BUILDING POLICIES & PROCEDURES

The building’s rules and regulations are contained within each Lease document. Certain leases may have additional or different rules and regulations that are more applicable to the type or location of the business. The following information is presented as general information, and is not intended to supersede more stringent policies, which may be included within actual lease documents.

• The sidewalks, and public portions of the building, such as entrances, passages, courts, elevators, vestibules, stairways, corridors or halls shall not be obstructed or encumbered by any tenant or used for any purpose other than ingress and egress to and from the demised premises.
• No awnings or other projections shall be attached to the outside walls of the building. No curtains, blinds, shades, louvered openings or screens shall be attached to or hung in, or used in connection with, any window or door of the demised premises, without the prior written consent of Landlord, unless installed by Landlord.
• Except as otherwise expressly set forth in the Lease, no sign, advertisement, notice or other lettering shall be exhibited, inscribed, painted, or affixed by any tenant on any part of the outside of the demised premises or building or on corridor walls. Signs on entrance door or doors shall conform to building standard signs, samples of which are on display in Landlord’s rental office. Signs on doors shall, at the tenant’s expense, be inscribed, painted, or affixed for each tenant by sign makers approved by Landlord. In the event of the violation of the foregoing by any tenant, Landlord may remove same without any liability, and may charge the expense incurred by such removal to the tenant or tenants violating this rule.
• The sashes, sash doors, skylights, windows, heating, ventilating and air conditioning vents and doors that reflect or admit light and air into the halls, passageways or other public places in the building shall not be covered or obstructed by any tenant, nor shall any bottles, parcels, or other articles be placed outside of the demised premises.
• No show cases or other articles shall be put in front of or affixed to any part of the exterior of the building, nor placed in the public halls, corridors, or vestibules without the prior written consent of Landlord.
• The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no sweepings, rubbish, rags, or other substances shall be thrown therein. All damages resulting from any misuse of the fixtures shall be borne by the Tenant who, or whose servants, employees, agents, visitors, or licensees, shall have caused the same.
• No tenant shall in any way deface any part of the demised premises or the building of which they are a part. No tenant shall lay linoleum, or other similar floor covering, so that the same shall come in direct contact with the floor of the demised premises, and, if linoleum or other similar floor covering is desired to be used, an interlining of builder’s deadening felt shall be first affixed to the floor, by a paste or other material, soluble in water, the use of cement or other similar adhesive material being expressly prohibited.
• No bicycles, vehicles or animals of any kind (except seeing eye dogs) shall be brought into or kept in or about the premises; provided, Tenant shall be permitted to bring non-motorized standard bicycles into the demised premises so long as: (i) such bicycles shall only be brought through the freight elevators, (ii) no person shall ride such bicycles in the Building at any time, (iii) all such bicycles shall be stored solely in the demised premises, and (iv) Tenant shall be solely responsible for any and all repairs and/or maintenance arising out of the bringing of such bicycles in to the demised premises. Landlord makes no representations or warranties with respect to whether or not the bringing of bicycles into the building and/or the demised premises are permitted by applicable Legal Requirements. No cooking shall be done or permitted by any Tenant on said premises except in conformity to law and then only in the utility kitchen, if any, as set forth in Tenant’s layout, which is to be primarily used by Tenant’s employees for heating beverages and light snacks. No Tenant shall cause or permit any unusual or objectionable odors to be produced upon or permeate from the demised premises.
• No space in the building shall be used for the distribution or for the storage of merchandise (other than distribution (not to the general public) and/or storage of promotional merchandise on an ancillary basis) or for the sale at auction or otherwise of merchandise, goods or property of any kind.
• No tenant shall make, or permit to be made, any unreasonably disturbing noises, whether by use of any musical instrument, radio, talking machine, unmusical noise, whistling, singing, or in any other way. No tenant shall throw anything out of the doors or windows or down the passageways.
• No tenant, nor any of the tenant’s servants, employees, agents, visitors or licensees, shall at any time bring or keep upon the demised premises any inflammable, combustible or explosive fluid, or chemical substance in violation of Legal Requirements.
• Except to the extent expressly permitted pursuant to the terms of the Lease, no additional locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made in existing locks or the mechanism thereof, without the prior written approval of the Landlord and unless and until a duplicate key is delivered to Landlord. Each tenant must, upon the termination of his tenancy, restore to the Landlord all keys of stores, offices and toilet rooms, either furnished to, or otherwise procured by, such tenant, and in the event of the loss of any keys so furnished, such tenant shall pay to Landlord the cost thereof.
• All removals, or the carrying in or out of any safes, freight, furniture or bulky matter of any description must take place during the hours which Landlord or its agent may determine from time to time. Landlord reserves the right to inspect all freight to be brought into the building and to exclude from the building all freight which violates any of these Rules and Regulations or the Lease of which these Rules and Regulations are a part.

