411 East Wisconsin Center EWC Construction... · Janitorial Service Cleaning Supervisor Silvia...

411 East Wisconsin

Center

Construction Handbook

411 East Wisconsin Avenue Milwaukee, WI 53202

Property Management by Colliers International

TABLE OF CONTENTS

SECTION 1 - INTRODUCTION

Introduction -------------------------------------------------------------------------------------------------- 4

Staff Responsibilities -------------------------------------------------------------------------------------------------- 5

SECTION 2 – COLLIERS INTERNATIONAL

Building Construction ------------------------------------------------------------------------------------------------ 5

SECTION 3 - BUILDING BIDDING PROCESS

Bidding Process---------------------------------------------------------------------------------------------------------- 6

Instructions ------------------------------------------------------------------------------------------------------------ 6

Interpretation of Documents ----------------------------------------------------------------------------------------- 6

Contractor’s Proposed Alternatives -------------------------------------------------------------------------------- 7

Submission of Proposals ------------------------------------------------------------------------------------------ 7

Rights Reserved by Owner ----------------------------------------------------------------------------------------- 7

Getting Started ------------------------------------------------------------------------------------------------------ 7

Time for Completion ----------------------------------------------------------------------------------------------- 7

Submittals ------------------------------------------------------------------------------------------------------------ 8

Architect’s Review --------------------------------------------------------------------------------------------------- 8

Temporary Facilities and Controls ------------------------------------------------------------------------------- 8

Materials and Product Handling -------------------------------------------------------------------------------- 9

Contract Closeout -------------------------------------------------------------------------------------------------- 9

Re-inspection of Costs ---------------------------------------------------------------------------------------------- 9

Cleaning ----------------------------------------------------------------------------------------------------------- 10

Operation & Maintenance Data --------------------------------------------------------------------------------- 10

Sample Bid Form ---------------------------------------------------------------------------------------------------- 11

Sample Change Order Form --------------------------------------------------------------------------------------- 15

Sample Lien Waivers ----------------------------------------------------------------------------------------------- 17

SECTION 4 - CONSTRUCTION RULES & REGULATIONS

Approved General Contractor List ---------------------------------------------------------------------------------- 21

Approved Sub-Contractor List ------------------------------------------------------------------------------------ 21

Construction Process Guidelines ---------------------------------------------------------------------------------- 27

Construction Rules and Regulation ------------------------------------------------------------------------------- 30

Demolition/Build out ------------------------------------------------------------------------------------------------ 30

Material Delivery ---------------------------------------------------------------------------------------------------- 32

Elevators/Loading Dock -------------------------------------------------------------------------------------------- 33

Conduct --------------------------------------------------------------------------------------------------------------- 34

Systems ----------------------------------------------------------------------------------------------------------------- 35

HVAC ------------------------------------------------------------------------------------------------------------------ 36

Electrical -------------------------------------------------------------------------------------------------------------- 37

Voice & Data Cabling ---------------------------------------------------------------------------------------------- 38

Cabling Specifications ----------------------------------------------------------------------------------------------- 39

Plumbing -------------------------------------------------------------------------------------------------------------- 40

Access Control ------------------------------------------------------------------------------------------------------- 41

Fire/Life Safety ------------------------------------------------------------------------------------------------------- 41

Doors ------------------------------------------------------------------------------------------------------------------- 42

Door Hardware ----------------------------------------------------------------------------------------------------- 42

Ceiling ---------------------------------------------------------------------------------------------------------------- 42

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411 East Wisconsin Center Construction Handbook

TABLE OF CONTENTS Con’t

Walls & Wall Attachments ----------------------------------------------------------------------------------------- 43

Glass -------------------------------------------------------------------------------------------------------------------- 43

Full Floor Tenant Construction/Renovation -------------------------------------------------------------------- 43

Certificate of Insurance Requirements --------------------------------------------------------------------------- 44

Construction Guidelines & Specifications ---------------------------------------------------------------------- 46

SECTION 5 - EXHIBITS

Exhibit A - Tenant Project Authorization ---------------------------------------------------------------------- 47

Exhibit B - Construction Approval Form ---------------------------------------------------------------------- 48

Exhibit C - After Hours Delivery Approval Form ------------------------------------------------------------ 49

Exhibit D - Freight/Dumpster Charges --------------------------------------------------------------------- 50

Exhibit E – Hot Work Policy and Permit --------------------------------------------------------------------- 51

Exhibit F – LEED Painting Protocol --------------------------------------------------------------------- 57

Exhibit G – LEED Shipping and Receiving Protocol -------------------------------------------------- 60

Exhibit H – Green Cleaning Policy --------------------------------------------------------------------- 62

Exhibit I – Solid Waste Management --------------------------------------------------------------------- 68

Exhibit J – Plumbing Renovations Policy --------------------------------------------------------------------- 71

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Introduction This handbook has been developed in order to insure that all construction

at 411 EWC is handled in a professional and problem free manner. Our

intent is to make you aware of the particular nuances of doing

construction in the building. We believe this will help reduce bidding

errors and punch lists further down the road.

On the following pages we have detailed the building contracts,

construction requirements and building standards. We look forward to

working with you on the next build out.

Ownership Middleton Milwaukee Investors LLC

Property Management Colliers International

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Staff Responsibilities

General Manager

Selecting contractors to bid

Reviewing and approving bids

Coordinating the efforts of the general contractor, architect, and tenant

Approving change orders

411 Facility Operations Department

Reviewing plans to ensure they meet with building requirements –

Management/Facility Operations are assuming no liability in plan reviews.

Performed only to facilitate the construction process.

Conferring with G.C.’s to answer any questions concerning the build out

Overseeing the construction process on a daily basis

Enforcing building rules and regulations

Building Construction The 411 EWC Management Office is currently located in Suite 500. The

regular business hours are 8:00 a.m. to 5:00 p.m. Monday through Friday,

except holidays.

In order to make the construction process as efficient as possible, we request that

you direct all construction and base building related questions to Building

Management. Building Management and Facility Operations

(“Management/Facility Operations”) are responsible for overseeing the job for

the Owner. Consulting with Management/Facility Operations can be invaluable

in terms of saving time and money by pointing out nuances of the building early

on.

Any questions concerning the tenant, scheduling or the AIA contract should be

directed to the Sr. Property Manager.

The on-site Building Management staff consists of the following personnel:

411 EWC Management Personnel

BUILDING MANAGEMENT

Property Management

Senior Property Manager Susan Johnson 414-347-0411

Assistant Prop. Manager Susan Ertel 414-347-0411

Tenant Serv. Coordinator Maritza Zuege 414-347-0411

Facility Operations Staff

Chief Engineer Jeff Davitz 414-347-0411

Operations Tech

Operations Tech

Kevin Poser

Mike Schoenung

414-347-0411

414-347-0411

411 Security Dept.

Security Director Chris Jackson 414-347-0411

Supervisor Jill Anderson 414-347-0411

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Janitorial Service

Cleaning Supervisor Silvia Nikolic 414-289-7749

Account Manager Sasa Milanovic 414-289-7749

Management/Facility Operations Fax Number: 414-347-1116

BIDDING PROCESS

Instructions to Bidders Bids must be made in accordance with the instructions contained

herein to be considered for contract award.

This handbook includes a copy of the Bid Form. Unless instructed otherwise,

bidders should follow this format and submit the bid in that form on their

stationery.

Where both written numbers (words) and numerical figures are given, the

written numbers (words) will govern in the event of conflict. The signer must

initial any erasures or corrections on the Bid Form.

Sign in long-hand and type the name and position of the signer under each

signature. If the bidder is a partnership or co-partnership, each partner must

sign; corporation followed by the name of the state of incorporation, corporate

seal and the legal signature of an officer authorized.

The Contract Documents (i.e. the space plan or scope drawings) are not to be

used for construction. Subsequent documents will be issued after bidding. The

bidder is to use reasonable judgment based on their construction knowledge and

professional experience in the establishment of the stipulated Guaranteed

Maximum Price (“GMP”).

Each bidder, by submitting their bid, represents that they have read and

understood the information in this handbook and the contract documents.

Each bidder, by submitting their bid, represents that they have visited the site,

familiarized themselves with the local conditions and construction schedule,

compared the Contract Documents with any work in place and informed

themselves of all conditions, difficulties and restrictions attending the

execution of the work, including other work, if any, being performed. Each

bidder must field verify conditions affecting their area of work prior to

submitting their bid. Subsequent change order requests based on lack of

earlier field verification will be denied.

Failure to perform the above shall in no way entitle the bidder to additional

consideration, compensation, or relieve the bidder from any obligation

with respect to their bid or to the Contract.

Interpretation of

the documents Discrepancies to, ambiguities in, or omissions from the architect’s Contract

Documents that raise questions, shall be brought to the attention of the architect

who shall answer by written addendum addressed to all bidders.

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Neither Owner, nor the architect will be responsible for oral interpretations.

Questions received less than 24 hours before the time set for receipt of bids may

not be answered.

All addenda issued during the bidding period will be incorporated into the

Contract Documents.

All references to standard specifications shall, unless otherwise specifically

stated, be construed as referring to the latest edition of such specifications,

current as of the date of execution of the Contract Documents.

Contractor’s Proposed If a bidder wishes to propose alternate products,

Alternatives methods or systems to those shown and specified, they may do so by indicating

same in the space provided in the Bid Form

Should the Owner decide to accept any of such Contractor Proposed Alternates,

the written contract or agreement will be so drawn as to include and define such

accepted alternates, after which no substitutions or alternates will be permitted

without a formal Change Order.

Submission of Bids will be received at the time and place set forth.

Proposals Bids should be sent to:

Middleton Milwaukee Investors LLC

C/O Colliers International

411 East Wisconsin Avenue, Suite 500

Milwaukee, Wisconsin 53202

Attention: Susan Johnson

Bidders are responsible for delivery of their bids at or before the time and place

stated on the job summary form.

Any bid may be withdrawn either personally or by written request at any time

prior to the time set for receipt of bids.

Modifications submitted in writing will be considered if received prior to the

time set for receipt of bids.

Rights Reserved By Owner The Owner reserves the right to waive any irregularities, to reject any or all

Bids or negotiate the Bid that, in the opinion of the Owner, will serve the best

interests of the Owner.

Getting Started If applicable, “Tenant Project Authorization” (Exhibit “A”) and “Construction

Approval” (Exhibit “B”) forms must be fully executed.

Time for Completion The work shall be commenced at the time stated in the Contractor’s Notice to

Proceed or the Owner/Contractor Agreement and shall be completed on or

before the time stated on the bid form.

Such Notice to proceed may be given to the Contractor on any date after the

Contractor has executed this Contract and furnished their Performance and Labor

Material Payment Bonds, if required and Certificate of Insurance (required) to

the Owner herein specified as required by the Owner.

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Submittals Unless otherwise directed by management, make submittals to the architect

through the Construction Manager or other Owner designee, with such

promptness as to cause no delay in the work. The architect will review

submittals within two (2) weeks or such longer period as may be reasonable.

Two (2) copies of a signed transmittal letter containing project name,

Contractor’s name, reference to applicable specifications section, submittal

items, titles, and other pertinent data shall accompany each submittal.

If shop drawings show variations from Contract requirements of standard shop

practices, make specific reference to such variations in the letter of transmittal in

order that, if acceptable, suitable action may be taken.

Submit only pages that are pertinent. Mark each copy of standard printed date to

identify pertinent products, show reference standards, performance

characteristics; writing and piping diagrams and controls; component parts;

finishes; dimensions; and required clearances.

Submit full range on manufacturer’s standard finishes except when more

restrictive requirements are specified; indicate colors, textures, and patterns for

Architect’s selection.

Samples shall be sufficient size to show general visual effect. When samples

must show range of color, texture, finish, graining, or other properties, submit in

sets of two (2) showing the full scope of this range. Each sample shall bear

identifying labels stating product name.

Samples will be reviewed and the Contractor notified if the samples comply with

the design concept and requirements of the contract documents.

Samples will be retained by the architect and will serve as the standard by which

all materials incorporated in the work will be judged.

Make re-submittals under procedures specified for initial submittal; identify

changes made since previous submittal.

Architect’s Review The architect will review with reasonable promptness, schedules and drawings

for conformance with the design concept of the project and compliance with

the information given in the contract documents.

No extensions of time will be allowed because of the Contractor’s failure to

submit shop drawings in ample time to allow review, possible re-submittal and

final review.

Upon, project completion, Contractor responsible for providing all (including

sub-contractor) as-built drawings in both hard copy and electronic format

acceptable to Owner. See Contract Closeout.

Temporary Facilities and Controls Electricity will be provided by the Owner for necessary temporary wiring for

lighting and power to execute the work.

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Construction water will be made available for contractors at the discretion of

management/facility operations department.

Contractor shall be responsible for providing and maintaining heat necessary for

proper conduct of operations needed in the work.

Contractor shall be responsible for making necessary security provisions to

protect the work until project is turned over to the Tenant including, but not

limited to, security lighting, locks, temporary enclosures, etc.

All contractors shall comply with regulations and requirements of all governing

authorities including, but not limited to O.S.H.A., I.E.P.A., and local authorities.

Under direction from the management/facility operations department, Contractor

shall place filter media on return air intake dampers & cover smoke heads.

Materials and Product for Handling The architect may request certification of compliance products specified by

reference standards or by description only. Products specified by naming one

or more manufacturers with a provision for other manufactures as approved by

the architect require a submission of a request for substitution for any

manufacturer not specifically named. If approved by the architect after review,

furnish products of manufacturers specified.

Comply with manufacturer’s recommendations on product handling, storage and

protection.

Protect finished areas of project until accepted by Tenant. In the event of damage,

make replacements or repairs to the approval of the architect at no additional cost

to the Tenant. Protect all project materials; G.C. is responsible for all materials

in case of damage and/or theft.

Contract Closeout Contractor shall submit written declaration to Tenant and Owner:

All aspects of contract documents have been complied with

All items on substantial completion punch list have been completed

All tools, construction equipment and surplus materials haven been removed

from the site.

As-built drawings on AutoCAD and Blue Lines and submitted on DVD or

other acceptable electronic media format to Owner.

Lien waivers with all invoices

Occupancy permit for tenant

What if Owner determines that work is not finally complete?

Owner or the architect shall notify Contractor, in writing stating reason

Contractor shall take immediate steps to remedy the stated deficiencies and

provide written notice to Owner certifying that work is complete

Owner will re-inspect work

Re-inspection and Costs Substantial completion: Should the architect be required to perform subsequent

inspections after the second inspection because of failure to comply with the

original certification of Contractor, the Owner will compensate the architect for

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additional services and deduct the amount paid from final payment to the

Contractor.

Cleaning Do not allow scrap, debris, or waste materials to accumulate on the job site.

