Document:

Exhibit 10.6

 

Execution Counterpart

 

FIRST AMENDMENT TO

OPERATING AGREEMENT OF

THE NEW YORK TIMES BUILDING LLC

(a New York limited liability company)

 

FIRST AMENDMENT TO OPERATING
AGREEMENT OF THE NEW YORK TIMES BUILDING LLC (this “Amendment”) daoted
this 25th day of June, 2004 by and between FC LION LLC, a New York
limited liability company having an office at One MetroTech Center North,
Brooklyn, New York 11201 (“FC Member”), and NYT REAL ESTATE COMPANY LLC,
a New York limited liability company having an office at 229 West 43rd
Street, New York, New York 10036 (“NYTC Member”).

 

WHEREAS:

 

A.                                  FC Member and NYTC Member have formed a
limited liability company under the name of The New York Times Building LLC
(the “Company”) and in connection therewith executed the Operating
Agreement of the Company dated December 12, 2001 (the “Operating
Agreement”); and

 

B.                                    Simultaneously with the execution of this
Amendment, the Company is obtaining a construction loan from GMAC Commercial
Mortgage Corporation, as agent (the “Construction Lender”) in the
maximum principal amount of $320,000,000.00  (the
“Construction Loan”) to finance a portion of the Total Costs of the
Project (as defined in the Operating Agreement) pursuant to a Building Loan
Agreement (the “Building Loan Agreement”) and a Project Loan Agreement
(the “Project Loan Agreement”), each between the Construction Lender and
the Company and each dated as of the date hereof (collectively, the “Loan
Agreements”); and

 

C.                                    The Construction Lender has required, as a
condition to making the Construction Loan, that the Company shall have funded,
prior to and as a condition of Construction Lender disbursing any proceeds of
the Construction Loan, $207,046,237.00  (the “Upfront Equity”), which
amount represents $87,547,843.00  with respect to FC Member (the “FC
Upfront Equity”) and $119,498,394.00  with respect to NYTC Member (the “NYTC
Upfront Equity”); and

 

D.                                   NYTC Member has elected not to borrow any
portion of NYTC Member’s Share of the Total Costs of the Project through the
Construction Loan and, in lieu of such borrowing, NYTC Member has agreed,
subject to the terms and conditions of this Amendment in addition to making
Capital Contributions to the Company in respect of the NYTC Upfront Equity, to
make Capital Contributions to the Company in an amount not to exceed $222,258,152.00  (the “NYTC Construction Equity”)
subject to the last sentence of the final paragraph of paragraph 2(a) of

 

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this Amendment in order to fund NYTC Member’s Share
of the Total Costs of the Project; and

 

E.                                      The NYTC Construction Equity includes an
amount equal to $11,649,593.00  that will be reimbursed to NYTC Member by
the Company when FC Member makes a cash Capital Contribution to the Company in
such amount in satisfaction of its obligation to make the True-Up Payment, such
Capital Contribution on account of the True-Up Payment to be made by FC Member
as and when required by Section 3.01(c) of the Operating Agreement,
it being hereby agreed that the amount of the True-Up Payment required by Section 3.01(c) of
the Operating Agreement is $11,649,593.00.  After such True-Up Payment is
made, the amount of the NYTC Construction Equity shall be deemed reduced by the
amount of the True-Up Payment; and

 

F.                                      The Construction Lender has further required,
as a condition to making the Construction Loan, that (in addition to funding
the NYTC Upfront Equity) NYTC Member fund 100% of the NYTC Construction Equity
prior to, and as a condition of, Construction Lender disbursing any proceeds of
the Construction Loan and that the NYTC Construction Equity be applied to pay
the Total Costs of the Project (i.e. both FC Member’s and NYTC Member’s
respective Shares of the Total Costs of the Project) required to be paid from
and after the date hereof until the Construction Loan proceeds are disbursed in
accordance with the terms of the Loan Agreements; and

 

G.                                     By reason of such funding by NYTC Member of
the NYTC Construction Equity, NYTC Member will in effect fund for the benefit
of FC Member a portion of FC Member’s Share of the Total Costs of the Project
(the total amount of the NYTC Construction Equity which is so funded for the
benefit of FC Member in accordance with paragraph 2(b) below hereinafter
being called the “FC Funded Amount”); and

 

H.                                    At such time as FC Member has funded 100% of
the FC Upfront Equity, the NYTC Member shall be obligated to commence to fund
the FC Funded Amount in accordance with the terms and conditions of this
Amendment, whether or not the NYTC Upfront Equity has been fully funded at such
time.

 

I.                                         The Members have agreed that the FC Funded
Amount and interest thereon as hereinafter provided shall be repaid to NYTC
Member as more particularly set forth in this Amendment; and

 

J.                                        The Members desire to modify the Operating
Agreement to provide for the funding of the NYTC Construction Equity, the
repayment of the FC Funded Amount, and certain other matters, all upon the
terms and conditions hereinafter set forth.

 

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NOW, THEREFORE, for good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged by both Members, the Members agree to modify the Operating
Agreement as follows:

 

1.             Defined Terms. 
All capitalized terms used herein shall have the same meaning ascribed to them
in the Operating Agreement unless otherwise defined herein.

 

2.             NYTC Construction
Equity.

 

(a)  NYTC Member shall
be obligated to make Capital Contributions to the Company in the amount of the
NYTC Construction Equity.  The obligation to fund the NYTC Construction
Equity shall not limit the obligation of NYTC Member or FC Member to make
Capital Contributions otherwise required under the Operating Agreement. 
The NYTC Construction Equity shall be contributed by NTYC Member in
installments (with the same frequency provided for disbursements of the
Construction Loan in the Loan Agreements) only to pay costs included in Total
Costs of the Project and approved by the Construction Lender. 
Notwithstanding anything to the contrary contained in this Amendment, the
obligation of NYTC Member to contribute any installment of the NYTC
Construction Equity shall be conditioned upon the receipt and review by the
Construction Lender of the applicable Draw Request (as defined in the applicable
Loan Agreement) and the delivery by the Construction Lender to the Company of
the notification required to be delivered by the Construction Lender pursuant
to Section 4.04(b) of the applicable Loan Agreement (a “Section 4.04(b) Notice”).

 

Without limiting the
generality of the foregoing conditions, NYTC Member shall not be obligated to
make any disbursement of the NYTC Construction Equity at any time that a loan
balancing payment is due by FC Member pursuant to Section 3.06 of either
of the Loan Agreements (or would be due by FC Member under Section 3.06 of
either of the Loan Agreements in the event the Construction Loan was in an
amount equal to the Construction Financing and a comparable Construction Loan
Draw were requested of the Construction Lender).  Upon demand of the
Construction Lender or either Member after giving effect to the amounts
represented by the applicable Draw Request and the allocation of such amounts,
the Members, to the extent applicable, shall each make Capital Contributions to
the Company as necessary to place the Construction Loan “in balance” in
accordance with Section 3.06 of the applicable Loan Agreement and Section 3.01(g) of
the Operating Agreement.

 

(b)  The entire amount
of each disbursement of the NYTC Construction Equity shall be allocated between
NYTC Member’s and FC Member’s respective Share of the Total Costs of the
Project based upon the costs to which such disbursement shall apply in
accordance with Article XII of the Operating Agreement as supplemented by
the chart attached as Exhibit A hereto (the “Allocation
Provisions”).  The aggregate amount of all disbursements of the NYTC
Construction Equity which from time to time represent payment of FC Member’s
Share of Total Costs of the Project shall constitute the FC Funded Amount.

 

(c)  The NYTC
Construction Equity, the Construction Loan and any amounts funded by NYTC
Member under paragraph 6 of this Amendment are hereinafter collectively
referred to as the “Construction Financing”.

 

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3.             FC Funded Amount.

 

(a)  The balance of the
FC Funded Amount not yet repaid to NYTC Member from time to time (the “FC
Funded Balance”) shall bear interest at the Interest Rate (as defined in
the Loan Agreements) that would be (or would have been) in effect from time to
time under the Loan Agreements (whether or not the same is in full force and
effect) (the “Construction Loan Interest Rate”) from the date funded by
NYTC Member until repaid to NYTC Member, subject to paragraph 5(d) hereof.
 Interest on the FC Funded Balance shall be calculated in the manner
provided for the calculation of interest in the Loan Agreements.  All
interest on the FC Funded Balance shall be deemed allocated 100% to FC Member
for purposes of determining each Member’s allocated Share of the Total Costs of
the Project.

 

(b)  Subject to the
provisions of paragraph 5 hereof, the FC Funded Balance, together with interest
thereon as set forth in this Amendment, shall be repaid to NYTC Member as
follows: The portion of each disbursement of the Construction Loan which is
allocated (pursuant to the Allocation Provisions) to NYTC Member’s Share of the
Total Costs of the Project shall be credited against the FC Funded Balance as
of the date such disbursement is made by the Construction Lender, applied first
to interest on the FC Funded Balance, then to reduce the FC Funded
Balance.  To the extent the total amount credited against NYTC Member’s
Share of the Total Costs of the Project following the final disbursement of the
Construction Loan is less than the total FC Funded Balance and all accrued
interest thereon, then FC Member shall within five (5) business days after
written demand of NYTC Member make a Capital Contribution in the amount of the
FC Funded Balance, together with all accrued interest thereon, and such Capital
Contribution shall be immediately distributed to NYTC Member in payment of the
FC Funded Balance and interest thereon.

 

(c)  The parties hereto
(i) acknowledge and agree that the amounts designated as “interest” on the
FC Funded Balance pursuant to paragraphs 3 and 5 hereof shall be treated as “guaranteed
payments” to NYTC Member in accordance with Section 707(c) of the
Internal Revenue Code of 1986, as amended, and Treasury Regulation Section 1.707-l(c),
and (ii) agree to take no position inconsistent with such treatment
described in clause (i) of this sentence for U.S. federal income tax
purposes (including without limitation on any Company tax return).

 

4.             Other Capital
Contributions.  Except as modified hereby, the Members
shall continue to make all Capital Contributions as and when required pursuant
to the Operating Agreement.

 

5.             Non-Funding Event.

 

(a)  A “Non-Funding Event” shall be
deemed to have occurred if:

 

(i)                  the Construction Lender refuses or fails to
make any requested disbursement of the Construction Loan within the “Applicable
Cure Period” (as defined in paragraph 5(i) hereof) after the Requested
Advance Date (as defined in the Loan Agreements), whether or not such refusal
or failure is permitted in accordance with the Loan Agreement (unless such

 

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failure or refusal is solely the result of a default
by NYTC Member of its obligations under the Operating Agreement or the Loan
Agreements); or

 

(ii)               the Construction Lender fails or refuses to
deliver a Section 4.04(b) Notice (unless the failure of such
condition is solely the result of a default by NYTC Member of its obligations
under the Operating Agreement or the Loan Agreements) and the failure or refusal
continues after the date the Construction Lender is required to deliver a Section 4.04(b) Notice
in accordance with the Loan Agreements (the “Lender Confirmation Date”)
for a period in excess of the Applicable Cure Period.

 

A Non-Funding Event shall be
deemed to have ended when (A) in the case of clause (i) of the
preceding sentence, funding of the Construction Loan (or replacement financing
for the Construction Loan obtained by the Company) recommences; (B) in the
case of clause (ii) of the preceding sentence, the Construction Lender
confirms that a proposed disbursement by NYTC Member shall be credited against
the NYTC Construction Equity; or (C) the Company, or either Member on
behalf of the Company, has obtained replacement construction financing with
respect to the Project, it being understood that, prior to the Conversion Date,
such replacement construction financing shall encumber the entire
Project.  In addition, a Non-Funding Event shall not be deemed to be
continuing if and for so long as FC Member makes Capital Contributions to the
Company as and when required to pay its Share of Total Costs of the Project
which would otherwise have been funded through the Construction Financing but
for the occurrence of the Non-Funding Event or such costs are funded by FCE or
ING  Vastgoed.

 

(b)  In the event a
Non-Funding Event occurs which is not solely the result of a default by FC
Member under the Operating Agreement, the Development Agreement or the Loan
Agreements (a “No-Fault Non-Funding Event”), then the occurrence of such
No-Fault Non-Funding Event shall not constitute a default by either party under
the Operating Agreement or, except as provided in paragraph 5(f) hereof,
entitle either Member to require the other Member to make a Capital
Contribution to the Company not otherwise required under the Operating
Agreement.  Notwithstanding the foregoing, upon the occurrence of such
No-Fault Non-Funding Event and while such No-Fault Non-Funding Event continues,
for period not to exceed thirty (30) days following the occurrence of such
No-Fault Non-Funding Event (the “Reassessment Period”), the Members
shall, in accordance with the Operating Agreement, determine what measures to
take in response to the No-Fault Non-Funding Event, including, without
limitation, whether to exercise the Company’s contractual and equitable
remedies against the Construction Lender.

 

(c)  At any time
following the Reassessment Period during which a No-Fault Non-Funding Event is
continuing, NYTC Member shall have the right, in its sole and absolute
discretion, to elect to continue the construction of the Project in accordance
with paragraph 6 hereof, which right shall be exercised by written notice given
by NYTC Member to FC Member at any time or from time to time while such
No-Fault Non-Funding Event is continuing (each, a “Continuation Notice”). 
NYTC Member shall have the right at any time and from time to time in its
absolute and sole discretion during the continuance of a Non-Funding Event, to
stop the construction of the Project after it has given a Continuation Notice.

 

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(d)  If a Non-Funding
Event occurs and continues for a period (the “Interest Grace Period”) of
180 days (in the case of a No-Fault Non-Funding Event) or 5 days (in the case
of any Non-Funding Event other than an a No-Fault Non Funding Event), then for
the period beginning on the day following the Interest Grace Period and for so
long as such Non-Funding Event continues, the FC Funded Balance shall bear
interest at (i) in the case of a No-Fault Non-Funding Event, one percent
(1%) per annum in excess of the Construction Loan Interest Rate, and (ii) in
the case of any Non-Funding Event other than a No-Fault Non Funding Event, the
Default Rate (as defined in the Loan Agreements).

 

(e)  From and after the
occurrence of a Non-Funding Event and until the FC Funded Balance and all
interest thereon is paid in full, all income, revenue, and proceeds, derived
from the ownership, operation, leasing, financing, sale or other disposition of
the Project or FC Member Space, including, without limitation, all Net Cash
Flow, Net Refinancing Proceeds and Net Sales Proceeds, which would otherwise be
distributed or paid to FC Member shall be paid to NYTC Member and applied first
against interest on the FC Funded Balance and then to reduce the FC Balance.

 

(f)  Notwithstanding
anything to the contrary contained in this Amendment, in the event (i) a
Non-Funding Event has occurred and is continuing, and (ii) the FC Funded
Balance, together with interest thereon, has not been repaid to NYTC Member on
or before the date (the “Repayment Deadline”) which is the earlier to
occur of (x) three (3) months after the Original Maturity Date (as
defined in the Loan Agreements), or (y) such earlier date as the
Construction Lender either accelerates the Construction Loan on account of a
default by the Company thereunder (other than solely as a result of a default
by NYTC Member of its obligations under the Operating Agreement or the Loan
Agreements) or commences any action or proceeding to obtain repayment of the
Construction Loan or foreclose the mortgage securing the same, FC Member shall
make a Capital Contribution on the Repayment Deadline in the amount of the FC
Funded Balance, together with all accrued interest thereon, and such Capital
Contribution shall be immediately distributed to NYTC Member in payment of the
FC Funded Balance.

 

(g)  In the event a
Non-Funding Event occurs which is solely the result of a default by FC Member
under the Operating Agreement, the Development Agreement or the Loan
Agreements, then NYTC Member shall be entitled, subject to applicable notice
and grace provisions, to exercise all rights and remedies available to NYTC
Member under the Operating Agreement or otherwise in respect of such default.

 

(h)  Notwithstanding
anything to the contrary contained in this Amendment or the Operating
Agreement, at any time following the occurrence of a Non-Funding Event (and
regardless of whether a Continuation Notice has been given) and prior to the
Conversion Date, FC Member and/or NYT Member shall have the right and authority
to obtain replacement construction financing with respect to the Project on
behalf of the Company and to cause the Company to enter into all documents and
agreements required in connection with such replacement construction financing,
including, without limitation, mortgages and other security instruments
encumbering the entire Project, and NYTC Member (or FC Member, as the case may
be) shall deliver, and shall cause NYTC (or FCE, as the case may be) to
deliver, any documents required to be delivered in connection with such
replacement construction financing,

 

6

 

provided that such replacement construction financing
shall be on terms that are not less favorable, in any material respect, to the
Company, NYTC Member, NYTC, FCE, or ING Vastgoed than the Construction Loan,
unless approved by any such party as to whom the terms are materially less
favorable.

