BUSINESS TERMS, PREMISES, TERM, RENTS
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
2
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
3
4
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
5
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
6
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
7
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
8
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
9
10
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
11
USE
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
FAILURE TO GIVE POSSESSION
27
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
28
CONDITION OF PREMISES
29
30
31
32
33
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
34
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
35
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
36
ADJUSTMENTS OF RENT
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
37
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
38
39
40
41
42
43
44
45
46
47
48
49
LETTER OF CREDIT/SECURITY DEPOSIT
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
50
51
SUBORDINATION, NOTICE TO LESSORS AND MORTGAGEES
52
53
54
55
QUIET ENJOYMENT
ASSIGNMENT AND SUBLETTING
56
57
58
59
60
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
61
62
63
64
65
66
67
68
69
70
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
71
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
72
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
73
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
74
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
75
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
76
77
78
79
80
81
82
83
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
84
85
86
87
COMPLIANCE WITH REQUIREMENTS
88
89
90
91
INSURANCE
92
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
93
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
94
95
96
RULES AND REGULATIONS
97
ALTERATIONS
98
99
100
101
102
103
104
105
106
107
108
TENANT’S PROPERTY
109
110
REPAIRS AND MAINTENANCE
111
112
113
ELECTRICITY
114
115
116
117
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
118
119
120
121
122
123
HEAT, VENTILATING AND AIR-CONDITIONING
124
125
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
126
127
128
129
LANDLORD’S OTHER SERVICES
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
130
131
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
132
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
133
134
135
136
137
138
139
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
140
141
142
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
143
ACCESS, ALTERATIONS IN BUILDING FACILITIES, NAME
144
145
146
147
NOTICE OF ACCIDENTS
148
NON-LIABILITY AND INDEMNIFICATION
149
150
DESTRUCTION OR DAMAGE
151
152
153
154
EMINENT DOMAIN
155
156
SURRENDER; HOLDOVER
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
157
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
158
CONDITIONS OF LIMITATION
159
160
161
RE-ENTRY BY LANDLORD
162
DAMAGES
163
164
WAIVER
165
NO OTHER WAIVERS OR MODIFICATIONS
166
CURING TENANT’S DEFAULTS, ADDITIONAL RENT
167
BROKER
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
168
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
169
NOTICES
If to Landlord: | MetLife Lease Administration | |
C/o Jones Lang LaSalle Americas, Inc. | ||
501 Grant Street, Suite 925 | ||
Pittsburgh, PA 15259 | ||
Attn: Facilities Lease Administration |
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
170
with copies to: | Metropolitan Life Insurance Company | |
9797 Springboro Pike | ||
Dayton, OH 45448 | ||
Attn: VP, Corporate Real Estate | ||
Metropolitan Life Insurance Company | ||
1 MetLife Plaza | ||
27-01 Queens Plaza North | ||
Long Island City, NY 11101 | ||
Attn: Chief Counsel, General Corporate Law |
Greenberg Traurig, LLP | ||
200 Park Avenue | ||
New York, New York 10166 | ||
Attention: Daniel Ansell, Esq. and Keith E. Reich, Esq. | ||
and if to Tenant: | JetBlue Airways Corporation | |
118-29 Queens Boulevard | ||
Forest Hills, New York 11375 | ||
Attn: Chief Financial Officer | ||
JetBlue Airways Corporation | ||
118-29 Queens Boulevard | ||
Forest Hills, New York 11375 | ||
Attn: Vice President of Corporate Real Estate Facilities | ||
Facsimile: 718 709 3602 | ||
JetBlue Airways Corporation | ||
118-29 Queens Boulevard | ||
Forest Hills, New York 11375 | ||
Attn: General Counsel | ||
Facsimile: 718 709 3631 | ||
And if a notice of default, a copy to: | Holland & Knight LLP 31 West 52nd Street | |
New York, New York 10019 | ||
Attn: Martin P. Miner, Esq. | ||
Facsimile: 212 385 9010 | ||
Email Address: Martin.Miner@hklaw.com |
171
172
ESTOPPEL CERTIFICATE
ARBITRATION
173
174
NO OTHER REPRESENTATIONS, CONSTRUCTION, GOVERNING LAW, CONSENTS
175
PARTIES BOUND
176
CERTAIN DEFINITIONS AND CONSTRUCTION
ADJACENT EXCAVATION AND CONSTRUCTION; SHORING; VAULTS
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
177
JETBLUE COMPETITOR RESTRICTIONS
178
RENEWAL OPTION
179
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
180
181
182
183
184
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
185
186
ROOF RIGHTS
187
188
189
190
191
192
193
194
CONTRACTION, EXPANSION; 5THFLOOR CONTRACTION AND PARTIAL SURRENDER OPTIONS
195
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
196
197
198
199
200
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
201
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
202
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
203
204
205
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
206
207
EXISTING SUPERIOR LEASE
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
208
209
210
211
RIGHT OF FIRST OFFER
212
213
214
215
216
217
SIGNAGE; SECURITY DESK
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
218
219
220
221
222
223
224
INTENTIONALLY OMITTED
SUPPLEMENTAL SPACE OPTION
225
226
227
228
229
230
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
231
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
232
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
233
ADDITIONAL SPACE OPTION
234
235
236
237
238
239
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
240
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
241
SELF-HELP
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
242
243
244
LANDLORD COOPERATION
245
LABOR HARMONY
246
LANDLORD: METROPOLITAN LIFE INSURANCE COMPANY | ||||
By: | ||||
Name: | ||||
Title: | ||||
TENANT: JETBLUE AIRWAYS CORPORATION | ||||
By: | ||||
Name: | ||||
Title: |
247
EXHIBIT A
DESCRIPTION OF LAND
EXHIBIT B-1
FLOOR PLANS OF THE 5THFLOOR
EXHIBIT B-2
FLOOR PLANS OF THE 6THFLOOR
EXHIBIT B-3
FLOOR PLANS OF THE 7THFLOOR
EXHIBIT B-4
STORAGE SPACE — LOWER LEVEL
EXHIBIT B-5
STORAGE SPACE — 2NDFLOOR
EXHIBIT B-6
INITIAL SOC
EXHIBIT C
PROHIBITED USES
1. | Any use which would violate any provision of the Existing Superior Lease, including, without limitation, the uses prohibited by Article 4 and Section 7.6(e) thereof. | |
2. | Any retail use or purpose, it being agreed that for the purposes of this Sublease, the term“retail”shall refer to a business whose primary patronage are off the street customers, exclusive of employees of Tenant, visiting the Premises in person; | |
3. | Primarily (as opposed to incidentally) as a call center or telephone answering service; | |
4. | Fundraising or solicitation from the Premises by means of telephone “bank”; | |
5. | An employment agency, search firm or similar enterprise whose primary patronage are off the street customers visiting the Premises in person for non-executive positions; | |
6. | Classrooms or a school, teaching center, learning center, studying center or vocational training center (this shall not prohibit the training of Tenant’s own employees); | |
7. | Athletic facilities including a tanning, exercise and/or racquet club or spa, gymnasium or other sports or recreational activity facility other than a fitness center in the FC Space if the FC Space shall become a part of the Premises; | |
8. | An auction house or the conduct of a public auction of any kind, other than over the internet or other comparable means; | |
9. | A sales or rental office whose primary patronage are off the street customers visiting the Premises in person; | |
10. | The business of photographic, multilith or multigraph reproductions or offset printing; except to the extent ancillary to Tenant’s business; | |
11. | A restaurant, bar, grocery store, fruit and vegetable store, supermarket, delicatessen, convenience store, bakery or any other establishment that sells or serves food or beverages for on-premises or off-premises consumption, other than to Tenant’s employees in such areas expressly designated in this Sublease for such purpose; |
12. | A diagnostic or treatment medical, dental, psychiatric, psychological or veterinary center or office, or for the practice of medicine, dentistry, psychiatry, psychology or veterinary medicine or for the performance of any procedures (surgical other or otherwise) or for the treatment of patients; | |
13. | Medical, dental, psychiatric, psychological, veterinary or scientific laboratories; | |
14. | A narcotics, alcohol or substance abuse rehabilitation clinic or for the treatment of any narcotic addiction, alcoholism or substance abuse, except counseling to the extent ancillary to Tenant’s services for its employees; | |
15. | A mental health clinic, a sex therapy clinic, a public health clinic, a parenting, fertility or abortion clinic, or any similar clinic or center, except counseling to the extent ancillary to Tenant’s services for its employees; | |
16. | A messenger service, except to the extent ancillary to Tenant’s business; | |
17. | A day care center, except only for use by Tenant’s employees; | |
18. | Gambling or gaming, including, without limitation, an Off-Track betting, sports gambling, casino gambling or similar establishment, carnival or amusement park; | |
19. | Residential uses including hotels, motels, living quarters, apartments and lodging rooms; | |
20. | Manufacturing; | |
21. | Printing or electronic data processing except for the operation of normal business office equipment for Tenant’s own requirements in connection with the Permitted Use; | |
