Franklin Court

CONSTRUCTION PROCEDURES

General

1. No alterations, decorations, installations, repairs, additions, improvements or replacement (tenant changes) in, to, or about the premises are to be undertaken without the Landlord's prior written consent.
2. Landlord reserves the right to deny approval or access to contractors or subcontractors. Please submit a list of proposed contractors and subcontractors to the Property Management Office.
3. Prior to the commencement of any work, submit for Landlord's written approval, a complete plan of the demised premises, or of the floor on which the tenant changes are to occur. Drawings are to be complete with full detail and specifications for all of the work.
4. The proposed changes must comply with the District of Columbia Building Code and rules and regulations of other agencies having jurisdiction.
5. No work may commence until the Property Management office is furnished with copies of required permits.
6. All demolition, removal and other types of noisy or dusty work that may inconvenience other tenants or disturb building operations must be scheduled and performed before or after normal working hours (defined in Construction Requirements and Procedures). Please provide the Property Manager with at least 48 hours notice prior to proceeding with such work.
7. All structural and floor loading requirements shall be subject to review and approval by the building's structural engineer. Review shall be at tenant's expense.
8. Tenant is required to use either META Engineers or GHT Limited as the MEP Engineer for work at Franklin Court.

Insurance Requirements

All contractors and subcontractors must provide a certificate of insurance with minimum comprehensive liability coverage of $1,000,000 per occurrence plus statutory Workers Compensation.

The certificate should also name the following as additional insured:

Franklin Court, Inc.
L&B Realty Advisors, LLP
LPC Commercial Services, Inc.

Prior to Commencement of Work

1. Submit to the Property Management office a request to perform the work. The request shall include the following enclosures:
   • A list of contractors or subcontractors the tenant wishes to have bid on the work.
   • Four (4) complete sets of plans and specifications properly stamped by a registered architect and professional engineer.
2. The Landlord will be entitled to ten (10) working days to review and comment on the plans.
3. Obtain approval of plans and receive permits from jurisdictional agencies. Submit copies of all approved plans and permits to Landlord and post the original permit on the premises prior to the commencement of work.