Daily inspection of the site and pick up of all scrap, debris, and waste materials

is mandatory.

Promptly dispose of all items removed by demolition work. Prior to occupancy,

the General Contractor is responsible for cleaning of all interior glazing and

hydronic heat enclosures.

Provide adequate storage for all items awaiting removal from job site, observing

requirements for fire protection and environmental protection.

Dispose of all waste and debris in a legal manner from the building enclosure.

Replace air-handling (HVAC) filters if units were operated during construction.

Clean ducts, blowers and coils, if air-handling (HVAC) units were operated

without filters during construction.

Remove filter media from return air intake dampers.

Remove covers on smoke detection.

Operation & Maintenance Data Prior to final acceptance of the project, Contractor shall provide Tenant with

the following materials pertaining to various equipment and products installed

in the project.

Manufacturer’s Operation & Instruction Manual

Copies of all Manufacturer’s guarantees or warranties

Manufacturer’s cuts, bulletins, and recommendations concerning

maintenance of product and materials

List of product sources with telephone and addresses for repair and

maintenance service

Contractor shall arrange for a demonstration and indoctrination sessions with

Tenant for all electrical and mechanical equipment installed in the project.

Before construction will be allowed to commence, a proposal and an AIA

contract must be executed between the Owner and the contractor.

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Sample Bid Form

Name of Bidder:

Address:

Phone:

1. BASE BID

The undersigned, having carefully examined the Contract Documents, Addenda,

, , , , thereto, and other data as prepared by the

architect, and having visited the site (411 East Wisconsin Center ), and become familiar with all

conditions affecting the Work, hereby propose to furnish everything required for the completion of the

above named Work for the above named project, all in accordance with the law at the place of the Work

for the following amount.

Guaranteed Maximum Price, base bid:

Dollars, ($ ).

2. BASE BID BREAKDOWN

The Guaranteed Maximum Price base bid breakdown shall not be deemed to limit or modify the scope

of the work. It shall be issued as a basis for the Owner to analyze the bids and evaluate the various types

of work in the Proposed Project Work.

Page - 12 - of 72


Area of Work Amount Proposed Subcontractors

Demolition $

Finish & Rough Carpentry $

Millwork $

Gypsum Wallboard $

Acoustical Ceiling & Grid $

Wall covering/Painting $

Glazing $

Fire Protection $

Resilient Floor or Vinyl Base $

HVAC $

Electrical $

Voice/Data Cabling $

Hardware/Doors $

Plumbing $

Permits $

Blinds $

Cleaning $

Contingency $

Subtotal $

General Conditions $

Overhead/Profit $

Total Guaranteed $

Maximum Price Base Bid

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3. CONTRACTOR PROPOSED ALTERNATIVES

The following alternates are proposed in accordance with the “Instructions to Bidders”. Supporting

information, if any, is attached: (insert “none” in open space below if no alternate construction is

proposed).

ADD DEDUCT

Alternate For

Alternate For

Alternate For

Alternate For

Alternate For

4. CHANGES IN THE WORK

For parts of the Work not included in the Base Bid and not covered by unit prices, the undersigned agrees

to charge for additional work and credit for omitted work as Contractor’s overhead and profit the

following percentages of cost of said work:

For portions of the Work performed by Contractor’s own forces not involving subcontractors.

Extra Credit

For portions of the Work performed by the subcontractor’s forces.

Extra Credit

5. TIME OF COMPLETION

The estimated date of completion for all work described by the Contract is to be days from

the awarding of the Contract.

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6. AWARD

The undersigned agrees to, upon the awarding of the job based on this bid, provide Insurance Bonds (if

required) and enter into Contract within five (5) days.

DATE:

SIGN HERE IF AN INDIVIDUAL:

CONTRACTOR

ADDRESS

SIGN HERE IF A PARTNERSHIP OR CORPORATION:

COMPANY

BY:

TITLE:

ADDRESS

CORPORATE SEAL HERE

ATTEST:

(Secretary)

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Sample Change Order Form

Contractor Name:

Address:

Phone:

Job Name:

Job Location (Floor/Suite)

Guaranteed Maximum Price per approved Bid:

Previously approved Change Orders (Detailed):

1.

2.

3.

Additional Change Orders (List):

1.

2.

3.

Revised Bids

(Sum of Original Bid and Work Orders):

Description of additional Change Order:

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DATE:

SIGN HERE IF AN INDIVIDUAL:

CONTRACTOR

SIGN HERE IF A PARTNERSHIP OR CORPORATION:

COMPANY

BY:

TITLE:

CORPORATE SEAL HERE

ATTEST:

(Secretary)

AGREED TO BY OWNER:

OWNER

BY:

TITLE:

DATE:

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WAIVER OF LIEN TO DATE STATE OF WISCONSIN Gty# _________________________________

} SS COUNTY OF Escrow# ______________________________ TO WHOM IT MAY CONCERN: WHEREAS the undersigned has been employed by ____________________________________________________________________________ to furnish _____________________________________________________________________________________________________________ for the premises known as ________________________________________________________________________________________________ of which _____________________________________________________________________________________________________is the owner. THE undersigned, for and in consideration of __________________________________________________________________________________ ______________________________________________________________________________ ($ _____________________________________) Dollars, and other good and valuable consideration, the receipt whereof is hereby acknowledged, do(es) hereby waive and release any and all lien or claim of, or right to, lien, under the statues of the State of Wisconsin, relating to mechanics’ liens, with respect to and on said above-described premises, and the improvement thereon, and on the material, fixtures, apparatus or machinery furnished, and on the moneys, funds or other considerations due or to become due from the owner, on account of all labor services, material, fixtures, apparatus or machinery, furnished to this date by the undersigned for the above-described premises, INCLUDING EXTRAS.* This waiver is a valid and binding waiver of construction lien rights under Wisconsin Statutes section 779.05. DATE ___________________________________ COMPANY NAME ____________________________________ ADDRESS __________________________________________ SIGNATURE AND TITLE ________________________________________________________________________________________________ *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.

CONTRACTOR’S AFFIDAVIT STATE OF WISCONSIN } SS COUNTY OF TO WHOM IT MAY CONCERN: THE UNDERSIGNED, (NAME) ___________________________________________________________________BEING DULY SWORN, DEPOSES AND SAYS THAT HE OR SHE IS (POSITION) ________________________________________________ OF (COMPANY NAME) _____________________________________________________________________________ WHO IS THE CONTRACTOR FURNISHING _____________________________________________________________________________________ WORK ON THE BUILDING LOCATED AT _________________________________________________________________________________________________________ OWNED BY That the total amount of the contract including extras* is $ ____________________ on which he or she has received payment of $ _______________________________ prior to this payment. That all waivers are true, correct and genuine and delivered unconditionally and that there is no claim either legal or equitable to defect the validity of said waivers. That the following are the names and addresses of all parties who have furnished material or labor, or both, for said work and all parties having contracts or sub contracts for specific portions of said work or for material entering into the construction thereof and the amount due or to become due to each, and that the items mentioned include all labor and material required to complete said work according to plans and specifications:

NAMES AND ADDRESSES

WHAT FOR

CONTRACT PRICE INCLDG EXTRAS*

AMOUNT PAID

THIS PAYMENT

BALANCE DUE

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TOTAL LABOR AND MATERIAL INCLUDING EXTRAS* TO COMPLETE

That there are no other contracts for said work outstanding, and that there is nothing due or to become due to any person for material, labor or other work of any kind done or to be done upon or in connection with said work other than above stated. DATE _______________________________ SIGNATURE ___________________________________________ SUBSCRIBED AND SWORN TO BEFORE ME THIS _______________________ DAY OF _________________, 20 ____.

_________________________________________________________________

NOTARY PUBLIC *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.

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FINAL WAIVER OF LIEN

STATE OF WISCONSIN

Gty # _______________________________________

} SS COUNTY OF Loan # _______________________________________

TO WHOM IT MAY CONCERN: WHERE AS the undersigned has been employed by ________________________________________________________________________ to furnish ___________________________________________________________________________________________________________ for the premises known as ______________________________________________________________________________________________ of which __________________________________________________________________________________________________ is the owner. THE undersigned, for and in consideration of _______________________________________________________________________________ ______________________________________________________________________________________ ($ ___________________________) Dollars, and other good and valuable consideration, the receipt whereof is hereby acknowledged, do(es) hereby waive and release any and all lien or claim of, or right to, lien, under the statutes of the State of Wisconsin, relating to mechanics’ liens, with respect to and on said above-described premises, and the improvements thereon, and on the material, fixtures, apparatus or machinery furnished, and on the moneys, funds or other considerations due or to become due from the owner, on account of labor services, material, fixtures, apparatus or machinery furnished, or which may be furnished at any time hereafter, by the undersigned for the above-described premises, INCLUDING EXTRAS.* This waiver is a valid and binding waiver of construction lien rights under Wisconsin Statutes section 779.05.

DATE ____________________ COMPANY NAME _______________________________________________________________________

ADDRESS ______________________________________________________________________________ SIGNATURE AND TITLE ______________________________________________________________________________________________ *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.

STATE OF WISCONSIN

CONTRACTOR’S AFFIDAVIT

} SS COUNTY OF TO WHOM IT MAY CONCERN: THE UNDERSIGNED, (NAME) ________________________________________________________________________ BEING DULY SWORN DEPOSES AND SAYS THAT HE OR SHE IS (POSITION) of the ____________________________________________OF (COMPANY NAME) ____________________________________________________________________________ WHO IS THE CONTRACTOR FURNISHING ___________________________________________________________________________________ WORK ON THE BUILDING LOCATED AT _____________________________________________________________________________________________________OWNED BY ___________________________________________________________________. That the total amount of the contract including extras* is $_____________________________________________________on which he or she has received payment of $___________________________ prior to this payment. That all waivers are true, correct and genuine and delivered unconditionally and that there is no claim either legal or equitable to defect the validity of said waivers. That the following are the names of all parties who have furnished material or labor, or both, for said work and all parties having contracts or sub contracts for specific portions of said work or for material entering into the construction thereof and the amount due or to become due to each, and that the items mentioned include all labor and material required to complete said work according to plans and specifications:

CONTRACT AMOUNT THIS BALANCE

Page - 20 - of 72


NAMES AND ADDRESSES WHAT FOR PRICE INCLUDING EXTRAS*

PAID PAYMENT DUE

TOTAL LABOR AND MATERIAL INCLUDING EXTRAS* TO COMPLETE

That there are no other contracts for said work outstanding, and that there is nothing due or to become due to any person for material, labor or other work of any kind done or to be done upon or in connection with said work other than above stated. DATE _______________________________________________________ SIGNATURE ___________________________________________ SUBSCRIBED AND SWORN TO BEFORE ME THIS _______________ DAY OF ___________________ , 20_________.

_______________________________________________________

NOTARY PUBLIC *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.

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411 EAST WISCONSIN CENTER

GENERAL CONTRACTORS

The following is a list of pre-qualified GENERAL CONTRACTORS who have provided satisfactory services

to the property and are considered to be in good standing. However, Building Management reserves the

right to add or delete General Contractors at its sole discretion.

CONSTRUCTION FIRM CONTACT PHONE EMAIL

Bear Construction Neil Ribarcheck 414-399-3444 [email protected]

Tim Wiedenbauer 414-347-0411 [email protected]

Berghammer Construction Matt Iwanski 262-790-8124 [email protected]

Leif Nesheim 262-790-4750 [email protected]

Dahlman Construction JS Dahlman 414-962-3102 [email protected]

Ben Dahlman 414-962-3102 [email protected]

Integrity Interior Construction David Fricker 414-727-8180 [email protected]

VJS Construction Services, Inc. Craig Jorgensen 262-446-6439 [email protected]

Joe Widmann 262-446-6417 [email protected]

SUB-CONTRACTORS

The following is a list of pre-qualified sub-contractors who have provided satisfactory services to the

property and are considered to be in good standing. However, General Contractors may propose the use of

other sub-contractors and vendors, who are subject to the Owner’s prior approval.

ELECTRICAL

Staff Electric Company Contact: Jamie Sullivan

N133 W5030 Campbell Drive Phone: 262-781-8230

Menomonee Falls, WI 53051 Fax: 262-781-1680

Email: [email protected]

Lemberg Electric Contact: Tim Hagen

4085 N. 128th Street Phone 262-781-1500

Brookfield, WI 53005 Fax: 262-781-1540


Pieper Power Contact: Wade Roberts

5070 North 35th Street Phone: 414-462-7700

Milwaukee, WI 53209 Fax: 414-462-7711


Wil-Surge Electric Contact: Daryl Willing

13201 W. Silver Spring Rd. Phone: 262-781-9610

Butler, WI 53007 Email: [email protected]

mailto:[email protected]













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HVAC

Dillett Mechanical Service Contact: Tom Dillett

21625 Doral Road Phone: 262-650-0770

Waukesha, WI 53186 Fax: 262-650-0880


J. M. Brennan Contact: Nick Wesolowski

2101 W. St. Paul Ave. Phone: 414-342-3829

Milwaukee, WI 53201 Fax: 414-342-3209


Johnson Controls Inc. Contact: Dan Hoffmann

N22 W22922 Nancys Court Phone 262-970-5853

Waukesha, WI 53186 Fax: None


FIRE PROTECTION (SPRINKLERS, FIRE EXTINGUISHERS)