22. | Office, store, reading room, headquarters, center or other facility devoted or opposed to the promotion, advancement, representation, purpose or benefit of: (a) any political party, political movement or political candidate, (b) any religion, religious group or religious denomination, or (c) any domestic or foreign government; | |
23. | Public stenographer/public typist or telephone or secretarial services, except to the extent ancillary to Tenant’s business; | |
24. | Public utility company if the use by the public utility company involves off the street customers visiting the Premises in person; | |
25. | Check cashing or the sale of travelers’ checks and/or foreign exchange and/or a safe deposit business, except to the extent ancillary to Tenant’s business or located in the Amenities floor Space; | |
26. | Tax exempt or charitable, educational, religious, union or other not-for-profit uses as a primary use or religious use; |
27. | Any use that is unlawful or illegal in the Building; | |
28. | Any use which in Landlord’s reasonable opinion is likely to (a) cause damage to any portion of the Building, (b) materially impair the appearance of the Building, (c) materially disturb or inconvenience other tenants or occupants of the Building; (d) constitute a material nuisance as defined in law, public or private; (e) discharge objectionable smoke, fumes, vapors or odors; (f) materially impair or interfere with any of the Building services, systems or equipment; (g) result in protests or civil disorder or commotions at, or other disruptions of the normal business activities in, the Building; or (h) be hazardous; or | |
29. | Any use which, in Landlord’s reasonable opinion, is likely to emit noises or sounds that are reasonably objectionable due to intermittence, beat, frequency, shrillness or loudness other than Roof Installations. |
EXHIBIT D
LIST OF CONTRACTORS, CONSTRUCTION MANAGERS, MECHANICS AND
SUBCONTRACTORS APPROVED BY LANDLORD
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
EXHIBIT E
FORM OF SUBTENANT SNDA
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
If to Landlord: | at the address set forth on the first page of this | |
Agreement, Attention: | ||
With a copy to: | Greenberg Traurig, LLP | |
200 Park Avenue | ||
New York, New York 10166 | ||
Attention: , Esq., and | ||
If to Tenant: | ||
Attention: | ||
With a copy to: | ||
Attention: |
If to Subtenant: | ||
Attention: | ||
With a copy to: | ||
Attention: |
LANDLORD: | ||||||
By: | ||||||
Name: | ||||||
Title: | ||||||
TENANT: | ||||||
By: | ||||||
Name: | ||||||
Title: | ||||||
SUBTENANT: | ||||||
By: | ||||||
Name: | ||||||
Title: |
EXHIBIT F
RULES AND REGULATIONS
EXHIBIT G
CLEANING SPECIFICATIONS
***TT CLEANING SPECIFICATIONS***
A. | Nightly – | ||
Sweep and/or mop all hard floor surfaces (stone, terrazzo, vinyl, wood, rubber, ceramic tile, granite paver, etc) uncarpeted raised floors and other types of unwaxed flooring. Sweep and dust mop all interior wood floor surfaces. | |||
Vacuum all rugs and carpeted areas (including carpet on raised floors). Sweep or vacuum all internal stairwells. | |||
Dust, wipe clean and sanitize all telephones. | |||
Remove all gum and foreign matter in plain sight. | |||
Empty and clean all waste receptacles and remove wastepaper and waste materials to designated areas. This includes both non-recyclable and recyclable trash bins. | |||
Supply and install all waste receptacle liners if required. | |||
Wash clean, sanitize and polish dry all water fountains and water coolers, emptying all water reservoirs. | |||
All cleaning tasks shall be scheduled so that a minimum number of lights are to be left on. Upon completion of cleaning, all lights are to be turned off. All entrance doors are to be kept locked during the entire operation. | |||
B. | Weekly – | ||
Wash and polish all glass tabletops and plastic desks. | |||
Wash and clean all vinyl cove base and terrazzo floor base. | |||
Spray and buff all waxed floor surfaces including all resilient stone, terrazzo and composition flooring. |
Damp dust all interiors of waste basket receptacles and wash when necessary. | |||
Perform spot cleaning on carpet and rugs as needed. | |||
C. | Monthly | ||
Strip, wax and wash all waxed floor surfaces including all resilient stone, terrazzo and composition flooring. | |||
Spot clean all partitions and glass door panels within arms reach. | |||
Clean tracks and saddles of elevators. | |||
Dust all door louvers, bucks and other ventilating louvers within reach. | |||
D. | Quarterly | ||
High dust all hard to reach areas not reached in nightly cleaning including all picture frames, charts, graphs, similar wall hangings, walls, doors, partitions, electrical and light fixtures, vents, louvers, ducts, and sprinklers. | |||
Damp wash and dry thoroughly all air conditioning louvers, grills, etc. not reached in nightly cleaning. | |||
Clean and dust all wood wall surfaces with untreated dry cloth in designated areas. | |||
Buff all wooden floors using approved solutions. | |||
Bonnet clean carpets and rugs. |
II. | Base Building Common areas |
A. | Nightly | ||
Sweep and mop lobby flooring | |||
Clean all door saddles in lobbies | |||
Empty, clean and sanitize all wastebaskets, cigarette urns and refuse receptacles | |||
Wipe clean all metal railings. | |||
Spot clean and vacuum all walk-off mats | |||
Mop floors and bins in wet rubbish areas. |
Keep wastepaper, cardboard rubbish, etc stored in appropriate receptacles or assigned rooms. | |||
Clean floors, walls, doors, etc. as necessary. | |||
B. | Quarterly – | ||
Dust all speaker/strobes, exit lights and light fixtures | |||
Dust walls, manual pull stations, door handles, etc. | |||
Machine wash, power scrub and refinish main lobby floors. |
III. | Passenger Elevators and Freight Elevator lobbies |
A. | Nightly | ||
Wipe down with a lint free cloth (wash if necessary) elevator doors and frames. Vacuum and polish all saddles and bottom tracks. | |||
Dust double doors and frames (both sides). | |||
Remove all finger marks from light switches and surrounding surfaces. | |||
Sweep and damp mop the floor. | |||
Vacuum carpeted elevator lobbies | |||
Spot clean glass doors to remove smudge marks | |||
Dust and wipe down inside walls of elevator cabs. |
IV. | Exit Stairs – roof to grade |
A. | Monthly | ||
Dust all light fixtures (tops/lenses) | |||
Sweep and damp mop all landings, stairwells and stair treads. | |||
Remove all debris roofs to grade. | |||
Dust all exposed structural members, pipes and valves and fire extinguishing equipment. |
V. | Lavatories |
A. | Nightly | ||
Restock all lavatories with supplies, including paper towels, toilet tissue, toilet seat covers, and hand soap, as required. | |||
Restock all sanitary napkin and tampon dispensers as required. | |||
Wash and polish all mirrors, dispensers, toilets, toilet seats (both sides), urinals and sinks with non-abrasive disinfectant cleaner. | |||
Remove all stains and scale from toilets, urinals and sinks as required. | |||
Mop all restroom floors with disinfectant germicidal solution. | |||
Empty and sanitize all waste, sanitary napkin and tampon receptacles. | |||
Remove all restroom trash to designated areas. Supply and install plastic liners as necessary. | |||
Spot clean fingerprints, marks and graffiti from walls, partitions, glass, aluminum and light switches. | |||
Check for lights burned out or not working properly and report them to the supervisor. Plumbing problem i.e. dripping faucets and mechanical deficiencies should also be reported. Supervisor is to advise of needed repairs. | |||
Partition tops and edges, air conditioning diffusers and return air grilles, and lighting fixtures dusted. | |||
Wipe and wash down all tiles walls and metal partitions. Partitions should be left clean and unstreaked. | |||
B. | Monthly – | ||
Dust high reach areas including but not limited to, structural ledges, mirror tops. | |||
Clean all ventilating grills | |||
Dust all doors, doorjambs and louvers. | |||
Scrub floors and ceramic wall tiles. |
VI. | Window Cleaning |
A. | Clean exterior and interior perimeter windows 2 times per year. |
EXHIBIT H
DEFINITIONS
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
EXHIBIT I
RENTABLE SQUARE FEET AND USEABLE AREA
Long Island City
REBNY Area Calculation
Rentable Area | ||||
25% Loss-Factor | ||||
1.33333 | ||||
Floor Name | REBNY Usable | add-on | ||
13th Floor | 15,607 | 20,809 | ||
12th Floor | 15,616 | 20,821 | ||
11th Floor | 15,616 | 20,821 | ||
10th Floor | 15,616 | 20,821 | ||
09th Floor | 15,616 | 20,821 | ||
08th Floor | 18,609 | 24,812 | ||
07th Floor | 69,480 | 92,640 | ||
06th Floor | 69,699 | 92,932 | ||
05th Floor | 69,699 | 92,932 | ||
04th Floor | 69,729 | 92,972 | ||
03rd Floor | 69,729 | 92,972 | ||
02nd Floor | 34,971 | 46,628 | ||
01st Floor | 0 | |||
Basement | 51,949 | 69,265 | ||
Total: | 531,936 | 709,248 | ||
EXHIBIT J
REAL ESTATE BOARD OF NEW YORK
RECOMMENDED METHOD OF FLOOR MEASUREMENT
[REBNY Logo] | 2010 DIARY AND MANUAL |
FOR OFFICE BUILDINGS
Effective January 1, 1987, revised December, 2003
• | Public elevator shafts and elevator machines and their enclosing walls | ||
• | Public stairs and their enclosing walls | ||
• | heating, ventilating, and air-conditioning facilities (including pipes, ducts and shafts) and their enclosing walls, unless such equipment, mechanical room space, or shafts serve the floor in question | ||
• | Fire towers and fire tower courts and their enclosing walls | ||
• | Main telephone equipment rooms and main electric switchgear rooms, except that telephone equipment, and electric switchgear rooms serving the floor exclusively shall not be subtracted |
• | First, calculate the usable area as if for a single tenant floor | ||
• | Then deduct corridor areas, including toilets, supply room, etc., but do not deduct the enclosing walls of such corridor | ||
• | Measure the net usable area of each space on the floor by measuring each enclosing wall which is a building exterior wall to the outside surface of the exterior wall, or to the outside surface of the glass as the case may be. |