• Nothing shall be done or permitted in any tenant’s premises, and nothing shall be brought into or kept in any tenant’s premises, which would unreasonably impair or interfere with any of the Building’s services or the proper and economic heating, ventilating, air conditioning, cleaning or other servicing of the Building or the premises, or the use or enjoyment by any other tenant of any other premises, nor shall there be installed by any tenant any ventilating, air-conditioning, electrical or other equipment of any kind which, in the reasonable judgment of Landlord, might cause any such impairment or interference. For purposes hereof, the term “EMI” shall mean electromagnetic interference, and the term “Excessive EMI” shall mean EMI at a level exceeding thirty (30) milligauss. Tenant, at Tenant’s sole cost and expense, promptly following its receipt of notice from Landlord to the effect that the installation or manner of operation of any equipment by Tenant is causing Excessive EMI in any portion of the building other than the Premises, shall take steps to bring such Excessive EMI below thirty (30) milligauss in a manner that is appropriate, as reasonably determined by Landlord. Tenant shall not install any equipment or operate any equipment in a manner which would result in the electrical voltage and current distortion at the service switchboards of any floor of the building failing to be within the limits stated in IEEE 519.
• Landlord shall have the right to prohibit any advertising by any tenant mentioning the building which, in Landlord’s reasonable opinion, tends to impair the reputation of the building or its desirability as a building for offices, and upon written notice from Landlord, tenants shall refrain from or discontinue such advertising.
• Except as otherwise set forth in the Lease, in order that the building can and will maintain a uniform appearance to those outside of same, each Tenant in building perimeter areas shall (a) use only building standard lighting in areas where lighting is visible from the outside of the building and (b) use only building standard venetian or vertical blinds in window areas which are visible from the outside of the building.
• No noise, including, but not limited to, music or the playing of musical instruments, recordings, radio or television, which, in the reasonable judgment of Landlord, would disturb other tenants in the building, shall be made or permitted by any tenant. Supplementing the foregoing, Tenant shall not permit noise to emanate from the portions of the Premises to any other portion of the Building: (i) at a sound level that is greater than NC-35 for constant noises (such as, for example, air-handling equipment or transformers), (ii) at a sound level that is greater than NC-30 for noises that are not constant noises, or (iii) that is at a sound level in any one-third octave band which is greater than 5dB above both adjacent one-third octave bands, in the range from 45 to 11,200 Hz. Landlord and Tenant acknowledge that the parties shall determine whether Tenant is meeting the parameters set forth in this paragraph by obtaining one-third octave band noise measurements in a fully finished tenant space or a fully finished common area that in either case is outside of and adjacent to the demised premises, using a Type I meter (per latest ANSI Standard S1.4) on "Fast" response, at four (4) feet above the finished floor and at least three (3) feet from any vertical surface. Nothing shall be done or permitted in the premises of any tenant which would impair or interfere with the use or enjoyment by any other tenant of any other space in the building.
• Landlord reserves the right to exclude from the building between the hours of 6:00 P.M. and 8:00 A.M. and at all hours on non-business days all persons who do not present a pass to the building.
  Each tenant shall be responsible for all persons for whom such pass is issued and shall be liable to Landlord for all acts of such persons.
• The premises shall not be used for lodging or sleeping or for any immoral or illegal purpose.
• The requirements of tenants will be attended to only upon application at the office of the building. Building employees shall not perform any work or do anything outside of their regular duties, unless under special instructions from the office of Landlord.
• Canvassing, soliciting and peddling in the building are prohibited and each tenant shall cooperate to prevent the same.
• There shall not be used in any space, or in the public halls of any building, either by any tenant or by jobbers or others, in the delivery or receipt of merchandise, any hand trucks, except those equipped with rubber tires and side guards. No hand trucks shall be used in passenger elevators.
• Tenants, in order to obtain maximum effectiveness of the cooling system, shall lower and/or close venetian or vertical blinds or drapes when sun’s rays fall directly on windows of demised premises.
• Replacement of ceiling tiles after they are removed for Tenant by telephone company installers, in both the demised premises and the public corridors, will be charged to Tenant on a per tile basis.
• All paneling, grounds or other wood products not considered furniture shall be of fire-retardant materials. Before installation of any such materials, certification of the materials’ fire-retardant characteristics shall be submitted to Landlord, or its agents, in a manner satisfactory to the Landlord.