 

(i)  As used herein the,
term “Applicable Cure Period” shall mean five (5) Business Days;
provided, however, that:

 

(x)                                   in the event the Construction Lender advises
the Company that the reason for its failure or refusal to comply with its
obligations set forth in clauses (i) or (ii) of paragraph 5(a) hereof,
as the case may be, is the existence of one or more mechanic’s liens against
the Project, the Applicable Cure Period shall be extended, subject to the last
sentence of this paragraph, until the last date on which such mechanic’s lien(s) must
be removed or bonded under the Loan Agreements before the Construction Lender
may declare a default under the Loan Agreements on account thereof, and

 

(y)                                 in the event the Construction Lender advises
the Company that the reason for its failure or refusal to comply with its
obligations set forth in clauses (i) or (ii) of paragraph 5(a) hereof,
as the case may be, is a request for an additional submission of information or
documentation with respect to the draw request in question which cannot
reasonably be obtained and furnished within such five (5) Business Day
Period, then, subject to the last sentence of this paragraph 5(i), the
Applicable Cure Period shall be extended for the period of time (but not later
than 30 days after the Requested Draw Date or Lender Confirmation Date in
question) that the Company is diligently pursuing obtaining such additional
information or documentation.

 

Notwithstanding anything to
the contrary contained in this Amendment, the Applicable Cure Period shall in
all events immediately terminate (and a Non-Funding Event shall be deemed to
exist) in the event that, as a result of the failure or refusal of the
Construction Lender to fund any portion of the Construction Loan or approve the
disbursement of NYT Construction Equity, the construction of the Project or the
performance of any material element of the work involved in the construction of
the Project shall cease or NYTC Member reasonably believes that such a
cessation is imminent.

 

6.             NYTC Member
Election to Continue Construction of the Project.

 

(a)  In the event NYTC
Member gives a Continuation Notice and until the Non-Funding Event in question
ceases as provided in paragraph 5(a) hereof, NYTC Member may take such
steps (including with respect to the phasing of the work) as NYTC Member elects
in its sole discretion to continue the construction of all or any portion of
the Project, including making Capital Contributions to pay such costs related
to the Project as NYTC Member shall, in its sole and absolute discretion, elect
to pay, provided, however, the exercise by NYTC Member of its rights under this
paragraph shall not (i) reduce the size of the Building or the number of
floors,

 

7

 

and must otherwise comply
with the requirements of the Ground Lease, or (ii) permanently eliminate
any common area work and finishes or involve a permanent change to the floor
plates, core fire stairs, building MEP or vertical transportation systems in
the FC Member Units; and provided further that any such steps permitted
pursuant to this paragraph must be of such a nature that FC Member can
reinstate any modified items to their original design if, in the future, a
replacement loan is secured, the Non-Funding Event ceases, or if FC Member
elects to fund equity to continue to fund its share of Total Costs of the
Project, it being acknowledged and agreed that all costs associated with
reinstating any such modified items to their original design shall be borne
solely by FC Member.  Even though NYTC Member has sole discretion, it will
consult with FC Member in pursuing work under this paragraph.  In no event
shall NYTC Member be required to fund any Capital Contributions to make any
payments other than those so elected by NYTC Member, and in no event shall NYTC
Member be required to make any payments to FC Member or its affiliates. 
To the extent any such Capital Contributions made by NYTC Member represent FC
Member’s Share of the Total Costs of the Project, such Contributions shall be
added to the FC Funded Balance, and shall bear interest as provided in this
Amendment and shall be repaid by FC Member as provided in this Amendment.

 

(b) During the period
following the giving of a Continuation Notice and until the Non-Funding Event
in question ceases or such earlier date as the FC Funded Balance and all
interest accrued thereon is refunded to NYTC Member, NYTC shall have the
following rights and authority, which may be exercised by NYTC Member on behalf
of the Company without the consent or approval of FC Member, but subject to
paragraph 6(a) hereof:

 

(i)                                     to modify the plans and specifications for
the Project as may be necessary to complete the work which NYTC Member has
elected to perform;

 

(ii)                                  to modify the GMP Contract, the Architect’s
Agreement and any other contract or agreement with respect to the Project to
the extent necessary or appropriate to complete the work which NYTC Member has
elected to perform;

 

(iii)                               to delay or defer converting the Project to
the condominium regime contemplated in the Operating Agreement;

 

(iv)                              to amend the Ground Lease to extend the time
period to complete the Project; and

 

(v)                                 to take all other actions reasonably
necessary or reasonably appropriate in connection with the completion of the
Project and the management and operation of the Project, including enforcing
the rights of the Company under any contractual arrangements with third
parties.

 

Notwithstanding the
foregoing, NYTC Member shall not, without the consent of FC Member, take any of
the following actions: (i) admit new members, (ii) reduce FC Member’s
interest in

 

8

 

the Project, (iii) make
any capital calls pursuant to Section 3.01(g) under the Operating
Agreement (provided that the foregoing shall not limit NYTC Member’s right to
make a capital call pursuant to paragraph 5(f) of this Amendment), (iv) incur
any indebtedness on behalf of the Company, or (v) interfere with or
prevent the use and occupancy of the Project by tenants with whom NYTC Member
has entered into non-disturbance agreements in accordance with Section 5.15
of the Operating Agreement.

 

(c)  The exercise by
NYTC Member of the foregoing rights shall not relieve FC Member from any of its
obligations with respect to the Project under the Operating Agreement.

 

(d)  If either Member
obtains a replacement loan secured by the Project, which contemplates funding
of the FC Funded Balance in accordance with the terms of the Loan Agreements,
then FC Member and NYTC Member shall cooperate (at no additional cost to NYTC
Member) to modify the GMP Contract and other relevant agreements to provide for
the completion of the Building as set forth in the Loan Agreements.  If
such replacement loan is obtained prior to the date on which the Building Loan
would otherwise have matured, NYTC Member shall continue to be obligated to
provide the Extension Loan on the terms and conditions as set forth in the
Operating Agreement, as amended by this Agreement.

 

7.             NYTC Extension
Loan; True- Up Payment.  The amount of the NYTC Extension
Loan required to be made by NYTC Member shall be $119,498,000.00.  To the extent
NYTC Member realizes savings (“NYTC Cost Savings”), as determined on the
date the Extension Loan is made and from time to time thereafter in accordance
with the provisions of the Loan Agreements governing the calculation and
apportionment of such cost savings and the resolution of disputes regarding
same, in NYTC Member’s Share of the Total Costs of the Project (which is
projected to be $341,756,546.00
as of the closing of the Construction Loan and to be $330,106,953.00 after
the NYTC Member is reimbursed for the True-Up Payment), the Construction Lender
shall (and the construction loan documents shall provide) disburse to NYTC
Member an amount equal to the amount of such savings, which amount, when paid,
shall reduce the amount of the FC Funded Balance dollar-for-dollar, as and when
provided under the Loan Agreements.  Notwithstanding anything to the
contrary provided in Section 6.03(ii) and Exhibit R of the Operating
Agreement, the NYTC Extension Loan shall be subordinated to the mortgages which
secure the Construction Loan pursuant to the subordination and intercreditor
agreement attached as Exhibit R to the Loan Agreements.  The amount
of the True-Up Payment required by Section 3.01(c) of the Operating
Agreement shall be $11,649,593.00. 
Without limiting the applicable provision of the Operating
Agreement and any conditions set forth therein, the FC Member and the NYTC
Member each confirm that the NYTC Member’s obligation to make the NYTC
Extension Loan shall be conditioned upon the FC Member making the True-Up
Payment in the amount aforesaid as and when required pursuant to Section 3.01(c) of
the Operating Agreement.

 

8.             Security Agreement. 
Concurrently with the execution of this Amendment, FC Member is amending
the existing Security Agreement in favor of NYTC Member to grant NYTC Member a
pledge of its interest in the Company to secure the repayment of the FC Funded
Amount in accordance with this Amendment.

 

9

 

9.             Guarantees. 
Concurrently with the execution of this Amendment,

 

(a)  FCE is executing (i) a
completion guaranty in favor of NYTC Member in the form provided to the
Construction Lender pursuant to which FCE agrees to complete the Project in the
event NYTC Member funds the NYTC Construction Equity, any amounts it is
required to fund under the Development Agreement and Operating Agreement, and
any additional funds (not to exceed the Construction Loan amount) required to
pay project costs, and (ii) a non-recourse guaranty in favor of NYTC
Member in the form provided to the Construction Lender guarantying losses
resulting from standard recourse carve-outs which recourse carve outs shall be
modified to include the carve-outs in the guaranty that is to be given by FCE
with respect to the Extension Loan; and

 

(b)  NYTC is executing
an amendment to that certain Guaranty dated as of December 12, 2001 with
respect to NYTC Member’s Capital Contributions to guaranty the obligation of
NYTC Member to make the Capital Contributions which constitute the NYTC
Construction Equity in accordance with the terms and conditions of this
Amendment.

 

10.            Loan Fees and
Expenses.  All fees and expenses with respect to the
Construction Loan shall be allocated to FC Member, except as shown in Exhibit B
attached, which fees shall be allocated between FC Member and NYTC Member in
the proportions identified therein.  Notwithstanding the foregoing, each
of NYTC Member and FC Member shall be solely responsible for its separate legal
fees and expenses.  Concurrently with the execution of this Amendment, FCE
is delivering to NYTC a guaranty of the obligation of FC Member to make a
Capital Contribution to pay the exit fee payable to the Construction Lender.

 

11.           Section 5.12
(Adjustment to NYTC Member Space and FC Member Space).  The
parties hereby confirm that NYTC Member did not elect to purchase or lease
additional space pursuant to Section 5.12 of the Operating Agreement, and
that the option to so elect has lapsed and is of no further force or effect.

 

12.           Arbitration of
Disputes with respect to Draw Requests during the Term of the Construction Loan. 
Notwithstanding anything to the contrary contained in the Operating
Agreement, including without limitation Article XI thereof, so long as the
Construction Loan is outstanding, any dispute between the Members with respect
to any Draw Request (as defined in the Loan Agreements) under the Construction
Loan which is permitted under paragraph 13 hereof shall be determined and
resolved solely by arbitration (and not by litigation) which is commenced not
later than twenty (20) days after the date of such Draw Request and conducted
in the County, City and State of New York in accordance with the then applicable
commercial arbitration rules of the American Arbitration
Association.  Other than as permitted under paragraph 13 hereof and this
paragraph 12, the Members shall not be entitled to dispute any Draw
Request.  If the terms of this paragraph 12 differ from or conflict with
the then applicable commercial arbitration rules, the arbitrators shall be
chosen and the arbitration shall be governed in accordance with and pursuant to
the terms and provisions of this paragraph 12.

 

(a)  The arbitration
procedures shall commence when either Member submits the matter to arbitration
by notice to the other Member and to the arbitrator.  The Members have as

 

10

 

of the date hereof appointed
the following individual as the arbitrator: Mr. Steven Charney.  If
such arbitrator (or any successor arbitrator) resigns or cannot fulfill the
arbitrator’s obligations, the Members shall appoint another independent and
unaffiliated individual who has not less than (10) years experience with
respect to the subject matter at hand.

 

(b)  Not later than six
(6) Business Days after the arbitration procedure has commenced, the
arbitrator shall finalize its decision regarding the resolution of the dispute
or matter and shall promptly provide a copy of such submissions to the
Members.  The arbitrator’s decision shall be conclusive, final and binding
upon the Members, shall constitute an “award” by the arbitrator within the
meaning of the American Arbitration Association rules and applicable law
and judgment may be entered thereon in any court of competent jurisdiction.

 

(c)  The fees of the
arbitrator as well as expenses incident to the proceedings, shall be assessed
as the arbitrator determines, it being the intention of the Members that the
non-prevailing Member pay such fees and expenses.  The fees of respective
counsel engaged by the parties, and the fees of expert witnesses and other
witnesses called or engaged by the Members, shall be paid by the non-prevailing
Member.

 

11

 

13.          Draw Requests under
the Construction Loan.  FC Member shall have the sole right
and authority on behalf of the Company to sign and submit all Draw Requests (as
defined in the Loan Agreements) under the Loan Agreements.  It is
acknowledged, however, that the NYTC Member shall have the right, after the
submission of any Draw Request, to review such Draw Request and, in accordance
with the provisions of paragraph 12 hereof, to dispute (a) any allocation
of costs between the FC Member Space and the NYTC Member Space in such Draw
Request as contemplated by the last paragraph of Section 12.01 of the
Operating Agreement, or (b) whether any costs in such Draw Request were
authorized by the Operating Agreement.  However, in no event shall the
NYTC Member have the right to delay (or request the delay of) the making of any
Advances (as defined in the Loan Agreements), even if the NYTC Member is
disputing a Draw Request in accordance with the previous sentence; provided,
that the foregoing shall not be deemed to limit NYTC Member’s right, as between
NYTC Member and FC Member, to dispute a Draw Request under paragraph 12 hereof
in accordance with the previous sentence after such Draw Request is made so
long as, if such dispute is not otherwise resolved, an arbitration relating to
such dispute is commenced within twenty (20) days after the date of the
applicable Draw Request.  The Construction Lender is an intended
third-party beneficiary to the foregoing three sentences of this paragraph
13.  To the extent it is determined that the allocation of costs between
the FC Member Space and the NYTC Member Space under any Draw Request was
incorrect, then FC Member shall cause such costs to be reallocated in the next
succeeding Draw Request pursuant to Section 3.20 of the Loan
Agreements.  To the extent it is determined that any Draw Request was for
costs not authorized by the Operating Agreement, FC Member shall, within ten (10) days
after such determination becomes final, make a capital contribution to the
Company to reimburse the Company for such unauthorized costs.

 

14.          Additional
Modifications.  The Operating Agreement is further modified
as follows:

 

(a)  For purposes of
computing each Member’s respective Share of the Total Costs of the Project not financed
under Section 3.01(g), the reference to the principal amount of the
Construction Loan shall be deemed to refer to the Construction Financing.

 

(b)  Section 3.01(h) of
the Operating Agreement is hereby modified to delete all references to NYTC
Member’s obligation to make a capital contribution to repay the Construction
Loan, it being acknowledged that, subject to the funding of the NYTC Extension
Loan if and to the extent provided in the Operating Agreement and paragraph 7
of this Amendment, FC Member shall be solely obligated to make all such Capital
Contributions required to repay the Construction Loan.

 

(c)  All references to
the NYTC Guaranteed Amount, Excess NYTC Guaranteed Amount and the requirement
of a delivery of a New York Times Company payment guaranty of the Construction
Loan are deleted and the following definition shall replace the existing
definition of “NYTC Extension Loan” in Section 1.84 of the Operating
Agreement:

 

1.84                           “NYTC Extension Loan” means a payment
by or on behalf of NYTC Member to the Construction    Lender in an amount equal to $119,498,000.00 in
exchange for a release of the lien of the

 

12

 

Construction Loan from all NYTC Individual Units and
the SPU Unit (as each is defined in the Condominium Declaration), which payment
shall constitute a loan by NYTC Member to FC Member, all pursuant to Section 6.03
hereof.”

 

(d)  Notwithstanding
anything to the contrary contained in Section 6.03, the Extension Loan, if
made, shall be made by NYTC, NYTC Member or a direct or indirect wholly-owned
subsidiary of NYTC, or any other party acceptable to Construction Lender.

 

(e)  The references to “Exhibit Q-l”
and “Exhibit Q-2” in Section 6.03(ii) shall be references to “Exhibit Q”.

 

(f)  With respect to
the giving of notices under Section 14.02, notices to be sent to Swidler
Berlin Shereff Freidman, LLP shall hereafter instead be directed to:

 

Piper Rudnick LLP

1251 Avenue of the Americas

New York, New York 10020

Attention: Martin D. Polevoy, Esq.

 

15.          Condominium
Declaration.

 

(a)  Notwithstanding
anything to the contrary contained in the form of Condominium Declaration
attached as Exhibit E to the Operating Agreement, the right of first offer
to lease in favor of NYTC under Section 5(d) of Article XX
thereof, shall not become effective as to any of the First Offer Space (as
defined in the form of Condominium Declaration attached as Exhibit E to
the Operating Agreement) until the earlier of (i) the first anniversary of
the Completion Date and (ii) the date on which such portion of the First
Offer Space becomes available for leasing after the expiration of the term of
the initial lease of such portion of the First Offer Space.