Measure demising walls to the center and walls which abut corridors to the corridor side of the finished surface of the corridor wall. | |||
• | To determine the usable area on a multiple tenant floor, apportion the corridor area to each space by multiplying the corridor area by a fraction whose numerator is the net usable area of the space and whose denominator is the total of the net usable areas of all the spaces on the floor, and add the result to the net usable area of the space. |
• | Machine rooms and pump rooms and their enclosing walls | ||
• | Electric switchgear rooms and then enclosing walls | ||
• | Telephone equipment rooms and their enclosing walls | ||
• | All space devoted to servicing the operation of the building, i.e., cleaning contrators , storage, building maintenance shop, building engineer’s office, etc. |
EXHIBIT K
HVAC PERFORMANCE SPECIFICATIONS
6th Floor: 637 persons (full floor tenancy)
7th Floor: 631 persons (full floor tenancy)
EXHIBIT L
NEGATIVE COVENANTS IN OTHER LEASES
EXHIBIT M
PLACEMENT OF TENANT GENERATOR EQUIPMENT
Antenna & Equipment Location
EXHIBIT N
LOCATION OF CONNECTION FOR PORTABLE GENERATOR
AFTER HOURS RATES FOR HVAC
• | $ [***]/Hour/Unit |
• | $ [***]/hour for the first unit only. |
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
OMITTED PRIOR TO EXECUTION
PRICE LIST FOR CONFERENCE CENTER AND ROOF DECK
Tenant Services
Engineer per hour (ST) Engineer per hour (OT) | [***] | |
Handyman per hour (ST) Handyman per hour (OT) | [***] | |
Porter per hour (ST) Porter per hour (OT) | [***] | |
Fire Safety Director (OT) | [***] | |
Smoke Detector shut down Sprinkler Drain Down Fire watch | [***] | |
OT HVAC OT freight | Outlined in Exhibit O. $[***] per hour (per lease) | |
Please note: | • Rates to not include any applicable taxes | |
• Rates do not include any materials | ||
• Outside vendor charges and material charges are subject to [***], with applicable taxes. Rates for outside vendors will be charged based on the rates charged by the vendor | ||
• Rates are subject to change at any time based on market and union labor rates increases |
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
Conference Center | Half Day | Full Day | Evening | |||
Room Rental Rates | 4 hrs — am or pm | 8 am to 5 pm | 6 pm to 10 pm | |||
Room D (22 person cap) | [***] | [***] | [***] | |||
Room E (18 person cap) | [***] | [***] | [***] | |||
Room F (VTC) (16 person cap) | [***] | [***] | [***] | |||
Queensboro Room (100 cap) | [***] | [***] | [***] | |||
Rooftop (100 cap) | [***] | [***] | [***] |
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
APPROVED ARBITRATORS
59 East 54th Street, Suite 22
New York, New York 10022
(212) 688-3300
joshua@joshuastein.com
Schnader Harrison Segal & Lewis LLP
140 Broadway Suite 3100
New York, NY 10005-1101
(212) 973-8075
dmontgomery@schnader.com
EXAMPLE OF SURRENDER PAYMENT
1) | Unamortized cost of TI Allowance | ||
2) | Unamortized Brokerage Commissions | ||
3) | Unamortized Free Rent | ||
4) | Interest rate factor @ [***]%. | ||
5) | 3 Month Rent penalty |
Surrender Payment | ||||
Unamortized Costs | $ | [***] | ||
3 Months of Rent | $ | [***] | ||
TOTAL | $ | [***] |
RSF: | 25,000 | |||||||
Start (month): | 1 | |||||||
End (month): | 143 | |||||||
Surrender Effective Date (month): | 60 | |||||||
Base Rent (psf): | $ | [***] | ||||||
TI Allowance | $ | [***] | $[***] psf | |||||
Commission | $ | [***] | 1 | $[***] psf | ||||
[***] | $ | [***] | [***] | |||||
TOTAL | $ | [***] | ||||||
Rate: | [***] | % |
1 | Commission calculated at [***]. | |
[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
Month | Payment | Principal | Interest | Balance | ||||
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[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
Month | Payment | Principal | Interest | Balance | ||||
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[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
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EXISTING SUPERIOR LEASE
Long Island City, New York
Article | Page | |||
Article 1: Demise; Term | 1 | |||
Article 2: Rent | 1 | |||
Article 3: Real Estate Taxes | 2 | |||
Article 4: Permitted Uses | 8 | |||
Article 5: Owner’s Work | 8 | |||
Article 6: Tenant’s Work | 20 | |||
Article 7: Assignment and Subletting | 30 | |||
Article 8: Subordination | 37 | |||
Article 9: Repairs and Maintenance | 39 | |||
Article 10: Services and Utilities | 41 | |||
Article 11: Requirements | 42 | |||
Article 12: Insurance | 44 | |||
Article 13: Damage by Fire or other Casualty | 49 | |||
Article 14: Taking | 51 | |||
Article 15: Events of Default and Remedies | 54 | |||
Article 16: Notices | 58 | |||
Article 17: Inspections by Owner | 58 | |||
Article 18: Liability | 59 | |||
Article 19: Indemnification | 60 | |||
Article 20: Environmental Hazards | 63 | |||
Article 21: Right to Cure Defaults; Offsets | 67 | |||
Article 22: Certificates | 68 | |||
Article 23: Consents and Approvals | 69 | |||
Article 24: Surrender at End of Term | 69 | |||
Article 25: Quiet Enjoyment | 71 | |||
Article 26: General Arbitration | 72 | |||
Article 27: Discharge of Liens | 72 | |||
Article 28: Representations and Warranties | 73 | |||
Article 29: Development Rights | 74 | |||
Article 30: Incentives | 74 | |||
Article 31: Parking | 75 | |||
Article 32: Tenant’s Right to Purchase | 76 | |||
Article 33: Tenant’s Right to Expand | 79 | |||
Article 34: Tenant’s Right to Extend the Term | 83 | |||
Article 35: Building Name; Signage | 85 | |||
Article 36: Miscellaneous | 86 |
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Exhibit A | Defined Terms | |
Exhibit B | Cellar Portion of the Initial Premises | |
Exhibit C | The Land; Tax Lot 10; Owner’s other properties in the Square Block; and the Expansion Land | |
Exhibit D | Owner’s Plans (including a reference to the specifications book, the HVAC specifications and the elevator performance specifications; and Memorandum dated May 4, 2001) | |
Exhibit E | Not used | |
Exhibit F | Title Matters | |
Exhibit G | Owner’s Work Schedule (with the Cellar Plan) | |
Exhibit H | Construction Arbitration Arbitrators | |
Exhibit I | Multi-tenant Lease Provisions | |
Exhibit J | Tenant’s Initial Work Contractors and Subcontractors | |
Exhibit K | Land for Parking | |
Exhibit L | Senior Interest Holder Nondisturbance Agreements | |
Exhibit M | Sublease Nondisturbance Agreement | |
Exhibit N | 1987 Recommended Method of Floor Measurement | |
Exhibit O | Certain Addition Conditions and Specifications |
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Owner Brause Plaza LLC | ||||
By: | /s/ Louis Brause | |||
Name: | Louis Brause | |||
Title: | Member | |||
Tenant Metropolitan Life Insurance Company | ||||
By: | /s/ William J. Toppeta | |||
Name: | William J. Toppeta | |||
Title: | President and Chief Administrative Officer Client Services | |||
Federal Employer Identification Number 13-5581829 | ||||
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STATE OF NEW YORK | ) | |||||
)ss.: | ||||||
COUNTY OF NEW YORK | ) |
/s/Paul E. Hanau | ||||
Notary Public | ||||
STATE OF NEW YORK | ) | |||||
) ss.: | ||||||
COUNTY OF NEW YORK | ) |
Notary Public, State of New York
Qualified in Nassau County
Certificate Filed in New York County
Commission Expires Sept. 15, 2002
/s/Paul E. Hanau | ||||
Notary Public | ||||
Notary Public, State of New York
Qualified in Nassau County
Certificate Filed in New York County
Commission Expires Sept. 15, 2002
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LIST OF DRAWINGS & SPECIFICATIONS
BRAUSE REALTY
DRAWING NO. | DESCRIPTION | DATE | ||
— | Cover | — | ||
A00-01 | Location Map, Drawing Index, Project Information, Graphic Symbols | 07/31/00 | ||
A00-02 | Abbreviations & Notes | 07/31/00 | ||
A00-04 | Finish Schedule & Plumbing Accessory | 12/15/00 | ||
A00-05.1 | Door Schedule | 08/25/00 | ||
A01-00 | Basement Floor Demolition | 04/24/01 | ||
A01-01 | First Floor Demolition | 04/24/01 | ||
A01-02.3 | Second Floor Demolition | 07/31/00 | ||
A01-03.3 | Third Floor Demolition | 07/31/00 | ||
A01-04.3 | Fourth Floor Demolition | 07/31/00 | ||
A01-05.3 | Fifth Floor Demolition | 07/31/00 | ||
A01-06.3 | Sixth Floor Demolition | 07/31/00 | ||
A01-R1 | Roof Demolition | 04/24/01 | ||
A02-00 | Reference Floor Plans | 07/31/00 | ||
* A02-B1-P | Enlarged Basement Floor Plan | 05/04/01 | ||
* A02-B2-P | Enlarged Basement Floor Plan | 05/04/01 | ||
A02-GD | Enlarged Ground Floor Plan | 12/15/00 | ||
* A02-01A-P | Enlarged First Floor Plan | 05/04/01 | ||
* A02-01B-P | Enlarged First Floor Plan | 05/04/01 | ||
* A02-T1-P | Enlarged Typical (2nd — 6th) Floor Plan | 05/04/01 | ||
* A02-T2-P | Enlarged Typical (2nd — 6th) Floor Plan | 05/04/01 | ||
* A02-R1-P | Enlarged Roof Plan | 05/04/01 | ||
A02-R2.1 | Enlarged Roof Plan | 07/31/00 | ||
A02-R3.2 | Enlarged Roof Plan | 08/25/00 | ||
A04-B1 | Enlarged Basement Reflected Ceiling Plan | 04/03/00 | ||
A04-B2 | Enlarged Basement Reflected Ceiling Plan | 04/03/01 | ||
* A04-GD-P | Enlarged Ground Floor Reflected Ceiling Plan | 05/04/01 | ||
A04-01 | Enlarged First Floor Reflected Ceiling Plan | 04/03/00 | ||
A04-02 | Enlarged 1st F1 Reflected Ceiling Plan | 04/03/01 | ||
A04-T1 | Enlarged Typical (2nd — 6th)Reflected Ceiling Plan | 04/03/01 | ||
A04-T2.1 | Enlarged Typical (2nd — 6th) Reflected Ceiling Plan | 04/03/01 | ||
A05-01 | Enlarged First Floor Finish Plan | 12/15/00 | ||
A05-1B | First Floor Finish Plan | 08/18/00 | ||
A08-01 | Enlarged Bathroom Elevations and Plans | 04/03/01 | ||
A09-01 | 41st Avenue & Bridge Plaza North Elevations/Enlarged Typical Elevation | 07/31/00 | ||
A09-02 | 27th & 28th Street Elevations | 07/31/00 | ||
A09-03 | Enlarged Typical Window Elevation | 07/31/00 | ||
A09-04 | Mechanical Room Elevations | 07/31/00 | ||
A10-01.1 | Fire Stair A/B — Sections/Plans | 08/25/00 | ||
A10-02 | Fire Stair C — Sections/Plans | 12/1500 | ||
A10-03 | Passenger Elevators Sections/Plans | 12/15/00 | ||
A10-04 | Service Elevator Sections/Plans | 07/31/00 | ||
A10-06 | Awning Detail Sections/Plan | 08/18/00 | ||
A11-01 | Interior Elevations | 12/15/00 | ||
A11-02 | Interior Elevations | 08/18/00 |
They will not be implemented until Tishman determines cost and schedule impact.