The building’s moving and delivery procedures have been developed to provide an efficient process to deliver or remove large items to or from the building with minimum disturbance to Tenants, and to provide adequate protection to the building, its owners and management. Advanced planning is the key to an efficient and well-orchestrated moving or delivery event. All moves must enter through the 24th Street freight entrance and must use the freight elevator. No moves are permitted to take place through the Lobby.

The Tenant must provide advance notice to the Management Office in writing and submitting a work order to Building Engines to ensure that:

• Elevators and/or the loading area are properly reserved for your use
• Security Officers are notified of persons authorized to remove or deliver property
• Required insurance certificates are compliant and on file
• Your moving or delivery event does not conflict with another Tenant’s pre-arranged schedule
• Delivery company and/or mover must follow all Building Rules and Regulations, or they will not be allowed to enter the building.

We know how challenging a move or a coordination for a delivery can be. Your efforts and cooperation are greatly appreciated. We encourage you to share the above information with your moving company and vendor to enable a seamless experience.

SCHEDULING

Normal moving and delivery activities must be scheduled at least 48 hours in advance. For major-moving* events involving more than one elevator load of material, including move-ins, move-outs, must be scheduled a week in advance. A work order, including the below information, must be issued by the Tenant (not by a vendor) into Building Engines:

• Tenant Name, Suite, and Tenant Contact Name
• Date and Time of Move
• Name of Moving Company and Contact Information
• Insurance Certificate(s)

NOTE: Scheduling is conducted on a first-come, first-served basis.

*Activity generally defined as comprising of anything that requires the use of the elevator pads and cannot be hand-carried or brought in with the use of a hand truck and is limited to weekends and on weekdays before 8:00 AM and after 6:00 PM.

The purpose of these Rules and Regulations is to inform the Contractors of their responsibility to this property during construction or remodeling of tenant spaces. Construction companies, electricians, plumbers, and personnel providing remodeling or repair services must be approved by the Property Management Office. It should be understood that the General Contractor is totally responsible for the action of its employees and subcontractors, and their compliance with these Rules and Regulations. At all times, General Contractor’s personnel should be aware that this property is not a construction site, but rather an occupied office building and therefore appropriate precautions to protect the property, the tenants, and the business atmosphere must be adhered to.

The Property Management Office maintains a list of qualified contractors who have performed work in the building and fulfilled the requirements listed below. If you prefer to use a contractor who is not pre-qualified, please contact the Property Management Office. 

All Contractors must be well-established with at least 5 years in business, be licensed in the jurisdiction of the property location to perform their trade work and provide references for comparable work in Class A commercial office space for the scope and quality of work tenant is proposing to complete.

The scope of these Rules and Regulations shall include, but not be limited to the following:

GENERAL

Work to be performed by any contractor within the property must be approved and scheduled in advance with the Property Management Office. All contractors must check in with the Building Security and obtain a Contractor Identification Badge on a daily basis.  48-hour notice shall be given for any work request that involves the Fire/Life Safety systems at the property.

All required permits must be obtained prior to the start of any work and copies provided to the Property Management Office.

Upon completion, certificates of final approval must be obtained. Duplicates of all such permits, approvals, and certificates must be delivered to the Property Management Office as soon as they become available.

INSURANCE

All general contractors and subcontractors must provide a current certificate of insurance evidencing adequate workman’s compensation, general liability, and property damage coverage.

SITE CONDITION AND PROTECTION

Contractor will provide floor, wall, and ceiling protection from the freight elevator to the entrance of the suite where the work is to take place. The type of protection is to be Masonite, with ends taped together to prevent tripping hazards. Protection will be provided by contractor for the freight elevator doorframe on the floor where the work is to take place. All carpet and elevator protection should be installed prior to the start of demolition or remodeling. Protection shall be maintained in a clean, safe manner and be left in-place throughout the duration of the work. The construction area is to be broom swept and all trash removed at the end of each work shift. Public areas leading to construction areas will be thoroughly cleaned at the end of each work shift at the contractor’s expense. Contractor shall correct and repair any damages at their own cost.

Debris: Contractors will provide their own means of debris storage and removal. Contractor’s dumpster must be placed in the loading dock area with prior written approval from the Property Management Office as to the specific location. Debris must not spill or be left around the dumpster. Contractor is responsible for cleanliness of the area. The Property Management Office reserves the right to require Contractor to remove the dumpster with 24-hour notice.

Demolition debris can only be removed from the building. The freight elevator must be reserved in advance through the property’s Work Order system. Paint and patching materials shall not be disposed of through the buildings plumbing. 