 

(b)  The Members
further agree that the form of Condominium Declaration and By-laws attached as Exhibit E
to the Operating Agreement shall be revised to incorporate the changes thereto
which are indicated on Exhibit C attached hereto.

 

16.           Pledged Accounts. 
The FC Member and the NYTC Member agree to cause the Company to comply with
its obligations under Section 7.57 of the Loan Agreements by no later than
twelve (12) months of the date of this Amendment.  Similarly, FC Member
shall comply with its individual obligations under Section 7.57 of the
Loan Agreements by no later than twelve (12) months of the date of this
Amendment.

 

17.           Operating Agreement
Ratified.  In all other respects, except as modified
hereby, the Operating Agreement remains unmodified and in full force and
effect.

 

18.           Not Binding. 
This Amendment shall not be binding upon the parties hereto unless and
until executed and delivered by all parties hereto and the closing of the
Construction Loan occurs.

 

13

 

[the remainder of this page is intentionally blank]

 

14

 

IN WITNESS WHEREOF, the
parties hereto have executed this Amendment as of the day and date first above
written.

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  FC LION LLC, a New York
  limited liability company

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  FC 41st Street
  Associates, LLC, a New York limited liability company, its managing member

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  By:

  	
  RRG 8 South, Inc., a
  New York corporation, its managing member

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  By:

  	
    /s/ David
  L. Berliner

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Name: David L. Berliner

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Title:   Sr.
  Vice President

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  NYT REAL ESTATE COMPANY
  LLC, a New York limited liability company

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
    /s/ Ken
  Richieri

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Name: Ken Richieri

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Title:   Manager

  	
   

  	
   

  
												

 

15

 

For purposes of determining
the Guaranteed Price under Section 5.1 of the Development Agreement, the
Guaranteed Price shall be reduced dollar for dollar for each dollar of cost
savings, if any, actually realized by the Company in the event NYTC Member
exercises its right pursuant to paragraph 6 hereof to continue construction of
the Project and in connection therewith eliminates any work previously included
in the scope of the Project.  FCE and Developer are executing this
Amendment to confirm their agreement to this provision and their consent to the
terms and conditions of this Amendment.

 

	
   

  	
  FOREST CITY RATNER
  COMPANY,

  a New York general partnership

  
	
   

  	
   

  
	
   

  	
  By:

  	
  BR FCRC, LLC, a New York

  limited liability company

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Ratner Group, Inc.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
    /s/ David L.
  Berliner

  
	
   

  	
   

  	
  Name:  David L.
  Berliner

  
	
   

  	
   

  	
  Title:   
  Sr. Vice President

  
	
   

  	
   

  	
   

  
	
   

  	
  FOREST CITY ENTERPRISES,
  INC.

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
     /s/
  James A. Ratner

  
	
   

  	
   

  	
  Name: James A. Ratner

  
	
   

  	
   

  	
  Title: Executive Vice
  President

  
								

 

16

 

The undersigned are
executing this Amendment to confirm their consent to the terms and conditions
of this Amendment.

 

	
   

  	
   

  	
  INGREDUS SITE 8 SOUTH LLC,
  a Delaware

  limited liability company

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  :

  	
   

  	
  By:

  	
  /s/ Martin
  L. Standiford

  	
   

  
	
   

  	
   

  	
   

  	
  Name: Martin
  L. Standiford

  	
   

  
	
   

  	
   

  	
   

  	
  Title: Vice
  President

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  ING REAL
  ESTATE (B) B.V.,

  	
   

  
	
   

  	
   

  	
  a
  Netherlands private limited liability company

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  ING Real
  Estate B.V., its director

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ F.P. Trip & J.G.F. Eijkemans

  	
   

  
	
   

  	
   

  	
   

  	
  Name: F.P. Trip & J.G.F. Eijkem

  	
   

  
	
   

  	
   

  	
   

  	
  Title: director resp. proxyholder

  	
   

  
								

 

17

 

EXHIBIT A

 

Chart re: Allocation Methodology

 

[attached]

 

A-1

 

 

TIMES TOWER

GMP ALLOCATION METHODOLOGY

Updated 3/29/04

 

CM instructions:

One of the below codes will be assigned to every
detailed line item of the GMP.

Colored drawings produced by the owner will contain
the allocation codes noted on this summary.

Show detailed takeoffs, not summary data.

A separate document defines whether the cost is
adjusted based on A) the buyout of the specific item or B) the ratio of the
trade buyout to the trade budget Process to calculating a deduct:

·   Price out and allocate the
higher cost option on the estimate

·   Price out the lower cost option
- do not show on the estimate

·   Calculate the difference in the
total costs and allocate the difference on the estimate to the member entitled
to the benefit

 

Code structure:

 

100                             Percentage GSF allocation

200’s                   Other allocation method for general work

300’s                   NYTC office item

400’s                   FCRC office item

500’s                   Times Center item

600’s                   Retail item

 

	
  Code

  	
   

  	
  Allocation
  Code Description

  	
   

  	
  Allocation
  Methodology

  
	
  100

  	
   

  	
  Basic GSF Allocation

  	
   

  	
  Percentage interest for
  each of the 4 units provided by the Owner to be applied to each detailed line
  item of the GMP that does not have an alternate allocation methodology:

  NYT Office - 55.0903% 

  FCRC Office - 41.6431%

  FCRC Retail - 1.4555%

  TC - 1.8111%

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  200

  	
   

  	
  Elevators

  	
   

  	
  Service and tower
  elevators allocated based on buy.  Until then, allocate as follows:

  Service elevators 54.167% NYTC, 45.833% FCRC

  Tower passenger to users (NYTC and FCRC)

  F32 Freight @ east core GSF

  S31 Service@ east core 50%NYT,50% GSF

  P29 Passenger @ east core 100% NYT

  C30 Times Center 100% Times Center

  Handicap lift @ lobby GSF

  
	
  201

  	
   

  	
  Elevator Pits

  	
   

  	
  CM to allocate cost of
  each elevator bank pit per colored drawing S100C1-A.  Costs include:
  excavation, concrete, Waterproofing, cast in place suspended pits.

  
	
  202

  	
   

  	
  Exterior Wall Enclosure
  -Assigned Contract

  	
   

  	
  Owner will provide the
  allocation of the Benson curtain wall.  See attached tab.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  203

  	
   

  	
  Exterior Wall Enclosure -
  storefront and east wall

  	
   

  	
  CM provides costs and
  Owner provides façade allocation percentage. Items include: storefront
  (street and 1st floor garden), east block party wall w/ EIFS (all floors),
  and loading dock O/H door. Included in $8.6 mm allocation pending CM buy.
  Refer to code 505 for Times Center entrance.

  
	
  204

  	
   

  	
  Not used

  	
   

  	
   

  

 

A-2

 

	
  205

  	
   

  	
  Not used

  	
   

  	
   

  
	
  206

  	
   

  	
  Increased Structural
  Loading

  	
   

  	
  Cm to allocate costs in
  accordance with Kyle Krall’s e-mail dated 7/16/03, NYTC will be allocated
  1.25 pounds per sf for the increased load of the 12th floor data center (15
  tons) and the 15th floor conferecne room (7.5 tons).  CM to price at the
  rate for milled steel.  There is no special allocation for the high load
  on the office floor north and south bays since the spaces are approximately
  equal.

  
	
  207

  	
   

  	
  Integrity Enhancements

  	
   

  	
  CM to allocate the cost to
  harden the podium slabs (ground floor, second floor, and the loading dock)
  and the integrity enhancements for the podium columns to NYTC based on the
  costs summarized in AMEC’s 3/26/03 cost study and allocated based on the
  allocation schedule provided to the CM on 9/24/03.  The cost of
  steel to be revised based on the ratio of the 75% CD estimate for steel vs
  the buyout for steel.

  
	
  208

  	
   

  	
  Finishes Division 9 and
  waterproofing and wainscoting

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner.Includes floor, wall and ceiling
  finishes per A0001, Division 9. Excludes Times Center.

  
	
  209

  	
   

  	
  Mirrors, Interior Doors,
  and Hardware (partial Division 8)

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner. Includes bathroom mirrors. Excludes
  Times Center.

  
	
  210

  	
   

  	
  Specialties (partial
  Division 10)

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner. Toilet and shower partitions,
  toilet accessories, lockers, and associated support steel, if applicable. Excludes
  Times Center

  
	
  211

  	
   

  	
  Millwork - (partial
  Division 6)

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner. Includes counter tops.

  
	
  212

  	
   

  	
  Entrance Doors

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner. Allocate entrance doors for
  non-common spaces to user (Times Center and Retail.) The main entrance doors
  are code 100. Included in $8.6 mm allocation pending CM buy.

  
	
  213

  	
   

  	
  Interior Storefront
  (glass)

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner. Break out cost of laminated
  glass and upgraded aluminum alloy and allocate based on GSF. 1st floor
  Overhead Interior Fire Shutter and related steel support at Times Center
  split between Times Center and Common. Included in $8.6 mm allocation pending
  CM buy.

  
	
  214

  	
   

  	
  Interior Partitions

  	
   

  	
  CM to allocate costs based
  on color coded plan to provided by Owner. Verify quantities with F&F. Includes
  drywall ceilings, partitions and soffits, glass, etc Excludes FCRC elevator
  shaft enclosure on NYTC floors.

  
	
  215

  	
   

  	
  Grounding Wire

  	
   

  	
  CM to allocate to
  beneficial user based on color coded plan: FCRC connection to backbone, NYTC
  sleeves for future ground and wire in basement (Times Center and mailroom).

  
	
  216

  	
   

  	
  Bond and insurance

  	
   

  	
  CM to allocate by trade
  based on percentage of trade cost allocated to NYTC or FCRC.

  
	
  217

  	
   

  	
  Raised Floor/ No Raised 

  Floor

  	
   

  	
  Allocate to allocate costs
  based on owner direction:

  NYTC: 

  ·  raised slab at fire stair
  vestibule (A2101 P7, P13)

  ·  curbs at elevator lobby (A2101 J7) and curbs at telecom penetrations
  (A2101AP7, P13, A4)

  ·  grating and rails @ mechanical rooms (A2101B P10)

  ·  core service corridor duct work, lighting, etc

  ·  bathroom waterproofing on floors where there is no stack offset on
  the floor below

  FCRC:

  ·  machine
  room

  ·  core service corridor duct work, etc

  

 

A-3

 

	
  218

  	
   

  	
  Signage

  	
   

  	
  (Category added
  3/29/04.)  Signage referenced in Penatgram’s signage package dated
  8/29/03 is allocated as follows:  Tenant identification signage (type
  1.1, 1.2, and 2.3) is allocated to the user and is associated with the
  signage budget.  Other wayfinding signage (type 2.1 and 2.2) is
  allocated GSF and is associated with the signage budget.  Other exterior
  signage (type 1.3 and 1.4) is allocated GSF and is associated with the trade
  budget.  Room, door, and code signage (types 3 and 4) are allocated GSF
  and are associated with the trade budget.

  
	
  300

  	
   

  	
  NYTC Communicating 

  Stairs

  	
   

  	
  Allocated to NYTC. 
  CM to provide breakout pricing for core and shell portion of NYTC
  Communicating Stairs in Tower and Podium, including: steel stair stringers,
  pans, extension of standpipe from core to communication stairs @ 6 locations
  (2 floors) per color coded plan, and additional steel framing required for
  stair openings.

  
	
  301

  	
   

  	
  NYTC Podium Skylight

  	
   

  	
  Allocated to NYTC. 
  CM to provide breakout cost of skylight and associated intumescent
  paint.  Provide NYTC with a deduct for the full cost of the concrete,
  metal deck, spray fireproofing, and roofing displaced by the skylight.

  
	
  302

  	
   

  	
  Not used

  	
   

  	
   

  
	
  303

  	
   

  	
  NYTC Kitchen Exhaust 

  etc.

  	
   

  	
  CM to breakout cost of
  ductwork, cal sill insulation 

  Drywall included with interior partitions.

  
	
  304

  	
   

  	
  NYTC UPS

  	
   

  	
  CM to break out costs,
  including: empty conduit, pits, grate and waterproofing drip pan

  
	
  305

  	
   

  	
  NYTC Steam Humidifiers

  	
   

  	
  CM to break out costs,
  including: equipment and steam piping (incl branch piping from LP riser to
  humidifier).,

  
	
  306

  	
   

  	
  Cogen

  	
   

  	
  CM to break out cost based
  on colored drawings, including all costs to fit out the interior space:

  Electrical, HVAC, Plumbing, Fire Protection.

  Concrete & metal deck, handrails and steel stair, fuel containment
  curbs, masonry walls, metal panels, screening, ladder to roof, acoustic
  doors, aluminum cladding, fireproofing, drywall duct enclosures, interior
  partitions.

  Structural Steel 

  Vibration and sound isolation Waterproofing 

  SS Flue (Ornamental Metals) 

  Enclosure 

  Insulation - thermal & acoustic Provide a $100,000 credit for the
  building back-up generator costs not incurred (housing, waterproofing, etc)
  and a $57,460 credit for co-gen switchboards 2 and 3. Also, allocate a share
  of total general conditions and fee based on the percenatge of total GCs to
  total trade costs.

  
	
  307

  	
   

  	
  NYTC Air cooled Chiller

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner.

  
	
  308

  	
   

  	
  NYT Telecom

  	
   

  	
  CM to break out costs
  based on colored drawings, including: 2 telecom conduits (1 riser) form 12 to
  51, 4 telecom conduit from the 12th floor to the basement pull box at the
  west garden wall and the two conduit from the pull box to the NYT
  mailroom.  Also, break out the cost of the telecom sleeves in the east and
  west risers going through the FCRC floors to 51st floor.  (Note -
  allocate the cost of the remaining telecom sleeves, conduit, main carrier
  entrance room ladder rack and slab openings GSF using Code 100.)

  
	
  309

  	
   

  	
  NYTC Kitchen Gas

  	
   

  	
  CM to break out costs based
  on color coded plan, including gas piping and gas meters

  
	
  310

  	
   

  	
  NYTC Kitchen Power

  	
   

  	
  CM to break out costs
  based on color coded plan for dedicated kitchen power (basement breaker at
  switchboard, riser w/ line, and disconnect on floor)

  
	
  311

  	
   

  	
  NYTC telecom chilled water

  	
   

  	
  CM to break out costs
  based on color coded plan for the telecom closet chilled water riser
  (CHS/R-4),

  
	
  312

  	
   

  	
  NYTC filtered water 

  system

  	
   

  	
  CM to break out cost based
  on colored drawings for central filtered water system supply and drains

  
	
  313

  	
   

  	
  Not used

  	
   

  	
   

  
	
  314

  	
   

  	
  NYTC Tennant MEP

  	
   

  	
  CM to allocate cost based
  on color coded drawing for tenant MEPS fitout not captured in other codes,
  such as drains, vents, conduit, etc.

  
	
  315

  	
   

  	
  NYTC Intumescent Paint

  	
   

  	
  CM to allocate cost of
  intumescent paint, net of spray fireproofing, for newsroom skylight, Times
  cafeteria bridge, and Times Center bridge.

  

 

A-4

 

	
  316

  	
   

  	
  NYTC Podium AHU

  	
   

  	
  CM to allocate the
  incremental cost of the podium AHU to NYTC based on the AMEC’s pricing study
  of the on floor unit alternative documented by F&K; and allocate a like
  amount (in total) as a credit to each of the four units

  
	
  317

  	
   

  	
  NYTC Podium Window Washing

  	
   

  	
  CM to allocate the
  incremental cost to extend use of the of the podium garden window washing rig
  to the NYTC newsroom skylight.  The design called for in the GMP
  drawings will be allocated using the GSF rate.

  
	
  401

  	
   

  	
  FCRC Temporary Heat on
  Office Floors

  	
   

  	
  CM to breakout cost based
  on color coded drawing for FPUs, starters, power, piping, controls, fan
  powered boxes, etc.

  
	
  402

  	
   

  	
  Fuel oil facility

  	
   

  	
  CM to allocate tank,
  infill piping, vent piping, relief piping, waterproofing, 40% to common and
  60% to FCRC.

  
	
  403

  	
   

  	
  FCRC elevator shafts on
  NYTC floors

  	
   

  	
  CM to allocate costs based
  on color coded plan to CM provided by Owner.

  
	
  404

  	
   

  	
  FCRC fuel & gas
  riser

  	
   

  	
  CM to break allocate cost
  per color coded drawings for fuel and gas riser.