- 1 -
LIST OF DRAWINGS & SPECIFICATIONS
BRAUSE REALTY
DRAWING NO. | DESCRIPTION | DATE | ||
A11-03 | Interior Elevator Cab | 08/18/00 | ||
A11-04 | Plan, Elevations, Sections of Security Desk | 03/09/01 | ||
A12-01.2 | Partition Type | 08/25/00 | ||
A12-02 | Floor To Floor Transition Details | 07/31/00 | ||
A12-03.1 | Stair Details | 08/25/00 | ||
A12-04 | Passenger Elevator Details | 07/31/00 | ||
A12-05 | Ceiling Details | 08/18/00 | ||
A12-06 | Roof Details | 07/31/00 | ||
A12-07 | Door Head, Jamb and Sill Details | 07/31/00 | ||
A12-08.1 | Roof Details | 08/25/00 | ||
A12-09 | Feature Stair Details | 12/15/00 | ||
R-01 | Roof Plan | 05/12/00 | ||
R-02 | Roof Details | 05/12/00 | ||
R-03 | Roof Details | 05/12/00 | ||
�� | ||||
STRUCTURAL | ||||
S-1 | General Notes | 09/20/00 | ||
S-2A | Typical Demolition Plan | 01/23/01 | ||
S-3A | Roof Demolition Plan | 09/22/00 | ||
S-4 | Typical Framing Plan | 07/31/00 | ||
S-5A | Part Framing Plan | 09/22/00 | ||
S-6 | Part Framing Plan | 04/10/01 | ||
S-7A | Roof Framing Plan | 09/22/00 | ||
S-8 | Typical Details & Sections | 01/08/01 | ||
S-9 | Sections | 01/08/01 | ||
S-10 | Mechanical Equipment Room, Elevator Machine Room, and Bulkhead Framing Plan | 01/18/01 | ||
S-11 | Mech. Equip. Rm. Elevator Mach. Rm. & Bulkhead Framing Plan | 04/12/01 | ||
S-12 | 1st & Ground Floor Sections | 04/12/01 | ||
S-13 | 28th Street Con Edison Vault Plan & Sections | 03/13/01 | ||
S-14 | Con Edison Vault Sections Details And General Notes | 03/13/01 | ||
MECHANICAL | ||||
M-1 | Schedule Sheet #2 | 04/23/01 | ||
M-2 | Basement HVAC Plan South | 04/23/01 | ||
M-3 | Basement HVAC Plan North | 04/23/01 | ||
M-4 | 1st Floor HVAC Plan South | 04/23/01 | ||
M-5 | 1ST Floor HVAC Plan North | 04/23/01 | ||
M-6 | 2nd Floor HVAC Plan South | 04/23/01 | ||
M-7 | 2nd Floor HVAC Plan North | 04/23/01 | ||
M-8 | Typical Floor (3rd, 4th, 5th) HVAC Plan South | 04/23/01 | ||
M-9 | Typical Floor (3rd,4th, 5th) HVAC Plan North | 04/23/01 | ||
M-10 | 6th Floor HVAC Plan South | 04/23/01 | ||
M-11 | 6th Floor HVAC Plan North | 04/23/01 | ||
M-12 | Roof HVAC Plan South | 04/23/01 |
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LIST OF DRAWINGS & SPECIFICATIONS
BRAUSE REALTY
MECHANICAL — continued | May 4, 2001 |
DRAWING NO. | DESCRIPTION | DATE | ||
M-13 | Roof HVAC Plan North | 04/23/01 | ||
M-14 | Mechanical Room Sections Sheet #1 | 03/09/01 | ||
M-15 | Air and Water Riser Diagram | 04/23/01 | ||
M-16 | Water Flow Diagram | 03/09/01 | ||
M-17 | Fuel Oil Flow Diagram | 04/23/01 | ||
M-18 | Detail Sheet #1 | 08/29/00 | ||
M-19 | Detail Sheet #2 | 08/29/00 | ||
M-20 | Detail Sheet #3 | 08/29/00 | ||
M-21 | Schedule Sheet #1 | 04/23/01 | ||
M-22 | Schedule Sheet #2 | 03/09/01 | ||
M-23 | Schedule Sheet #3 | 03/09/01 | ||
ELECTRICAL | ||||
E-1 | Basement — South Lighting & Power Plan | 04/03/01 | ||
E-2 | Basement — North Lighting & Power Plan | 04/03/01 | ||
E-3 | First Floor — South Lighting & Power Plan | 04/03/01 | ||
E-4 | First Floor — North Lighting & Power Plan | 04/03/01 | ||
E-5 | Typical Floor — South Lighting & Power Plan | 04/03/01 | ||
E-6 | Typical Floor — North Lighting & Power Plan | 04/03/01 | ||
E-7 | Roof — South Lighting & Power Plan | 04/03/01 | ||
E-8 | Roof — North Lighting & Power Plan | 03/13/01 | ||
E-9 | Light and Power Riser | 04/05/01 | ||
E-10 | Riser Diagrams | 04/03/01 | ||
FIRE PROECTION | ||||
FP-001 | Fire Protection Cover Sheet and Schedule | 10/24/00 | ||
FP-100 | Basement Floor Fire Protection Plan | 03/09/01 | ||
FP-101 | First Floor Fire Protection Plan | 08/29/00 | ||
FP-102 | 2nd Floor Fire Protection Plan | 03/09/01 | ||
FP-103 | 3rd to 5th Floor Fire Protection Plan | 03/09/01 | ||
FP-104 | 6th Floor Fire Protection Plan | 03/09/01 | ||
FP-105 | Roof Fire Protection Plan | 07/30/00 | ||
FP-200 | Fire Protection Riser Diagram | 07/30/00 | ||
PLUMBING | ||||
P-001 | Plumbing Cover Sheet | 04/23/01 | ||
P-100 | Basement Floor Plumbing Plan | 04/23/01 | ||
P-101 | First Floor Plumbing Plan | 04/23/01 | ||
P-102 | 2nd Floor Plumbing Plan | 07/30/00 | ||
P-103 | 3rd to 5th Floor Plumbing Plan | 03/09/01 | ||
P-104 | 6th Floor Plumbing Plan | 03/09/01 | ||
P-105 | Roof Plumbing Plan | 07/30/00 | ||
P-106 | Mechanical Room Plumbing Plan | 07/30/00 | ||
P-107 | Toilet Details | 04/23/01 | ||
P-200 | Sanitary & Water Riser Diagram | 04/23/01 | ||
P-300 | Plumbing Equipment Schedule | 03/09/01 |
- 3 -
LIST OF DRAWINGS & SPECIFICATIONS
BRAUSE REALTY
DRAWING NO. | DESCRIPTION | DATE | ||
Civil | ||||
C-100 | List of Drawings and Notes | 01/17/01 | ||
C-101 | Sidewalk Site/Grading Plan | 01/17/01 | ||
C-102 | Profiles | 01/17/01 |
- 4 -
LIST OF DRAWINGS & SPECIFICATIONS
BRAUSE REALTY
SPECIFICATIONS
SPECIFICATION NO. | DESCRIPTION | DATE | ||
00001 | Title Page | 8/18/00 | ||
00003 | Table of Contents | 8/18/00 | ||
00700 | General Conditions (2) | 7/31/00 | ||
DIVISION 1 — GENERAL REQUIREMENTS | ||||
01100 | Summary (1) (2) | 7/31/00 | ||
01030 | Alternates, Allowances and Unit Prices (2) | 7/31/00 | ||
01035 | Modification Procedures (2) | 7/31/00 | ||
01040 | Attic Stock (2) | 7/31/00 | ||
01041 | Project Coordination (2) | 7/31/00 | ||
01045 | Cutting and Patching (2) | 7/31/00 | ||
01050 | Field Engineering (2) | 7/31/00 | ||
01152 | Applications for Payment (2) | 7/31/00 | ||
01200 | Project Meetings (2) | 7/31/00 | ||
01315 | Construction Schedules (2) | 7/31/00 | ||
01370 | Schedule of Values (2) | 7/31/00 | ||
01400 | Quality Control & Testing (2) | 7/31/00 | ||
01410 | Testing Laboratory Services (2) | 7/31/00 | ||
01500 | Temporary Facilities (2) | 7/31/00 | ||
01540 | Security (2) | 7/31/00 | ||
01600 | Materials and Equipment (2) | 7/31/00 | ||
01620 | Storage & Protection (2) | 7/31/00 | ||
01630 | Product options & Substitutions (2) | 7/31/00 | ||
01700 | Contract Closeout (2) | 7/31/00 | ||
01710 | Cleaning (2) | 7/31/00 | ||
01720 | Project Record Documents (2) | 7/31/00 | ||
01730 | Operating and Maintenance Data (2) | 7/31/00 | ||
01732 | Selective Demolition (2) | 7/31/00 | ||
01740 | Warranties and Bonds (2) | 7/31/00 | ||
DIVISION 2 — SITEWORK | ||||
02200 | Earth work | To Be Issued | ||
02500 | Concrete Paving (2) | 7/31/00 | ||
DIVISION 3 — CONCRETE | ||||
03320 | Lightweight Fill, Flashing Patching and Leveling Compound (2) | 7/31/00 | ||
DIVISION 4 — MASONRY | ||||
04200 | Unit Masonry (2) | 7/31/00 |
- 5 -
LIST OF DRAWINGS&SPECIFICATIONS
BRAUSE REALTY
DRAWING NO. | DESCRIPTION | DATE | ||
05400 | Cold Formed Metal Framing | 7/31/00 | ||
05500 | Metal Fabrications | 7/31/00 | ||
05510 | Metal Pan Steel Stairs | 7/31/00 | ||
05585 | Metal and Glass Awning | 8/18/00 | ||
05700 | Ornamental Metal | 8/18/00 | ||
05800 | Convector Enclosures | 7/31/00 | ||
DIVISION 6 — WOOD AND PLASTICS | ||||
06100 | Rough Carpentry | 7/31/00 | ||
06400 | Architectural Woodwork | 7/31/00 | ||
PROJECT MANUAL FOR ROOF REMOVAL AND REPLACEMENT (BY CONSULTANT) | ||||
01010 | Summary of Work (2) | 7/31/00 | ||
02020 | Demolition (2) | 7/31/00 | ||
06600 | Carpentry (2) | 7/31/00 | ||
07536 | Modified Bituminous Roofing (2) | 7/31/00 | ||
07620 | Flashing and Sheet Metal (2) | 7/31/00 | ||
DIVISION 7 — THERMAL AND MOISTURE PROTECTION | ||||
07100 | Traffic Bearing Waterproof Finish (2) | 7/31/00 | ||
07110 | Capillary Waterproof for Elevator Pits | 7/31/00 | ||
07200 | Building Insulation (2) | 7/31/00 | ||
07250 | Sprayed Fireproofing (2) | 7/31/00 | ||
07260 | Intumescent Fireproofing (2) | 7/31/00 | ||
07410 | Metal Panel Siding (2) | 7/31/00 | ||
07700 | Roof Specialties and Accessories (2) | 7/31/00 | ||
07900 | Joint Sealants (2) | 7/31/00 | ||
DIVISION 8 — DOORS AND WINDOWS | ||||
08110 | Hollow Metal Doors and Frames (2) | 7/31/00 | ||
08330 | Rolling Steel Door (2) | 7/31/00 | ||
08410 | Entrances and Glazed Frames | 7/31/00 | ||
08450 | Tempered Glass Doors (2) | 7/31/00 | ||
08470 | Revolving Doors and Frames | 7/31/00 | ||
08700 | Finish Hardware (2) | 7/31/00 | ||
08800 | Glass and Glazing (2) | 8/18/00 |
- 6 -
LIST OF DRAWINGS & SPECIFICATIONS
BRAUSE REALTY
DRAWING NO. | DESCRIPTION | DATE | ||
09200 | Portland Cement Plaster Stucco | 7/31/00 | ||
09234 | Marmorino Venetian Plaster | 8/18/00 | ||
09250 | Gypsum Board Systems | 7/31/00 | ||
09300 | Tile Work | 8/18/00 | ||
09400 | Monolithic Thinset Terrazzo | 8/18/00 | ||
09510 | Acoustical Ceilings | 7/31/00 | ||
09630 | Interior Stonework | 8/18/00 | ||
09665 | Sealed Concrete Topping Floor Finish | 8/18/00 | ||
09680 | Carpeting | 8/18/00 | ||
09900 | Painting and Finishing | 8/18/00 | ||
DIVISION 10 — SPECIALTIES | ||||