United States Alliance Fire Protection, Inc. Contact: JoElle Bertsche

2936 South 166th Street Phone: 262-782-3311

New Berlin, WI 53151 Fax: 262-782-3539


ACM. Fire Protection Contact: Clark Anderson

2206 W. Miller Parkway Phone: 414-541-9000

Milwaukee, WI 53219 Fax: 414-384-1135


Secure Fire & Safety LLC Contact: Don Hoppe

11905 W. Ripley Avenue Phone: 414-257-4222

Wauwatosa, WI 53226 Fax: 414-257-9865


PLUMBING

J. M. Brennan Contact: Nick Wesolowski

2201 W. St. Paul Ave. Phone: 414-342-3829

Milwaukee, WI 53201 Fax: 414-342-3209


Butters-Fetting Contact: Brian Tonn

1669 South 1st Street Phone: 414-645-1535 x2104

Milwaukee, WI 53204 Fax: 414-645-7622










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PAINTING

Programmed Painting Service, Inc. Contact: Fred Kunz

4029 W. Greenfield Ave. Phone: 414-643-8003

Milwaukee, WI 53215 Fax: 414-643-1020


State Painting Contact: Linda Lepak

2141 South 55th Street Phone: 414-545-6774

West Allis, WI 53219 Fax: 414-545-0213


Hess Sweitzer Contact: Jill Sweitzer

2805 S 160th St. Phone: 262-641-9100

New Berlin, WI 53151 Fax: 262-641-6362


Service Painting Corporation Contact: Will Stevens

2727 West Mill Road Phone: 414-247-9400

Milwaukee, WI 53209 Fax: 414-247-9499


GLASS/GLAZING

Klein-Dickert Glass Contact: Mark Wanzer

W231 N2837 Roundy Circle East Phone: 262-650-7200

Pewaukee, WI 53072 Fax: 262-650-7210


Schneiders-Vetter Glass Co. Inc. Contact: Dennis Little

2224 S. 162nd Street Phone: 262-754-0866 x226

New Berlin, WI 53151 Fax: 262-754-0867


Glassworks Contact: Dave Nohr

S83 W18749 Saturn Drive Phone: 262-971-9011

Muskego, WI 53150 Fax: 262-971-9015


ACOUSTICAL CEILINGS

Quality Ceilings Contact: Jim Stewart

4665 Lincrest Drive Phone: 262-790-1490



Ver Halen, Inc. Contact: Travis Hanke

3205 North 124th Street Phone: 262-783-6600










Page - 24 - of 72



Central Ceiling Systems Contact: AJ Lowrey

105 N. Industrial Park Rd. Phone: (608) 764-5445

Deerfield, WI 53531 Fax: (608) 764-8380


FLOORING

Rickmeyer Floor Covering Contact: Jeff Meyer

W213 N11231 Mequon Road Phone: 262-255-4250

Germantown, WI 53022 Fax: None


Hetzel Tile & Marble Contact: Russ Brester

5260 N. 126th St. Phone: 414-760-9787

Butler, WI 53007 Fax: 414-760-9658


DeanAllan Construction Services Contact: Paul Reamer

N89 W14260 Patrita Drive Phone: 262-437-9688



ACM. Fire Protection Contact: Clark Anderson

2206 W. Miller Parkway Phone: 414-541-9000

Milwaukee, WI 53219 Fax: 414-384-1135


Lippert Flooring and Tile Contact: Bryon Spinler

N89W14260 Patrita Dr. Phone: 262-437-9300

Menomonee Falls, WI 53051 Email: [email protected]

DOORS & HARDWARE

R. H. Seifert Co., Inc. Contact: Mike Gariepy

2807 S. 163rd Street Phone: 262-786-7150

New Berlin, WI 53151 Fax: 262-786-3475


American Millwork and Hardware Contact: Greg Ademec

11712 West Dixon Street Phone: 414-774-8248

Milwaukee, WI 53214 Fax: 414-774-1773


La Force Contact: Paul Olson

N58 W16780 Ridgewood Drive Phone: 262-252-5150













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Precision Metals & Hardware Contact: Stacy Raad

5265 N. 124th Street Phone: 262-781-3240

Milwaukee WI 53225 Fax: 262-781-3643


Builders Hardware and Hollow Metal

W165 N5690 Continental Parkway Phone: 262-781-5525


MILLWORK

American Woodwork, Inc. Contact: Gary Busateri

4997 N. 33rd Street Phone: 414-438-0400

Milwaukee, WI 53209 Fax: 414-438-1495


Milwaukee Millwork Contact: Greg Adamec

11712 W. Dixon St. Phone: 414-774-8248

Milwaukee, WI 53214 Fax: 414-774-1773


Stuck Wood Works Inc. Contact: Jeff Stuck

3403 West Kiehnau Avenue Phone: 414-351-5595

Milwaukee, WI 53209 Fax: 414-351-5582


Builders Hardware and Hollow Metal

W165 N5690 Continental Parkway Phone: 262-781-5525


BLINDS

M.A. Lichter Co., Inc. Contact: Sharon Lichter

221 E. Buffalo Street Phone: 414-276-6006

Milwaukee, WI 53202 Fax: 414-276-9949


Julien Shade Shop Inc. Contact: Brian Julien

403 E. St. Paul Avenue Phone: 414-271-3864

Milwaukee, WI 53202 Fax: 414-271-9802


The following sub-contractors are required for their particular trades. DEVIATION from this list will not be

allowed without the written consent of building management prior to bid date.

LOCK KEYING

Whitlow Security Specialists Contact: Mike Custer or Jim Peters







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10714 W. Greenfield Avenue Phone: 414-475-0550

Milwaukee, WI 53214 Fax: 414-475-1147


FIRE/LIFE SAFETY (SPEAKERS & STROBES)

Johnson Controls Contact: Scott Galaszewski

10201 Innovation Drive Phone: 414-259-2807

Suite 300 Fax: 414-259-2775

Milwaukee, WI 53226 Email: [email protected]

STRUCTURAL ENGINEERING

Thornton Tomasetti Contact: Glenn Thater P.E. LEED AP

51 Madison Avenue Phone: 917-661-7800

New York, NY 10010 Fax: 917-661-7801


CARD ACCESS SYSTEM

ClearCom, Inc. Contact: Adam Markham

1443 S. 27th Street Phone: 262-898-2020

Caledonia, WI 53108 Fax: 262-898-1010


POST-CONSTRUCTION CLEANING & BLIND CLEANING

ABM Janitorial Services Contact: John Baltz

411 East Wisconsin Avenue, Suite 115 Phone: 414-289-7749

Milwaukee, WI 53202 Fax: 414-289-7756


RECYCLING

Allied Resource Recovery Contact: Dan Grabowski

1909 S. 80th St. Phone: 414-321-4134

West Allis, WI 53219 Email: [email protected]






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CONSTRUCTION PROCESS GUIDELINES

411 EAST WISCONSIN CENTER

GENERAL INFORMATION

A copy of these rules must be posted on the job site at all times.

Building permits must be posted on the job site at all times.

The General Contractor will be responsible for supplying a Certificate of Insurance to The Building

Management Office. See attached list for additional insured.

The General Contractor will be responsible for obtaining an Occupancy Certificate from the City of

Milwaukee for each construction job.

PRECONSTRUCTION PROCESS

The Owner requires the following plans to be submitted by the Architect for review and approval prior to any

construction project performed in the 411 East Wisconsin Center.

1. Demolition Plans

2. Construction Plans

3. Architectural Plans with details

4. Plumbing Plans

5. Electrical Plan (including Lighting)

6. HVAC Plan

The Owner and the Architect for the benefit of the General Contractors, will hold pre-Bid meetings. This

meeting will be considered a prerequisite to submitting a construction bid. Bids submitted by a General

Contractor not in attendance may not be accepted.

CONSTRUCTION PROCESS

After a General Contractor has been selected, a meeting will be scheduled to discuss the construction

project. At this meeting, the General Contractor must submit a detailed construction schedule and a listing

of all of the Sub Contractors to Building Management for approval. This meeting should have the

following parties in attendance:

Architect

Owner/Landlord Representative

General Contractor

Primary Sub Contractors

Tenant Representative

Contractor shall coordinate a pre-construction walk-through with the Owner/Landlord designated

representative to document all existing damage in the space and at all areas which will be used by

contractor, i.e. washrooms, loading docks, service corridors, etc. if walk through is not scheduled it will be

left to the Building Management to determine if damage was preexisting. General Contractor will be billed

for all repairs to property for damage done by GC, or any subcontractors or vendors.

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After the project has begun, the general contractor will conduct “job site” progress meetings. The

frequency of these meetings will depend upon the size and duration of the project. The following parties

are required to attend the first job site meeting:

*Architect

*Owner/Landlord Representative

*General Contractor

Primary Sub Contractors

Tenant

*Required to attend all job site meetings.

After the initial meeting, the sub-contractors that are currently performing work, or are on the “detailed

construction schedule” for the upcoming meeting date are required to attend. Meeting “minutes” are the

responsibility of the Contractor or the Architect and shall be forwarded to all in attendance in hardcopy or

email form, within two (2) days of the job site meeting.

Before the ceiling tile is installed, the Architect must complete a “punchlist” for construction work items

performed above the ceiling line. The Architect and the General Contractor, Project Supervisor and

Owner/Landlord representative shall conduct the inspection. The punchlist findings shall be forwarded in

writing to all in attendance. The punchlist shall include dates of completion for each item listed.

A final meeting shall be scheduled after the punchlist items have been completed. At this time, As-Built

plans should be submitted to Building Management. The Architect, Owner, and the General Contractor

shall attend this meeting.

PROJECT COMPLETION

The General Contractor is responsible for balancing the HVAC systems to the satisfaction of the

Management/Facility Operations and must approve a written report of the balance test results. Any

additional work done by Management/Facility Operations staff will be charged back to the General

Contractor. The General Contractor must have an independent firm test and balance the space at General

Contractor’s expense.

The General Contractor is responsible for providing complete sets of as-built drawings on auto CAD and

blue lines and submitted on DVD or other acceptable electronic media format to the Owner (Building

Management Office) upon completion of the work. These must be provided no later than six (6) weeks

after completion.

The General Contractor shall contract with the building’s janitorial contractor, ABM Janitorial Services

(414) 289-7749, for a complete cleaning of the construction/renovation area(s) prior to occupancy.

Cleaning to include, but not limited to:

Window/ Glass side lights

Carpeting/flooring

Baseboard covers/fin tube

Light fixtures lenses/lamps

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Upon completion of any particular construction project, stairwells and common areas must be repaired or

touched up as necessary, including but not limited to elevator doors, ceilings, etc.

There may be an additional charge if Management/Facility Operations staff are utilized on the job site

beyond their normal working hours or for unusually long periods of time which disrupt their normal work

responsibilities.

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CONSTRUCTION RULES & REGULATIONS

411 East Wisconsin Center

The following has been designed to provide information regarding construction guidelines and building rules

and regulations to contractors performing work at 411 E. Wisconsin. Please note that any contractor working

in our building must recognize that they and their employees will be expected to employ courtesy and respect

for tenants and building staff at all times. Building Management is obligated to provide its tenants a safe, clean

and quiet environment at all times. Any work, which interferes with tenant’s rights, will be halted or delayed

at Building Management discretion. All contractors doing work at 411 EWC will adhere to the following

building rules and regulations.

DEMOLITION/BUILDOUT

GENERAL GUIDELINES

Unless otherwise directed by Building Management, demolition & new construction may be done during

normal business hours when the following Rules & Regulations are adhered to. All work schedules must

be submitted to and approved by the Building Management Office.

Each Contractor/Vendor must comply with the stated regulations. The General Contractor is responsible

for the enforcement of these regulations. Daily inspections will be conducted by building personnel.

When demolition takes place on a partial floor, affected common areas must be blocked off to reduce noise

and dust. Evacuation exits must remain clear.

All smoke detectors must be covered during demolition.

Any core, hammer drilling, or high noise operation is only allowed between 6:30 p.m. and 7:00 a.m., unless

the Building Management Office gives prior approval. No floor coring is permitted without prior

approval from Building Management. All cores will require the approval of a structural engineer,

designated by Owner, at contractor’s expense unless otherwise noted.

Demolition of building systems (HVAC, Security, Fire System, Plumbing, Electrical) must be coordinated

with Management/Facility Operations. Disregarding this regulation could compromise building

systems’ functionality and /or unintentionally activate the building’s Fire and Life Safety System.

Any building system materials/items above the ceiling line that are not to be re-used must be removed.

Any vacated lines, cables, wiring, etc. in tenant spaces or in the building riser system, must be removed

back to its source. Unless otherwise directed by the Owner, any hardware not being re-used is to be

returned to the Owner.

Details and specifications of any roof penetrations or equipment mounting on the roof must be submitted

in writing to Management/Facility Operations for written approval by the Owner.

Any material, used on a Project, may not be installed, applied or open to the air during normal business

hours if it emits a noxious odor. Products, which require the contractor to wear special clothing and/or

respiratory protection, are not permitted at any time unless prior approval from Management/Facility

Operations is obtained. The Owner reserves final control of all materials used on any project(s).

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The use of any WELDING EQUIPMENT or other OPEN FLAME tools and/or

EQUIPMENT is prohibited, unless the General Contractor has obtained Owner’s prior written approval,

and the necessary fire protection measures (Hot Work Procedures – See Exhibit E) are provided by the

General Contractor.

The demolition/construction site must have available Material Safety Data Sheets for any chemicals used

during the demo/construction process. Additionally, the demolition site must have First Aid supplies and

a sufficient number of Fire Extinguishers throughout the site.

If access to another tenant spaces is required, it will be coordinated with the 411 Security Department and

the Building Management at least 48 hours in advance. All work done in another tenant space shall be

scheduled outside normal office hours, and may involve hourly charges to contractor for building security,

engineering, and/or cleaning coverage.

A 40-yard open top dumpster is available in the building’s Loading Dock for discarded demolition material.

The General Contractor is responsible for the cost incurred for the removal/replacement of the open top

dumpster. Coordinate the removal of the open top dumpster with Building Management. Nightly clean-

up of the demolition area is required. (Please see exhibit “D” for freight and dumpster charges)

Contractor shall use protective film on carpet in all areas leading from the construction area to the freight

elevator and restrooms.

All work areas should be cleaned daily of trash, debris and non-useful materials. Failure to do so will

result in the Owner providing this service and back charging the General Contractor accordingly. General

Contractors will be required to monitor all traffic and work through the public elevator lobbies and

corridors to insure that dust and debris are not tracked into public areas.

The General Contractor is responsible for providing “walk-off” mats at the exit(s) from the tenant

protection area. If necessary, mats are to be wetted to reduce the tracking of dust and debris outside the

construction area.

The Owner will not provide any construction materials, supplies, tools, ladders or equipment. General

Contractors and/or subcontractors must provide all such items.

In the event of emergency please contact The Building Management at 414-347-0411.

The General Contractor should provide the Management/Facility Operations with a list of sub-contractor

names and telephone numbers to use in the event of an emergency. Contact persons must be accessible 24

hrs. /day.

In case of an accident, the General Contractor must notify the 411 Security Department at the time of the

incident. Copies of the accident reports must be sent to both Building Management and to the 411 Security

Department.

The General Contractor and all subcontractors will use rubber wheeled carts when moving material through

the building or removing trash from the building. If metal-wheeled moving devices are used, floors must

be protected. Tile, carpet or wall damage will be the General Contractor’s and/or subcontractor’s

responsibility. All trash and debris must be covered, to limit airborne dust, before entering freight elevator.

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Protection of all public corridor surfaces is the responsibility of the General Contractor. Masonite floor

protection and cardboard protection will be required throughout the job. Protection devices must be

removed daily to facilitate cleaning.

General Contractor shall not display on or about the premises any sign, trademark or other advertisement

without the prior written consent of the Building Management.

Hard hats must be worn and provided by the General Contractor; adherence to OSHA standards is required

by all trades.

General Contractor to comply with NFPA and OSHA Standards to minimize risk and injury associated

with potential Arc Flash conditions.

MATERIAL DELIVERY

All delivery of materials to the site shall be delivered to the loading dock. No materials may be delivered

through the main entrance doors or through the building lobby. The General Contractor or subcontractor

must have its own supervisor on-site at any time material is delivered or moved. Building Management

will not coordinate any deliveries or be responsible for signing or accepting any materials.