Noise and Noxious Odors: Particularly noisy work such as core drilling (or fume producing work such as oil-based painting) must be approved by and coordinated with the Property Management Office and performed before or after business hours. Odor producing work, such as staining of doors, must be approved by and coordinated with the Property Management Office so action can be taken to dissipate fumes, protect/disable the smoke detectors, and arrange for additional security, if necessary. If security is necessary, contractor is to pay for said cost.

If contractors or subcontractors personnel use radios or other music playing devices, they must be turned down to a level not audible in any occupied or public areas. No loud or obscene language will be tolerated, and violators will be asked to leave the property. 

Egress and Ingress: All movement of contractors and subcontractor materials will be through the loading dock, service corridors and freight elevator. No passenger elevator(s) are to be used. The freight elevator may be used for small material movement during business hours with prior written approval from the Property Management Office. The loading dock is located at 100 East 24th Street between Lexington and Park Avenue South. 

Large material deliveries or debris removal must be approved by and coordinated with the Property Management Office. Access to the property outside of normal business hours must be requested at least 48-hours in advance and receive written approval from the Property Management Office. Delivery or removal of materials that are too large for the freight elevator must be coordinated with Property Management.

A more detailed Building Work Rules and Regulations for Contractors will be distributed to contractors prior to the commencement of any work and acknowledgement of and agreement to Work Rules and Regulations must be received by the Property Management Office prior to commencement of any work.

Sustainability Considerations: All renovation and new construction projects of a scope that meets any of the following criteria shall also be required to comply with Columbia’s Sustainable Design & Construction Guidelines, which are available from the Property Management Office.

For projects which do not meet any of the criteria below, tenants are encouraged to implement any sustainable design and construction practices described in the guideline document to the extent that it is practical to do so.

• New construction (including additions) 10,000 sf or greater.
• Alterations of 20,000 sf or greater.
• New, replaced, or relocated mechanical, electrical, or plumbing equipment that serves 20,000 sf or larger.
• Projects having a new, replaced, and/or relocated, HVAC system with heating equipment size of 480,000 BTU’s or greater, or with a cooling equipment size of 600,000 BTUs or greater.
• Projects are pursuing LEED, WELL, or other sustainable building certification.

CERTIFICATE OF INSURANCE REQUIREMENTS

Certificates of insurance (COI) are required from certain businesses that make deliveries to or from, provide on- site services, perform moving activities including but not limited to the following:

• All moving companies delivering furniture to your suite.
• Telecommunication vendors who will have access to building phone closets or multi-tenant equipment areas.
• Contractors who provide tenant improvement services that impact building fixtures, mechanical areas, or other equipment. In most cases, such services will be contracted through the Management Office.

The Landlord may require, at its discretion, that a Certificate of Insurance be required in other specific instances.

Standard lease terms provide that each Tenant shall be liable to the Landlord for the acts of its guest and invitees. Therefore, all Tenants should be aware of the potential for liability when considering the selection of vendors and their internal policies with respect to the collection of Certificates of Insurance. In other words, if damage or other liability is caused to the Landlord as a result of a vendor providing services to a Tenant, the Landlord will hold the Tenant responsible. It is to every Tenant’s advantage to ensure that they are adequately protected by the vendors they have selected to serve them. Keep in mind that the Management Office may already have certificates from many businesses on file. Upon request, we will be happy to check our records to determine if one or more of your preferred vendors already have an insurance certificate on file with the building.

It is the responsibility of the Tenant to inform the Management Office of any individual or entity attempting to access the building. It is also the Tenant’s responsibility to inform the Management Office of any planned work or large deliveries being conducted in the building. This is in effort to not only avoid delays or denied access at freight area, but to increase building safety. The Property Management Office will then verify that a valid COI is on file. If there is not a valid COI on file, a COI that is compliant with the building’s requirements will be requested (for COI template and requirements, please refer to the Sample COI). The information will then be communicated to Engineering Staff/Freight Operator to provide access.

INSURANCE COVERAGES

The standard contract recommended limits are outlined here. These limits would apply to contractors who provide general routine and non-critical services.

Additional limits and coverages may be required for contractors involved in critical services and working in hazardous situations (i.e., electrical work, working from heights, etc.) For critical services, the minimum limit should be no less than $5 Million per occurrence.

All certificates shall name Columbia Property Trust and all its respective affiliates and persons as detailed in additional insured language below as additional insured. Form CG2010 Additional Insured Endorsement or equivalent must be provided. If the work involves Completed Operations Exposure, form CG2037 Additional Insured - Completed Operations should also be used.