  
	
  405

  	
   

  	
  FCRC Sprinkler

  	
   

  	
  CM to allocate cost of
  heads and piping in retail and basement storage areas per color coded chart.

  
	
  406

  	
   

  	
  FCRC telecom

  	
   

  	
  CM to allocate
  firestopping at telecom slots.

  
	
  501

  	
   

  	
  Times Center MEP 

  Owner Fitout

  	
   

  	
  CM to break out costs
  based on color coded drawing, including:  AHUs 6,7, & 8, SF,
  RF, Duct, controls, piping (including cost of under slab), and starters.

  
	
  502

  	
   

  	
  Times Center Structural 

  Steel Provisions

  	
   

  	
  CM to allocate lump sum
  for additional cost due to long spans and vibration isolation.

  
	
  503

  	
   

  	
  Times Center and Mailroom
  Toilets

  	
   

  	
  CM to break out all costs
  including plumbing and finishes

  
	
  504

  	
   

  	
  Times Center Lower Function
  Room Elevation

  	
   

  	
  CM to allocate cost of the
  depressed slab for the basement of the Times Center and the corridor railing
  at the basement corridor ramp adjacent to the Times Center.

  
	
  505

  	
   

  	
  Times Center canopy

  	
   

  	
  CM to allocate cost of the
  Times Center canopy to NYT with a flat credit of $34,882 provided by FCRC

  

 

For
clarity, the following items will be allocated using the GSF allocation (code
100).

 

·   Steel supports for retail
signage

·  Bird protection

·   Canopies and awnings, except
Times Center canpoy

·  Turnstiles, lobby reception desks, lobby
elevator bank partition.

·  Equipment to heat water using steam (basement
for NYT and 28th floor for FCRC)

·  Empty electrical conduit and chilled water to
retail and Times Center

·  General conditions and fees

·  Allocate the trade insurance
deduct, sales tax deduct, and bond premium based on the relative trade cost for
each unit.  For example, if a particular trade’s insurance deduct is $1000
and FCRC Office unit’s share of costs for that trade is 45%, then FCRC would be
allocated $450 of the deduct.  The cost of the OCIP insurance premium will
be allocated based on each unit’s share of total trade costs and GCs.

 

Other

 

Co-gen and times center mez
not included in square footage calculation

 

A-5

 

NYT New
Headquarters Building

Area
Calculation per attached F& F gsf worksheet “4700-65gross-r2”

Updated
2/3/04

 

100% CD through bulletin 4

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Recon to F&F

  	
   

  
	
   

  	
   

  	
  Unit

  	
   

  	
  NYT

  	
   

  	
  FCRC

  	
   

  	
  NYT

  	
   

  	
  FCRC

  	
   

  	
  TC

  	
   

  	
  Total

  	
   

  
	
   

  	
   

  	
  Total

  	
   

  	
  Member

  	
   

  	
  Member

  	
   

  	
  Office

  	
   

  	
  TC

  	
   

  	
  Office

  	
   

  	
  Retail

  	
   

  	
  Mez

  	
   

  	
  per F&F

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Unit space (excl TC Mez & east bul

  	
   

  	
  1,433,563

  	
   

  	
  827,393

  	
   

  	
  606,170

  	
   

  	
  801,921

  	
   

  	
  25,472

  	
   

  	
  585,699

  	
   

  	
  20,471

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  GSF% (Pro Rata Share)

  	
   

  	
  100.0000

  	
  %

  	
  57.7158

  	
  %

  	
  42.2842

  	
  %

  	
  55.9390

  	
  %

  	
  1.7768

  	
  %

  	
  40.8562

  	
  %

  	
  1.4280

  	
  %

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Add common, rooftop & east buldk

  	
   

  	
  105,603

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Total building GSF

  	
   

  	
  1,539,166

  	
   

  	
  888,343

  	
   

  	
  650,823

  	
   

  	
  860,994

  	
   

  	
  27,348

  	
   

  	
  628,844

  	
   

  	
  21,979

  	
   

  	
  596

  	
   

  	
  1,539,762

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Deduct blind shaft:

  	
   

  	
  27,092

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  27,092

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Trade allocation GSF

  	
   

  	
  1,406,471

  	
   

  	
  800,301

  	
   

  	
  606,170

  	
   

  	
  774,829

  	
   

  	
  25,472

  	
   

  	
  585,699

  	
   

  	
  20,471

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Trade%

  	
   

  	
  100.0000

  	
  %

  	
  56.9014

  	
  %

  	
  43.0986

  	
  %

  	
  55.0903

  	
  %

  	
  1.8111

  	
  %

  	
  41.6431

  	
  %

  	
  1.4555

  	
  %

  	
   

  	
   

  	
   

  	
   

  
	
  Note — FCRC office includes rounding effect

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  0

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ESDC GSF (incl TC Mez)

  	
   

  	
  1,386,768

  	
   

  	
  796,175

  	
   

  	
  590,593

  	
   

  	
  782,355

  	
   

  	
  13,820

  	
   

  	
  571,006

  	
   

  	
  19,587

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ESDC%

  	
   

  	
  100.0000

  	
  %

  	
  57.4123

  	
  %

  	
  42.5877

  	
  %

  	
  56.4157

  	
  %

  	
  0.9966

  	
  %

  	
  41.1753

  	
  %

  	
  1.4124

  	
  %

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Add common & mechanical

  	
   

  	
  43,018

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  GSF vs ESDC cap of 1,430,000

  	
   

  	
  1,429,786

  	
   

  	
  820,873

  	
   

  	
  608,913

  	
   

  	
  806,624

  	
   

  	
  14,249

  	
   

  	
  588,719

  	
   

  	
  20,195

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Land Share (per above ESDC%)

  	
   

  	
  100.0000

  	
  %

  	
  57.4123

  	
  %

  	
  42.5877

  	
  %

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Interpolated NYT land funding share (Operating
  Agreement Exhibit K):

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  NYT

  Share

  Between

  	
   

  	
  Funding

  Value

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Exhibit K Low value

  	
   

  	
  57.29

  	
  %

  	
  43.58

  	
  %

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Exhibit K high value

  	
   

  	
  57.64

  	
  %

  	
  44.20

  	
  %

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Land Funding Share

  	
   

  	
  100.0000

  	
  %

  	
  43.7966

  	
  %

  	
  56.2034

  	
  %

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

A-6

 

Curtainwall
Allocation Calculation

9/8/2003

 

	
  Glass area calc:

  	
   

  	
  Total

  	
   

  	
  NYTC

  	
   

  	
  FCRC

  	
   

  	
  TC

  	
   

  	
  Retail

  	
   

  	
   

  	
   

  
	
  Level 2 - Tower

  	
   

  	
  8,508

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Podium

  	
   

  	
  10,055

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Garden

  	
   

  	
  4,331

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 3 - Tower

  	
   

  	
  8,508

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Podium

  	
   

  	
  10,055

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Garden

  	
   

  	
  4,331

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 4 - Tower

  	
   

  	
  9,124

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Podium

  	
   

  	
  9,052

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Garden

  	
   

  	
  3,360

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 5

  	
   

  	
  8,809

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 6

  	
   

  	
  10,334

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 7 thru 27

  	
   

  	
  202,713

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Total 2-27

  	
   

  	
  289,180

  	
   

  	
  289,180

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 28

  	
   

  	
  19,306

  	
   

  	
  10,387

  	
   

  	
  8,578

  	
   

  	
  191

  	
   

  	
  150

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 29 thru 50

  	
   

  	
  212,366

  	
   

  	
   

  	
   

  	
  212,366

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 51

  	
   

  	
  19,306

  	
   

  	
  9,862

  	
   

  	
  9,066

  	
   

  	
  212

  	
   

  	
  166

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Rooftop Screens

  	
   

  	
  39,290

  	
   

  	
  21,636

  	
   

  	
  16,355

  	
   

  	
  728

  	
   

  	
  572

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  East Masonry Partition -
  Floors 2 thru 4

  	
   

  	
  8,145

  	
   

  	
  8,145

  	
   

  	
  —

  	
   

  	
  —

  	
   

  	
  —

  	
   

  	
  180 LF X 45.25 Feet High

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Total

  	
   

  	
  587,593

  	
   

  	
  339,210

  	
   

  	
  246,365

  	
   

  	
  1,131

  	
   

  	
  888

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Percent of Total

  	
   

  	
   

  	
   

  	
  0.57729

  	
   

  	
  0.41928

  	
   

  	
  0.00192

  	
   

  	
  0.00151

  	
   

  	
   

  	
   

  

 

	
  Cost
  allocation:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Curtainwall

  	
   

  	
  58,456,808

  	
   

  	
  33,746,347

  	
   

  	
  24,509,629

  	
   

  	
  112,492

  	
   

  	
  88,339

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Curtainwall Change at East Wall

  	
   

  	
  48,276

  	
   

  	
  27,869

  	
   

  	
  20,241

  	
   

  	
  93

  	
   

  	
  73

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Low Iron Glass Alternate

  	
   

  	
  2,007,599

  	
   

  	
  1,158,961

  	
   

  	
  841,741

  	
   

  	
  3,863

  	
   

  	
  3,034

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Subtotal Cost

  	
   

  	
  60,512,683

  	
   

  	
  34,933,176

  	
   

  	
  25,371,612

  	
   

  	
  116,449

  	
   

  	
  91,446

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Laminated Glass Upgrade

  	
   

  	
  298,191

  	
   

  	
  126,049

  	
   

  	
  (125,025

  	
  )

  	
  (574

  	
  )

  	
  (451

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2-story Cafeteria Upgrade

  	
   

  	
  537,237

  	
   

  	
  227,097

  	
   

  	
  (225,251

  	
  )

  	
  (1,034

  	
  )

  	
  (812

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Aluminum Clip Cover

  	
   

  	
  407,322

  	
   

  	
  (235,142

  	
  )

  	
  236,541

  	
   

  	
  (784

  	
  )

  	
  (616

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  FCRC

  	
   

  	
  TC

  	
   

  	
  Retail

  	
   

  	
  Total

  	
   

  
	
  Credit for Drywall Allowance at Garden

  	
   

  	
  120,220

  	
   

  	
  (120,220

  	
  )

  	
  119,243

  	
   

  	
  547

  	
   

  	
  430

  	
   

  	
  246,365

  	
   

  	
  1,131

  	
   

  	
  888

  	
   

  	
  248,383

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  0.99187261

  	
   

  	
  0.00455242

  	
   

  	
  0.003575

  	
   

  	
   

  	
   

  
	
  Total Cost

  	
   

  	
  60,512,683

  	
   

  	
  34,930,961

  	
   

  	
  25,377,119

  	
   

  	
  114,604

  	
   

  	
  89,998

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Unit Allocation Percentages:

  	
   

  	
   

  	
   

  	
  57.7250

  	
  %

  	
  41.9369

  	
  %

  	
  0.1894

  	
  %

  	
  0.1487

  	
  %

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Member allocation percentages:

  	
   

  	
   

  	
   

  	
  57.9144

  	
  %

  	
  42.0856

  	
  %

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

Allocate
floors ground, 28, and 51 based F&F GSF Spreadsheet Dated 12/16/03 file
4700-65gross-r1

 

	
   

  	
   

  	
  GSF

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  NYTC (net of
  blind shaft)

  	
   

  	
  774,829

  	
   

  	
  55.0670

  	
  %

  	
  56.9196

  	
  %

  
	
  FCRC

  	
   

  	
  585,699

  	
   

  	
  41.6255

  	
  %

  	
  43.0804

  	
  %

  
	
  TC

  	
   

  	
  26,068

  	
   

  	
  1.8526

  	
  %

  	
   

  	
   

  
	
  Retail

  	
   

  	
  20,471

  	
   

  	
  1.4549

  	
  %

  	
   

  	
   

  
	
   

  	
   

  	
  1,407,067

  	
   

  	
  100.0000

  	
  %

  	
  100.0000

  	
  %

  

 

	
   

  	
   

  	
  NYTC

  	
   

  	
  FCRC

  	
   

  	
  TC

  	
   

  	
  Retail

  	
   

  	
  Common

  	
   

  
	
  Level 28

  	
   

  	
  6,268

  	
   

  	
  5,705

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  7,562

  	
   

  	
  5,716

  	
   

  	
  254

  	
   

  	
  200

  	
   

  	
  13,732

  	
   

  
	
  Total

  	
   

  	
  13,830

  	
   

  	
  11,421

  	
   

  	
  254

  	
   

  	
  200

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  0.5380

  	
   

  	
  0.4443

  	
   

  	
  0.0099

  	
   

  	
  0.0078

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Level 51

  	
   

  	
  4,750

  	
   

  	
  5,736

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  8,381

  	
   

  	
  6,335

  	
   

  	
  282

  	
   

  	
  221

  	
   

  	
  15,219

  	
   

  
	
  Total

  	
   

  	
  13,131

  	
   

  	
  12,071

  	
   

  	
  282

  	
   

  	
  221

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  0.5108

  	
   

  	
  0.4696

  	
   

  	
  0.0110

  	
   

  	
  0.0086

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Ground
  Floor

  	
   

  	
  371

  	
   

  	
  661

  	
   

  	
  12960

  	
   

  	
  19587

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  15,480

  	
   

  	
  11,702

  	
   

  	
  521

  	
   

  	
  409

  	
   

  	
  28,112

  	
   

  
	
  Total

  	
   

  	
  15,851

  	
   

  	
  12,363

  	
   

  	
  13,481

  	
   

  	
  19,996

  	
   

  	
  61691

  	
   

  
	
   

  	
   

  	
  0.2569

  	
   

  	
  0.2004

  	
   

  	
  0.2185

  	
   

  	
  0.3241

  	
   

  	
   

  	
   

  

 

A-7

 

Life Safety Upgrade Allocation

9/24/2003

 

Adjusted
for trade increase vs 75% CD

 

	
   

  	
   

  	
  Total

  	
   

  	
  FCRC

  	
   

  	
  NYTC

  	
   

  	
  FCRC

  	
   

  	
  NYTC

  	
   

  
	
  Hardening

  	
   

  	
   

  	
   

  	
  42.94

  	
  %

  	
  57.06

  	
  %

  	
  42.94

  	
  %

  	
  57.06

  	
  %

  
	
  Ground Floor
  Hardening - Tower Area - Steel

  	
   

  	
  53,267

  	
   

  	
  22,873

  	
   

  	
  30,394

  	
   

  	
  25,787

  	
   

  	
  34,266

  	
   

  
	
  Ground Floor
  Hardening - Tower Area - Concrete

  	
   

  	
  112,381

  	
   

  	
  48,258

  	
   

  	
  64,123

  	
   

  	
  48,258

  	
   

  	
  64,123

  	
   

  
	
  2nd Floor
  Slab Hardening - Tower Area - Steel

  	
   

  	
  54,545

  	
   

  	
  23,422

  	
   

  	
  31,123

  	
   

  	
  26,406

  	
   

  	
  35,088

  	
   

  
	
  2nd Floor
  Slab Hardening - Tower Area - Concrete

  	
   

  	
  79,981

  	
   

  	
  34,345

  	
   

  	
  45,636

  	
   

  	
  34,345

  	
   

  	
  45,636

  	
   

  
	
  Ground Floor
  Hardening - Podium Area - Steel

  	
   

  	
  96,476

  	
   

  	
  —

  	
   

  	
  96,476

  	
   

  	
  —

  	
   

  	
  108,767

  	
   

  
	
  Ground Floor
  Hardening - Podium Area - Concrete

  	
   

  	
  145,224

  	
   

  	
  —

  	
   

  	
  145,224

  	
   

  	
  —

  	
   

  	
  145,224

  	
   

  
	
  2nd Floor
  Slab Hardening - Podium Area - Steel

  	
   

  	
  95,915

  	
   

  	
  —

  	
   

  	
  95,915

  	
   

  	
  —

  	
   

  	
  108,135

  	
   

  
	
  2nd Floor
  Slab Hardening - Podium Area - Concrete

  	
   

  	
  103,424

  	
   

  	
  —

  	
   

  	
  103,424

  	
   

  	
  —

  	
   

  	
  103,424

  	
   

  
	
  Podium
  Hardening - Columns

  	
   

  	
  95,400

  	
   

  	
  —

  	
   

  	
  95,400

  	
   

  	
  —

  	
   

  	
  107,554

  	
   

  
	
  Ground Floor
  Hardening - Loading Dock Area - Steel

  	
   

  	
  22,309

  	
   

  	
  —

  	
   