Major deliveries of drywall, studs, light fixtures, etc., can only be made after 6:30 p.m. and before 6:00

a.m. This type of delivery must be scheduled with the Security Department and Building Management

Office. The building’s janitorial contractor has exclusive use of the Service Elevator from 10:00 pm to

1:30 am weekdays.

Small deliveries during business hours must be in accordance with the Loading Dock Rules and

Regulations.

Delivery and work vehicles are not allowed to park in the Loading Dock area.

Any weekend deliveries must be scheduled with the 411 Security Department and Building Management

Office, three (3) business days prior to delivery.

On site storage space is not available. The General Contractor and/or subcontractors must store all

materials within the construction area or at a mutually agreed staging area. The General Contractors and

subcontractors are responsible for keeping the loading dock clear of material.

Storage of supplies or trash is not allowed in the area at any time

Storage of flammable substances is not allowed in the Building unless approved in writing by the Sr.

Property Manager.

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ELEVATORS/LOADING DOCK

General Contractor, sub-contractors, vendors etc. must use the service elevator to travel through the

building to the job site.

All contractors must sign-in with Security at the loading dock office to receive a 411 Contractor Badge.

When in the building the 411 Contractor Badge must be worn at all times, on the upper left side of shirt.

All tools used on site must be brought in through the loading dock.

The General Contractor must reserve the freight elevator for use after normal business hours by requesting

the same through the 411 Security Department and Building Management. The 411 Security Department

and Building Management do not provide an elevator operator for after business hours activity. The 411

Security Department will provide an operator when required and any costs associated with the use of the

freight elevator shall be General Contractor’s responsibility. Absolutely no materials shall be placed on

top of the freight elevators.

Blocking, or holding the freight elevator doors to keep from closing are strictly prohibited.

The service/freight elevator has the following specifications:

Capacity 5,000 lbs.

Door Size 4' x 7'

Platform Size 5'3" x 8'9"

Height 8'6"

Floors Served Concourse - 30th Floor

Ceiling Hatch Yes

Requests to open the ceiling hatch require 48-hour notice through the Security Department and

Building Management.

The Loading Dock is located on the West side of the building on Milwaukee Street.

Since tenant areas are adjacent to the Loading Dock, noise must be kept to a minimum to avoid disruption

of tenants’ business.

The Loading Dock has two (2) enclosed truck bays with entrances measuring 13.8' high x 20' wide and 12'

high x 20' wide.

The Loading Dock has an operator on duty Monday through Friday from 5:30 a.m. to 6:00 p.m. There is

an intercom system that is available by the Loading Dock door for after-hours entry.

The "High Dock" is equipped with a Hydraulic Dock Leveler for unloading various height trucks.

Delivery and work vehicles are not allowed to park in the Loading Dock area.

All delivery vehicles must fit inside the Loading Dock bay so that the overhead doors can be completely

closed. The length of the south dock bay is 58 feet. Dropping the trailer is acceptable.

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Reasonable care must be taken to protect the painted floor surfaces of the Loading Dock area.

The Loading Dock/freight elevator can only be scheduled for large delivery of material before 6:00 A.M.

and after 6:30 P.M. The Loading Dock/freight elevator is not available for large deliveries on the

following days and times:

Monday - Friday (6:00 a.m. - 6:30 p.m.) and (10:00 p.m. - 1:30 a.m.)

Contact Building Management at 414-347-0411 to determine if your delivery needs to be scheduled.

The optimal days to schedule the Loading Dock and/or freight elevator are Saturdays and Sundays.

General Contractors and delivery people are responsible for removing cardboard boxes, debris, and other

trash from the Loading Dock.

CONSTRUCTION

CONDUCT

Contractors must obtain a “411 Contractor Badge” while in the building. Badges should be obtained from

the Loading Dock Operator on a daily basis. Badges should be affixed to the left breast area of the shirt

and the badges must be turned in when leaving for the day.

All workers shall enter and exit the building through loading dock area only.

All workers, while working in the building or on the property, shall act in a professional manner and

observe the following rules:

a. No abusive language

b. No smoking

c. No alcohol or illegal substances

d. No physical violence or fighting

e. Absolutely no weapons are allowed in the building or in the parking structures

f. No standing in lobbies

g. No riding in passenger elevators

h. No article deemed hazardous, such as firearms

While on site, construction workers will be limited to construction areas only. 411 Security officers will

periodically inspect all areas of the building. Any construction worker found in an unauthorized place may

be subject to dismissal from the job site. Construction workers are prohibited from loitering in or around

the building.

The appropriate contractor must supervise consumption of food and beverages on the job site. No cooking

of any kind will be allowed on the site. Food trash must be removed from the work site on a daily basis.

For safety and noise reasons, the playing of radios, CD players, MP3 players and televisions are not

permitted.

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Any keys or access cards that are signed out to a contractor must be turned in nightly. Failure to comply

will result in a $100.00 charge. Lost keys will result in a $500 charge. A driver’s license may be required

for deposit.

The 411 Security Department and Management/Facility Operations reserve the right to deny access to any

contractor for disregarding these Rules and Regulations, or for any other reason we deem reasonable.

SMOKING - the ONLY designated area for smoking is located at the South East corner of the buildings

east courtyard. The courtyard is located on the East side of the building (Jefferson Street).

PARKING - When parking in the either the attached or annex structures, contractors are to park above the

fourth floor. All extended length vehicles must park on the top deck of the parking structure. Any vehicle

extending into the traffic lanes will be ticketed, and or towed.

SYSTEMS

Before any demolition and/or construction work may begin, it must be determined whether such work will

affect the fire alarm system. If it is determined that such demolition and/or construction work may trigger

the fire alarm system, it will be necessary for the General Contractor to notify Management/Facility

Operations and the 411 Security Department so that a security officer can remove the system from service

and restore it to service upon completion of the activity. Service must be restored daily.

Contractor is responsible for protecting building smoke detectors from dirt and damage during any

construction /demolition work.

Under no circumstances will the building allow the fire alarm system to be shut down overnight, on

weekends or on holidays. A minimum of twenty-four (24) hours prior notice to Management/Facility

Operations and to the 411 Security Department is required before any work affecting the fire alarm system

is undertaken. The notification form is available from Building Management.

The General Contractor is responsible for removal of unused or abandoned conduit, cables, ductwork or

other materials.

Each sub-contractor/vendor must comply with the stated regulations. The General Contractor is

responsible for the enforcement of these regulations. Daily inspections will be conducted by Building

Management personnel.

The Contractor must shut off all lighting (other than for safe passage) in construction area.

Under no circumstances shall the contractor drill, burn, or fasten anything to any structural system without

prior consent of Building Management.

The General Contractor shall be responsible for the furnishing and installation of all building firestopping,

including, but not limited to the following:

Through-penetration firestopping in fire-rated construction

Construction-gap firestopping at connections of the same or different materials in fire-

rated construction

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Construction-gap firestopping occurring within fire rated wall, floor, or floor-ceiling

assemblies

Construction-gap firestopping occurring at the top of fire rated walls

Through-penetration smoke stopping in smoke partitions

Construction-gap smoke stopping in smoke partitions

The latest editions to the following publications are reference as a guideline regarding the design and

installation of fire stopping materials:

Underwriters Laboratories (UL)

o UL Fire Resistance Directory (ULFRD)

o Surface Burning Characteristics of Building Materials (UL723)

o Fire Tests of Through Penetration Firestops (UL1479)

American Society for Testing and Materials Standards:

o ASTM E-814: Standard Test Method for Fire Tests of Through Penetration

Firestops

National Fire Protection Association (NFPA)

o NFPA 101 – Life Safety Code

o NFPA 70 – National Electric Code

o NFPA 1 – National Fire Prevention Code

o NFPA 70E - Standard for Electrical Safety in the Workplace – 2012 Edition

HVAC

HVAC plans must be submitted to the Management/Facility Operations for approval prior to installation.

Any building system tie-in must be coordinated with the Management/Facility Operations prior to work

commencement.

In new build outs, General Contractor will supply, install and commission all DDC VAV boxes, room

sensors, zone bus, along with any required transformers and wiring to power units per manufacturer’s

specifications. (Note: pneumatic controls are not allowed in new construction). See Construction

Guidelines and Specification for Building Standards.

Power for DDC Controls and Transformer location shall be tied to Transformer Enclosure in West

Electrical Closet. If Enclosure needs to be added, Contractor to add as part of its construction cost,

including all parts and labor for installation. Enclosure to match building standard. See page 43 for

Enclosure specifications.

Management/Facility Operations will coordinate with General Contractor to make final terminations of N2

bus at the NC device for required zone.

Patch, paint, and provide factory seams, splice plates, new covers, and end caps as required for repairing

Hydronic Units where demolition occurred.

Do not build walls around Hydronic covers. General Contractor to remove portion of Hydronic Unit as

required at new wall locations and patch, paint, and provide factory seams, splice plates, covers, grilles,

and end-caps, as needed for Hydronic unit where wall was removed.

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Partitions (Hard Wall or Furniture) – for maintenance and repairs purposes, partitions must be at least 12

inches away from the hydronic covers.

General Contractor must obtain approval from Management/Facility Operations prior to connecting

tenant’s water-cooled air conditioning units to the building’s condenser water loop.

The power supply is located in each floor’s electrical closet. If additional electrical power is needed, the

General Contractor is to provide sufficient transformers to meet power requirements.

Tenant’s water cooler condensers will be installed with inline pumps, and controlled to operate only on a

call for cooling basis.

Exterior offices shall not be zoned with interior offices; all zones to include no more than 4 offices.

The following room types must each have their own zone: Corner Offices, Conference Rooms, Kitchens,

Break Rooms, Libraries, Copy/Fax Rooms, Restrooms, Reception Areas and Computer/LAN Rooms.

All zones may have no more than three feet of flex duct to the VAV box.

All exterior zones must be hard piped to the closest office associated to that zone, and may have 3 feet of

flex duct to VAV box.

All duct runs to VAV boxes may not have any bends within 5 feet before the inlet of the box.

The following rooms must each have their own exhaust fans: Kitchens, Copy/Fax Rooms, Restrooms. All

exterior offices must have return air grills.

The following conference room must each have their own zone/thermostat: Exterior conference rooms

larger than 250 sq. ft., exterior conference rooms located in a corner of the building, and interior conference

rooms larger than 300 sq. ft.

Large open areas 300 square feet or more must have at least 1 return air grill. The location of return air

grills must be coordinated with Management/Facility Operations.

All VAV boxes must be located in areas so that easy access is possible for commissioning and balancing.

Each diffuser shall have a hand damper for balancing.

If a large open area requires more than 1 cooling zone, the zones shall be made as interior and exterior.

All VAV boxes need to be at least 6 feet from the corner or turning vanes of the medium pressure loop.

Any rooms built deck to deck must have a fire rated plenum return.

ELECTRICAL

The General Contractor will notify the Management/Facility Operations 30 days prior to shutting down

Page - 38 - of 72


any electrical service which might affect existing tenants.

All high voltage wiring above ceiling must be in EMT, also known as “Thinwall”. Metal Clad may be

used in wall cavities.

Any building system tie-in must be coordinated with the Management/Facility Operations prior to work

commencement.

All wiring above the ceiling line must be “plenum rated”. Any fire system wiring must be in conduit.

When routing wiring over/around existing fixtures above the ceiling line, provide sufficient “slack” for

future work and/or fixture removal.

Wiring floor to floor can be accomplished through the East and/or West telephone closets. Any core

drilling for wiring must be pre-approved with Management/Facility Operations and performed after normal

business hours. All floor to floor wiring passages must be properly “fire stopped”.

New tenant space fluorescent light fixtures shall be 120 volt.

All fluorescent light fixtures (whether reused, relocated, or new) must be cleaned, re-lamped and re-

ballasted.

Tenant spaces must be separately metered for electrical consumption. The electrical contractor shall

provide, install and program the EMON DMON Class 2000 electric sub-meter if it does not already exist.

Any subdivided suites must be individually metered. Contact Steve Mercer at Mercer Sales for EMON

DMON specifications (920-778-0044).

The tenant space building standard emergency light fixture is: Lithonia Red Diode Edge Light LRP 1R

BZ-120/277; or equal, provided it is pre-approved by building management.

Core area fluorescent light fixtures shall be 277 volt and match building standard.

Electrical, telephone, and any other tenant control panels or equipment must remain inside the tenant suite,

and cannot be installed in the telephone closet or any other common area of the building, without prior

written building management approval.

2x2 and 2x4 fluorescent light fixtures shall have side slot return air passages.

All tenant renovation/construction shall have 24 hour, non-switchable, battery back-up fluorescent

lighting. These lights shall be strategically located to provide sufficient lighting to locate the emergency

exits in the event of a power failure. This may not be connected to the building’s emergency power.

Fluorescent lamps shall be GE brand, T8, and SPX30. All fixtures shall have electronic ballasts. Unless

otherwise noted, lamps should always match existing lamp specifications.

Suite lighting control shall meet energy codes established by the City of Milwaukee. Tenants shall be

made aware of the options available in controlling their space either through individual office occupancy

sensors, or the use of a main lighting control panel.

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The Electrical Contractor is responsible for the recycling of discarded bulbs. Coordinate recycling with

Management/Facility Operations.

If “Dual Switching” is specified, additional ballast is required per fluorescent light fixture.

Electrical subcontractors are responsible for clearly labeling all electrical panel directories.

All cables in the building riser system must be tie wrapped, properly tagged, including the tenant name,

point of origin and termination point.

Tenant telephone systems may not be installed in the building telephone closets. This includes peripheral

equipment such as network dialers or other similar devices. Space for tenant’s systems must be included

within the tenant’s premises. The only tenant provided equipment permitted in the telephone closets will

be termination blocks for the purpose of connecting to the building riser system. New suites shall be

equipped with a minimum of a 4’ x 4’ fire rated plywood backboard for mounting wiring blocks, telephone

system, and other peripheral equipment.

VOICE & DATA CABLING

The installation of telephone systems in the building telephone closets is not allowed. This includes

peripheral equipment such as battery back-up, network dialers or other similar devices. All telephone

equipment must be located within the tenant’s premises.

The only tenant-provided equipment permitted in the telephone closets will be termination blocks for

the purpose of connecting to the building riser system.

All new suites must be equipped with a minimum of a 4’ x 4’ x ¾’ fire rated plywood backboard for

mounting wiring blocks, telephone system and other peripheral equipment. The tenant will be

responsible for this cost. A larger backboard may be installed if approved in writing by the Building

Management.

All telecom equipment will be properly identified and tagged by the General Contractor. Tags must

include tenant name, origin and termination points.