10160 | Toilet Partitions | 7/31/00 | ||
10200 | Louvers and Vents | 7/31/00 | ||
10520 | Fire Extinguishers and Cabinets | 7/31/00 | ||
10800 | Toilet Accessories | 7/31/00 | ||
DIVISION 11 — EQUIPMENT | ||||
11160 | Loading Dock Equipment | 7/31/00 | ||
11900 | Miscellaneous Equipment | 6/30/00 | ||
DIVISION 14 — CONVEYING SYSTEMS | ||||
14200 | Elevators General | 7/31/00 | ||
14210 | Traction Elevators | 7/31/00 | ||
14250 | Elevator Cars | 7/31/00 | ||
14260 | Hoistway Entrances | 7/31/00 | ||
14275 | Elevator Cab Finishes (2) | 7/31/00 | ||
14420 | Wheel Chair Lift | 7/31/00 | ||
MECHANICAL AND ELECTRICAL | ||||
DIVISION 15 — MECHANICAL | ||||
15400 | Plumbing Specifications | 6/30/00 | ||
15600 | HVAC | 6/30/00 | ||
15700 | Fire Protection | 6/30/00 | ||
15950 | Building Automation & Temperature Controls | 6/30/00 |
- 7 -
LIST OF DRAWINGS & SPECIFICATIONS
BRAUSE REALTY
DRAWING NO. | DESCRIPTION | DATE | ||
16400 | Electrical | 6/30/00 | ||
16500 | Lighting Fixtures (2) | 6/30/00 |
- 8 -
CONDITIONING PERFORMANCE CRITERIA
A. | SYSTEM PERFORMANCE |
1. | All Elevators |
a. | Contract Speed: Within 1% under any loading conditions; 350 fpm. | ||
b. | Leveling: Within 1/4 inch under all loading conditions. |
2. | Passenger Elevators |
a. | Floor-to-Floor Time: Measure from start of door closing at one floor to 3/4 open door, car level at the next floor; 9.0. seconds for typical floor height of 12 ft. | ||
b. | Vertical Acceleration and Deceleration: Maximum 4 ft. per second squared. Maximum jerk; 8 ft. per second cubed. | ||
c. | Horizontal Acceleration: Measure a full elevator trip in both directions by a PMT recording accelerometer. Limit peak acceleration in each plane to 18 milligees. |
B. | DOOR PERFORMANCE |
1. | All Elevators |
a. | Door Opening: Doors to be 3/4 open when car is leveling with the floor. | ||
b. | Door Opening Time: From start to open to fully open; passenger elevators, 1.5 seconds; service elevator, 3.0 seconds. | ||
c. | Door Closing Time: From start to close to fully closed; passenger elevators, 2.5 seconds; service elevator, 5.3 seconds. | ||
d. | Door Nudging Time: 25 seconds. | ||
e. | Door Closing Pressure: 30 lbs. maximum. |
Vice President
Brause Realty Inc.
52 Vanderbilt Avenue
New York, NY 10017
Re: | 27-01 Bridge Plaza North Long Island City. N.Y. |
1. | Sheet # A00.04 |
a. | Plumbing Accessory Schedule |
• | Flush-Metal Partition #35-Beige for floor mounted toilet partitions | ||
• | III.W has agreed to use the floor mounted toilet partition as per Gensler’s specifications. |
b. | Lighting Fixture Schedule (Base Building Design Standards — Lighting prepared by JB&B dated May 4, 2001) |
• | Tishman to confirm the status of all orders to determine if the delivery dates will affect the project schedule. | ||
• | The owner will install requested fixtures. Tishman must confirm the lighting order; it should not affect the project schedule. Verify all delivery dates. | ||
• | Gensler will change approved fixture to Legion. Tishman to confirm ordering status and dates of delivery. MetLife to pay any incremental cost. | ||
• | The F4 fixture is as specified and approved. The fixture requires (2) 26-watt lamps with 3000k as required for shallow conditions. | ||
• | Approved fixture ‘F5’. Fixture to have while bold baffle. | ||
• | Fixture F6 is not used. | ||
• | HLW has agreed to change the F7 to a track light fixture to match the adjacent lighting. Lenses will be adjusted to accent the wall panels. |
c. | Ceilings |
• | CLG-3: Exposed ceiling with Benjamin Moore paint (P-l) AC-41 | ||
• | CLG-4: Armstrong Ceiling Tile with silhouette grid system 24"x 24" — MetLife to pay incremental cost. |
Mr. David Brause | Gensler | |
Brause Realty, Inc. | ||
May 4, 2001 | ||
Page 2 |
• | CLG-5: Ceilings Plus perforated aluminum panels w/1/4" round @ 1/2 straight centers/kryolite finish. |
d. | Carpet |
• | Patcraft: Flashback 02600-108 Color: Monterey Pop Location: Passenger Elevator Cab |
e. | Ceramic Tiles |
• | CT-2: Toilet Room Walls Color: A-02 Dark Aspen/Unglazed (2" x 2") | ||
• | CT-3: Toilet Room Floors and Base Color: A-27 Sand/Unglazed (2" x 2") |
f. | Glass |
• | Manufacturer: Visions | ||
• | Style #VP40.7.1 | ||
• | Metal M-3 is not used |
g. | Paint |
• | P-1: Benjamin Moore — Color: AC-41 Acadia White/Finish: Eggshell Location: Lobby | ||
• | P-2: Benjamin Moore — Color: 2143-60 Moonlight White/Finish: Semi-Gloss Location: Doors and Frames for Restrooms | ||
• | P-3: Benjamin Moore — Color: AC-2 Berkshire Beige/Baked Enamel Location: Elevator Doors and Frames (Elevator Lobby) | ||
• | P-4: Scuffmaster No: G2157174 Location: Elevator Lobby Ceiling in ground floor lobby | ||
• | P-5: Not Used | ||
• | P-6: Amian Group/Color: Montavano K-1765 Location: East wall of lobby has been approved by HLW |
h. | Stone |
• | ST-1: Contact: Stone Source - Pewter Location: Rear wall of lobby has been approved by HLW | ||
• | ST-2: Marble/Color: Bottocino Classico/ Finish: Polished Location: Restroom Countertops has been approved by HLW | ||
• | ST-3: Not used | ||
• | ST-4: Granite/Contact: Stone Source has been approved by HLW |
i. | Terrazzo |
• | TR-1: Contact: D. Magnan & Co/#6293-E Location: Lobby floor | ||
• | TR-2: Contact: D. Magnan & Co/#4625-E Location: Lobby border |
Mr. David Brause | Gensler | |
Brause Realty, Inc. | ||
May 4, 2001 | ||
Page 3 |
j. | Plastic Laminate |
• | PL-1: Manufacturer: Abet Laminati/ Campione Gratuito #1087/ Finish: Fiber Location: Elevator Wall Panels | ||
• | PL-2: Manufacturer: Nevamar/ Wrought Iron #S-6-54T/ Finish: Textured Location: Elevator Wall Panel Reveals | ||
• | PL-3: Manufacturer: Nevamar/ Wild Oats Matrix #6-6-ST/ Finish: Putty Textured Location: Elevator Cab Ceiling | ||
• | PL-4: Manufacturer: Nevamar/ Ochre Tempera/ Finish: Textured TM-2-1T Location: Desk Laminate | ||
• | PL-5: Manufacturer: Wilsonart/ Satin brush aluminum steel #6277 Location: Front and sides | ||
• | PL-6 Handicap accessible panel. Color to match stone counter |
a. | Door Schedule |
• | “MP”- Metal Paint, “SS”- Stainless Steel, “AL”- Aluminum | ||
• | Hardware sets 1,2,3, & 8 have been changed to MetLife standard lockset Corbin Russwin MI 2000 Series with Lever LSA- Tishman to confirm ordering status and cost. |
• | Column A1.1 will remain throughout building as per structural drawings. |
• | There will be two locations of fully recessed “ELKAY” drinking fountains in the basement. | ||
• | HLW has requested there shall be no steel framing for the proposed Southeast Lobby, provided on the Cellar level. MetLife has agreed to build a slab level with the existing first floor to increase ceiling height in the basement at their expense. | ||
• | The ceiling clearance beneath loading dock area is restricted to 7'-4" from basement slab to underside of steel fireproofing. |
• | Fiber POE Room B-29 and AC Switchgear Room B-31A are removed. |
• | HLW and Gensler to mutually agree on the location of the security desk in the northwest corner of the lobby. HLW to review Gensler’s security desk details. | ||
• | The updated Ground Floor plan coordinates with the security desk on sheet 11-04. | ||
• | Ground floor elevation is at -7'-6" |
Mr. David Brause | Gensler | |
Brause Realty, Inc. | ||
May 4, 2001 | ||
Page 4 |
• | Room 102 is the lower existing lobby on the south/west corner and Room 143 is the proposed lobby on the south/east corner off Bridge Plaza. They will both be removed from the drawings as per HLW request. | ||
• | The final lobby proposal is to remove the light box along the cast wall, which HLW has agreed upon. Alternate light design by JB&B of west wall subject to HLW approval. | ||
• | MetLife has agreed to provide the new slab in the areas between columns AA0 to B1 and 10 to K1. | ||
• | MetLife has agreed to use the Gensler’s specified wallcovering along the entire elevator lobby. Owner to specify artwork along north elevator lobby wall and subject to approval by Metlife. |
• | The only proposed access is along Bridge Plaza North into the Main Lobby. | ||
• | Owner will be providing doors as per HLW’s sketch along the egress corridor 142 and owner will reconfigure Garbage Room 137 as per HLW’s sketch with two sets of double doors from the Garbage Room and an additional set of doors leading into the Loading Dock. Tishman to confirm schedule and cost. | ||
• | There will be a 5" concrete pad at column 4D above elevation 0"-0" | ||
• | Corridor 124 and 113 will not be provided. | ||