  	
  22,309

  	
   

  	
  —

  	
   

  	
  25,151

  	
   

  
	
  2nd Floor
  Slab Hardening - Loading Dock - Steel

  	
   

  	
  22,753

  	
   

  	
  —

  	
   

  	
  22,753

  	
   

  	
  —

  	
   

  	
  25,652

  	
   

  
	
  2nd Floor
  Slab Hardening - Loading Dock - Concrete

  	
   

  	
  33,293

  	
   

  	
  —

  	
   

  	
  33,293

  	
   

  	
  —

  	
   

  	
  33,293

  	
   

  
	
  Loading Dock
  Hardening - Columns

  	
   

  	
  106,200

  	
   

  	
  —

  	
   

  	
  106,200

  	
   

  	
  —

  	
   

  	
  119,730

  	
   

  
	
  Stairs
  A & B Hardening

  	
   

  	
  105,731

  	
   

  	
  45,402

  	
   

  	
  60,329

  	
   

  	
  45,402

  	
   

  	
  60,329

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Subtotal

  	
   

  	
  1,126,899

  	
   

  	
  174,300

  	
   

  	
  952,599

  	
   

  	
  180,198

  	
   

  	
  1,016,372

  	
   

  

 

	
  Integrity
  Enhancement

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Integrity
  Enhancement - Tower

  	
   

  	
  175,000

  	
   

  	
  75,147

  	
   

  	
  99,853

  	
   

  	
  84,720.45

  	
   

  	
  112,574.55

  	
   

  
	
  Integrity
  Enhancement - Exterior Podium Columns

  	
   

  	
  194,800

  	
   

  	
  —

  	
   

  	
  194,800

  	
   

  	
  —

  	
   

  	
  219,617.52

  	
   

  
	
  Integrity
  Enhancement - Interior Podium Columns

  	
   

  	
  170,550

  	
   

  	
  —

  	
   

  	
  170,550

  	
   

  	
  —

  	
   

  	
  192,278.07

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Subtotal

  	
   

  	
  540,350

  	
   

  	
  75,147

  	
   

  	
  465,203

  	
   

  	
  84,720

  	
   

  	
  524,470

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TOTAL -
  Steel & Concrete

  	
   

  	
   

  	
   

  	
  249,446

  	
   

  	
  1,417,803

  	
   

  	
  264,919

  	
   

  	
  1,540,842

  	
   

  

 

	
  Laminated
  Glass

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Garden Enclosure - Ground

  	
   

  	
  117,600

  	
   

  	
  50,499

  	
   

  	
  67,101

  	
   

  
	
  Garden Enclosure - 2 thru 4

  	
   

  	
  137,358

  	
   

  	
  —

  	
   

  	
  137,358

  	
   

  
	
  Interior Storefront

  	
   

  	
  113,100

  	
   

  	
  48,566

  	
   

  	
  64,534

  	
   

  
	
  Exterior Storefront

  	
   

  	
  328,260

  	
   

  	
  140,958

  	
   

  	
  187,302

  	
   

  
	
  Curtainwall Floors 2 thru 7

  	
   

  	
  743,400

  	
   

  	
  —

  	
   

  	
  743,400

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Subtotal

  	
   

  	
  1,439,718

  	
   

  	
  240,023

  	
   

  	
  1,199,695

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Total

  	
   

  	
  3,106,967

  	
   

  	
  489,469

  	
   

  	
  2,617,498

  	
   

  

 

	
   

  	
  Steel 100%
  NYT

  	
   

  	
  906,883.94

  	
   

  
	
   

  	
  Concrete
  100% NYT

  	
   

  	
  281,941

  	
   

  

 

	
  75% CD
  Structural Steel Cost Estimate

  	
   

  	
  67,047,278

  	
   

  
	
  GMP
  Structural Steel Cost

  	
   

  	
  75,590,000

  	
   

  
	
  Percent
  Increase

  	
   

  	
  12.74 Percent

  	
   

  

 

A-8

 

EXHIBIT
B

 

Loan
Cost Allocation between FC and NYTC

 

Estimated
Shared Loan Fees and Expenses

 

	
  FC Lion’s
  Pro Rata Share

  	
   

  	
  42.2842

  	
  %

  
	
  NYTC Pro
  Rata Share

  	
   

  	
  57.7158

  	
  %

  
	
   

  	
   

  	
  100.0000

  	
  %

  

 

	
   

  	
   

  	
   

  	
   

  	
  NYTC

  	
   

  	
  NYTC Shared

  	
   

  	
   

  	
   

  
	
  Estimated Fee

  	
   

  	
  Shared Costs

  	
   

  	
  Allocation%

  	
   

  	
  Amount

  	
   

  	
  Paid

  	
   

  
	
  Appraisal

  	
   

  	
  15,000

  	
   

  	
  57.7158

  	
  %

  	
  8,657

  	
   

  	
  At closing

  	
   

  
	
  Environmental

  	
   

  	
  15,000

  	
   

  	
  57.7158

  	
  %

  	
  8,657

  	
   

  	
  At closing

  	
   

  
	
  Bank
  Engineer Fee

  	
   

  	
  184,000

  	
   

  	
  57.7158

  	
  %

  	
  106,197

  	
   

  	
  $40K
  (estimated) at closing with the balance paid monthly over the construction
  period

  	
   

  
	
  Insurance

  	
   

  	
  10,000

  	
   

  	
  57.7158

  	
  %

  	
  5,772

  	
   

  	
  At closing

  	
   

  
	
  Admin Fee

  	
   

  	
  525,000

  	
   

  	
  57.7158

  	
  %

  	
  303,008

  	
   

  	
  Monthly over
  the loan term

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Total

  	
   

  	
  $

  	
  749,000

  	
   

  	
   

  	
   

  	
  $

  	
  432,291

  	
   

  	
   

  	
   

  
												

 

 

EXHIBIT
C

 

Changes
to Form of Condominium Declaration and By-laws.

 

 

DECLARATION
OF LEASEHOLD CONDOMINIUM

 

ESTABLISHING
A PLAN OF LEASEHOLD CONDOMINIUM

OWNERSHIP OF PREMISES LOCATED ON THE EASTERLY SIDE OF

EIGHTH AVENUE BETWEEN 40th & 41st STREETS,

NEW YORK, NEW YORK

 

	
  Name of Condominium:

  	
   

  	
  The New York Times
  Building Condominium

  
	
   

  	
   

  	
   

  
	
  Declarant:

  	
   

  	
  The New York Times
  Building LLC

  
	
   

  	
   

  	
  having an address

  
	
   

  	
   

  	
  c/o The New York Times
  Company

  
	
   

  	
   

  	
  229 West 43rd
  Street

  
	
   

  	
   

  	
  New York, New York 10036

  
	
   

  	
   

  	
   

  
	
  Dated:

  	
   

  	
           ,

  
	
   

  	
   

  	
   

  
	
  Block:

  	
   

  	
  1012

  
	
   

  	
   

  	
   

  
	
  Lots:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Record and Return to:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  James J. Kirk, Esq.

  
	
   

  	
   

  	
  Kelley Drye &
  Warren LLP

  
	
   

  	
   

  	
  101 Park Avenue

  
	
   

  	
   

  	
  New York,  New York 10178

  
	
   

  	
   

  	
   

  
	
   

  	
  * MARKED CHANGES

  
				

 

 

34.  “Default Period”
shall have the meaning ascribed to such term in Section 6 of Article XX
hereof.

 

35.  “Depositary”
shall mean any entity, agreeing for the benefit of the Unit Owners, to perform
the obligations of depositary hereunder on substantially the terms of the
Depositary Agreement, which (A) (1) is a Registered Mortgagee (provided
that such Registered Mortgagee is designated as the Depositary and would
qualify as an Lending Institution, but is other than a savings bank or savings
and loan association), (2) if not a Registered Mortgagee, is a commercial
bank or trust company qualifying as an Lending Institution designated by the
Registered Mortgagee most senior in lien, or (3) if not the Registered
Mortgagee or designated by the Registered Mortgagee pursuant to clause (2) above,
is a commercial bank or trust company qualifying as an Lending Institution
designated by the Board of Managers, (B) has an office in the City of New
York, and (C) has a net worth of not less than One Hundred Million Dollars
($100,000,000) and net assets of not less than Two Hundred Fifty Million
Dollars ($250,000,000) (as such sums shall be adjusted by the CPI Adjustment
from the date hereof throughout the period during which it acts as the
Depositary.  If, at any time, no Lending Institution is so acting, then
the Board of Managers shall designate as the Depositary an unaffiliated third
party that is ordinarily engaged in the business of acting as a
depositary.  The Unit Owners agree that *GMAC COMMERCIAL MORTGAGE
CORPORATION* shall be the initial Depositary.

 

36.  “Depositary
Agreement” shall have the meaning ascribed to such term in Section 2
of Article VII of the By-Laws.

 

37.  “DUO” shall
have the meaning ascribed to such term in the Unit Leases.

 

38.  “Excess Site
Acquisition Costs” shall have the meaning ascribed to such term in the Site
8 South Land Acquisition and Development Agreement dated as of December      ,
2001 by and among New York State Urban Development Corporation d/b/a Empire
State Development Corporation, Ground Lessor and Declarant.

 

39.  “Event of
Default” shall have the meaning ascribed to such term in Section 1
of Article XXI hereof.

 

40.  “Fair Market
Rent” is defined in Section 8 of Article XX hereof.

 

41.  “Fair Market
Value” is defined in Section 8 of Article XX
hereof.

 

42.  “Family Member”
shall mean, as to any individual, any parent, spouse, sibling, child,
grandchild, aunt, uncle, niece, nephew or cousin, or any step-child or
step-grandchild thereof (including, in any such case, relationships established
by adoption).

 

43.  “FC Areas”
shall mean those portions of the Premises designated as “FC —Tax Lot
Nos.       “ on the Plans (exclusive of any
Common Elements or FC Limited Common Elements contained therein).

 

44.  “FC Board of
Managers” means the board of managers representing the FC Unit Owners,
collectively, and elected in accordance with the By-Laws.

 

6

 

was recorded in the Register’s
Office on
                
, 200   at Reel        , Page            .

 

62.  “Ground Lessee”
shall mean the tenant under the Ground Lease from time to time.

 

63.  “Ground Lessor”
shall mean the landlord under the Ground Lease from time to time.

 

64.  “Initial
Occupancy Tenant” shall have the meaning ascribed to such term in Section 5(d) of
Article XX hereof.

 

65.  “Insurance
Requirements” shall mean all requirements of any insurance policy required
to be carried pursuant to the By-Laws or any Unit Lease and covering or
applicable to all or any part of the Premises or the use thereof, all
requirements of the issuer of any such policy and all orders, rules,
regulations and other requirements of the New York Board of Fire Underwriters
or any other body exercising the same or similar functions and having
jurisdiction of all or any portion of the Premises.

 

66.  “Interest Rate”
shall mean a rate per annum equal to the lesser of (i) three (3) percentage
points above the rate publicly announced from time to time by Citibank, N.A.
(or its successor) in New York, New York as its “prime rate” or “base rate” or (ii) the
maximum rate permitted by applicable law with respect to the applicable amount
payable hereunder.

 

67.  “Interim NYTC
Sublease” shall have the meaning ascribed to such term in Section 6 of
Article XX hereof.

 

68.  “Interim
Sublease Option” shall have the meaning ascribed to such term in Section 6
of Article XX hereof.

 

69.  “Land”
shall have the meaning ascribed to such term in Article II hereof.

 

70.  “Laws” (or,
if used individually, “Law”) shall mean all laws, statutes and
ordinances (including building codes and zoning ordinances) and the orders,
rules, regulations, directives and requirements of all federal, state, county,
city and borough departments, bureaus, boards, agencies, offices, commissions
and other subdivisions thereof, or of any official thereof, or of any other
governmental, public or quasi-public body or authority (collectively, “Governmental
Authorities”), whether in force as of the date hereof or hereafter, which
are or become, or purport to be, applicable to the Premises or any part thereof
or the sidewalks, curbs or areas adjacent thereto.

 

71. *TO BE CHANGED TO CONFORM TO
GROUND LEASE DEFINITION, AS MODIFIED BY THE TRI-PARTY AGREEMENT* “Lending
Institution” shall mean (A) a savings bank, savings and loan
association, commercial bank or trust company (whether acting individually or
in a fiduciary capacity), (B) an insurance company, (C) a real estate
investment trust, a trustee or issuer of collateralized mortgage obligations, a
loan conduit, or other similar investment entity which is listed on the New
York Stock Exchange, American Stock Exchange or other regional exchange (or
their respective successors), (D) a federal, state, municipal or secular
employee’s welfare, benefit, pension or retirement fund, a religious,
educational or eleemosynary institution, any

 

9

 

160.       “Trigger Date” shall have the
meaning ascribed to such term in Section 4(a) of Article XX.

 

161.       “12-Month Period” shall have the
meaning ascribed to such term in Section 3(a) of Article XX
hereof.

 

162.       “Unit” shall mean each FC
Individual Unit, each NYTC Individual Unit, the Retail Unit and the SPU Unit.

 

163.       “Unit Leases” shall mean,
collectively, the FC Unit Lease, the NYTC Unit Lease and any other subleases
hereafter entered into between Ground Lessee and any subtenant (including,
without limitation, any Recognized Mortgagee), as each may be amended,
supplemented and/or restated from time to time as permitted hereunder. 
The term “Unit Lease”, when used in the singular, shall refer to either
the FC Unit Lease, the NYTC Unit Lease or any other such sublease (as each may
be amended, supplemented and/or restated from time to time as permitted
hereunder), as appropriate.

 

164.       “Unit Owner” shall mean, with
respect to any Unit, (a) for so long as a Unit Lease for such Unit is in
effect, the tenant (from time to time) under such Unit Lease, and (b) from
and after the termination of a Unit Lease by Ground Lessee or otherwise, until
a Unit Lease is again in effect for such Unit, the Ground Lessee.  All
references to a Unit Owner shall be deemed to include such Unit Owner’s
successors and permitted assigns.

 

165.       “Unit Owner Decision(s)” shall
have the meaning ascribed to such term in Section 8 of Article II
of the By-Laws.

 

166.       “Unit Owner Expense(s)” shall
mean, as to each Unit Owner:

 

(i)            *SUBJECT TO CLAUSE (ii) OF THIS
DEFINITION* an amount  equal to
such Unit Owner’s share (based upon its Common Interest) of all costs and
expenses (including taxes) paid or incurred by or on behalf of the Board of
Managers in connection with or arising from the operation and management of the
Building (including, without limitation, any such costs and expenses assessed
as Special Assessments), but excluding any amounts paid or incurred by or on
behalf of the Board of Managers to cure any Event of Default by any Unit Owner,
which amounts shall be allocated solely to the defaulting Unit Owner;

 

(ii)            for each category of expense attributable to
the Building as set forth on Exhibit D attached hereto (including,
without limitation, any such expense assessed as a Special Assessment), the respective
percentages set forth on said Exhibit D;

 

(iii)          an amount equal to such Unit Owner’s share (based upon its
Common Interest) of any reserves established by the Unit Owners in accordance
with the provisions of Section 8 of Article II of the
By-Laws; and

 

(iv)          any FC Collective Unit Expenses or NYTC Collective Unit
Expenses, as the case may be, payable by such Unit Owner.

 

167.       “Work” shall have the meaning
ascribed to such term in Article X hereof.

 

18

 

if the FC Board of Managers
were the Board of Managers, the FC Unit Owners were the Unit Owners and the FC
Limited Common Elements were the Common Elements.

 

Section 6.  Failure
to Deliver a Statement Not Prejudicial.  The failure to render any
statement hereunder with respect to any period shall not prejudice the right of
the Board of Managers, NYTC Board of Managers or FC Board of Managers, as the
case may be, to thereafter render a statement with respect thereto or the right
of any Unit Owner to require and be furnished with same.

 

Section 7.  Books
and Records.  (a) Upon five (5) business days’ written
notice by any Unit Owner, Ground Lessee or any Registered Mortgagee to the
Board of Managers, such Unit Owner, Ground Lessee or Registered Mortgagee (or
any agents acting on behalf of such Unit Owner, Ground Lessee or Registered
Mortgagee) may inspect the applicable books and records of the Board of
Managers in order to verify such Unit Owner’s Unit Owner Expenses.  Such
notice shall specifically designate the year(s) for which the Unit Owner,
Ground Lessee or Registered Mortgagee intends to inspect applicable books and
records, which year(s) shall be limited to the three (3) full
calendar years immediately preceding the date of such inspection and any then
elapsed portion of the then current calendar year.