Station Wiring: All station wiring for individual telephones, fax machines, modems, etc. will be

located within the tenant’s suite. This includes all wiring for computers attached to Local Area

Networks (LANs). No LAN equipment such as concentrators, hubs or patch panels may be installed

in the common area telephone closets.

CABLING SPECIFICATION

These cabling specifications apply to any and all low voltage wiring below 48 volts. Practically

speaking, these specifications apply to telephone wiring, all data wiring and cables, temperature sensing

wiring, coaxial cable, thermostat wiring, any sensor wiring, e.g. water detection tape, antennae wire,

sound and intercom systems and all LAN Local Area Network wiring, CATV and CCTV wiring and

cables.

Page - 40 - of 72


All outlets for cabling to be installed in a new or existing wall shall be provided with a code conforming

outlet box (not plastic), a conduit run to the finished ceiling line and finished cover or trim plate.

Conduit shall be a minimum of one half inch inside trade size.

Wiring that has emerged from the wall outlet shall be neatly bundled or wrapped, but shall not be

fastened to building surfaces in any way unless approved by Building Management.

In accordance with the industry standards, all wire and low voltage cable runs in the ceiling must be

independently supported. The building standard method of support is by wire rack or trapeze. Wire

racks may exist on some floors. Where racks do not exist, they must be installed. Wiring may not be

run in the open on a finished ceiling, wall or floor of an occupied area unless installed in a

communication room, phone closet or electrical closet.

Wiring Type: All cable must be run in the ceiling or under the floors of any given area. Cable runs in

conduit running from point to point may have PVC or Thermo plastic wire and may be run in the

existing trench duct system in the building, if available. Any cable that is run in the ceiling or under

floor area may be run without conduit as long as it meets the municipal smoke and fire requirements

and applicable building codes. All outlets are still required with a box and conduit to ceiling with this

method. All cables must be fastened to ceiling wire in an approved fashion, or supported by their own

hangers to the slab above.

All work must be performed in a neat and workmanship like manner. The phone rooms will be

inspected for order and cleanliness upon completion to verify conformation to policy. General

Contractor is required to correct any deficiencies found in the inspection.

No additional/new tenant phone equipment is allowed in the building telephone closets. Switches and

equipment must be locked within the tenant’s own space. This includes but is not limited to LAN hubs,

modems, patch panels and power supplies.

All cable must be clearly identified by suitable marking devices at both ends. Any new cabling that

terminates in a phone room must be labeled with the tenant’s names.

All cables going through a fire rated wall must be in an EMT sleeve with putty fire barrier installed at

each end.

At least three days prior to commencing any cabling work, please contact Building Management to

coordinate cabling infrastructure and to identify whether access is required in areas outside of the tenant

suite.

PLUMBING

Any building system tie-in must be coordinated with Management/Facility Operations prior to work

commencement.

Fire Protection Contractor to provide and install additional sprinkler heads as required, matching existing

suite standard. Refer to fire protection drawings for sprinkler locations. Coordinate new locations with

electrical and HVAC sub-contractors.

Contractor will install “future” hookups to wet column anytime last connection point has been used.

Page - 41 - of 72


Water heaters must be installed with both the drain pan and blow off line piped to an accessible drain.

All water lines to appliances must have shut off valves at the connection point of each device.

All water lines and vent lines shall be copper.

All waste lines under 3” in diameter shall be copper; all waste lines 3” or larger shall be cast iron pipe.

ACCESS CONTROL

If a Card Access System is specified, it must conform to building standard requirements. ClearCom, Inc.

shall be contracted for the work. Contact ClearCom at 262-898-2020, for system requirements,

specifications, and pricing.

If electric locking hardware is specified, it must meet building standard requirements. ClearCom, Inc. shall

be contracted for the work. Contact ClearCom at 262-898-2020 for system requirements, specifications,

and pricing.

If an automatic fire release is required per building code, Johnson Controls shall be contracted for the work.

Coordinate with Building Management for system requirements, specifications, and pricing.

All Access Card System doors in route to an emergency/evacuation exit shall be a ‘fail open’ electric strike.

All “Magnetic” lock Access Card System doors must be tied into the building’s fire release point.

Coordinate exact requirements with Johnson Controls for the Fire and Safety system tie-in.

On any Magnetic Lock application, a motion detector and an egress button are required per City of

Milwaukee Code.

FIRE/LIFE SAFETY

The General Contractor is responsible for notifying Management/Facility Operations forty-eight (48) hours

prior to any sprinkler system tie in. The notification form is available at the Building Management Office.

Forty-eight (48) hours notification to Management/Facility Operations and the 411 Security Department is

required regarding any HOT WORK or before testing any fire alarm systems. Contractors must obtain

approval and a Hot Work Permit from Management/Facility Operations. See Exhibit E for the Hot Work

Policy and Procedure.

The building’s service contractor for the Fire and Safety System is Johnson Controls. Johnson Controls

shall be contracted for the termination and testing of any building fire related system.

Evacuation Speakers shall match building standard. Electrical contractor to route wiring to appropriate

Transponder located in small electrical closet. Field verify the exact location and wiring requirements with

Johnson Controls and coordinate with Management/Facility Operations.

Strobe lights shall match building standard and be current to ADAAG regulations. Electrical Contractor

shall route wiring to appropriate strobe power supply and/or Transponder located in the small electrical

Page - 42 - of 72


closet. Electrical Contractor to coordinate with Johnson Controls regarding installation of a strobe light

power supply to match building standard. Field verify the exact location, wiring requirements, and model

numbers with Johnson Controls.

Fire System tie-ins must be coordinated through the Building Management. Disregarding this regulation

could affect building systems and/or activate the building’s Fire and Life Safety Systems.

If a “panic alarm” is specified, Johnson Controls shall be contracted for the work.

The General Contractor will provide an adequate number of fire extinguishers in the work area throughout

the construction period.

DOORS

All building standard wood doors shall be Rift sawn White Oak.

All undercuts shall be coordinated with HVAC contractor.

Hollow metal frames shall be 1-1/2 inch. Any door requiring an electric strike shall have a two (2) inch

frame. Door to frame tolerances shall be no more than 1/4 inch on the latch side of the door.

Reuse existing doors, frames, and hardware whenever possible. Reuse policy is subject to approval from

tenant and architect. Provide new door(s), frame(s), and/or hardware to match existing where required.

DOOR HARDWARE

All door hardware shall comply with ADAAG Requirements.

Whitlow Security shall be contracted to perform all tenant locksmith services. Contact Mike Custer at

414-475-0550 for requirements, specifications, pricing.

The tenant representative and the Architect shall determine lock functions. Tenant suite entrances must be

a “Storeroom function” lock.

Door hinge finish shall match door hardware finish. Spring hinges may be used instead of a door closer

with the approval of the Architect.

All doors that may have a door closer installed shall have wood blocking secured in the header of the

doorframe for extra mounting support.

CEILING

Remove damaged grid and tiles and replace as required to match existing. When reusing existing ceiling

tile, no room shall be a combination of existing and new tile. Coordinate with Architect for approval.

Clean and repaint all existing HVAC perforated grilles and diffusers.

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Ceiling grid should align properly between new and existing ceilings.

Patch existing ceilings at adjacent areas of construction as required to matching existing conditions.

New construction - building standard ceiling grid and tile specifications:

Grid – Standard 15/16” Grid

Tile – Armstrong 2x2 Optima 3150

WALLS AND WALL ATTACHMENTS

Wall studs shall be 2-1/2 inches in thickness with 5/8-inch fire rated drywall, unless otherwise specified.

Match existing office suite height, unless otherwise specified.

Provide six (6) inch metal studs in lieu of 2-/1/2 inch metal studs for plumbing walls and walls to receive

recessed equipment greater than building standard wall thickness.

Provide and relocate fire extinguisher(s) and cabinet(s) as required by code.

Provide wood blocking for all items such as coat hooks, marker boards, wall-hung cabinets, work surfaces,

etc., or as specified.

Demising walls (between tenant and tenant or between tenant and common area) must be built to deck and

insulated with sound type insulation. The building standard common area door frame paint is Benjamin

Moore #HC-172 Revere Pewter Semi-Gloss.

GLASS

If exterior glasswork is specified, Dave Granlich from Klein-Dickert shall be contracted for the work

at (262) 650-7200 ext. 108.

General Contractor shall be responsible for the supplying, repairing, and replacement of window blinds in

the construction/renovation area.

General Contractor is responsible for ultrasonically cleaning window blinds before reinstallation of

existing blinds.

FULL FLOOR TENANT CONSTRUCTION/RENOVATION

Unless otherwise noted, all restroom partitions shall be electro-statically painted to match existing.

All restroom ceilings to be painted to match existing. Repair any damaged floor and wall tiles.

Strobe Lights shall be installed in the common areas and restrooms if not existing.

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If any common area doors are replaced to match tenant doors, existing common doors must be returned to

Building Management.

If stairwell doors are to be replaced they must be fire rated to meet City of Milwaukee code. Door must

have mortised lockset to match existing. Any damage to hinges, wiring, or access control equipment, will

be back charged to the General Contractor.

Contractor to coordinate with the Owner and Architect regarding any ADA restroom upgrades for finishes

and other requirements – if such upgrade is required by the City of Milwaukee.

CERTIFICATE OF INSURANCE REQUIREMENTS***

Unless otherwise specified in the contractor’s agreement/contract for services, the following insurance

requirements must be followed:

CONTRACTOR'S/VENDOR’S INSURANCE. Contractor/Vendor shall provide and maintain during

performance of the Work, and for one year thereafter, primary insurance as approved by Owner and naming

Owner and Owner's Agent as additional insureds as follows:***

***Coverage requirements (amounts) may vary by project.

GENERAL LIABILITY

Bodily Injury Limit - $2,000,000

Property Damage Limit - $2,000,000

Excess umbrella policy Limit - $3,000,000

Occurrence Coverage - Yes

Including Products and Completed Operations Coverage - Yes

Additional Insured Endorsement - Yes

Primary and Noncontributory Endorsement - Yes

Waiver of Subrogation Endorsement - Yes

Automobile Liability

AUTOMOBILE LIABILITY

Per Accident/Per Person Limit - $1,000,000

Insuring Owned, Hired and Non-owned - Yes

Note: If no owned automobiles, need hired & non-owned liability.

Workers Compensation

WORKERS COMPENSATION

Coverage A - Limit Statutory

Coverage B - Limit $1,000,000

Waiver of Subrogation – Yes

Property/Builders Risk

PROPERTY/BUILDERS RISK

Contractor Property - Yes

Builder’s Risk – Cost of the Work (Minimum)

Other Provisions

OTHER PROVISIONS

Minimum A.M. Best’s Rating - A- VII

Maximum Deductible - $10,000

Advanced Notice of Cancellation - 30 Days

A.M. Best’s Rating - A- VII

Page - 45 - of 72


CERTIFICATE HOLDER:



Suite 500

411 East Wisconsin Avenue

Milwaukee, WI 53202

ADDITIONAL INSUREDS:

Additional insureds on a primary and non-contributory basis shall include:

Middleton Milwaukee Investors LLC, Middleton Management Company, Inland Companies Inc., d/b/a Collies International,

Morgan Stanley Bank, N.A. ISAOMA, ATIMA, Morgan Stanley Bank, N.A. ISAOA, ATIMA c/o Wells Fargo Bank, N.A., as

servicer and shall include and shall include a waiver of subrogation in favor of such additional insured. All endorsements

are attached.

All insurance certificates should be sent to:



411 East Wisconsin Avenue

Suite 500

Milwaukee, WI 53202

Fax # (414) 347-1116

Email to: [email protected]


Page - 46 - of 72


CONSTRUCTION GUIDELINES & SPECIFICATIONS Unless otherwise provided by architectural plans and specifications, General Contractors, sub-contractors, vendors

and suppliers should follow these guidelines. You should contact Building Management whenever you have a

question or require clarification regarding a construction project at 411 East Wisconsin Center.

VENTILATION

HVAC Supply Grills…………………………………………….Krueger-PLQ Series or equal.

Coordinate new locations with electrical and fire protection sub-contractors and the Chief Engineer.

HVAC Return Grills……………………………………. ………Metal Aire Model 7600-R-9.

Coordinate new locations with electrical and fire protection sub-contractors and the Chief Engineer.

Cooling only VAV Box: Trane VCCF ENON or Price SDV5

Thermostats (pneumatic replacements). …………Johnson Controls Model T4002-201 cooling only

…………………………………………...……….Johnson Controls Model T4506-201 heating

Thermostats covers……………………………….Johnson Controls color by architect, no window & no logo.

NOTE: DDC Controls: new transformer panel box by JCI; Part # 0 2075 0200

Other Recommendations:

Conference rooms and kitchens will have separate VAV boxes and exhaust fans.

Rooms with high heat loads need separate VAV box and possibly a plenum exhaust fan.

Management/Facility Operations shall review final stat locations; rooms with floor to deck walls should have

return air openings with sound boots.

FLOOR/CEILING

General Contractor must submit for approval, a floor plan to Building Management and/or Owner’s structural

engineer, showing all cores and indicating location and diameter of each core.

Floor consists of 12”-15” pre-stressed precast planks with 2”-4” of concrete topping

Floor loading typical floor

…………………………………..Dead Load 30 P.S.F.

…...……………………………...Live Load 50 P.S.F.

Floors 12-16, 18, and 19

…………………………………..Dead Load 30 P.S.F.

…………………………………..Live Load 100 P.S.F.

Mechanical areas………………..Live Load 100 P.S.F.

Roof……………………………..Live Load 50 P.S.F.

Ceiling tile (Existing/Re-use) 2x2 Armstrong Fine Fissured #1758. Unless otherwise specified, ceiling

grid shall be Chicago Metallic/Rockfon 3500/4500 Series or equivalent in white.

NEW CONSTRUCTION – Armstrong Supra Fine BP 7500 White – See Page 42

HARDWARE

All door hardware shall be Schlage D-Series (key in lever, heavy duty) Lever Handle. All door hardware shall

be “Sparta” style with finish No. 618 (Oil Rubbed Bronze) unless otherwise specified. Lock cylinders shall

be 6 Pin (F) tumblers. Entrance doors will have a two-hour fire rating.

Page - 47 - of 72


Exhibit “A” TENANT PROJECT AUTHORIZATION

*Before any Tenant Project is started at 411 EWC, the following form (at General Manager’s discretion) may

need to be completed, and approved by Building Management.