Construction Requirements and Procedures

1. All proposed floor penetrations must be X-Rayed before commencement of core- drilling, hammer-drilling, chipping or sawing takes place. Requests for X-Raying must be made no less than 72 hours prior to the preferred date of the X-Ray. Any anchors set deeper than 1.5" in a horizontal concrete surface also require an X-ray. Cutting of any rebar requires approval of a structural engineer. GPR is not permitted as a substitute for X-Raying, but may be performed in addition to X-Raying.
2. Core drilling, cutting, hammer-drilling or any other loud or vibratory activities which, in the Landlord's judgment are a disturbance to the tenants are permitted between the hours of 7:00 p.m. and 8:00 a.m. Monday through Friday and 1:00 p.m. on Saturday through 8:00 a.m. on Monday. The Property Management Office and Operation Manager must be notified 48 hours prior to beginning such work. After hours work which requires the presence of a building engineer will be at tenant's expense.
3. All penetrations through vertical or horizontal surfaces shall be firestopped per code by the general contractor or their sub-contractors. All penetrations in areas that will be closed-in must be inspected by the Landlord's representative prior to close-in.
4. Tie-ins of either sprinkler or fire protection systems will not occur until all other work related to such systems has been completed. Only a contractor approved by the Landlord shall make the tie-in to the base building systems. JE Richards is the only authorized Contractor for all Fire Alarm System devices and/or sprinkler equipment reconfigurations, repairs, installations, removals, reprogramming, etc.
5. The general contractor shall contact the Landlord's representative on each occasion the fire alarm system or fire suppression system is required to be temporarily disabled. In addition, only the Landlord's representative is permitted to disable or enable the fire alarm system and/or the fire pump.
6. If shutdown of risers and mains for electrical, HVAC, sprinkler, fire protection or plumbing work is required, work shall be scheduled with 48 hour advance notice and supervised by Landlord's representative.
7. All “hot work" performed on the premises requires a minimum of 72 hours' notice and a representative of the Landlord must be present.
8. All plumbing work shall adhere to the 2006 International Plumbing Code (Chapter 28). In addition to the codes stated within this document, the general contractor and their sub-contractors shall adhere to the following:
   1. Insta-hot tankless heaters are not permitted to be installed on the premises.
   2. All water heaters are to be installed at either floor level or in a base cabinet. The water heater and its element(s), temperature and pressure relief valves, tank drain and hot/cold shut-offs to be easily accessible in case of emergency.
   3. Temperature & pressure relief valves to be piped to an open air drain along with the emergency pan.
   4. Each appliance is to have its own individual shut-off valve located in a recessed wall box, in an easily accessible area, near the appliance it will isolate. Only ball valves and angle stops are permitted.
   5. Connections from the valve at the wall box to the appliance should be in flexible braided steel hose. No plastic fittings, tubing or connections, of any type, are permitted anywhere on any water supply line.
   6. All appliances using a domestic water supply can only be located within a kitchen or pantry.
   7. A water sensing/shut-off device shall be located in each kitchen and pantry that is capable of cutting off the entire domestic water supply to the kitchen should water be detected. A minimum of two sensors to be used in each kitchen, one located in the water heater's emergency drain pan and one located on the kitchen floor at a location determined by the Operation Manager. The water shut-off device must be capable of isolating water supply to the entire kitchen/pantry regardless of water supply pressure.
   8. No compression fittings exceeding ¼" (O.D.) outside diameter tube size may be used with the exception of up to ½" compression fittings for angle stop valves.
9. A properly executed air balancing report signed by a professional engineer shall be submitted to the Operation Manager upon the completion of construction.
10. Upon completion of the work, tenant/contractor shall submit to the Property Management office a District of Columbia final inspection notice and the stamped final plans signed by the District of Columbia inspector or its 3rd party contractor. Also submit a final “as-built" set of drawings showing all items of work in detail.
11. Prior to commencing work, tenant/contractor shall provide the Property Management office with a list of all contractors and subcontractors involved in the project, including contact names, phone number, cell phone numbers and email addresses.
12. Tenant shall provide the Property Management office with a copy of all OEM (Original Equipment Manufacturer) and manuals for equipment attached to the constructed spaces such as faucets, hot water heaters, dishwashers, special lighting, etc.
13. All construction debris shall be disposed of in a separate construction dumpster. At no time will construction debris or other discarded materials be disposed of using the building dumpster or compactor.
14. All materials used during the course of construction will be stored within the confines of the tenant space. At no time will construction materials be stored in the building common service areas or mechanical rooms.
15. At no time during construction will the storage of flammable or hazardous materials be permitted as defined in OSHA guidelines. All contractors working in the buildings will be responsible for displaying, a copy of all MSDS's (Manufacturers Safety Data Sheet) related to any materials used during construction.
16. Contractors will be responsible for parking expenses incurred while at Franklin Court. Contractors shall not park in the alley at any time. Contractors shall not park at the Franklin Court loading dock unless authorized to do so by the Property Management office.
17. Contractors shall be required to use the restroom facilities as designated by the Property Management office and will be expected to maintain these facilities in a neat and orderly condition. The unisex restroom located at the Franklin Court loading dock is available for contractor use.
18. All paints, glues, adhesives or other materials used during construction with a V.O.C (Volatile Organic Compound) rating greater than “C", need to be approved by the Property Management office prior to application.
19. All Contractors, materials, tools, deliveries and trash shall be transferred to and from the construction area via the freight elevators only, NO EXCEPTIONS. All construction workers entering into the building or traveling between floors must also use the freight elevators or the stairs. At no time shall the passenger elevators be used by the Contractors/Subcontractors.

Elevator doors shall not to be held or blocked open. Protection must be provided by the Contractor in the freight elevators. CoreX white board (cardboard membrane) must be installed on each wall in the interior of the cabs. Damage caused to the elevators by the Contractors/Subcontractors shall be an expense to the Contractors/Subcontractors. Deliveries that require extended use of the freight elevators must be approved by the Property Management office 48 hours in advance. For the purposes of scheduled deliveries of materials in and out of the building the West and East Freight Elevator dimensions are as follows:

Elevator Door
Length - 8 ½ ft
Width - 4 ½ ft
Height - 8 ½ ft

Interior Cab
Length - 9.2 ft
Width - 6.2 ft
Height - 9 ½ ft

Should the freight elevators be out of service, do not attempt to transport any materials and/or workers on any other elevators without prior consent from the Property Management office.