 

(b)  Each inspection
shall be at the office of the Board of Managers or at the office of the Board
of Manager’s managing agent, if any, and shall be made during normal business
hours.  All costs of such inspection shall be borne by the party
requesting the inspection.  Any Unit Owner, Ground Lessee or Registered
Mortgagee making any inspection hereunder shall provide the Board of Managers
with a copy of any written report on the results of such inspection within
fifteen (15) days of the preparation thereof.  Each Unit Owner shall hold
confidential all non-public information, reports or statements obtained
pursuant to such inspection, provided however, that such Unit Owner may
disclose such information (i) to its Affiliate, (ii) pursuant to the
order of any court of competent jurisdiction or administrative agency, (iii) which
had been publicly disclosed other than as a result of a disclosure by such Unit
Owner, (iv) in connection with any litigation, (v) to the extent
necessary in connection with the exercise of any remedy hereunder or under any
other document relating to the Building, (vi) to such Unit Owner’s legal
counsel, accountants and independent auditors and (vii) to any *ACTUAL OR
PROPOSED* Registered Mortgagee or proposed subtenant or assignee of a Unit
Owner.

 

(c)  The NYTC Unit
Owners, Ground Lessee and any Registered Mortgagee of the NYTC Unit Owners
shall have the same right to inspect the books and records kept by the NYTC
Board of Managers, as provided for inspection of the books and records kept by
the Board of Managers in subsections (a) and (b) above.

 

(d)  The FC Unit
Owners, Ground Lessee and any Registered Mortgagee of an FC Unit Owner shall
have the same right to inspect the books and records kept by the FC Board of
Managers, as provided for inspection of the books and records kept by the Board
of Managers in subsections (a) and (b) above.

 

Section 8.  Estoppel
Certificates Delivered by Board of Managers.  Within fifteen (15) days
of receipt of a written request therefor (whether from a Unit Owner or its
prospective assignee or its Registered Mortgagee or a prospective Mortgagee or
from Ground Lessee), the

 

28

 

(b)  Approval Rights
of Registered Mortgagees.  Each Unit Owner shall submit a draft of any
supplement, amendment or modification of this Declaration to its Registered
Mortgagee(s) (if any) and such Registered Mortgagee(s) shall have the
right to approve same. [TEXT DELETED: (SUCH APPROVAL NOT TO BE UNREASONABLY
WITHHELD)] Any supplement, amendment or modification which is entered into
without notice to (and approval by) each Unit Owner’s Registered Mortgagees
shall be void ab initio.  Any approval or disapproval of an
amendment hereto shall be given by each Registered Mortgagee within ten (10) Business
Days of each such Registered Mortgagee’s receipt of a written request therefor,
and each such Registered Mortgagee’s failure to timely respond to any such
request (i.e., within such ten (10) Business Day period) shall,
subject to the provisions of Section 4 of Article XXIII
hereof, constitute (and be deemed to constitute) each such Registered Mortgagee’s
approval of the proposed amendment.

 

(c)  Recording of
Amendments.  No amendment hereof shall be effective until recorded in
the Register’s Office.

 

Section 2.  Execution
and Delivery of Amendments.  Any amendment to this Declaration
approved in accordance with Section 1 of this Article XVII shall be
executed on behalf of each Unit Owner by its general partner, managing member,
officer or other authorized person of such Unit Owner.

 

ARTICLE XVIII

 

TERMINATION
OF CONDOMINIUM; PURCHASE OPTION UNDER GROUND LEASE

 

Section 1.  Withdrawal
by Unit Owners.  The Condominium shall continue until such time as
withdrawal of the Property from the provisions of the Condominium Act and
termination of this Condominium is authorized by a unanimous vote of all of the
Unit Owners and their Registered Mortgagees and approved in writing by the
Ground Lessee if and to the extent such approval is required under the Unit
Leases.  In the event of any such withdrawal and termination, the Unit
Owners shall (i) (a) enter into (and record in the Register’s Office)
a reciprocal easement agreement or (b) create a “common law condominium’’
modeled upon (and containing substantially the same provisions as) this
Declaration and the By-Laws (and record the same in the Register’s Office), in
either case providing for substantially the same administration of and level of
maintenance and repair in respect of the “common areas”, the “NYTC limited
areas” and the “FC limited areas” of the Premises as are provided in the
Condominium created herein, and (ii) amend the Unit Leases so that the
descriptions of the premises demised thereunder no longer refer to condominium
Units (and appurtenant interests in Common Elements) but to the spaces and area
demised thereunder (and appurtenant interests in the “common areas”, the “NYTC
limited areas” and the “FC limited areas” of the Premises, as described in the
reciprocal easement agreement (or condominium, as the case may be) referred to
in the preceding subclause (i)).

 

Section 2.  Purchase
Option Under Unit Leases.  Except as otherwise set forth in this Section 2,
the decision to exercise the purchase option set forth in Article V of the
Unit Leases shall be made solely by NYTC Unit Owner, and if NYTC Unit Owner
exercises the purchase option set forth in Article V of the NYTC Unit
Lease, then each FC Unit Owner and

 

45

 

the Retail Unit Owner shall
simultaneously exercise the purchase option set forth in Article V of its
respective Unit Lease, and thereupon each Unit Owner shall take all actions
required under its respective Unit Lease in connection with the exercise of
such purchase option.  If any FC Unit Owner or the Retail Unit Owner, by
exercising such purchase option, will forfeit its right to reimbursement for
Excess Site Acquisition Costs, then the NYTC Unit Owner shall, on the exercise
of such purchase option, pay to each such FC Unit Owner and the Retail Unit
Owner an amount equal to such FC Unit Owner’s and Retail Unit Owner’s forfeited
Excess Site Acquisition Costs.  Notwithstanding the foregoing, if NYTC
Unit Owner has not exercised the purchase option set forth in Article V of
the NYTC Unit Lease on or before the date which is five (5) years prior to
the date which is 99 years after the Commencement Date (as defined in the
Ground Lease), then any FC Unit Owner or the Retail Unit Owner or both shall
have the right to exercise the purchase option set forth in Article V of
its respective Unit Lease and, in such event, NYTC Unit Owner and the remaining
Unit Owners simultaneously shall exercise the corresponding purchase options
under their respective Unit Leases, and thereupon such Unit Owners shall take
all actions necessary or required under its respective Unit Lease in connection
with the exercise of such purchase option.  In the event of the exercise
of the aforesaid purchase options, the Unit Owners shall contemporaneously
therewith enter into (and record in the Register’s Office) an amendment to this
Declaration to convert the same to a fee condominium on substantially the
terms, covenants and conditions herein contained.

 

ARTICLE XIX

 

COVENANT
OF FURTHER ASSURANCES

 

Any Person who is subject to
this Declaration (including any Unit Owner or any Person claiming by, through
or under any Unit Owner, the Declarant, the Board of Managers, the NYTC Board
of Managers, the FC Board of Managers and any Manager or officer) (the “Subject
Party”) shall execute, acknowledge and deliver to any such other Person
such documents and take such other action as such other Person may reasonably
request in order to effectuate the provisions of this Declaration or the
By-Laws and the realization of the benefits intended to be conferred thereby,
provided, however, that such document or action does not decrease the rights or
increase the obligations of the Subject Party, any Unit Owner under this
Declaration or the By-Laws.  Except as otherwise provided in this
Declaration or the By-Laws, all expense and liability thus incurred shall be
borne by the requesting Person.  If any Subject Party fails or refuses
within five (5) days after request therefor to execute, acknowledge or
deliver any such document or to take any such action, then the Board of
Managers is hereby authorized to act as attorney-in-fact for such Subject
Party, coupled with an interest and granted for a valuable consideration, to
execute, acknowledge and deliver such document and to take such action in the
name of such Subject Party.

 

*ADD PROVISION REQUIRING
AMENDMENTS TO DECLARATION WHICH ARE REASONABLY REQUESTED BY A RECOGNIZED
MORTGAGEE, SO LONG AS SUCH AMENDMENTS DO NOT INCREASE ANY OBLIGATIONS (EXCEPT
TO A DE MINIMUS EXTENT) AND DO NOT DECREASE ANY RIGHTS AND BENEFITS (EXCEPT TO
A DE MINIMUS EXTENT)*

 

46

 

ARTICLE XX

 

SALES,
SUBLEASES AND MORTGAGES

 

Section 1.  Unit
Owners’ Rights to Sell, Sublease or Mortgage Units.  Subject to the
provisions of this Declaration, the By-Laws and the applicable Unit Lease, any
Unit Owner may, without prior consent of any Person, mortgage or sublease its
leasehold interest in, or Sell, its Unit or transfer any interests in such Unit
Owner, so long as (a) such Sale, sublease or mortgage of a Unit is
permitted by, and complies with, the applicable provisions of its Unit Lease,
and (b) the proposed subtenant or purchaser of a Unit (i) shall not
be a prospective subtenant or assignee with whom another Unit Owner has
negotiated a term sheet for a sublease or assignment within the prior three (3) months
and is not then a subtenant of such Unit Owner, (ii) shall not be an
entity described in item (1) on Exhibit I attached hereto (“NYTC
Competing User”) as to the Retail Unit and any FC Individual Unit and (iii) shall
not be permitted to use the Unit for the uses described in items (2)-(18) on Exhibit I
attached hereto (“Prohibited Uses”).  The restrictions set forth in
clause (b)(ii) of this Section 1 regarding the Sale or
subleasing of the Retail Unit and the FC Individual Units to a NYTC Competing
User shall not apply (x) unless NYTC occupies Units within the Building,
the Common Interest attributable to which, in the aggregate, constitutes at
least twenty percent (20%) and (y) as to any entity which is an NYTC
Competing User at any time from and after the date the SPU Unit and/or any NYTC
Individual Unit *OR ANY PORTION THEREOF* is sold or subleased to such entity
(but shall continue to apply to any other entity which would constitute an NYTC
Competing User).  Each Unit Owner shall notify the Board of Managers of
any proposed Sale, sublease or mortgage of a Unit at least twenty (20) days
prior to the effective date of any such Sale, sublease or mortgage of a Unit.
Each NYTC Unit Owner shall notify promptly the FC Unit Owners at any time NYTC
occupies Units within the Building, the Common Interest attributable to which,
in the aggregate, constitutes less than twenty
percent (20%).  Each NYTC Unit Owner shall, from time to time within ten (10) days
after request by an FC Unit Owner, certify in writing to such FC Unit Owner the
amount of space within its NYTC Individual Unit that is owned pursuant to a
Unit Lease by NYTC and its Affiliates and the amount of space within its Unit
that is occupied by NYTC.  So long as NYTC occupies Units within the
Building, the Common Interest attributable to which, in the aggregate,
constitutes at least twenty percent (20%), each FC Unit Owner shall from time
to time within ten (10) days after request by NYTC certify in writing to
NYTC whether there are any subleases affecting its FC Individual Unit, and if
so, the term of any such sublease and whether or not such sublease includes any
expansion or extension options.  Each FC Unit Owner agrees to include in
any sublease entered into by it for space within its Unit that is subject to an
NYTC purchase or sublease option under Section 4 or Section 5 of this
Article XX, a provision that the subtenant thereunder agree that upon the
exercise by NYTC of such option, if any, to deliver to NYTC without cost to
NYTC, copies of any drawings and/or CADD design files in such subtenant’s
possession for all leasehold improvements made by or on behalf of such subtenant
to such Unit on an “as-built basis.”

 

Section 2.  FC
Unit Owners’ Lockout Period.  Notwithstanding Section 1 of this Article XX,
so long as NYTC owns a leasehold interest in (including without limitation as
the tenant under a sale-leaseback or similar structure), and occupies, Units
within the Building, the Common Interest attributable to which, in the
aggregate, constitutes at least twenty percent (20%), no FC Unit Owner shall
Sell its FC Individual Unit or permit the sale of an interest in

 

47

 

said FC Unit Owner until the
fifteenth (15th) anniversary of the date of the Operating Agreement
[i.e. December 12, 2001] (or such earlier date as NYTC shall cease to own
a leasehold interest in and occupy Units within the Building, the Common
Interest attributable to which, in the aggregate, constitutes at least twenty
percent (20%), the “Lockout Period”) except (a) to NYTC, (b) to
an Affiliate of Forest City Enterprises, Inc. or Bruce C. Ratner, (c) to
a Family Member of Bruce C. Ratner, provided Bruce C. Ratner shall retain
Management Control following such transfer (or, if Bruce C. Ratner shall be
incompetent or deceased, then such Family Member or Family Members of Bruce C.
Ratner shall retain such management control), or (d) to a trust
established for the benefit of Bruce C. Ratner or his Family Members, or any
further transfer to the beneficiaries of such trust, provided Bruce C. Ratner
shall retain Management Control following such transfer (or, if Bruce C. Ratner
shall be incompetent or deceased, then such Family Member or Family Members of
Bruce C. Ratner shall retain such Management Control). Except as provided in
the following sentence, any purchaser or transferee of a leasehold interest in
any FC Individual Unit or any interest in FC Unit Owner shall be continue to be
bound by the restrictions set forth in this Section 2. The restrictions
set forth in this Section 2 shall not apply to transfers of any interest (x) in
an FC Unit Owner or to a Sale of an FC Individual Unit permitted under the
Recognition Agreement (which transfers and Sales shall be subject to the NYTC
Participation Rights set forth in the Recognition Agreement), (y) to
transfers of any FC Individual Unit in foreclosure or deed in lieu of
foreclosure to any Registered Mortgagee or its *DESIGNEE OR* nominee or any
transfer of such FC Individual Unit after title has been conveyed pursuant to
such foreclosure or deed in lieu of foreclosure or (z) to Ground Lessee
from and after the termination of the applicable Unit Lease, or to any
transfers thereafter. Any Sale in violation of this Section 2 shall
be null and void.

 

Section 3.  NYTC’s
Right of First Refusal and Right of First Offer to Purchase FC Individual
Unit(s).

 

(a)           NYTC’s Right of First Refusal.  If an FC Unit Owner makes or receives
a bona fide offer (or, in the case of an FC Unit Owner Interest Sale, a series
of related offers) which is acceptable to such FC Unit Owner for either (i) the
Sale of any FC Individual Unit(s) owned by such FC Unit Owner to an
independent third party that is not an Affiliate of such FC Unit Owner or an
Affiliate of any of the members of such FC Unit Owner (an “FC Individual
Unit Sale”) or (ii) the sale, in a single transaction or a series of
related transactions, of ninety five percent (95%) or more of the membership
interests of such FC Unit Owner to an independent third party that is not an
Affiliate of such FC Unit Owner or an Affiliate of any of the members of such
FC Unit Owner (an “FC Unit Owner Interest Sale”), such FC Unit Owner
shall notify NYTC and shall deliver to NYTC a term sheet (“Section 3(a) Term
Sheet”) fully executed by such FC Unit Owner and the prospective purchaser
or transferee containing all of the pertinent terms of such proposed FC Individual
Unit Sale or FC Unit Owner Interest Sale, including without limitation, the
name of the proposed purchaser, the purchase price, deposit, financing
arrangements, contingencies, conditions, closing date and any other economic
and material non-economic terms of such transaction. Except as expressly
provided in the immediately preceding sentence, the right of first refusal
provided in this Section 3(a) shall not apply to a sale of any direct
or indirect beneficial interest in any FC Unit Owner.