Submit To: Middleton Milwaukee Investors LLC


411 East Wisconsin Avenue, Suite #500

Phone: 414-347-0411 Fax: 414-347-1116

Date of work: ______________________ to _________________________________________

Tenant/Floor work is to be done on:

Please describe in detail the work to be performed at (Insert Building Name):

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

General Contractor:

Name:

Phone Number:

Alternate Number:

Cell Phone Number:

List all Sub-Contractors:

______________________________________________________________________________

Space Plans Submitted:

Certificates of Insurance Submitted for all contractors:

Authorizing Tenant Contact:

Title:

Department:

Signature:

BUILDING MANAGEMENT’S SIGNATURE:

___________________________________________

Page - 48 - of 72


Exhibit “B”

CONSTRUCTION APPROVAL

*Before any non-tenant work is done at 411 EWC, the following form (at property manager’s discretion) may

need to be completed, and approved by Building Management.




Phone: 414-347-0411 Fax: 414-347-1116

Contractor: ____________________________________________________________________

Date of work: ______________________ to _________________________________________

Tenant/Floor work is to be done on: ________________________________________________

Freight Elevator Usage: __________________________________________________________

_______________________________________________________________________________________

_____________________________________________________________________

Please describe in detail the work to be performed at 411 East Wisconsin Center:

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

__________________________________________

List all employees that will need access to the building:

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

___________________________________________________

Supervisor in charge of this project:

Name:

Phone Number:

Alternate Number:

Cell Phone Number:

Authorizing Tenant Contact:

Title:

Department:

Signature:


__________________________________________

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Exhibit “C”

AFTER HOURS DELIVERY AND DUMPSTER APPROVAL

*Before any after hour deliveries are scheduled at 411 EWC, the following form may need to be completed,

and approved by the General Manager.




Phone: 414-347-0411 Fax: 414-347-1116

Contractor: ____________________________________________________________________

Date of work: ______________________ to _________________________________________

Tenant: _______________________________________________________________________

Floor accepting delivery: _________________________________________________________

Freight Elevator Usage:

o Date: ___________________________________________________________________

o Time: __________________________________________________________________

Dumpster Needed: Yes No

Please describe in detail the contents of the delivery:

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

__________________________________________

Authorizing Tenant Contact: ______________________________________________________

Title: ________________________________________________________________

Phone: ___________________________Cell ________________________________

Department: __________________________________________________________

Signature: ____________________________________________________________


__________________________________________

Page - 50 - of 72


Exhibit “D”

Freight/Dumpster Charges* 411 East Wisconsin Center

RUBBISH REMOVAL

15 Yard Container $455.00



*Freight/Dumpster charges are subject to change without notice.

Page - 51 - of 72


Exhibit “E”

HOT WORK POLICY:

I. PURPOSE

The purpose of the 411 East Wisconsin Center Hot Work policy is to protect personnel and property from a

fire caused by hot work. The 411 Hot Work policy defines the responsibilities and requirements for performing

hot work and establishes controls through the use of a hot work permit.

This policy establishes the means to assess the work area and the planned hot work activity to ensure

sufficient and necessary controls are in place to prevent a fire. Hot work will only be performed in

areas that are or have been made fire safe. Where fire prevention precautions, such as a fire

suppression system or a fire or smoke detection system are not sufficient, a fire watch person shall be

assigned to monitor the area for fire, as needed.

II. AUTHORITY

The Code of Federal Regulations (CFR)

The codification of final rules published by the executive departments and agencies of the

Federal Government. Each volume is updated once each calendar year.

OSHA Title 29 of the CONFIRM – 1910.252-255, the Department of Labor's section of the

Code of Federal Regulations.

III. SCOPE

This policy applies to all hot work performed on 411 East Wisconsin Center property, including work

performed by 411 staff, employees and external contractors. Hot work includes any temporary operation,

scheduled or emergency, indoor or outdoor, involving open flames or producing heat and/or sparks. Examples

of hot work include torch cutting, welding, soldering, brazing, grinding. Permanent areas which are designated

areas for long term or permanent performance of hot work, such as a maintenance shop or a detached outside

location are not considered hot work as defined above. Hot work is any work that involves burning, welding,

using fire- or spark-producing tools, or that produces a source of ignition. Welding and cutting operations are

common to drilling and servicing operations. Test for flammable gases in the work area before starting any

hot work.

A hot work permit is not required for:

A. Operations performed that do not generate sufficient heat or sparks to be considered a

significant source of ignition to surrounding combustibles;

B. Operations performed in permanent areas, which are designated areas for long term or

permanent performance of hot work, such as a maintenance shop or a detached outside

location;

Permanent areas where welding, torching, or cutting will be performed must have the following

conditions to be exempt from this policy:

area constructed of noncombustible or fire resistive material

essentially free of combustible and flammable content

suitably segregated from adjacent areas

Page - 52 - of 72


equipped with a suitable exhaust system capable of removing the fumes and spent gases

associated with Hot Work;

IV. RESPONSIBILITIES

A. Operations Manager

The Operations Manager is responsible for:

overseeing the Hot Work Policy to provide for regulatory compliance

assisting in evaluating specific work to determine if potential hot work exists

inspecting and approving the job site for hot work, as needed

prescribing any additional personal protective equipment (PPE) beyond the minimum

required PPE

maintaining copies of hot work permits for one year.

B. Authorized Person

An Authorized Person, as designated by the Building Owner (Middleton Milwaukee Investors

LLC) or Building Manager, shall be responsible for ensuring compliance with this policy. The

applicable Operations Manager will be the Authorized Person for contracted work. The

authorized person shall have sufficient technical knowledge, training and practical experience in

the hot work processes and their associated hazards. The authorized person is responsible for:

ensuring hot work is identified and performed in accordance with this policy

performing a hazard assessment of the scheduled hot work and the work area, as needed,

to establish controls and fire watch requirements (see precautions &requirements section

below)

notifying the Operations Manager of scheduled Hot Work

obtaining any alarm system bypass that may be necessary and ensuring such alarm

system is reactivated upon completion of hot work

making sure that persons who will perform hot work have read and understand the Hot

Work Policy

assuring that persons who will perform hot work have demonstrated competency in

the use of hot work equipment and are trained in performing hot work

ensuring that high energy sources are isolated as needed in accordance with the Lockout/tag

out policy

approving hot work permits

submitting a copy of the permit to the Operations Manager.

C. Hot Work Employee

The Contractor/Worker who is performing the hot work is responsible for:

completing classroom hot work training to the requirements of this policy

performing hot work in accordance with the requirements of this policy

being familiar with the facility and how to sound an alarm in the event of a fire

filling out the work area preparation section of the hot work permit

making the work area fire safe and verifying on the permit that work can start

insuring the required safety precautions per the hot work permit are followed.

D. Fire Watch

Page - 53 - of 72


The Fire Watch, which simultaneously can be the Contractor/Worker, is responsible for:

being alert to all conditions that may directly involve the safety of the cutter or welder and

observing the cutter or welder for sparks, flame, or slag that lands on clothing or

protective equipment

being trained to the requirements of this policy

having the appropriate fire extinguishing readily available

being familiar with the facility and how to sound an alarm in the event of a fire

extinguishing a fire and/or sounding the fire alarm

calling 911 emergency and 411 East Wisconsin Center Security Dept. at 414-223-1555 as

needed

completing the Closeout section of the permit.

V. PRECAUTIONS AND REQUIREMENTS

A hot work permit must be completed prior to initiating hot work and posted at the work

area. The work process shall include (1) an assessment of the facility condition, (2)

preparation of the work area, (3) hot work activity, (4) closeout.

Hot work must be approved by the Authorized Person. For externally contracted work

the applicable Operations Manager is the Authorized Person.

Hot Work is permitted only in areas that are or have been made fire safe.

Hot Work equipment shall be in good working condition and fully inspected.

The Authorized Person shall perform a hazard assessment of the scheduled hot work and

the work area where the following conditions exist:

fire suppression system is not operable or does not exist

fire/smoke detection system is localized only or does not exist

special potential hazards such as work in a confined area, attic, or crawlspace in

which an increased fire risk may exist

This hazard assessment includes the identification on the permit any special precautions

and controls and the fire watch requirements, which will be at least 60 minutes after

completion and may include periodic checks for 2 or 3 hours.

The floor around the area where the hot work is to be performed shall be swept clean and

clear of debris for a radius of 35 feet.

Combustibles shall be adequately protected or shielded, using flameproof materials. For

torch cutting or welding, combustibles shall be relocated at least 35 feet horizontally from

the work area. The edges of covers at the floor shall be tight to prevent sparks from going

under the covers.

Openings or cracks in walls, floors, or ducts within 35 feet of the Site shall be tightly

covered to prevent the passage of sparks to adjacent areas.

When torch cutting or welding is performed near combustible partitions or ceilings, fire

resistant guards shall be provided to prevent ignition.

Welding shall not be attempted on a metal partition, wall, ceiling, or roof having a

combustible covering. Oil-based paints and epoxies shall be no closer than three feet in

any direction.

Fully charged and operable fire extinguishers shall be available in the hot work area. The

use of wall-mounted fire extinguishers, provided in the facility, is prohibited. Available

Page - 54 - of 72


portable fire extinguishers shall include as a minimum, one 4A:40B:C rated extinguisher

within 40 feet of the activity.

Special precautions shall be taken to avoid accidental operation of automatic fire

detection or suppression systems. If the possibility exists that automatic fire detection or

suppression systems will be activated as a result of the work activities, then the automatic

fire detection or suppression systems shall be isolated from the detectors located in the

immediate area.

Nearby personnel shall be relocated or suitably protected from heat, sparks, slag, arc

flashing, and infrared or ultraviolet radiation.

The Hot Work permit is valid for only one day unless otherwise approved by the

Operations Manager.

Page - 55 - of 72


Hot Work Policy PERMIT

411 East Wisconsin Center


Colliers International

August – 2014

Name of Contractor/Worker: ________________________ Building/Location: _____________________

Authorized person: _________________________ Phone: ____________ Date of Issue: ____________

Description of work: ____________________________________________________________________

Facility / Area Conditions (completed by the Authorized Person)

Is a fire suppression system (sprinklers) in place? (Yes / No)

Is an alarm detection system in place? (Yes / No)

Can the area be made fire safe with no special considerations? (Yes / No)

Describe special precautions to be implemented and fire watch requirements if any answer is negative.

Mark NA if not applicable.

____________________________________________________________________________________

____________________________________________________________________________________

411 Oper. Manager notified: ___________ Signature of Authorized Person: _______________________

Work Area Preparation (completed by Contractor/Worker)

□ Fire suppression sprinklers, fire hoses, or fire extinguishers available and operable

□ Smoke/fire detectors/alarms in immediate area temporarily disabled

□ No combustible and flammable materials within 35 ft. or protected with covers or guards

□ Adequate mechanical or natural ventilation provided

□ Floors swept, debris cleared, cracks or holes in floors, walls covered

□ Area barricaded from building occupants

□ Hazards from energized electrical equipment properly controlled, i.e. properly grounded

□ Personnel trained on the use of equipment and how to sound alarm

□Appropriate fire extinguisher certified for use and available

□ Required PPE: safety glasses, flame resistant coveralls, flame resistant gloves, safety shoes

Comments for unchecked items: __________________________________________________________

_____________________________________________________________________________________

_____________________________________________________________________________________

Page - 56 - of 72


Permit approval

Authorized Person Signature: __________________________________ Date: ____________________

Closeout

Completion of work (initial and time, mark NA if not applicable)

Work area cleaned and inspected ______ Time _____ Alarms/detectors reactivated ______ time______

Fire Watch _______ Time _______ Fire Watch ______ Time _______ Fire Watch _______ Time _______

Print Name: __________________________________ Date & time closed: _______________________

Signature: ____________________________________________________________________________

Page - 57 - of 72


Exhibit “F”

LEED EB: O&M - IEQC1.1: INDOOR AIR QUALITY (IAQ) MANAGEMENT PROGRAM: PAINTING PROTOCOL

411 E. WISCONSIN

LAST UPDATED: DECEMBER 28, 2015

GOALS The goal of the Painting Protocol is to bolster the Indoor Air Quality (IAQ) Management Program implemented

at the building and to maintain good IAQ while minimizing the negative environmental and health impacts

of indoor air pollutants introduced by paint during facility alterations and additions.(this is a test)

SCOPE The scope of this Painting Protocol pertains only to facility alterations and additions under control of facility

management at 411 E. Wisconsin.

RESPONSIBLE PARTY The Chief Engineer is responsible for developing and managing the implementation of the Painting Protocol

with the support of the property’s assigned IAQ Manager. In house personnel and contractors responsible for

purchasing painting materials for facility alterations or additions must follow the Protocol and shall carry out

their tasks according to their contracts and report all relevant activities to the aforementioned parties. To

ensure an effective and coordinated effort, the building staff responsible for overseeing the Protocol shall

review and approve all proposed activities and subsequent paint materials prior to the start of construction

and installation.

GUIDANCE FOR RESOURCES AND IMPLEMENTATION: As facility alterations or additions occur, the IAQ Management Program will be communicated to the

contractors and/or in-house staff that will be conducting those activities.

In addition to the IAQ Management Program, the painting protocol shall be added to the building’s

Standard Operating Procedures and shall be consistently followed, managed, and audited.

Participation in the Indoor Air Quality Management Program and thorough reading of this Painting

Protocol is required for all contractors and staff persons.

Page - 58 - of 72


RECOMMENDED RESOURCES FOR VENDORS AND BUILDING PERSONNEL: SMACNA IAQ Guidelines for Occupied Buildings Under Construction, second addition, November 2007, Chapter 3

https://www.smacna.org/

Green Seal database: Find Green Products & Services

http://www.greenseal.org/FindGreenSealProductsandServices.aspx?vid=ViewProductDetail&cid=10

GS-11 Green Seal Standard for Paints and Coatings, Third Edition

http://www.greenseal.org/Portals/0/Documents/Standards/GS-11/GS-

11_Paints_and_Coatings_Standard.pdf

PROCEDURES AND STRATEGIES Use low-VOC, fast-drying paints where feasible.

Architectural paints must not exceed the VOC and chemical component limits established in Green

Seal Standard GS-11. At least 50% of all paint purchases for facility alterations and additions must meet

these criteria.

All painting must be completed during building unoccupied hours. Exceptions may be granted by

facility management upon request.

Lids must be kept on paint containers when not in use.

PERFORMANCE METRICS Performance for this policy will be measured by the percentage of Green Seal GS-11 certified paint

purchased for individual construction projects at 411 E. Wisconsin and associated grounds. Percentages will

be based on total purchases of applicable material on a cost basis. Documentation of all paint purchases

must also be maintained on an annual basis.

QUALITY ASSURANCE/QUALITY CONTROL PROCESSES A sustainable purchasing policy for construction materials and the continued use of low-emitting paint

has been implemented and shall be followed. Please reference the building’s applicable LEED MRp1

– Sustainable Purchasing Policy.