• | MetLife has requested that owner shall install new curtain walls in retail spaces on the corners along 27th and Bridge Plaza North and 28th and Bridge Plaza North, all at tenant’s expense. Tishman to confirm cost and scheduling implications to indicated areas. Owner agrees to use commercially reasonable efforts to complete the exterior work as soon as reasonably practicable. |
• | No egress doors are currently provided along 28th St. MetLife has requested that owner shall install new curtain walls (including one double door) and ramp to coordinate with tenants requested change at proposed Cafeteria, all at tenant’s expense. Tishman to confirm cost and scheduling implications. Owner agrees to use commercially reasonable efforts to complete the exterior work as soon as reasonably practicable. | ||
• | Corridor 131 will be removed. |
• | New purge shafts will be provided as shown on the attached floor plans. | ||
• | The core wall between columns G4 & G5 will align with the bathroom walls. |
• | HLW has agreed on the three locations of fully recessed drinking fountains as shown on the attached floor plans. Two of the drinking fountain shall be double handicap accessible. | ||
• | Remove Key Note 1. |
Mr. David Brause | Gensler | |
Brause Realty, Inc. | ||
May 4, 2001 | ||
Page 5 |
• | Plan has been revised to current configuration of elevator lobby |
• | Plan has been revised to current configuration of elevator lobby |
• | Corridor 105, Corridor 115, Corridor 125 has been removed | ||
• | F4A fixtures were wall washers along Corridor 107 which was removed from Gensler’s scope of work. HLW is to coordinate with their engineer and specify the Osram Sylvania fixtures requested. | ||
• | The fluorescent uplight at the top on the aluminum wall panel is Legion: 1520-2T8-XEBO/DIM (See attached specifications) | ||
• | The indirect florescent light fixture above the ceiling shall be used as emergency lighting as per JB&B’s approval. |
• | Plan has been revised to current finish schedule to be submitted on May 18, 2001. | ||
• | The lower ground floor Elevator Lobby 106 was renamed to Elevator Lobby G06. The proposed wall for room G06 is Maharam/394001 Whirlwind/007 Granitine to match adjacent elevator walls has been approved by HLW. | ||
• | The finishes for Elevator Lobby 106 will be in HLW’s scope of work. | ||
• | Key Note 1 has been removed, Note 2 will be revised as per HLW’s paint specification (still pending), Note 3 will be revised as per Gensler’s specification, Note 4 has been revised to baked enamel #35. |
• | American Olean ceramic tile A-27 Sand unglazed is specified for the Elevations & Plans floor finish. | ||
• | Counter material is specified as a polished marble Bottocino Classico | ||
• | Sketch CSK-22A will be provided on the detail sheet. |
• | Will comply to window types ‘L’ and ‘N’ with no egress door provided. | ||
• | Elevations: Gensler to design curtain wall system on retail spaces along the corners of 27th and Bridge Plaza North and 28th and Bridge Plaza North to match adjacent cast iron spandrel at Metlife expense. Owner agrees to use commercially reasonable efforts to complete the exterior work as soon as reasonably practicable. |
• | Gensler to design curtain wall system to match adjacent cast iron spandrel Elevations |
Mr. David Brause | Gensler | |
Brause Realty, Inc. | ||
May 4, 2001 | ||
Page 6 |
• | At Metlife expense, Owner agrees to use commercially reasonable efforts to complete the exterior work as soon as reasonably practicable. | ||
• | Note 6 to remain. New proposed windows shall match existing bronze 5 bay window system along 27th Street. |
• | Section #7 of Stair ‘C’ will be updated to reflect the 5" high concrete pad on the first floor. |
• | Metal wall panels will be changed from M-3 to M-1. All interior elevations has been revised, see updated drawings. |
• | All corridors will be eliminated from Gensler’s construction documents and be in HLW’s scope of work. |
• | All interior elevations and finishes have been revised and approved by owner and HLW. |
• | Lobby and security desk drawings will reflect updated changes as per drawing A02-GD-P dated 5/4/01, subject to HLW’s review and approval |
• | All details have been updates as per NYC code requirements. | ||
• | Details #8 has been omitted as per new lobby design. |
• | Passenger Elevator doors shall be baked enamel Beige # 35 as per the updated drawings. |
• | All details will be updated as per Ceiling Plus specifications in lobby area. | ||
• | Omit details #10 and #11 all details shall be updated as per revised ceiling plans. |
• | Detail 01 has been revised and will reflect on the next set of construction documents. Details 02, 04,05 have been removed. | ||
• | Metal panel walls will be Kryolite Aluminum. |
Mr. David Brause | Gensler | |
Brause Realty, Inc. | ||
May 4, 2001 | ||
Page 7 |
/s/ Jacob Bousso, AIA | ||
Senior Associate |
![(FULLPAGE)](https://capedge.com/proxy/10-Q/0000950123-10-096036/y04086y0408603.gif)
Sal Italiano
Gerry Carty Taylor
Strubinger
* | All can be reached through the American Arbitration Association |
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Bridge Plaza Tech Centre
Floors 2nd thru 6th
Long Island City, N.Y.
REF: E\ PROJECTS\ CGC\012431\ BID PACKAGE \ BIDLIST | TENANT FIT-OUT | |
GENERAL CONSTRUCTION PACKAGE | ||
SUBCONTRACTOR BID LIST | ||
02220 — DEMOLITION | 09300 — CERAMIC / STONE | |
CASALINO (WMBE) | ERATH | |
FORTUNE | JANTILE | |
GENERAL | PORT MORRIS | |
PATRIOT | MARCELLO | |
LIBERTY | ||
03300/04200 — CONCRETE / MASONRY | 09680 — FLOORING (INSTALLATION ONLY) | |
EUROTECH (WMBE) | RESOURCE | |
COMMODORE | SHERLAND & FARRINGTON | |
CIROCCO OZZIMO | SOUNDTONE | |
INTEGRITY FLOORING | ||
05100 — STEEL | 09840 — FABRIC PANELS | |
BURGESS | DFB | |
EMPIRE | REGIONAL WALL | |
KOENIG | STRECTHWALL | |
UNITED IRON | MODERNFOLD | |
ADF | ||
06400 — MILLWORK | 09900 — PAINTING | |
NORDIC | ANTOVEL | |
NJ MICA | COSMOPOLITAN | |
NJS | HUDSON SHATZ | |
GALE (WMBE) | L & L PAINTING | |
EMCO | MID-MANHATTAN | |
SOMMERVILLE (WMBE) | ENVIROCHROME | |
MORSTAR (WMBE) | ||
PRESTIGE (WMBE) | ||
07110— ROOFING | 10270 — ACCESS FLOORING | |
U.S.G | ARI | |
EAGLE-ONE | HI-TECH | |
NATIONAL | RAISED COMPUTER | |
NY YORK ROOFING | ||
08100/08700 — HM / HARDWARE | 10615 — DEMOUNTABLE PARTITIONS | |
ACME | ACME WALLS | |
AAA | Kl | |
DCI METRO | CLESTRA HAUSERMANN | |
WEINSTEIN |
Bridge Plaza Tech Centre
Floors 2nd thru 6th
Long Island City, N.Y.
REF: E \ PROJECTS \ CGC \ 012431 \ BID PACKAGE \ BIDLIST | TENANT FIT-OUT | |
GENERAL CONSTRUCTION PACKAGE | ||
SUBCONTRACTOR BID LIST | ||
08400 — ARCH’L METAL/GLASS | 10000 — SPECIALTIES | |
A-VAL | GRINGER | |
JONATHAN GLASS | JENTEEN (WMBE) | |
JDG | RAVEN | |
MELTO | ROYAL ROSE | |
COORDINTATED METAL | ||
08500 — WINDOWS | 10400 — SIGNAGE | |
AIRMASTER | COUNTY NEON | |
EAGLE MASTER SIGN | ||
GDS | ||
PRECISION SIGNS | ||
09250/09500 — DRYWALL / ACOUSTIC | 12490 — WINDOW TREATMENT | |
CORD US INTERIORS | DFB | |
COMMODORE | INTERNATIONAL | |
EUROTECH (WMBE) | LVC | |
ESS/VEE | CITY VIEW | |
GLENN | SOLAR WINDOW TINT | |
JACOBSON | ||
S&H | ||
TECHNO | ||
15100 — PLUMBING | 14200/14300 — ELEVATOR/ESCALATOR | |
ASHLAND | DOVER | |
BRESLAW | SCHINDLER | |
LAB | KONE | |
PACE | OTIS | |
PAR | GARDEN CITY | |
15300 — SPRINKLER | 16100 — ELECTRICAL | |
ABCO | C&D EGG (WMBE) | |
BELROSE | KLEINKNECHT GMA (WMBE) | |
NATIONAL | UNITY | |
SIRINA (WMBE) | PEM | |
TRIANGLE | P.E. STONE | |
R.B. SAMUELS | ||
FOREST |
Bridge Plaza Tech Centre
Floors 2nd thru 6th
Long Island City, N.Y.
REF: E \ PROJECTS\ CGC \ 01243\ BID PACKAGE \ BIDLIST | TENANT FIT-OUT | |
GENERAL CONSTRUCTION PACKAGE | ||
SUBCONTRACTOR BID LIST | ||
15700 — HVAC | 16260 — UPS/PDU | |
BP AIR | DATA TEC — POWERWARE | |
PENGUIN | NJ STILLWELL HANSON — (LIEBERT) | |
PJ | MGE | |
SOUND | ||
REACT | ||
HARBOUR | ||
15800 — SHEETMETAL | 16500 — LIGHT FIXTURES | |
AABCO HERITAGE | JDC | |
CONTRACTORS | SHELTON | |
OMC | R/L | |
SPEED | ||
15500 — EQUIPMENT(COMPUTER AC-UNITS) | 01546 — EXTERIOR HOIST | |
GILBAR — (DATA AIR) | ATLANTIC | |
NJ STILLWELL HANSON — (LIEBERT) | REGIONAL | |
MW EQUIPMENT — (AIRFLOW) | UNITED HOISTING | |
16700 -TELECOM/DATA | ||
IP BLUE | ||
ADCOM | ||
FOREST DATA COM | ||
LINEAR |
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Tenant
Owner
Section: | 3 | |||
Block: | 416 | |||
Lot: | [part of] 10 | |||
City: | New York | |||
County: | Queens | |||
State: | New York | |||
Premises: | 27-01 Bridge Plaza North | |||
Long Island City, New York 11101 | ||||
Date: | , 2001 |
1114 Avenue of the Americas
New York, New York 10036-7798
Attention: Mark Lipschutz, Esq.