 

Within the thirty (30) day
period after receipt of both the notice and the Section 3(a) Term
Sheet from such FC Unit Owner and delivery to NYTC of complete copies of all

 

48

 

If the FC Individual Unit
Sale or FC Unit Owner Interest Sale pursuant to this Section 3(a) is
not consummated within twelve (12) months after the expiration of the earlier
of the date NYTC fails to exercise its right of first refusal as hereinabove
required and the date NYTC waives such right in writing (the “12-Month
Period”), the FC Unit Owner shall be required to comply again with the
provisions of this Section 3(a) and re-offer the Unit in question to
NYTC prior to any FC Individual Unit Sale or FC Unit Owner Interest Sale,
whether such proposed FC Individual Unit Sale or FC Unit Owner Interest Sale is
on the same or different terms (or to the same or different prospective
purchaser) as set forth in the original notice and Section 3(a) Term
Sheet sent to NYTC, and the 30-day period for NYTC to accept such offer
hereinabove provided for shall again apply to such re-offer.  In addition,
in the event the FC Unit Owner modifies the terms set forth in the original Section 3(a) Term
Sheet at any time (i.e., whether or not during the 12-Month Period), FC Unit
Owner shall be required to comply again with the provisions of this Section 3(a) and
re-offer the Unit in question to NYTC on such modified terms prior to the FC
Individual Unit Sale or FC Unit Owner Interest Sale, and the 30-day period for
NYTC to accept such offer hereinabove provided for shall again apply with
respect to such re-offer; provided, however, that (i) if the sole change
in terms is a reduction of the purchase price and/or other consideration for
the FC Individual Unit Sale or FC Unit Owner Interest Sale such that the total
amount of the purchase price and other consideration is not less than 95% of
the total purchase price and other consideration contained in the original Section 3(a) Term
Sheet, and (ii) such re-offer to NYTC is made during the sixty (60) day
period following the date NYTC waives or is deemed to have waived the offer
contained in the original Section 3(a) Term Sheet pursuant to this Section 3(a),
the obligation to re-offer the Unit or interests to NYTC shall nevertheless
apply, but the time period for NYTC to accept such re-offer of the Unit or
interests shall be limited to (i) five (5) Business Days following
receipt of the revised Section 3(a) Term Sheet if such reduction is
being made in connection with a proposed FC Individual Unit Sale or FC Unit
Owner Interest Sale to the purchaser set forth in the original Section 3(a) Term
Sheet, and (ii) ten (10) Business Days following receipt of the
revised Section 3(a) Term Sheet if such reduction is being made in
connection with a proposed FC Individual Unit Sale or FC Unit Owner Interest
Sale to a purchaser other than the purchaser set forth in the original Section 3(a) Term
Sheet.  NYTC agrees to execute and deliver to the FC Unit Owner and the
proposed purchaser at the earlier of (x) the end of said five (5) Business
Day or ten (10) Business Day period (as the case may be) and (y) the
date it waives this right of first refusal in writing, an NYTC Waiver and
Estoppel Letter with the appropriate section reference and dates, names
and addresses completed as appropriate.  The failure of NYTC to execute
and deliver an NYTC Waiver and Estoppel Letter shall in no event invalidate its
failure to exercise its right of first refusal under this Section 3(a) and
the consequent waiver of such right.

 

The restrictions on an FC
Unit Owner and the rights of NYTC under this Section 3(a) shall
not apply (i) in the event of a FC Individual Unit Sale or FC Unit Owner
Interest Sale in foreclosure or deed in lieu of foreclosure or any transfer of
such FC Individual Unit or membership interest, partnership interest or stock
thereafter by a Registered Mortgagee or its nominee *OR DESIGNEE* (ii) to
any transfer of an FC Individual Unit pursuant to clause (a), (b), (c) or (d) of
Section 2 of this Article XX (iii) any transfers
of an FC Individual Unit or interest in an FC Unit Owner otherwise permitted
under the Recognition Agreement, subject to the terms thereof (iv) unless
NYTC occupies Units within the Building, the Common Interest attributable to
which, in the aggregate, constitutes at least twenty percent (20%), (v) to
transfers to Ground

 

50

 

who subleases at least two (2) floors
in the FC Collective Unit (excluding space within the Retail Unit) for an
initial term of not less than ten (10) years.

 

Section 6.  NYTC’s
Option to Sublease v, Purchase.  Notwithstanding anything to the
contrary contained in Sections 4 and 5 of this Article XX,
if (a) NYTC desires to exercise any of its purchase options under Section 4.
and (b) (i) such Sale to NYTC of any FC Individual Unit *AND THE
REPAYMENT OF DEBT WITH THE NET PROCEEDS THEREOF* would result in such FC Unit
Owner incurring any prepayment penalties, breakage costs or other similar fees
(collectively, “Breakage Costs”) under any financing of such FC
Individual Unit (other than immaterial penalties, costs or fees) *OR THE
TRANSFER OF SUCH FC INDIVIDUAL UNIT WOULD CAUSE A DEFAULT UNDER ANY FINANCING
OF SUCH FC INDIVIDUAL UNIT*, or (ii) the date upon which the closing on
the Sale of such Unit would occur falls within a lock-out period under such
financing, then the applicable FC Unit Owner(s) must notify NYTC of such
fact (the “Section 6 Notice”) within fifteen (15) days after NYTC
gives notice under Section 4 of this Article XX.  NYTC
shall have fifteen (15) days from the delivery of the Section 6 Notice to
withdraw its notice under Section 4 of this Article XX to
exercise such option.  If NYTC does not withdraw its notice under Section 4
of this Article XX to exercise such option, then NYTC shall not be
permitted to exercise such purchase option, but may instead exercise its
corresponding sublease option under Section 5 of this Article XX
by delivering within fifteen (15) days thereafter to the applicable FC Unit
Owner(s) an NYTC Sublease for the applicable FC Individual Unit(s) together
with either (A) the Security or (B) so long as NYTC shall have a
rating of A- or better as determined by the Rating Agency, an NYTC Lease
Guaranty in lieu of the Security.  The annual rental under such NYTC
Sublease shall be equal to ten percent (10%) of what would have been the
purchase price for such FC Individual Unit(s) had NYTC been permitted to
exercise its purchase option under Section 4 of this Article XX. 
Promptly upon receipt of such NYTC Sublease together with the Security or NYTC
Lease Guaranty, as applicable, such FC Unit Owner shall execute a counterpart
of such NYTC Sublease and deliver it to NYTC, provided however, that the
failure of such FC Unit Owner to execute and/or deliver the NYTC Sublease shall
not in any way affect the exercise of this option by NYTC.  If the terms
of any such financing permit such prepayment only upon the payment of Breakage
Costs, then NYTC may nonetheless exercise its purchase option, provided,
however, that (x) if such exercise is within the first ten (10) years
after such financing, NYTC shall pay all such Breakage Costs and (y) if
such exercise is after the tenth (10th) year of such financing, the
applicable FC Unit Owner shall pay all such Breakage Costs.  In no event
may the terms of any financing of any FC Individual Unit provide for a lock-out
period beyond ten (10) years from the date of such financing, and, in no
event shall the applicable FC Unit Owner, after receipt of a Section 6
Notice, enter into any financing encumbering the applicable FC Individual Unit
which precludes the transfer of such FC Individual Unit.  Upon request by
NYTC from time to time, the applicable FC Unit Owner shall provide to NYTC
information regarding the terms of any lock-out periods under any such
financing.

 

Any Section 6 Notice
given by an FC Unit Owner shall set forth the first date (the “Lockout
Expiration Date”) on which, pursuant to the terms of the FC Unit Owner’s
mortgage then encumbering the Unit in question, such FC Unit Owner is permitted
to obtain a release of such mortgage from such Unit without the payment of
Breakage Costs, which date shall in no event be longer than ten (10) years
following the date such mortgage was first granted with respect to such
Unit.  In the event NYTC exercises its option under this Section 6 to
sublease such Unit following the giving of such Section 6 Notice (the “Interim
Sublease Option”; the NYTC Sublease executed with respect to such Unit
following the exercise of such Interim

 

60

 

(E)                                 the Unit Owner will not incur any advertising
or promotional expenditures in renting the subject Unit(s) to a
prospective tenant.

 

(vii)        the net worth of The New York Times
Company in relation to a hypothetical prospective tenant or its guarantor;

 

(viii)       that the tenant will pay its share of
real estate taxes, PILOT and condominium common charges without base years or
base amounts; and

 

(ix)          the term of the NYTC Sublease and the
other terms and conditions of the NYTC Sublease for the subject Unit(s).

 

In no event, however, shall
the arbitrators consider, or make any increase or decrease in the Fair Market
Rent for the subject Unit(s) by reason of the fact that The New York Times
Company (and/or its Affiliates) is a current occupant of the Building or that
the Building is the headquarters for The New York Times Company, the
arbitrators to consider the Fair Market Rent on the basis of a new transaction
with an unrelated third party.

 

Section 9.  Registered
Mortgagee Requirements; Rights of Registered Mortgagees.  (a) The
term “Registered Mortgage” as used herein shall mean a mortgage, as the
same may be amended, modified, [TEXT DELETED: OR] restated, *INCREASED, SPLIT,
SEVERED AND/OR ASSIGNED* from time to time, given to secure the repayment of
money or other obligation owed by a Unit Owner and held by a Lending
Institution or NYTC  (i) which shall comply with the provisions of
this Section 9 and the affected Unit Owner’s Unit Lease, (ii) *[ADD
LANGUAGE CONFIRMING THAT GMAC’S SUBORDINATION AGREEMENT FORM SATISIFIES
(ii)]* which shall include express provisions *(WHICH PROVISIONS MAY BE
SET FORTH IN A SEPARATE SUBORDINATE DOCUMENT)* acknowledging (y) that the
lien of such mortgage is subordinate to this Declaration and the By-Laws (and
the provisions thereof and hereof) and to the Board of Managers’ Liens, the
NYTC Board of Managers’ Liens and the FC Board of Managers’ Liens and (z) that
the mortgagee (and its successors and assigns) will take title subject to this
Declaration and the By-Laws, and (iii) a photostatic copy of which has
been delivered to the other Unit Owners, the Board of Managers, the NYTC Board
of Managers, the FC Board of Managers and the Ground Lessee, together with a
certification by the affected Unit Owner and the mortgagee confirming that the
photostatic copy is a true copy of the mortgage in question.  In the event
of any assignment of a Registered Mortgage or in the event of a change of
address of a Registered Mortgagee or of an assignee of such Registered
Mortgage, notice of the new name and address shall be provided to the other
Unit Owner, the Board of Managers and the Ground Lessee.  The term “Registered
Mortgagee” as used herein shall mean the holder of a Registered Mortgage
from time to time.

 

*[ADD LANGUAGE EQUIVALENT TO
ATTACHED RIDER 65—THE TERM “REGISTERED MORTGAGE” SHALL ALSO INCLUDE THE
MORTGAGES HELD BY GMAC COMMERCIAL MORTGAGE CORPORATION AS AGENT ENCUMBERING THE
PROPERTY AS OF THE DATE OF RECORDING OF THE DECLARATION, AS EACH MORTGAGE
MAY BE INCREASED, AMENDED, RESTATED, MODIFIED, SPLIT,  SEVERED AND ASSIGNED (EXCEPT FOR ANY
ASSIGNMENT IN CONNECTION WITH A REFINANCING) FROM TIME TO TIME (EACH, A “CONSTRUCTION
LOAN MORTGAGE”).  FOR PURPOSES OF THIS SECTION 14.3(B), GMAC
COMMERCIAL MORTGAGE CORPORATION SHALL BE DEEMED TO HAVE GIVEN AN RM NOTICE WITH
RESPECT TO EACH CONSTRUCTION LOAN MORTGAGE SPECIFYING THE SAME ADDRESSES THAT
ARE SET FORTH IN THE DOCUMENTS GOVERNING SUCH MORTGAGES.]*

 

(b)  If a Unit Owner
and its Registered Mortgagee shall have served on the other Unit Owners, the
Board of Managers, the NYTC Board of Managers, the FC Board of Managers and
Ground Lessee, in the manner required in the preceding subparagraph, a notice
specifying the name and address of such Registered Mortgagee, such Registered
Mortgagee shall be given a copy of each and every notice, bill and statement
and other information, correspondence and material provided for or required to
be given hereunder or under the By-Laws (including if given by the Board of
Managers, the NYTC Board of Managers or the FC Board of Managers) at the same
time as and whenever such notice shall thereafter be given thereunder or
hereunder, at the address last furnished by such Registered Mortgagee. 
Any Registered Mortgagee as of the date of recording of this Declaration shall
be deemed to have properly delivered to the Unit Owners a notice specifying its
name and address.  After receipt of

 

65

 

such notice from a
Registered Mortgagee, no notice, bill, statement and other correspondence and
material thereafter given hereunder or under the By-Laws (whether by any Unit
Owner to any other Unit Owner, or by any Unit Owner to the Board of Managers, the
NYTC Board of Managers or the FC Board of Managers or by the Board of Managers,
the NYTC Board of Managers or the FC Board of Managers to any Unit Owner) shall
be deemed to have been given hereunder or under the By-Laws unless and until a
copy thereof shall have been so given to the Registered Mortgagee(s).  If
a Registered Mortgage so provides or otherwise requires:

 

(1)  Any insurance
proceeds or condemnation award payable to a Unit Owner (and not the Depositary)
pursuant to its Unit Lease or hereunder shall [TEXT DELETED: UPON NOTICE FROM A
REGISTERED MORTGAGE OF SUCH UNIT OWNER,] be delivered instead to the Unit Owner’s
*MOST SENIOR* Registered Mortgagee.

 

(2)  If a Unit Owner
fails to appoint an arbitrator or otherwise take any action as may be required
or permitted hereunder or under the By-Laws with respect to arbitration, such
appointment or action as otherwise would have been permitted by that Unit Owner
may be taken within the relevant time period applicable to such Unit Owner
*PLUS TEN (10) ADDITIONAL DAYS* by its Registered Mortgagee and such
appointment and action shall be recognized in all respects by the other Unit
Owners, the Board of Managers, the NYTC Board of Managers and the FC Board of
Managers.

 

(b)  If more than one
Registered Mortgagee having a lien on any Unit has exercised any of the rights
afforded by this Section 9, only that Registered Mortgagee, to the
exclusion of all other Registered Mortgagees, whose Registered Mortgage is most
senior in lien with respect to the applicable Unit, shall be recognized by the
other Unit Owners as having exercised such right, for so long as such
Registered Mortgagee shall be diligently exercising its rights hereunder with
respect thereto, and thereafter only the Registered Mortgagee whose Registered Mortgage
is next most senior in lien with respect to the applicable Unit, shall be
recognized by the other Unit Owners *(WITH RESPECT TO SUCH SPECIFIC EXERCISE
ONLY)*.

 

(c)  Each Unit Owner
shall give its Registered Mortgagee(s) prompt notice of any arbitration or
legal proceedings involving obligations hereunder or under the By-Laws. 
Subject to the provisions of the previous subparagraph, each Registered
Mortgagee shall have the right to intervene in any such proceedings and to be
made a party to such proceedings, and the parties hereto do hereby consent to
such intervention.  In the event that any Registered Mortgagee does not
elect to intervene or become a party to any such proceedings, each Unit Owner
shall give its Registered Mortgagee notice and a copy of any award or decision
made in any such proceedings, which decision shall be binding on such
Registered Mortgagee.

 

(d)  Subject to the
provisions of subsection 9(c) of this Article XX,
and upon receipt by any Registered Mortgagee of any notice that its
mortgagor is in default hereunder, each such Registered Mortgagee (i) shall
thereupon have a period of fifteen (15) Business Days *AFTER THE SAME BECOMES
AN EVENT OF DEFAULT* [TEXT DELETED: MORE THAN GIVEN TO SUCH UNIT OWNER IN EACH
INSTANCE IN THE CASE OF A DEFAULT IN THE PAYMENT OF UNIT OWNER EXPENSES OR IN
THE PAYMENT OF ANY SUM DUE HEREUNDER OR UNDER THE BY-LAWS AND THIRTY (30) DAYS
MORE THAN GIVEN TO SUCH UNIT OWNER IN EACH INSTANCE IN THE CASE OF ANY OTHER
DEFAULT,] for remedying the default, or causing the same to be remedied, or
causing action to remedy the default to be commenced, and (ii) shall,
within such periods and otherwise as herein

 

66

 

provided, have the right to
remedy such default, cause the same to be remedied or cause action to remedy
such a default to be commenced.  The Board of Managers, the NYTC Board of
Managers and the FC Board of Managers, as applicable, shall accept performance
by a Registered Mortgagee (or its designee or nominee) of any covenant,
condition or agreement on a Unit Owner’s part to be performed hereunder and the
exercise by a Registered Mortgagee (or its designee or nominee) of Unit Owner’s
self-help remedies with the same force and effect as though performed or exercised
by the defaulting Unit Owner.