The dollar amount of purchases in this category of products that are compliant with the environmental

criteria shall be tracked and measured against all purchases of paint products for each individual

facility alteration or addition at 411 E. Wisconsin

An MSDS and listing of each paint product used on construction projects shall be collected and

maintained and should include each product’s manufacturer’s name, product name, specific VOC

data (in g/L, less water), and the corresponding allowable VOC per Green Seal GS-11.

Provide maintenance personnel with information about original paint products and materials to aid in

color matching.

411 E. Wisconsin’s IAQ Manager shall regularly communicate with all contractors and operational staff,

and conduct regular evaluations to ensure that the Protocol is in place and being followed as

intended.

http://www.smacna.org/

http://www.greenseal.org/FindGreenSealProductsandServices.aspx?vid=ViewProductDetail&cid=10

http://www.greenseal.org/Portals/0/Documents/Standards/GS-11/GS-11_Paints_and_Coatings_Standard.pdf

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TIME PERIOD This protocol will be put in place for the life of the building beginning June 1, 2015 and receive updates annually

to maintain a high standard in environmental policy. This protocol will be revised as necessary to continue to

meet or exceed the LEED EB: O&M requirements.

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Exhibit “G”

LEED EB: O&M - IEQC1.1: IAQ MANAGEMENT PROGRAM: SHIPPING & RECEIVING

PROTOCOL 411 E. WISCONSIN

LAST UPDATED: DECEMBER 28, 2015

GOALS Emissions from shipping and receiving vehicles contain nitrogen oxide, particulate matter, carbon monoxide

and volatile organic compounds (VOCs) which are serious health hazards and are a major source of air

pollution. These pollutants have been linked to serious illnesses including asthma, heart disease, chronic

bronchitis and cancer. The goal of the Shipping & Receiving Protocol is to bolster the Indoor Air Quality

(IAQ) Management Program at 411 East Wisconsin Center and to maintain good IAQ while minimizing the

negative health impacts of contaminants introduced to the indoor environment by shipping and receiving

vehicles servicing the project building.

SCOPE The scope of this Shipping and Receiving Protocol aims at preventing dangerous vehicle exhaust from

entering the building, and pertains to only those activities under direct control of facility management at 411

East Wisconsin Center.

RESPONSIBLE PARTY The Chief Engineer is responsible for developing and managing the implementation of the Shipping and

Receiving Protocol with the support of the property’s assigned IAQ Manager. In house personnel and all

outside vendors must follow the Protocol and shall carry out their tasks according to their contracts and report

all relevant activities to the aforementioned parties. To ensure an effective and coordinated effort, the

building staff responsible for overseeing the IAQ Management Program shall inform all security and loading

dock personnel of the Shipping and Receiving Protocol and shall enforce the Program as is necessary.

GUIDANCE FOR RESOURCES AND IMPLEMENTATION: In addition to the IAQ Management Program, the shipping and receiving protocol shall be added to

the building’s Standard Operating Procedures and shall be consistently followed, managed, and

audited.

Participation in the Indoor Air Quality Management Program and thorough understanding of this

Shipping and Receiving Protocol is required for all loading dock and building security staff persons.

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RECOMMENDED RESOURCES: IAQ Building Education and Assessment Model (I-BEAM) - Loading Dock Protocols for IAQ

http://www.epa.gov/iaq/largebldgs/i-beam/visual_reference/chapter_1.html

Environmental Defense Fund - Attention Drivers! Turn Off Your Idling Engines

http://www.edf.org/transportation/reports/idling

Whole Building Design Guide - Loading Dock

http://www.wbdg.org/design/loading_dock.php

PROCEDURES AND STRATEGIES Idling vehicles are prohibited at the loading dock and within 25 feet of outside air intakes.

The ban shall be enforced by 24/7 Security at the Building loading dock.

The receiving area is pressurized relative to the outside to insure that contaminants from the loading

area do not enter the building; pressurized vestibules and air locks will be utilized if necessary.

A carbon monoxide alarm shall be installed and tested regularly.

Adequate ventilation is ensured to remove carbon monoxide even when doors and windows are shut.

PERFORMANCE METRICS Performance for this policy will be measured by the general success of the Indoor Air Quality Management

Program and will be measured by results of the IAQ Audit per the LEED-EB: O&M requirements for IEQc1.1 IAQ

Best Management Practices - IAQ Management Program. Success of the Program will be based on IAQ

related issues and complaints reported by building occupants. Occurrences of idling vehicles found in

loading and receiving areas will be logged and reviewed monthly.

QUALITY ASSURANCE/QUALITY CONTROL PROCESSES: Delivery company drivers and supervisors shall be notified of the Management Program and Shipping

and Receiving Protocol and must adhere to the policy.

Pressure relationships and compliance with the Protocol at shipping and receiving areas shall be

periodically checked.

411 E. Wisconsin’s IAQ Manager shall regularly communicate with all personnel and operational staff,

and conduct regular evaluations to ensure that the Protocol is in place and being followed as

intended.

TIME PERIOD This protocol will be put in place for the life of the building beginning June 1, 2015 receiving updates yearly to

maintain a high standard in environmental policy. This protocol will be revised as necessary to continue to


http://www.epa.gov/iaq/largebldgs/i-beam/visual_reference/chapter_1.html

http://www.edf.org/transportation/reports/idling

http://www.wbdg.org/design/loading_dock.php

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Exhibit “H”

LEED EB: O&M - IEQP3 AND IEQC3.1: GREEN CLEANING POLICY & HIGH PERFORMANCE

CLEANING PROGRAM

411 E. WISCONSIN LAST UPDATED: DECEMBER 28, 2015

GOALS The Green Cleaning Policy and High Performance Cleaning Program Plan addresses the employment of

green cleaning products, sustainable cleaning equipment, and other environmental best practices to

effectively maintain a satisfactory standard of disinfection and cleanliness at 411 East Wisconsin Center while

protecting both the environment and the health of people in that environment.

SCOPE 411 East Wisconsin Center is committed to implementing this Green Cleaning Policy and Plan throughout the

entire building including all occupied areas and is applicable to the work directly under control of the

property management company: Riverview Realty Management. Only vendors complying with the Green

Cleaning Policy and the High Performance Cleaning Program will be contracted to work on site. Specifically

the Policy and Plan addresses the following:

The purchase of sustainable cleaning materials, janitorial products, and hard floor and carpet care

products meeting the criteria outlined in IEQ Credit 3.3 Green Cleaning – Purchase of Sustainable

Cleaning Products and Materials.

The procurement of sustainable cleaning equipment (when current equipment has reached its end of

life) that complies with sustainability criteria outlined in IEQ Credit 3.4 Green Cleaning – Sustainable

Cleaning Equipment.

The establishment of standard operating procedures for effective floor cleaning.

The development of guidelines to address the safe dispensing, handling and storage of cleaning

chemicals used in the building, including a plan for managing hazardous spills or mishandling incidents.

The procedures for use of chemical concentrates and dilution systems.

The documentation of a staffing plan and the requirements for training of maintenance and cleaning

personnel appropriate to the needs of the building.

The promotion of improved hand hygiene.

The collection of occupant feedback and how to address the feedback.

Additional strategies for reducing usage of janitorial paper products and other materials.

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RESPONSIBLE PARTIES The Assistant Property Manager is responsible for the overall implementation of this Green Cleaning

Policy and Plan, communicating regularly with all service providers, and performing quality control

checks throughout 411 East Wisconsin Center.

The janitorial contractor, ABM Janitorial Services, is responsible for purchasing and tracking sustainable

cleaning chemicals and equipment for use at 411 East Wisconsin Center and is responsible for the

documentation of staff training, standard operating procedures, and the building staffing plan.

The Assistant Property Manager is responsible for tracking purchases of sustainable cleaning products

and paper products by Colliers International and any building staff.

PROCEDURES & STRATEGIES

SUSTAINABLE PURCHASING

Purchasing of sustainable cleaning products and equipment at 411 East Wisconsin Center shall be

purchased according to the following guidelines:

Paper Products and Trash Bags Disposable janitorial paper products and trash bags should meet the minimum requirements of one or more

of the following standards:

U.S. EPA Comprehensive Procurement Guidelines for Janitorial Paper and Plastic Trash Can Liners

Green Seal GS-09 for paper towels and napkins

Green Seal GS-01 for tissue paper

UL 175 for Sanitary Paper Products (Formerly Environmental Choice CCD-082) for toilet tissue

UL 175 for Sanitary Paper Products (Formerly Environmental Choice CCD-086) for hand towels

Janitorial paper products derived from rapidly renewable resources or made from tree-free fiber

CLEANING CHEMICALS

Cleaning products should meet one or more of the following:

Green Seal 37 for general purpose, bathroom, glass and carpet cleaners used for industrial purposes.

UL 2792 Biologically-based Cleaning and Degreasing Compounds (Formerly Environmental Choice

CCD-110) for cleaning and degreasing

UL 2759 Hardsurface Cleaners (Formerly Environmental Choice CCD-146) for hard surface cleaners

UL 2795 Carpet and Upholstery Cleaners (Formerly Environmental Choice CCD-148) for carpet and

upholstery care

Disinfectants, polishes, strippers and products not addressed above should meet one or more of the

following guidelines:

UL 2798 Biological Digestion Additives for Cleaning and Odor Control ( Formerly Environmental Choice

CCD-112) for digestion additives used for cleaning or odor control

UL 2791 Drain and/or Grease Trap Additives - Alternative (Formerly Environmental Choice CCD-113) for

drain and grease trap additives

UL 2796 Odor Control Additives (Formerly Environmental Choice CCD-115) for odor control additives

UL 2777 Hard Floor Care Products (Formerly Environmental Choice CCD-147 for hard floor care)

Green Seal GS-40 for industrial and institutional floor care products

California Code of Regulations maximum allowable VOC levels for specific category

HAND SOAP

All restrooms shall carry hand soaps as outlined below to promote good hand hygiene with limited impact

on the environment. Hand soaps shall meet one or more of the following:

http://www.comm-2000.com/ProductDetail.aspx?UniqueKey=23384




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No antimicrobial agents (other than as a preservative) expect where required by health codes and

other regulations

Green Seal GS-41 for industrial and institutional hand cleaners

UL 2784 Hand Cleaners (Formerly Environmental Choice CCD-104) for hand cleaners and hand soaps

MICRO-FIBER RAGS

411 East Wisconsin Center uses high performance micro-fiber rags. The rags are color-coded based on the

items that will be cleaned:

Pink for water closets, urinals and commodes

Blue for all glass and mirrors

Green for all heavy duty cleaning

Yellow for dusting

This system ensures that there are no cross contamination of restrooms and office spaces.

ABM Janitorial Services must ensure a quality control of inventory and if the inventory diminishes they

will be responsible to replace it.

PERFORMANCE METRIC & GOAL The practices/products listed above shall be implemented and tracked with a target goal of 30% for total

annual purchases of products complying, based on cost. The Assistant Property Manager is responsible for

tracking all purchases of sustainable cleaning products and paper products by the building staff and

cleaning staff. The Material Safety Data Sheets for each type of cleaning product purchased for use in the

building must be acquired. Quality control checks will be used to ensure Policy is in place and functioning

as intended.

CLEANING EQUIPMENT

Performance Metric & Goal: 20%, by count, of all the cleaning equipment servicing 411 East Wisconsin

Center must meet one or more of the specified sustainability criteria listed above. Complete adoption of

sustainability requirements will be implemented for all new equipment purchased at the property.

At the end of current equipment life cycle, all cleaning operations equipment will be replaced with

equipment that maximizes effective reduction of building contaminants while also minimizing

environmental impact.

All new equipment acquisitions should comply with the requirements of IEQc3.4: Green Cleaning,

Sustainable Cleaning Equipment:

o Vacuum cleaners should be certified by the Carpet & Rug Institute “Green Label” Testing

Program- Vacuum Cleaner Criteria and operate with a sound level of less than 70dBA.

o Carpet extraction equipment used for restorative deep cleaning should be certified by the

Carpet and Rug Institute’s “Seal of Approval” Testing Program for Certified Deep Cleaning

Extractors.

o Powered Floor maintenance equipment including electric and battery powered floor buffers

and furnishers should be equipped with vacuums, guards and/or other devices for capturing

fine particulates, and shall operate with a sound level less than 70dBA.

o Propane-powered floor equipment should have high-efficiency, low emissions engines with

catalytic converter/muffler which meet the California Air Resources Board (CARB)/EPA

standards for the specific engine size, and operate with a sound level less than 90dBA.

o Automated scrubbing machines should be equipped with variable-speed feed pumps and on-

board chemical metering to optimize the use of cleaning fluids.

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o Battery-powered equipment should be equipped with environmentally preferable gel

batteries.

o Powered equipment should be ergonomically designed to minimize vibration, noise and user

fatigue.

o Equipment should be designed to reduce potential damage to building surfaces by using

safeguards such as rollers or rubber bumpers.

A log for all powered cleaning equipment must be kept that documents the date of purchase and all

repair/maintenance activities. Equipment specifications sheets must be kept on file for all equipment

used within the property.

STANDARD OPERATING PROCEDURES

An effective cleaning and hard floor and carpet maintenance system shall be consistently utilized,

managed and audited. Floor-care maintenance shall consistently be performed according to written

protocols, without exception. Quality control checks will be used to ensure 100% adoption. For all carpeted

services a CRI Certified HEPA-Vacuum is required. For all hard floor surfaces a procedure has been put in

place that requires cleaning personnel to dust mop all floors then wet mop with the approved color coded

Micro Fiber mop system. Such cleaning and maintenance includes: regular audit procedures conducted to

ensure a high-performance cleaning program and preventive maintenance programs to ensure the

maximum longevity of the building, floors, carpets, FF&E, etc.

CHEMICAL CONCENTRATES & STORAGE

Performance Metric & Goal: Protocols directing safe handling and storage of cleaning chemicals are to be

wholly adopted. Quality control checks will be used to ensure 100% adoption.

Whenever practical and available, dilution systems for chemicals will be used to minimize exposure risk

to building staff and occupants and reduce chemical use wherever possible.

All cleaning chemicals will be stored according to manufacturer’s recommendations, preferably in an

isolated closet that maintains a negative pressure via an exhaust system ducted to the exterior or in

an approved chemical storage cabinet.

o Acceptable storage locations at 411 East Wisconsin Center:

Main chemical storage room located in the sub-basement (3 locations) of the building.

Any cleaning chemical spills will be handled according to the manufacturer’s recommendations.

o All incidents and actions taken for cleanup must be reported to Susan Ertel, Assistant Property

Manager.

o If any foreign chemicals are spilled, that the cleaning contractor is not using, then the property

management office will call the regional vendor for hazardous clean-ups.

STAFFING PLAN

Performance Metric & Goal: The cleaning company (ABM Janitorial Services) will provide a staffing plan and

organizational chart showing the cleaning objectives within 411 East Wisconsin Center and minimum staffing

requirements are met 100% of the time.