-2-
-3-
-4-
To Lender: | ||||
With a copy to: | ||||
To Owner: | Brause Realty Inc. | |||
52 Vanderbilt Avenue | ||||
New York, New York 10017-3888 | ||||
With a copy to: | Morgan, Lewis & Bockius LLP | |||
101 Park Avenue | ||||
New York. New York 10178-0060 | ||||
Attention: Mitchell N. Baron, Esq. |
-5-
To Tenant: | Metropolitan Life Insurance Company | |||
One Madison Avenue | ||||
New York, New York 10010 | ||||
Attention: Vice President, Facilities and Services | ||||
With a copy to: | Tenant, Attention: Law Department Chief Counsel, REI | |||
and | ||||
Kronish, Lieb, Weiner&Hellman LLP | ||||
1114 Avenue of the Americas | ||||
New York, NY 10036-7798 | ||||
Attention: Mark Lipschutz, Esq. |
-6-
Lender | ||||||
By: | ||||||
Print Name: | ||||||
Title: | ||||||
Tenant | ||||||
Metropolitan Life Insurance Company | ||||||
By: | ||||||
Print Name: | ||||||
Title: | ||||||
Owner | ||||||
Brause Plaza LLC | ||||||
By: | ||||||
Print Name: | Louis Brause | |||||
Title: | Member |
-7-
-8-
Sublandlord
Subtenant
Section: | 3 | |||
Block: | 416 | |||
Lot: | [part of] 10 | |||
City: | New York | |||
County: | Queens | |||
State: | New York | |||
Premises: | 27-01 Bridge Plaza North | |||
Long Island City, New York 11101 | ||||
Date: | , 2001 |
1114 Avenue of the Americas
New York. New York 10036
Attention: Mark Lipschutz. Esq.
This Subordination, Nondisturbance and Attornment Agreement dated , among , a (“Owner”), Brause Plaza LLC, a New York limited liability company (“Sublandlord”), and Metropolitan Life Insurance Company, a New York corporation (“Subtenant”). |
-2-
-3-
To Owner: | ||||
With a copy to: | ||||
To Sublandlord: | Brause Realty Inc. | |||
52 Vanderbilt Avenue | ||||
New York, New York 10017-3888 | ||||
With a copy to: | Morgan, Lewis & Bockius LLP | |||
101 Park Avenue | ||||
New York. New York 10178-0060 | ||||
Attention: Mitchell N. Baron, Esq. |
-4-
To Subtenant: | Metropolitan Life Insurance Company | |||
One Madison Avenue | ||||
New York, New York 10010 | ||||
Attention: Vice President, Facilities and Services | ||||
With a copy to: | Tenant, Attention: Law Department Chief Counsel, REI | |||
and | ||||
Kronish, Lieb, Weiner & Hellman LLP | ||||
1114 Avenue of the Americas | ||||
New York, NY 10036-7798 | ||||
Attention: Mark Lipschutz, Esq. |
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Owner | ||||||
By: | ||||||
Print Name: | ||||||
Title: | ||||||
Sublandlord | ||||||
Brause Plaza LLC | ||||||
By: | ||||||
Print Name: | ||||||
Title: | ||||||
Subtenant | ||||||
Metropolitan Life Insurance Company | ||||||
By: | ||||||
Print Name: | ||||||
Title: |
-6-
-7-
Owner
Sublandlord
Section: | 3 | |
Block: | 416 | |
Lot: | [part of] 10 | |
City: | New York | |
County: | Queens | |
State: | New York | |
Premises: | 27-01 Bridge Plaza North | |
Long Island City. New York 11101 | ||
Date: | , 2001 |
101 Park Avenue
New York. New York 10178
Attention: Mitchell N. Baron. Esq.
-2-
-3-
To Owner: | Brause Realty Inc. | |
52 Vanderbilt Avenue | ||
New York, New York 10017-3888 | ||
With a copy to: | Morgan, Lewis & Bockius LLP | |
101 Park Avenue | ||
New York, New York 10178-0060 | ||
Attention: Mitchell N. Baron, Esq. | ||
To Sublandlord: | Metropolitan Life Insurance Company | |
One Madison Avenue | ||
New York, New York 10010 | ||
Attention: Vice President, Facilities and Services | ||
With a copy to: | Tenant, Attention: Law Department Chief Counsel, REI and | |
Kronish, Lieb, Weiner & Hellman LLP | ||
1114 Avenue of the Americas New | ||
York, NY 10036-7798 | ||
Attention: Mark Lipschutz, Esq. | ||
To Subtenant: |
-4-
Owner | ||||||||
Brause Plaza LLC | ||||||||
By: | ||||||||
Name: | ||||||||
Title: | ||||||||
Sublandlord | ||||||||
Metropolitan Life Insurance Company | ||||||||
By: | ||||||||
Name: | ||||||||
Title: | ||||||||
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Subtenant | ||||||||
By: | ||||||||
Name: | ||||||||
Title: | ||||||||
-6-
1. | The rentable area of a store shall be computed by measuring from the building line in the case of street frontages, and from the inside surface of the outer building walls to the finished surface of the corridor side of the corridor partition and from the center of the partitions that separate the premises from adjoining rentable area. | ||
2. | No deductions shall be made for columns and projections necessary to the building. | ||
3. | Rentable area of a store shall include all area within the outside walls, less the following, with their enclosing walls, if serving more than one tenant: building stairs, fire towers, elevator shafts, flues, vents, stacks, pipe shafts and vertical ducts. | ||
4. | The following area shall be included in rentable area, if such areas exclusively serve a store, together with their enclosing walls: private stairs, private elevators, toilets, air conditioning facilities, janitors’ closets, slop sinks, electrical closets and telephone closets. When air conditioning facilities serve more than one tenant area, they shall be apportioned in the same manner as that used for single tenancy floors. | ||
5. | Where a store fronts on a plaza or arcade which is intended for use by the general public and is not for the exclusive use of the store tenant, its customers, etc., the area of the plaza or arcade shall not be included in determining the rentable area of the store |
of New York, Inc.
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FOR OFFICE BUILDINGS
Effective January 1, 1987
• | Public elevator shafts and elevator machines and their enclosing walls. | ||
• | Public stairs and their enclosing walls. | ||
• | Heating, ventilating, and air-conditioning facilities (including pipes, ducts and shafts) and their enclosing walls, unless such equipment, mechanical room space, or shafts serve the floor in question. | ||
• | Fire towers and fire tower courts and their enclosing walls. | ||
• | Main telephone equipment, rooms and main electric switchgear rooms, except that telephone equipment, and electric switchgear rooms serving the floor exclusively shall not be subtracted. |
• | First, calculate the usable area as if for a single tenant floor. | ||
• | Then deduct corridor areas, including toilets, supply room, etc., but do not deduct the enclosing walls of such corridor. | ||
• | Measure the net usable area of each space on the floor by measuring each enclosing wall which is a building exterior wall to the outside surface of the exterior wall, or to the outside surface of the glass as the case may be. Measure demising walls to the center and walls which abut corridors to the corridor side of the finished surface of the corridor wall. | ||
• | To determine the usable area on a multiple tenant floor, apportion the corridor area to each space by multiplying the corridor area by a fraction, whose numerator is the net usable area of the space and whose denominator is the total of the net usable areas of all the spaces on the floor, and add the result to the net usable area of the space. |
• | Machine rooms and pump rooms and their enclosing walls. | ||
• | Electric switchgear rooms and their enclosing walls. | ||
• | Telephone equipment rooms and their enclosing walls. | ||
• | All space devoted to servicing the operation of the building, i.e., cleaning contractors, storage, building maintenance shop, building engineer’s office, etc. |
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Brause Plaza North LLC | ||||||
By: | Brause Plaza LLC, sole Member | |||||
By: | /s/ Louis Brause | |||||
Title: Member | ||||||
Metropolitan Life Insurance Company | ||||||
By: | /s/ Michael Viggiano | |||||
Title: Vice President |
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STATE OF NEW YORK | ) | |
) ss.: | ||
COUNTY OF NEW YORK | ) |
/s/ Mitchell N. Baron | ||||
MITCHELL N. BARON | ||||
Notary Public, State of New York | ||||
No. 31-4517474 | ||||
Qualified in New York County | ||||
Commission Expires March 30, 2006 |
STATE OF NEW YORK | ) | |
) ss.: | ||
COUNTY OF NEW YORK | ) |
/s/ Paul E. Hanau | ||||
PAUL E. HANAU | ||||
Notary Public, State of New York | ||||
Qualified in Nassau County | ||||
Certificate filed in New York County | ||||
Commission Expires Sept. 15, 2002 |
Brause Plaza North LLC By: Brause Plaza LLC, sole Member | ||||
By: | ||||
Name: | Louis Brause | |||
Title: | Member | |||
Metropolitan Life Insurance Company | ||||
By: | ||||
Name: | ||||
Title: | ||||
STATE OF NEW YORK | ) | |||
) ss.: | ||||
COUNTY OF NEW YORK | ) |
Notary Public | ||||
STATE OF NEW YORK | ) | |||
) ss.: | ||||
COUNTY OF NEW YORK | ) |
Notary Public | ||||
Class E Fire Alarm System
Domestic and fire water with central meters
Fuel oil gas fired steam boiler
Central Building Management System
Two points of entry for telecommunications
Loading Docks
1 | Due to rounding the rentable square feet of each floor of the 27th Street Building as shown on Exhibit E to the 27th Street Lease, the sum of the rentable square feet of those floors is five rentable square feet less than the total, agreed upon, rentable square feet of the 27th Street Building of 282,028 rentable square feet, as shown on Exhibit E to the 27th Street Lease. Accordingly, in order for the calculation of the Base Rent for the 27th Street Premises to be based upon the total, agreed upon, rentable square feet of the 27th Street Building, the rentable square feet of the 2nd floor of the 27th Street Building is hereby increased by five rentable square feet, from 23,340 rentable square feet to 23,345 rentable square feet. |
