all public areas through which materials are transported. Contractors shall continuously clean
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all such areas. Protective measures shall include runners over carpet, padding in elevators and
any other measures determined by the Building Management.
Any damage caused to the Building through the movement of construction materials or
otherwise shall be the responsibility of Tenant who has engaged the Contractor involved.
Charges for such damage will be submitted by the Landlord directly to the Tenant. Prior to the
commencement of tenant work, a pre-existing condition survey shall be submitted to the
Building Manager. Such survey shall be used at the completion of the project to determine, if
any, the extent of damage to the building systems or finishes.
Storage and Placement:
All construction materials shall be stored only in the premises where they are to be installed.
No storage of materials will be permitted in any public areas, loading docks or corridors leading
to the premises.
No flammable, toxic, or otherwise hazardous materials may be brought in or about the Building
unless: (i) authorized by the Building Management, (ii) all applicable laws, ordinances, rules
and regulations are complied with, and (iii) all necessary permits have been obtained. All
necessary precautions shall be taken by the contractor handling such materials against damage
or injury caused by such materials. This includes encouraging the use of low VOC products for
flooring, wall paint and covering, etc.
All materials required for the construction of the premises must comply with Building
Standards, must conform to the plans and specifications approved by Landlord, and must be
installed in the locations shown on the drawings approved by the Landlord.
All work shall be subject to reasonable supervision and inspection by Landlord's Representative.
No alterations to approved plans will be made without prior knowledge and approval of the
Building Manager. Such changes shall be documented on the as-build drawings required to be
delivered to Landlord pursuant to Paragraph 10 of the rules and regulations.
All protective devices (e.g., temporary enclosures and partitions) and materials, as well as
their placement, must be approved by the Building Manager.
It is the responsibility of Contractors to ensure that the temporary placement of materials does
not impose a hazard to the Building or its occupants, either through overloading, or
interference with Building systems, access, egress or in any other manner whatsoever.
All existing and/or new openings made through the floor slab for piping, cabling, etc. must be
packed solid with NFPA rated fire-stop material to make opening smoke tight. All holes in the
floor slab at abandoned floor outlets, etc. will be filled with solid concrete.
Salvage and Waste Removal:
All rubbish, waste and debris shall be neatly and cleanly removed from the Building by
Contractors daily unless otherwise approved by the Building Management. The Building's
trash compactor shall not be used for construction or other debris. For any demolition and
debris, each Contractor must make arrangements with the Building Management for the
scheduling and location of an additional dumpster to be supplied at the cost of the Tenant
engaging such Contractor. Where, in the opinion of the Building Management, such
arrangements are not practical, such Contractors will make alternative arrangements for
removal at the cost of the Tenant engaging such Contractors. In the event contractor recycles a
portion or all of their job waste, such recycled data and information will be provided on a
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monthly basis to the landlord for tracking purposes to comply with LEED certification
standards.
Toxic or flammable materials are to be properly removed daily and disposed of in full
accordance with all applicable laws, ordinances, rules and regulations.
Contractors shall, prior to removing any item (including, without limitation, building standard
doors, frames and hardware, light fixtures, ceiling diffusers, ceiling exhaust fans, sprinkler
heads, fire horns, ceiling speakers and smoke detectors) from the Building, notify the Building
Manager that it intends to remove such item. At the election of Building Manager, Contractors
shall deliver any such items to the Building Manager. Such items will be delivered, without
cost, to an area designated by the Building Manager which area shall be within the Building or
the complex in which the Building is located.
Payment Of Contractors
Tenant shall promptly pay the cost of all Tenant Work so that Tenant's premises and the
Building shall be free of liens for labor or materials. If any mechanic’s lien is filed against the
Building or any part thereof which is claimed to be attributable to the Tenant, its agents,
employees or contractors, Tenant shall give immediate notice of such lien to the Landlord and
shall promptly discharge the same by payment or filing any necessary bond within 10 days after
Tenant has first notice of such mechanic's lien.
Contractors Insurance
Prior to commencing any Tenant Work, and throughout the performance of the Tenant Work,
each Contractor shall obtain and maintain insurance in accordance with building requirements.
Each Contractor shall, prior to making entry into the Building, provide management office with
certificates that such insurance is in full force and effect.
Submissions Upon Completion
Upon completion of any Tenant Work and prior to taking occupancy, Tenant shall submit to
Landlord a permanent Certificate of Occupancy and final approval of any other governmental
agencies having jurisdiction.
A properly executed air balancing report, signed by a professional engineer, shall be submitted
to Landlord upon completion of all mechanical work. Such report shall be subject to Landlord's
approval.
Tenant shall submit to Landlord's Representative a final "as-build" set of sepia drawings showing
all items of the work in full detail, as well as electronic versions of all modifications.
Conflict Between Rules And Regulations And Lease
In the event of any conflict between the Lease and these Rules and Regulations, the terms of
the Lease shall control.
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BUILDING SYSTEMS
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Fire Protection/Life Safety
The building is fully sprinkler and sprinklers standpipes are cross-connected.
Building standard sprinkler heads are a fully concealed are reliable quick response G4A
sprinkler head.