The cleaning company (ABM Janitorial Services) will maintain sufficient staff to effectively clean and

maintain the facilities at 411 East Wisconsin Center.

Factors such as occupancy rates and seasonal variations will be taken into account when adjusting

the staffing plan.

TRAINING

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Performance Metric & Goal: All cleaning personnel will receive annual training and vendors and contractors

will supply evidence of training prior to contract award or renewal.

All new cleaning personnel will be thoroughly trained on the equipment, chemicals and procedures

prior to their appointment to 411 East Wisconsin Center and ABM Janitorial Services will provide a letter

of confirmation 411 East Wisconsin Center that training has occurred.

ABM Janitorial Services will ensure that every employee fully understands the SOPs of 411 East Wisconsin

Center and will conduct annual on-site training with staff to ensure full compliance.

Personnel will be trained in the hazards, use, maintenance, disposal and recycling of cleaning

chemicals, dispensing equipment and packaging.

Training must encompass the following:

o Safety: Creating the safest work environment for the procedures

o Tools: Having the right tools available for the procedures

o Execution: Ensuring the correct procedures are utilized the first time to get the job done

o Inspection: Follow-up to be sure the work is completed properly

REDUCED USAGE OF PAPER PRODUCTS AND OTHER STRATEGIES

Performance Metric & Goal: The practices/products listed above shall be implemented and tracked with a

target goal of 30% for total annual purchases of products complying, based on cost. Complete adoption of

these additional sustainability strategies will be implemented for all new dispensers purchased at the

property.

Paper towel dispensers are employed that limit the amount of paper being dispensed.

Product dispensers will hold 2 rolls, which will help eliminate waste by preventing custodians from

having to replace partial rolls that could run out prior to restocking.

Coreless rolls of paper products will be purchased and installed, which reduces packaging/

manufacturing waste.

Hands-free dispensers are in use in the building eliminating levers and cranks which helps reduce

exposure to pathogenic organisms.

HAND HYGIENE Hand soaps will be identified and carried which do not contain antimicrobial agents to promote good hand

hygiene. Building staff will be educated about proper hand cleaning and occupants may be provided with

hand sanitizers. Protocols promoting hand hygiene shall be adopted 100% of the time.

VULNERABLE OCCUPANTS To protect vulnerable building occupants, such as pregnant women, children, asthmatics, and elderly

occupants, individuals with allergies and highly sensitive individuals:

Cleaning at 411 East Wisconsin Center should use only low/no VOC cleaning products

Routine cleaning and floor restoration activities shall be performed after working hours when the

majority of occupants have left the building.

The staff shall limit the number of cleaning chemicals used in the building.

411 East Wisconsin Center shall maintain a high level of cleanliness thus minimizing the presence of

irritants.

OCCUPANT FEEDBACK All questions, comments, and feedback about Green Cleaning Policies, environmental quality, and

continuous improvement to evaluate new technologies, procedures, and processes within the building are

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handled by issuing tenant surveys. All tenant contacts have access to the tenant Survey through Monkey

Survey. This system reduces response time and increases efficiency and effectiveness by routing such

feedback from Monkey Survey directly to Assistant Property Manager, via e-mail. Occupants are able to

monitor the progress of their feedback. Also surveys are conducted on an 18-month schedule to solicit

tenant opinion about any continuous or newly implemented technologies, initiatives, or processes.

GUIDANCE FOR RESOURCES AND IMPLEMENTATION Prior to the implementation of this Policy and Program Plan, Assistant Property Manager met with the

vendors responsible for cleaning services being provided to 411 East Wisconsin Center to educate

them and obtain their buy-in on conforming to this Policy and Plan and utilizing acceptable sustainable

cleaning practices.

All vendors are expected to utilize cleaning chemicals that meet requirements of IEQc3.3 according

to the LEED rating system for Existing Buildings: Operation & Maintenance version 2009 and should refer

to the Green Building Operations and Maintenance Reference Guide for guidance.

All cleaning personnel shall receive regular training. Vendors shall supply evidence of compliance with

training requirements prior to contract award or renewal.

Standard Operating Procedures have been established and address how the Green Cleaning Policy

and High Performance Cleaning Program Plan will be consistently followed, managed, and audited.

Participation and thorough reading of the High Performance Cleaning Program Plan is required for all

vendors and staff persons.

OTHER RECOMMENDED RESOURCES FOR VENDORS: www.greenseal.org

www.ul.com/el

http://www.arb.ca.gov/consprod/regs/regs.htm

http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm

QUALITY ASSURANCE/QUALITY CONTROL PROCESSES The Assistant Property Manager shall review all staff training and purchasing records submitted by the

vendors to ensure compliance with environmentally preferred methods.

The Material Safety Data Sheets for each type of cleaning product purchased for use in the building

must be acquired.

The Assistant Property Manager shall regularly communicate with all contractors and vendors, and

conduct regular quality checks and evaluations to ensure that the Policy and Program Plan is in place

and functioning as intended and that sustainable performance persists over time.

TIME PERIOD This Policy and Plan was put into place as of June 1, 2015 and will receive annual updates to maintain a high

standard in environmental policy. This policy will be revised as necessary to continue to meet or exceed the

LEED EB: O&M requirements.

http://www.greenseal.org/

http://www.ul.com/el

http://www.arb.ca.gov/consprod/regs/regs.htm

http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm

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Exhibit “I”

LEED EB: O&M - MRP2: SOLID WASTE MANAGEMENT POLICY 411 E. WISCONSIN

LAST UPDATED: MAY 4, 2015

SCOPE Colliers International is committed to implementing this Solid Waste Management Policy for 411 East

Wisconsin Center. The scope of this Policy covers the entire building at 411 East Wisconsin Avenue,

Milwaukee, WI 53202 and the associated grounds.

This policy will apply to, but is not limited to, the following types of materials:

Ongoing Consumables (including, but not limited to) paper, cardboard, glass, plastic, metals,

landscape waste, and batteries

Mercury-containing lamps

Durable Goods (including, but not limited to) electronic equipment and furniture

Building Materials used in facility alterations and additions (including, but not limited to) building

components and structures (wall studs, insulation, doors, windows), panels, attached finishings (drywall,

trim, ceiling panels), carpet and other flooring material, adhesives, sealants, paints and coatings

PERFORMANCE METRICS & RESPONSIBLE PARTY Performance for this policy will be measured by the percentage of waste diverted from landfills or

incineration. The calculation will be based on the weight of applicable goods and materials. It is the

responsibility for the waste hauler or contractor to provide monthly reports of the diversion rate for all

materials sorted offsite. It is the responsibility of the building Assistant Property Manager to track on a

monthly basis all durable goods disposed of and recycled from the site. It is the responsibility of the lamp

recycler to provide documentation whenever mercury-containing light bulbs are recycled. It is the

responsibility of the General Contractor and waste hauler to provide waste haul receipts during construction

projects in the building.

GOALS The goal of this Solid Waste Management Policy is to reuse or recycle materials as much as possible to

protect the environment, preserve natural resources, and minimize landfilling and/or incineration to reduce

toxicity. This Policy includes criteria to reduce the overall waste generated for:

Ongoing consumables by 50%

Durable goods by 75%

Facility alterations/additions by 70%

Batteries by 80%

Mercury-containing light bulbs by 100%

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PROCEDURES AND STRATEGIES Each policy is managed and tracked by the building management team, or by the party responsible as

listed below:

Mercury-Containing Lamps – Chief Engineer

Ongoing Consumables Recycling – Chief Engineer

Durable Goods Recycling – Assistant Property Manager

Facility Alterations Waste Recycling – Chief Engineer

MERCURY-CONTAINING LAMPS – MRC4

Recycle 100% mercury – containing lamps that enter the waste stream. Lamp recycler to provide

documentation that the building is meeting this policy.

Provide dedicated storage areas and appropriate containers for lamps in the Mechanical Room until

they are picked up by the recycling service.

The current lamp recycling service, Recycle Technologies, will be periodically evaluated to ensure we


ONGOING CONSUMABLES RECYCLING - MRC7

Reuse, recycle, or compost at least 50% of ongoing consumables. Ongoing consumables include but are

not limited to paper, toner cartridges, glass, plastics, cardboard, old corrugated cardboard, food waste,

and metals.

Provide recycling containers throughout the building:

o Employee workspaces and kitchen areas

o Select building common areas

Promote increased recycling by building occupants by providing recycling information and

distributing recycling promotional materials to building occupants on a regular basis.

Provide storage areas for materials gathered for recycling until these are picked up by the recycling

hauler.

Divert 80% of discarded batteries from the trash, including all portable dry-cell batteries such as single-

use and rechargeables used in radios, phones, cameras, computers and other equipment.

o Maintain a tenant accessible battery recycling center in the lobby of the building.

o Provide battery pick-up by our building day-porter for all tenant battery recycling requests.

DURABLE GOODS RECYCLING - MRC8

Reuse or recycle at least 75% of the durable goods waste stream by weight. Durable goods addressed

include but are not limited to:

Office equipment, appliances, furniture, external power adapters, televisions, and other audiovisual

equipment.

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Durable waste stream goods are defined as goods leaving the building, site, and organization that

have fully depreciated and reached the end of their useful lives.

Durable goods that remain useful and functional and are moved to another floor or building do not

qualify and should not be included in waste diversion reports.

Furniture should be evaluated on case by case basis. The following recycling options should be

considered:

o donate to be reused in current state

o salvage functional pieces to be used in another form

o donated to a refurbish, renovation or to other programs (ex – art programs)

o disassemble and recycle all applicable pieces

Furniture that is donated in the current state will be considered useful and not included in any waste

diversion report.

Building will maintain an area in the lobby for tenants to deposit small amounts of durable goods.

Larger amounts of durable goods will be collected directly from tenant space via electronic work

order request.

Durable goods shall be tracked separately from regular/ongoing consumables by the building

Operations Manager.

FACILITY ALTERATIONS AND ADDITIONS WASTE RECYCLING - MRC9

Before the project starts develop a construction waste recycling plan designed to achieve the maximum

practical level of recycling. Divert at least 70% of waste by volume generated by facility alterations and

additions from disposal to landfills and incineration facilities. Examples include, but are not limited to:

building components and structures, panels, attached finishing’s, carpet and floor material, adhesives,

sealants, paints and coatings.

Require that building tradesmen use the building open container for disposal of construction related

debris to maximize recycling levels and subsequent tracking. The building waste hauler is Piranha

Paper Shredding.

Implement a Construction Waste Management Plan.

Building waste hauler will document the total amount of construction waste and the total amount that

is recycled (by weight) and report on a monthly basis. Reports to be reviewed monthly by the building

Assistant Property Manager.

TIME PERIOD This Policy was put into place as of July 1, 2015 and will receive annual updates to maintain a high standard

in environmental policy. This policy will be revised as necessary to continue to meet or exceed the LEED EB:

O&M requirements.

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Exhibit “J”

LEED EB: O&M - WEP1: FUTURE PLUMBING RENOVATIONS ECONOMIC ASSESSMENT

POLICY 411 E. WISCONSIN

LAST UPDATED: 12/28/2015

GOALS The purpose of this policy is to ensure that a water efficiency economic assessment is performed at 411 East

Wisconsin Center for any future water fixture upgrades at the building. This policy mandates an economic

analysis of conversion to high-performance plumbing fixtures and fittings as part of any future indoor

plumbing renovations. Any replacement fixtures will meet or exceed the following UPC/IPC Standards and

411 East Wisconsin Center will strive to meet the following EPA WaterSense Standards wherever possible:

Fixture UPC/IPC Standards EPA WaterSense Standards

Water Closet 1.6 GPF 1.28 GPF

Urinal 1.0 GPF 0.5 GPF

Public Lavatory Faucet 0.5 GPM n/a

Private Lavatory Faucet 2.2 GPM 1.5 GPM

Kitchen/Janitorial Sink 2.2 GPM n/a

Shower 2.5 GPM 2.0 GPM

SCOPE This policy applies to all indoor potable water fixtures and fittings within 411 E. Wisconsin. Colliers

International oversees any and all plumbing renovations and maintenance that may occur at 411 East

Wisconsin Center.

PERFORMANCE METRICS An economic analysis is required and must align with the project’s specific water use reduction goals.

Based on the USGBC LEED for Existing Buildings: O&M water efficiency criteria and guidelines for

performance measurement, 411 East Wisconsin Center has set the following goal:

A 10% decrease in indoor potable water use from the LEED for Existing Buildings: O&M baseline*.

*For a plumbing system substantially completed after January 1, 2004 throughout the building, the baseline is

120% of the water usage that would result if all fixtures and fittings met the UPC/IPC Standards cited above.

For a plumbing system substantially completed prior to 1994, the baseline is 160% of the water usage that

would result if all fixtures and fittings met the UPC/IPC Standards cited above.

PROCEDURES AND STRATEGIES Water efficiency strategies and economic evaluations of all future water fixture upgrades at 411 East

Wisconsin Center shall take into account both the first costs and operational savings associated with

equipment purchases, installation labor, and water utility savings. The assessment must account for potential

water supply and disposal cost savings and maintenance cost savings. It is recommended that the analysis

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include costs for the fixture itself, installation, 20 year estimated water usage, and ongoing maintenance.

Performance of the proposed fixtures will be evaluated by Colliers International on an economic basis as the

water bill is paid by property management.

SAMPLE CALCULATIONS

Item: Approx. Cost:

New 1.6 gpf (standard) toilet fixture and flush valve $300

Installation costs $300

20 Year Water Usage (1.5 uses per day * 1.6 gallons per flush *

260 annual work days * 20 years) 12.5 thousand gallons per user

Estimated Number of Users 25

Cost per thousand gallons of water $3.25

20 Year Estimated Maintenance $200

Estimated Lifetime Cost Using a Standard Toilet $1815

Item: Approx. Cost:

New 1.28 gpf (WaterSense) toilet fixture and flush valve $350

Installation costs $300

20 Year Water Usage (1.5 uses per day * 1.28 gallons per flush *

260 annual work days * 20 years) 10.0 thousand gallons per user

Estimated Number of Users 25

Cost per thousand gallons of water $3.25

20 Year Estimated Maintenance $200

Estimated Lifetime Cost Using a WaterSense Toilet $1662

Upon completion of the Return On Investment (ROI) calculation, the ROI value must be reported to the

Assistant Property Manager for final evaluation and approval.

RESPONSIBLE PARTY The Assistant Property Manager shall implement this policy within 411 East Wisconsin Center in coordination

with other appropriate personnel, including but not limited to: Chief Engineer and any other applicable

vendors and building staff.

Time Period

This policy was put into place as of July 1, 2015 and will receive updates yearly to maintain a high standard

in environmental policy. This policy will be revised as necessary to continue to meet or exceed the LEED EB:

O&M requirements.

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