Brause Plaza North LLC | ||||
By: | /s/ David Brause | |||
Name: | David Brause | |||
Title: | Vice President | |||
Metropolitan Life Insurance Company | ||||
By: | /s/ Michael Viggiano | |||
Name: | Michael Viggiano | |||
Title: | Vice President | |||
STATE OF NEW YORK | ) | |||
) ss.: | ||||
COUNTY OF NEW YORK | ) |
/s/ Ruth Brause Notary Public | ||||
Notary Public, State of New York
No. 31-4643006
Qualified in New York Country
Commission Expires March 30, 19__
STATE OF NEW YORK | ) | |||
) ss.: | ||||
COUNTY OF NEW YORK | ) |
/s/ Paul E. Hanau Notary Public | ||||
Notary Public, State of New York
Qualified in Nassau Country
Certificate Filed in New York Country
Commission Expires Sept. 15, 2006
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[***] | Represents material which has been redacted and filed separately with the Commission pursuant to a request for confidential treatment pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as amended. |
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PROHIBITED AIRLINES AND ENTITIES
American
Delta
Southwest
Spirit
US Airways
Continental
Virgin Group
Republic Holdings
United
7THFLOOR ROOF PORTION AND EQUIPMENT
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APPROVED SIGNAGE
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BUILDING ROOF PORTION AND EQUIPMENT
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• | 1 — Wall Mount Cabinet Rack — Hammond Mfg. Model#: SWC193520BK1 Overall Dimensions: 38.25h x 21.38w x 26.63d |
o | (***Recommend substitute with Floor Mount Rack Cabinet for Wall Mount Cabinet Rack.) |
• | 3 — Comtelco VHF BS100U 130.000mhz Antennas | ||
• | 1 — Antenex YNT4503 450-470mhz 6.5db Gain Directional Antenna | ||
• | 2 — 24 inch commercial direct TV receiver dish | ||
• | 2 — Antenna Mounts for BS100U:Model# BSMNT2 | ||
• | 3 — Antenna Masts: 10’ x 1 ½” steel pipe. | ||
• | 6 — Universal Pipe Mount Brackets: Wireless Solutions Model#: WSUPMB | ||
• | Roof Penetration to Wall Mount Cabinet Rack location: Passenger Elevator Machine Room — Infill Building. |
o | 4” Steel Conduit with Weather Head at Roof. | ||
o | Ladder Rack Needed from Roof Penetration — Elevator Machine Room — to Equipment Rack for cable management. |
• | Two Penetrations (1 Additional) at Roof with 4” Steel Conduit with Weather Heads. | ||
• | 200 pair CAT5e from Passenger Elevator Machine Room — Infill Building to 7th floor MDF (Avtec System Rack Location). | ||
• | 4 to 5 Additional Antenna Coaxial Cable Runs installed from Roof to Passenger Elevator Machine Room — Infill Building for future Radio and Antenna needs. | ||
• | Floor Mount Cabinet rack for Radio Equipment. |
JetBlue hereby agrees to the provisions of this | Brause Plaza North LLC | |||||||||
Amendment relating to JetBlue, and any obligations | ||||||||||
or liabilities of JetBlue under those provisions. | By: | /s/ David Brause | ||||||||
Title: Vice President | ||||||||||
JetBlue Airways Corporation | ||||||||||
By: | /s/ David James Barger | Metropolitan Life Insurance Company | ||||||||
Title: CEO & President | By: | /s/ Maria Morris | ||||||||
Title: EVP Technology & Operations |
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OMITTED PRIOR TO EXECUTION
SALES TAX LETTER AGREEMENT
27-01 QUEENS PLAZA NORTH
LONG ISLAND CITY, NEW YORK 11101
MetLife Lease Administration
c/o Jones Lang LaSalle Americas, Inc.
501 Grant Street, Suite 925
Pittsburgh, PA 15259
Attention: Facilities Lease Administration
Very truly yours, JETBLUE AIRWAYS CORPORATION | ||||
By: | ||||
Name: | ||||
Title: | ||||
By: | ||||
Title: |
9797 Springboro Pike
Dayton, OH 45448
Attention: VP, Corporate Real Estate
1 MetLife Plaza
27-01 Queens Plaza North
Long Island City, NY 11101
Attention: Chief Counsel, General Corporate Law
THE AGREEMENT
REQUISITE CONTRACT LANGUAGE
The sales tax exemption provided with respect to this [purchase order, bill of sale, invoice, contract, lease, sublease, license or sublicense] shall only be available for the Project, and the vendor, lessor or contractor so acknowledges and covenants. | |||
This [purchase order, bill of sale, invoice, contract, lease, sublease, license or sublicense] is non-recourse to the IDA, and the IDA shall not be directly, indirectly or contingently liable or obligated hereunder in any manner or to any extent whatsoever. The IDA may assign its interest in this [purchase order, bill of sale, invoice, contract, lease, sublease, license or sublicense] to the Agent without the consent of any other person. | |||
The [Company or Agent] has provided the Vendor with a copy of an executed New York State Department of Finance Form ST-60 “IDA Appointment of Project or Agent” to evidence that the Agency has appointed the Agent as its agent. The Vendor must retain in its records a copy of the Letter of Authorization for Sales Tax Exemption, the completed Form ST-60 and the [contract, agreement, invoice, bill or purchase order] as evidence that the Vendor is not required to collect sales or use tax in connection with this [contract, agreement, invoice, bill or purchase order]. |
LETTER OF AUTHORIZATION FOR
SALES TAX EXEMPTION OF THE AGENCY
NEW YORK STATE DEPARTMENT OF FINANCE
FORM ST-60 “IDA APPOINTMENT OF PROJECT OR AGENT”
LOBBY SIGNS
INTERIOR LOBBY SIGN
ROOFTOP SIGN
BUILDING ENTRY PLAQUE
DIRECTIONAL PLAQUE
EXTERIOR FAÇADE SIGN
CAPTION | PAGE | |||
Article 1 Business Terms, Premises, Term, Rents | 1 | |||
Article 2 Use | 12 | |||
Article 3 Failure To Give Possession | 27 | |||
Article 4 Condition of Premises | 29 | |||
Article 5 Adjustments Of Rent | 37 | |||
Article 6 Letter Of Credit/Security Deposit | 50 | |||
Article 7 Subordination, Notice To Lessors And Mortgagees | 52 | |||
Article 8 Quiet Enjoyment | 56 | |||
Article 9 Assignment And Subletting | 56 | |||
Article 10 Compliance With Requirements | 88 | |||
Article 11 Insurance | 92 | |||
Article 12 Rules And Regulations | 97 | |||
Article 13 Alterations | 98 | |||
Article 14 Tenant’s Property | 109 | |||
Article 15 Repairs And Maintenance | 111 | |||
Article 16 Electricity | 114 |
CAPTION | PAGE | |||
Article 17 Heat, Ventilating And Air-Conditioning | 124 | |||
Article 18 Landlord’s Other Services | 130 | |||
Article 19 Access, Alterations In Building Facilities, Name | 144 | |||
Article 20 Notice Of Accidents | 148 | |||
Article 21 Non-Liability And Indemnification | 149 | |||
Article 22 Destruction Or Damage | 151 | |||
Article 23 Eminent Domain | 155 | |||
Article 24 Surrender; Holdover | 157 | |||
Article 25 Conditions Of Limitation | 159 | |||
Article 26 Re-Entry By Landlord | 162 | |||
Article 27 Damages | 163 | |||
Article 28 Waiver | 165 | |||
Article 29 No Other Waivers Or Modifications | 166 | |||
Article 30 Curing Tenant’s Defaults, Additional Rent | 167 | |||
Article 31 Broker | 168 | |||
Article 32 Notices | 170 | |||
Article 33 Estoppel Certificate | 173 | |||
Article 34 Arbitration | 173 | |||
Article 35 No Other Representations, Construction, Governing Law, Consents | 175 | |||
Article 36 Parties Bound | 176 | |||
Article 37 Certain Definitions And Construction | 177 | |||
Article 38 Adjacent Excavation And Construction; Shoring; Vaults | 177 | |||
Article 39 Jetblue Competitor Restrictions | 178 | |||
Article 40 Renewal Option | 179 | |||
Article 41 Roof Rights | 187 |
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CAPTION | PAGE | |||
Article 42 Contraction, Expansion; 5th Floor Contraction And Partial Surrender Options | 195 | |||
Article 43 Existing Superior Lease | 208 | |||
Article 44 Right of First Offer | 212 | |||
Article 45 Signage; Security Desk | 218 | |||
Article 46 Intentionally Omitted | 225 | |||
Article 47 Supplemental Space Option | 225 | |||
Article 48 Additional Space Option | 234 | |||
Article 49 Self-Help | 242 | |||
Article 50 | 245 | |||
Article 51 Landlord Cooperation | 245 | |||
Article 52 Labor Harmony | 246 |
Exhibit A | Description of Land | |
Exhibit B-1 | Floor Plans of the 5th Floor | |
Exhibit B-2 | Floor Plans of the 6th Floor | |
Exhibit B-3 | Floor Plans of the 7th Floor | |
Exhibit B-4 | Storage Space - Lower Level | |
Exhibit B-5 | Storage Space - 2nd Floor | |
Exhibit B-6 | Initial SOC | |
Exhibit C | Prohibited Uses | |
Exhibit D | List of Contractors, Construction Managers, Mechanics and | |
Subcontractors Approved by Landlord | ||
Exhibit E | Form of Subtenant SNDA | |
Exhibit F | Rules and Regulations |
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Exhibit G | Cleaning Specifications | |
Exhibit H | Definitions | |
Exhibit I | Rentable Square Feet and Useable Area | |
Exhibit J | Real Estate Board of New York Recommended Method of Floor | |
Measurement | ||
Exhibit K | HVAC Performance Specifications | |
Exhibit L | Negative Covenants in Other Leases | |
Exhibit M | Placement of Tenant Generator Equipment | |
Exhibit N | Location of Connection for Portable Generator | |
Exhibit O | After-Hours Rates for HVAC | |
Exhibit P | Omitted Prior to Execution | |
Exhibit Q | Price List for Conference Center and Roof Deck | |
Exhibit R | Approved Arbitrators | |
Exhibit S | Example of Surrender Payment | |
Exhibit T | Existing Superior Lease | |
Exhibit U | Omitted Prior to Execution | |
Exhibit V | Sales Tax Letter Agreement | |
Exhibit W | Lobby Signs | |
Exhibit X | Interior Lobby Sign | |
Exhibit Y | Rooftop Sign | |
Exhibit Z | Building Entry Plaque | |
Exhibit AA | Directional Plaque | |
Exhibit BB | Exterior Façade Sign |
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