Fire alarm devices shall be tied into the base building fire alarm system. The final connections
of the devices are to be performed by the base building fire alarm company on record.
Each floor is provided two 2½” main with which to install a sprinkler system based on engineers
design.
Spray-on fireproofing must be Cafco, Blazeshield with a sealer or approved equal.
The building is equipped with a Simplex 4100 addressable fire detection system.
Base building speaker strobes are installed at the core walls and bathrooms. All other devices
required by floor design shall be at tenant’s expense.
Emergency power for base building life safety systems and emergency lighting is provided by a
1000kw diesel fueled roof top generator.
Full floor tenant elevator lobby that is enclosed must tie in to Buildings emergency intercom
riser. Devices for passenger lobby and freight elevator lobby shall be at tenant’s expense.
All fire alarm devices installed must conform to building standards
Structural
Typical floor construction consists of lightweight concrete slabs over metal decking.
Under floor cellular raceway is typical of all floors.
Design live load for low-rise floors is 100psi, for high-rise is 50psf.
Floor framing can be reinforced to accommodate higher loads, as required by tenant dense
files, libraries, etc., at tenant’s expense.
All structural work shall be approved by Building Managements structural engineer.
Copy of approval, with Engineer's seal, to be filed in the Building Management office.
A Boston Fire Department Fire watch is required for all hot work.
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Dry Wall
All dry wall partitions are to be constructed of steel studs and 5/8" sheetrock -sheetrock to be
installed vertically with all joints spackled and taped, with a 4" vinyl base, either cove or
straight, as designated on Tenant's Final Plans; extend gypsum board from floor to ceilings
generally and to slab above where designated by Tenant's Final Plans, subject to the
requirements of the Building's air conditioning system (ceiling return air plenum).
The installation and application of all materials for dry wall partitioning shall be in accordance
with the manufacturer's instructions and all applicable codes.
Fixing of all metal studs to floor and concrete ceilings shall be done before or after business
hours.
Floor and ceiling runners are to be securely attached, 16" OC to concrete deck, not to ductwork
or Walker duct. All fastening to be performed in non-business hours.
Ceilings
(Review attached Notice to Contractors and Comm. of Mass. 453 CMR 6.00)
All ceilings shall meet all Building Department requirements.
All ceilings to match existing. (Armstrong Cortega #2195 – Super Fine Grid 9/16”).
No ceiling tiles shall be installed until the Building Management and staff has had an
opportunity to inspect the areas to ascertain that all ductwork, plumbing, electrical, etc. has
been installed according to Plans.
All ceilings are to be installed in strict accordance with the manufacturer's specifications, and
all applicable Codes.
Access panels are to be provided in hard ceiling wherever necessary for inspection,
maintenance and/or controls relating to air-conditioning, plumbing or other building services.
HVAC Systems
Perimeter zone induction units with 2 pipe hydronic hot or chilled water. Control provided is
one Johnson Control T-3300 thermostat mounted internally at every bay.
Perimeter units sized for 13’6 coverage, each private office has its own wall mounted
thermostat Johnson Control # 4752 Two stage thermostat 15 lbs. Direct acting 20 revere acting.
Interior zones are VAV, pressure independent, DDC controlled. Building will provide 6 interior
VAV boxes per full floor.
Additional VAV boxes may be added at tenant’s expense
All heating, cooling and airflow is supplied from a central plant
Base building plant is capable of cooling 5 watts per square foot @ 75 space temp.
Connection to a dedicated tenant condenser water system is available on every floor.
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Connection is at tenant’s expense and supplemental unit hook up is dictated through landlord’s
specifications supplied to architect.
All fan systems have 100% fresh air capability and are sized for 25% minimum outside air.
Design criteria:
•
Winter
•
Summer
0 F dry bulb outside
70 dry bulb ± 2 F space
No humidification
91 F dry bulb, 75 F wet bulb outside
75 F dry bulb, 50% RH space
Hours of operation are Monday to Friday 8:00am-6:00pm and Saturday 8:00am-1:00pm.
Members of the building engineering team and energy management vendor must be present at
the time of balancing. You may utilize the services of building approved balancing contractor.
A copy of the balance report must be submitted to building management office.
All tenant supplemental units shall be equipment with dielectric fittings, braided stainless steel
hoses, dual parallel strainers, balancing valve. See building standard cut sheet.
Each interior fan system shall not exceed 7,000 CFM per floor, with the exception of the second
floor, which is designed for 5,250 CFM. There are two interior fans per tenant floor providing
the maximum CFM values.
All ductwork shall be installed in a neat and workmanlike manner. All ducts are to be installed
as high as possible. The air-conditioning contractor is to blank off all openings in the existing
ductwork caused by removals. All blank-offs shall be sealed air tight, with rivets and caulking
compound. All new ductwork is to be inspected and sealed, wherever required, in the same
manner. Turning vanes to be used for all 90 degree bends (or sharper).
Duct hangers shall be attached to steel or concrete slab, as required.
Access doors are to be provided adjacent to all dampers and coil locations to be shown on
ductwork shop drawings.
Prior to the installing of supplementary HVAC systems there must be a review and approval
from Building Management.