ADDITIONAL INSURED LANGUAGE

The following is the additional insured wording that must be listed on certificates provided by vendors/contractors.

Columbia Property Trust, LLC, Columbia REIT - 315 Park Avenue South, LLC, Columbia Property Trust Services, LLC, Columbia Property Trust, Inc., Columbia Fund Sub Management Co., LLC, and each of their respective affiliates, shareholders, members, employees, managers, partners (including partners of partners), subsidiaries and related entities and any successors and/or assigns of such entities are included as additional insureds. Insurance is primary and non-contributory. Waiver of Subrogation applies.

NOTE: If your coverage includes the language “where required by written contract” your company will need to have a contract with Columbia REIT – 315 Park Avenue South LLC or will need to modify your contract with your client to include the Landlord as an additional insured.

In the CERTIFICATE HOLDER box insert the following text:

Columbia REIT – 315 Park Avenue South LLC 
c/o Columbia Property Trust Services, LLC ATTN: Property Management
315 Park Avenue South 
New York, NY 10010

Please visit https://www.315pas.com/tenant-resources/ to review a Sample Certificate of Insurance (COI).

PREFERRED VENDOR LISTS

At Columbia, we recognize the vital role our suppliers play in helping us meet the needs and expectations of our many stakeholders. We rely on our suppliers to deliver the level of quality, service, value, efficiency, integrity, and innovation that we ourselves strive to provide to our tenants, investors, partners, employees, and communities. Therefore, we seek to build and maintain a diverse, competitive, and highly capable network of suppliers in and across the regions in which we operate.

Our supplier selection process is stringent and helps us identify and build relationships with suppliers that meet our needs and expectations, align with our goals, and share our values. We actively manage our suppliers and monitor their ongoing performance to promote and build the best possible relationship between our organizations. We also seek to work with suppliers from a diverse range of backgrounds, in order to drive innovation and create a more resilient supplier network for Columbia.

We are committed to holding ourselves and our supplier community to the highest standards of business conduct and integrity, and we expect all suppliers with whom we engage to operate in accordance with our Vendor Code of Conduct. Visit our website at www.columbia.reit/responsibility/overview/ for more details. 

We encourage our tenants to follow these same guidelines when selecting suppliers and invite you to utilize our list of preferred vendors that meet these requirements for excellence, capability, competitiveness, and diversity. Please contact the Property Management Office for our current list of preferred vendors for this property.

SMOKING

315 PAS maintains a no smoking policy throughout the interior and exterior of the building, including all entrances, common areas, the lobby, restrooms, stairwells and elevators to protect all employees and visitors from second-hand smoke – an established cause of cancer and respiratory disease, and other potentially harmful chemicals emitted from all types of cigarettes, including electronic cigarettes (“e-cigarettes”), which is pursuant to NYC Smoke-Free Air Act to comply with the New York City Smoke-Free Air Act and New York Clean Air Act.

Based on an amendment to the Smoke-Free Air Act, effective April 29, 2014, the use of e-cigarettes, including but not limited to e-hookahs, e-cigars, vaping pens, or similar products, is prohibited wherever smoking is prohibited.

Additionally, smoking, including cannabis, and using e-cigarettes are prohibited in any and all private enclosed offices, conference and meeting rooms, cafeterias, lunchrooms, employee lounges, bathrooms, hallways and stairwells.

“No Smoking” signs have been clearly posted at all entrances, stairwells, and other prominent places. No ashtrays are permitted in any indoor area. Smokers must be at least 25 ft. away from all building entrances, operable windows, doors, outdoor air intakes, or outdoor seating areas.

Compliance with this policy is mandatory for all tenants and persons visiting the company’s premises, with no exceptions. PropertyManagement reserves the right to report any violations by calling 311 or on the web at nyc.gov.

FLAMMABLES

Flammable materials are not permitted anywhere on the premises. If, for any reason, you have any materials necessary for the operation of normal office equipment that require special care, they must be stored in safety containers, and the Property Management Team must be notified.

LOITERING & SOLICITORS

Canvassing, soliciting, peddling, and loitering are not allowed within the building.  If you are approached by a solicitor of any kind, contact the Property Management Office immediately and we will make every attempt to escort the individual from the building.

NON-PERMITTED HOLIDAY DECORATION

All holiday decoration must meet local and state authorities’ requirements regarding the use of or restriction against live materials. In addition, decorations may not impede any means of egress, and nothing is to be hung from or cover exit signs or sprinklers.

If you are interested in adding holiday décor in your office space or the building, please contact the Property Management Office for specific guidelines and recommendations.