20. The loading dock that services Franklin Court is located between K Street and L Street on the South side of the building and is accessible from either 14th Street or 13th Street. There are (4) four loading dock bays that can be utilized for deliveries on site. The Loading Dock bay widths are as follows:
    
    
    • Bay #1: 14'9"
    • Bay #2: 13'4"
    • Bay #3: 13'3"
    • Bay #4: 12'5" – Franklin Court trash compactor occupies bay
    • Bay #5: 11'9"

Property Management:	(202) 682-0145 Office (202) 682-0340 Fax
Portfolio Manager:	Patrick McHugh
Property Manager:	Zach Barsness
Property Coordinator:	Bryan Cavuoto
Operation Manager:	Dave Audlin
Lead Building Engineer	John Koch, III

General contractor must:

1. Properly supervise construction on premises at all times.
2. Maintain cleanliness and protection of all areas, including elevators, walls, doors, janitorial and mechanical rooms and common facilities. Materials may not be left on the loading dock.
3. Provide the Property Management office with a list of those who are expected on the job after hours or during the weekend. The list is to be submitted 24 hours prior to work commencing. Proper supervision by the general contractor is required whenever work is being done in the building.
4. Use filter media pre-approved by the Property Management office to protect the buildings’ air systems.
5. The janitorial room located in each floor will serve as the only area in which water based materials can be cleaned, i.e. paint brushes, etc. No other materials may be put down the drain in these rooms.
6. The contractor must protect common area elevator lobby marble floors and freight service vestibules on each floor under construction with Masonite to prevent any damage during construction. The Contractor shall protect all walls, carpets, floors, furniture, and fixtures, Masonite (or plywood) must be placed as a walkway on the public corridors from the freight elevator to the construction site to protect the carpet.
7. The contractor must protect the building’s existing stained wood doors (stairwell doors specifically) from damage by covering them with foam board insulation for the duration of the construction.
8. The Contractor shall confine its activities to the designated construction area so as not to interrupt other building tenants. Access cards and keys will be provided prior to start of work. Contractor personnel found on non-construction floors will be ejected from the property. Datawatch Security Systems key fobs will be provided for perimeter access.
9. Contractor shall be responsible for protection of existing window treatments during construction.
10. Water and electricity during construction will be provided at no cost by the Landlord.
11. Contractor shall notify the Property Management office prior to commencement of extremely dusty work (sheet rock cutting, sanding, extensive brooming, etc.) and is responsible for making the necessary arrangements to protect the filtering capacity on the affected HVAC equipment and cover/isolate all smoke detection devices.
12. No painting on occupied floors is permitted during the regular business day. Arrangements must be made with the Property Manager for all painting to occur before or after hours or on the weekends. Adequate protection of the HVAC filtering systems and smoke detection systems is required.
13. Disposition of Materials - Any and all existing materials removed and not reused in the construction, except as directed by the Property Management office, shall be disposed of by the Contractor as waste or unwanted material or shall be returned to building management (i.e. doors, frames, hardware, etc.). Contractor shall keep areas outside the construction area free at all times from waste material, rubbish and debris and in broom clean condition, and shall remove all waste material, rubbish and debris on a daily basis.The Property Manager shall determine location and placement of construction dumpster(s). Contractor/subcontractors are to use care and consideration for the other building occupants and their guests in the building when using any public area. No debris or construction materials shall be left in the loading dock.
14. Working Hours - Approved construction work may commence at 6:00 AM as long as it won’t disrupt other tenant business activities. Heavy/Noisy work may be performed ONLY prior to 8:00 AM and after 7:00 PM. After-hours work requiring the presence of a building engineer is at the expense of the tenant/contractor. The Property Manager reserves the right to determine what construction work is considered inappropriate for normal business hours, and what after-hours work requires the presence of a building engineer.
15. EMS System - Contractors shall not disconnect or alter any EMS System equipment without prior authorization from the Property Manager. Smart Building Technologies is the only authorized Contractors for all EMS System devices, repairs, communications, reprogramming, etc.
16. Key and Lock Systems - Contractors shall not work on the building Sargent locksets without prior authorization from the Property Manager. Federal Lock and Safe, Inc. is the only authorized Contractor for all Key and Lock System repairs and lock replacements and rekeying of any doors, etc.
17. Construction Inspections - A Property Management representative and the Contractor shall thoroughly inspect all common areas and mechanical rooms prior to construction and shall document any existing building deficiencies. Upon completion of work, contractor shall return these areas in the same condition in which they were originally viewed. Any damages caused by the contractor shall be corrected at the sole cost of the contractor.
18. Signage - Contractor or subcontractor signage may not be displayed in the building common areas or on any of the window glass.

ANY VIOLATION OF CONTRACTOR REQUIREMENTS SHALL BE CAUSE FOR LANDLORD TO BAR CONTRACTOR OR INDIVIDUALS FROM THE PREMISES OR TO CLOSE DOWN THE CONSTRUCTION PROJECT ENTIRELY FOR A DURATION TO BE DETERMINED BY LANDLORD.

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