All condensate lines are to be rigid copper tubing with an indirect drain to waste, or into
building service sinks.
As-built duct drawings to be given to building upon completion of job.
Pneumatic tubing between floors to be copper. All plastic pneumatic tubing to be approved for
plenum use.
All drilling or coring to be completed prior to 7:00 a.m. on business days.
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Electrical
Metering for all tenants will be coordinated through Building Management and done by the
building’s third party metering designee, using only building standard equipment. Electric
metering is part of tenant improvement work.
All transformers shall be K rated.
Building standard lighting shall be 2x2 or 2x4 parabolic fixtures T-5 lamps and electronic
ballasts. Manufacturer shall be Colombia, Lithonia or Metallux.
Panels and transformers to be provided by tenants based on design. Products shall be General
Electric, Square D, or Cutler Hammer.
Under floor cellular raceway is available for tenant use.
All ceiling run power and tel/data cable must be plenum rated.
Emergency power is provided on every floor utilizing (2) 20 amp 277V circuits. Emergency
power is for emergency lighting, exit signs and any other life safety equipment only.
Additional stand by power is available for tenant connection to roof top generator at tenant’s
expense.
An ASCO lighting contactor shall be installed to control all emergency lighting fixtures. This is
used to pick up base building emergency power should the tenant lose normal power.
Materials installed shall be of specification grade and equipped with self grounding yoke, i.e.
receptacles, switches and devices, such as: Hubbell
Duplex Receptacle
Single Pole Switch
Three Way Switch
or equivalent.
#5262
#1991
#1993
Use of aluminum conductor wire not permitted.
All circuit breaker panels must be "Square D.” or General Electric or Cutler Hammer and be at
least 24 circuit capacity, or larger if space permits.
All conduit to be supported by standoffs, not wired to ceiling supports.
concealed.
Base building power allotment is as follows:
A Closet: 2.5 watts per square foot
B Closet: 1.5 watt per square foot
C Closet: 1.1 watt per square foot
All conduit to be
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General Installation Requirements:
Doubling up of circuits to create a vacant circuit breaker will not be allowed.
All unused conduit and wiring in ceiling or Walker duct must be removed.
No power to be taken from other tenant on floors.
All wiring to meet Massachusetts Electric code, National Electric Code and Underwriter’s
requirements.
All circuits shall be labeled at their source and all junction boxes shall indicate voltage and
circuit numbers.
All panel, trough and splice box covers shall be put back and secured. No panel covers will be
permitted to be left off overnight.
Walker duct devices removed shall be capped off using approved Walker methods.
Additional power required must utilize buss duct available on every floor, up to 6 watts per
square foot. Total available power on each floor is 11 watts per square foot.
Building chief engineer to supervise all riser and power shutdowns. The building management
office must be notified well in advance.
The building shall be provided with "as built" drawings showing all changes in wiring size,
circuit numbering, circuit routing and all electrical work as actually installed.
All drilling or coring to be completed prior to 7:00 a.m. on business days.
Plumbing
2 wet columns per floor are provided for tie in for tenant lunchrooms or coffee stations.
Columns 15 and 51.
A filtered reverse osmosis system supplying a drinking water riser is available for tenant use on
every floor. Tenant utilizing this system should contact Atlas Water Systems.
Ball valves must be used. No other valves will be permitted.
Domestic hot water is available on every floor with recirculation at columns 15 and 52.
No water risers to be shut down during building office hours.
All plumbing to conform to the Code.
All fixtures to match existing.
No exposed plumbing permitted.
All unused fixtures and piping to be removed and all unused piping to be capped at its
respective riser.
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No plastic pipe permitted.
Building mechanic to supervise all riser shutdowns at tenant's expense.
Provide lead or fiber shields between hangers and clamps for copper pipe.
All pipe hangers and supports shall be connected to the building structure; no chain straps,
perforated bars, wire hangers or expansion shields permitted.
Sleeves are to be provided for each pipe passing through walls, partitions, floors and slabs.
All fixtures installed must have a local shut-off valve and, where two or more fixtures are in
the same area, a valve to control each fixture as well as a shut-off valve at the riser.
All drains must be provided with proper clean-outs. Access panels must be provided where
necessary.
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EXHIBITS
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Jones Lang LaSalle requires that all contractors working at 99 High Street have the coverage
listed below on their Certificates of Insurance. Contractors not carrying this coverage will not
be allowed to do any further work in the building.
Certificate Holder should read:
TIAA-Cref
Jones Lang LaSalle Americas
99 High Street, Suite 1700
Boston, MA 02110
All Certificates of Insurance furnished for 99 High Street will name Teachers Insurance &
Annuity Associates and Jones Lang LaSalle as additional insured.
A. Workmen’s Compensation
As required by law
B. Comprehensive General Liability
$ 1,000,000
Commercial general liability
$ 3,000,000
Excess/Umbrella liability
$ 1,000,000
Automobile
All policies shall expressly require thirty (30) days prior written notice of any material
change or cancellation of any of the coverage shown in this Certificate. If your company does
not have the above-specified coverage, please process new Certificates as soon as possible, so
that work is not interrupted.