 

Notwithstanding any other
provision of this Declaration or the By-Laws to the contrary (including,
without limitation, the provisions of Section 1 of Article XXI
hereof), no default or Event of Default by a Unit Owner shall be deemed to
exist as long as a Registered Mortgagee within fifteen (15) Business Days after
the [TEXT DELETED: EXPIRATION OF THE TIME GIVEN TO SUCH UNIT OWNER PURSUANT
HERETO OR TO THE BY-LAWS TO REMEDY THE EVENT OR CONDITION WHICH WOULD OTHERWISE
CONSTITUTE A DEFAULT OR] *SAME BECOMES AN* Event of Default hereunder, (A) shall
have cured such default or Event of Default to the extent capable of cure by
the payment of money, or (B) to the extent the same is not capable of cure
by the payment of money, shall have delivered to the Board of Managers, the
NYTC Board of Managers, the FC Board of Managers and Ground Lessee [TEXT
DELETED: ITS WRITTEN AGREEMENT] *A WRITTEN NOTICE STATING THAT IT INTENDS* to (y) take
the action necessary to cure the default and to prosecute the same to
completion, or (z) if possession of the Unit is required in order to cure
the default, to institute foreclosure proceedings and obtain possession
directly or through a receiver, and to prosecute such proceedings with
diligence and, upon obtaining such possession, commence promptly to cure the
default or Event of Default and to prosecute the same to completion with
diligence, provided that during the period in which such action is being taken
(and any foreclosure proceedings are pending), all of the other obligations of
the Unit Owner hereunder or under the By-Laws, to the extent they are
reasonably susceptible of being performed by the Registered Mortgagee, are
being performed.  However, at any time after the delivery of the aforementioned
[TEXT DELETED: AGREEMENT] *NOTICE*, the Registered Mortgagee may notify the
Board of Managers, the NYTC Board of Managers and the FC Board of Managers in
writing, that it has relinquished possession of the Unit or that it will not
institute foreclosure proceedings or, if such proceedings have been commenced,
that it has discontinued *DILIGENTLY PROSECUTING* them, and [TEXT DELETED: IN
SUCH EVENT, THE REGISTERED MORTGAGEE SHALL HAVE NO FURTHER LIABILITY UNDER SUCH
AGREEMENT FROM AND AFTER THE DATE IT DELIVERS SUCH NOTICE TO THE BOARD OF
MANAGERS, THE NYTC BOARD OF MANAGERS AND THE FC BOARD OF MANAGERS (EXCEPT FOR
ANY OBLIGATIONS ACCRUING PRIOR TO THE DATE IT DELIVERS SUCH NOTICE), AND],
thereupon, the Board of Managers, the NYTC Board of Managers and the FC Board
of Managers shall have the unrestricted right to take any other action they
deem appropriate by reason of any default.

 

(e) In addition,
notwithstanding any provision hereof or of the By-Laws to the contrary, if a
Unit Owner fails to pay its Unit Owner Expenses or any other amounts due
hereunder or is otherwise in default hereunder or under the By-Laws, and if the
defaulting Unit Owner’s Registered Mortgagee takes the actions described in
subclauses (y) or (z) of the preceding subsection 9(d) (as
and when provided therein), then, following the taking of any such action by
the defaulting Unit Owner’s Registered Mortgagee and provided that, as set
forth in the last sentence of this subsection 9(e), the Registered
Mortgagee taking such action shall then be current in the payment of all
amounts due in respect of (or on behalf of) such defaulting Unit Owner (i) the
Registered Mortgagee shall be entitled to vote in lieu of such defaulting Unit
Owner on all matters or actions to be decided upon by the Unit Owners (as if
the Registered Mortgagee were the defaulting Unit Owner), (ii)  the
Registered Mortgagee shall be entitled to

 

*[ADD PROVISION TO THE
EFFECT THAT (i), (ii) AND (iii) SHALL ALSO APPLY IF REGISTERED
MORTGAGEE INFORMS THE UNIT OWNERS THAT THERE IS AN OUTSTANDING EVENT OF DEFAULT
UNDER ITS MORTGAGE]*

 

67

 

immediately name substitute
Managers to act on the Board of Managers, the NYTC Board of Managers and the FC
Board of Managers, as the case may be, (in lieu of any Managers elected by the
defaulting Unit Owner and without regard to the unexpired term of such Manager’s
tenure) and (iii) the Board of Managers, the NYTC Board of Managers and
the FC Board of Managers, as applicable, shall rely (and be entitled to rely)
on the votes of or actions taken by the Registered Mortgagee (or by any Manager
elected by the Registered Mortgagee) in determining the appropriateness of any
action to be taken.  The right of the Registered Mortgagee (or of any Manager
elected by the Registered Mortgagee) to vote on any matter to be decided upon
(or any action to be taken) by the Unit Owners, as described in the preceding
sentence, shall cease immediately upon the Registered Mortgagee’s failure to
timely pay any of the Unit Owner Expenses or other amounts due or payable by
the defaulting Unit Owner for a period of more than fifteen (15) days after
notice by the Board of Managers, the NYTC Board of Managers or the FC Board of
Managers, as applicable, to such Registered Mortgagee.  Payment or
performance of any obligation of a Unit Owner by a Registered Mortgagee (prior
to the date on which such Registered Mortgagee or its assignee or designee or
nominee shall take title to the defaulting Unit Owner’s Unit) shall not give
rise to any obligation on the part of the Registered Mortgagee to pay or
perform in the future.

 

In the event of a conflict
between the terms of this Section 9 and any applicable terms of a Unit
Lease with respect to the rights or obligations of Ground Lessee, then the
terms of the Unit Lease shall prevail.

 

Section 10.  Binding
Effect.  The easements, covenants and restrictions created herein and
in the By-Laws shall be binding upon and inure to the benefit of all parties
having or acquiring any right, title or interest in or to any portion of, or
interest or estate in, any Unit.

 

Section 11.  No
Severance of Ownership.  No Unit Owner shall execute any mortgage or
other instrument conveying or mortgaging title to its Unit without including
therein such Unit’s Common Interest.  Any such mortgage or other
instrument purporting to affect one or more of such interests without including
all such interests shall be deemed and taken to include the interest or
interests so omitted even though the latter shall not be expressly mentioned or
described therein.

 

Section 12.  Compliance
With Unit Leases; Conveyance of Unit Lease is Conveyance of Unit.  (a) Notwithstanding
any provision of this Declaration to the contrary, no Unit Owner shall be
permitted to voluntarily convey, sell, mortgage, pledge, hypothecate, lease or
otherwise transfer its interest in any Unit (x) unless such transaction
complies with the terms of its Unit Lease, (y) unless and until such Unit
Owner shall have paid in full to the Board of Managers (and to the NYTC Board
of Managers or the FC Board of Managers, as applicable) all unpaid Unit Owner
Expenses and assessments theretofore assessed by the Board of Managers, the
NYTC Board of Managers or the FC Board of Managers, as the case may be, against
all of such Unit Owner’s Units and (z) until such Unit Owner shall have
satisfied all unpaid liens against all of its Units (and leasehold estate under
its Unit Lease), other than any mortgages.  This Section 12(a) shall
not apply to a transfer in foreclosure, *DEED-IN-LIEU OF FORECLOSURE* or a
transfer in connection with the termination of a Unit Lease by Ground Lessee
due to a default thereunder.

 

68

 

(b)  A Unit Owner shall
convey its leasehold interest under its Unit Lease in the event that such Unit
Owner conveys or sells its Unit (i.e., a Unit cannot be conveyed
separately from the Unit Lease for such Unit).

 

ARTICLE XXI

 

DEFAULTS;
REMEDIES

 

Section 1.  Events
of Default.  Each of the following events shall be deemed an “Event
of Default” hereunder:

 

(a)  if a Unit Owner
shall fail to pay when due any of its Unit Owner Expenses or any other amounts
due hereunder or under the By-Laws, and such default shall continue for a
period of fifteen (15) days after written notice, by the Board of Managers to
such delinquent Unit Owner; or

 

(b)  if a Unit Owner
shall fail to pay any monies expended by the Board of Managers in curing any
default by such Unit Owner hereunder or under the By-Laws, and such default shall
continue for a period of fifteen (15) days after written notice by the Board of
Managers to such delinquent Unit Owner; or

 

(c)  if a Unit Owner
defaults in the performance of any non-monetary obligation set forth in this
Declaration or the By-Laws, and such default continues for a period of thirty
(30) days following receipt by the defaulting Unit Owner from the Board of
Managers of a notice of default, or, if the default is of a nature that it
cannot reasonably be cured within such thirty (30) day period, if the Unit
Owner fails to (i) commence such cure within such thirty (30) day period
and (ii) thereafter proceed with diligence and continuity to complete such
cure; or

 

(d)  if a Unit Owner
shall fail to pay any sum owed to Ground Lessee under its Unit Lease beyond any
applicable notice or grace period set forth therein; or

 

(e)  if a Unit Owner
shall default in the performance of any other obligation of such Unit Owner
under its Unit Lease beyond any applicable notice or grace period set forth
therein.

 

Section 2.  Board
of Managers’ Rights to Cure.  The Board of Managers shall have the
right, but not the obligation, to cure any Event of Default by any Unit Owner
(which continues following the expiration of applicable notice and grace
periods, as hereinabove provided).  If the Board of Managers does not cure
an Event of Default within fifteen (15) days after any applicable grace period,
then the non-defaulting Unit Owners shall have the right, but not the
obligation, to cure such Event of Default. The Board of Managers (or the
non-defaulting Unit Owner(s), as the case may be) shall notify Ground Lessee,
the other Unit Owners, the defaulting Unit Owner, and each Unit Owner’s
Registered Mortgagee(s), of its intention to cure the defaulting Unit Owner’s Event(s) of
Default. Any funds expended by the Board of Managers (or the non-defaulting
Unit Owner(s), as the case may be), together with interest at the Interest Rate
from the date of expenditure to the date of repayment, shall be reimbursed by
the defaulting

 

*ADD SELF HELP RIGHT OF THE
UNIT OWNERS TO CURE ANY FAILURE BY THE BOARD OF MANAGERS TO PERFORM ITS
OBLIGATIONS HEREUNDER TO THE EXTENT SUCH FAILURE WOULD GIVE RISE TO A DEFAULT
UNDER A UNIT OWNER’S SEVERANCE LEASE.*

 

69

 

by the defaulting Unit Owner
(i) attempting to invalidate such termination of the Unit Lease or (ii) ascerting
any claim to possession of the Unit, is finally resolved) (such date, the “Public
Party Possession Date”), to pay all Unit Owner Expenses relating to such
Unit and to perform all other obligations of the Unit Owner under this
Declaration and the By-Laws accruing from and after the date of such
termination.  The Board of Managers shall accept performance by Ground
Lessee of any covenant, condition or agreement on Unit Owner’s part to be
performed hereunder with the same force and effect as though performed by such
Unit Owner.

 

(b)           In addition, notwithstanding any provision of this
Declaration or the By-Laws to the contrary, if (x) a Unit Owner fails to
pay its Unit Owner Expenses or any other amounts due hereunder, (y) the
defaulting Unit Owner’s Registered Mortgagee does not cure the defaulting Unit
Owner’s default(s) (as and when provided in Article XX
hereof), and (z) an Event of Default exists under the applicable Unit
Lease, (i) the Ground Lessee shall be entitled to vote on all matters or
actions to be decided upon by the Unit Owners (as if the Ground Lessee were the
defaulting Unit Owner), (ii) the Ground Lessee shall be entitled to name
substitute Managers to act on the Board of Managers (in lieu of any Managers
elected by the defaulting Unit Owner) and (iii) the Board of Managers
shall rely (and be entitled to rely) on the votes of or actions taken by the
Ground Lessee (or by any Manager elected by the Ground Lessee) in determining
the appropriateness of any action to be taken.  The right of Ground Lessee
(or of any Manager elected by the Ground Lessee) to vote on any matter to be
decided upon (or any action to be taken) by the Unit Owners, as described in
the preceding sentence, shall cease immediately upon Ground Lessee’s failure to
timely pay any of the Unit Owner Expenses or other amounts due or payable by
the defaulting Unit Owner.

 

Section 6.  Board
of Managers’ Lien.  Notwithstanding any provision of this Declaration
to the contrary, any Board of Managers’ Lien shall be prior to all mortgages,
liens or encumbrances affecting any Unit, except liens for real estate taxes,
all “Charges” (as defined in the Unit Leases) past due and unpaid on the Unit
and the Ground Lessee’s interest under the Unit Lease.  Upon a Registered
Mortgagee’s payment (on behalf of a defaulting Unit Owner) to the Board of
Managers at any time and from time to time of monies due to the Board of Managers
(or other Unit Owner(s), as the case may be) and in satisfaction of the Board
of Managers’ Lien, the amount of the Board of Managers’ Lien to which the lien
of Registered Mortgages are subject and subordinate shall be reduced by the
amount of any such payment(s) made by the Registered Mortgagee to the
Board of Managers in satisfaction of the Board of Managers’ Lien.

 

Section 7.  Title
of Board of Managers on Foreclosure.  In the event of the Board of
Managers’ assumption of any Unit Lease at a foreclosure sale, or in the event
that any Unit Owner shall convey its Unit to the Board of Managers in
accordance with Section 339-x of the Real Property Law, leasehold title to
such Unit shall be held by the Board of Managers or its designee on behalf of
all of the other Unit Owners and the Board of Managers shall have the power to
hold, lease, mortgage, vote, sell or otherwise deal with such Unit.  In
the event that the leasehold interest in any Unit shall be so acquired by the
Board of Managers, or its designee on behalf of all Unit Owners as
tenants-in-common, all such Unit Owners shall be deemed to have waived all
rights of partition with respect to such Unit.

 

Section 8.  Rights,
Remedies and Obligations of the NYTC Board of Managers and FC Board of Managers. 
All of the rights, remedies and obligations of the Board of

 

*BOARD OF MANAGERS WILL GIVE
A REASONABLE SNDA TO TENANTS WHICH ARE ENTITLED TO AN SNDA UNDER THE GMAC LOAN
DOCUMENTS.*

 

72

 

*
MARKED CHANGES

 

EXHIBIT B

 

BY-LAWS

OF

THE NEW YORK TIMES BUILDING ASSOCIATION, INC.

 

A New York not-for-profit corporation

 

ARTICLE I

 

PLAN
OF LEASEHOLD CONDOMINIUM OWNERSHIP

 

Section 1.  Name. 
These are the By-Laws of The New York Times Building Association, Inc.

 

Section 2.  Purpose. 
The Association is formed to serve as a means through which the Unit Owners may
take action with regard to the administration, management, maintenance, repair
and operation of the Premises in accordance with the Declaration, to which these
By-Laws are appended as an exhibit.

 

Section 3.  By-Laws
Applicability.  The provisions of these By-Laws are applicable to the
Association.  Unless otherwise defined herein, all capitalized terms used
herein shall have the meanings ascribed to such terms in the Declaration.

 

Section 4.  Office. 
The Office of the Association and of the Board of Managers shall be located at
the Building

 

Section 5.  Fiscal
Year.  The fiscal year of the Association shall be the calendar year
unless otherwise determined by the Board of Managers.

 

ARTICLE II

 

UNIT
OWNER MEETINGS AND VOTES

 

Section 1.  Annual
Meetings.  Within thirty (30) days after the date on which the
Declaration shall be recorded in the Register’s Office, Declarant shall call
the first annual Unit Owners’ meeting.  Thereafter, annual meetings shall
be held on the anniversary of such date in each succeeding year, or on such
other date as shall be selected by the Unit Owners.  A representative of
Ground Lessee and of each Registered Mortgagee may attend any such meeting.

 

Section 2.  Special
Meetings.  Special meetings of the Unit Owners may be called at any
time by any Unit Owner, by the President or by any Vice President. A
representative of Ground Lessee and of each Registered Mortgagee may attend any
such meeting.

 

B-1

 

Section 3.  Notice
of Meetings.  The President or the Secretary shall mail a notice of
each annual or special meeting, stating the purpose thereof as well as the time
and place where it is to be held, to each Unit Owner of record, to Ground
Lessee and to each Registered Mortgagee, at least ten (10) but not more
than thirty (30) days prior to such meeting.  Notice of any meeting need
not be given to a Unit Owner who submits a waiver of notice, in person or by
proxy, whether before or after the meeting, or who attends such meeting, in
person or by proxy.  Notice of any meeting need not be given to Ground
Lessee or a Registered Mortgagee if Ground Lessee or such Registered Mortgagee
submits a waiver of notice, whether before or after the meeting, or if a
representative of Ground Lessee or of such Registered Mortgagee attends such
meeting.

 

Section 4.  Place
of Meetings.  Meetings shall be held at the Condominium Office in the
Building, or at such other place (in New York County) as shall be selected by
the Board of Managers.

 

Section 5.  Quorum. 
(a) A quorum shall be present if a Majority in Interest of the Unit Owners
(and/or their respective Registered Mortgagees and/or Ground Lessee) entitled to
vote shall be present (in person or by proxy) at a meeting of the Unit Owners.

 

(b) If a quorum (as
described in the preceding paragraph) shall not be present or represented at
any meeting of the Unit Owners, the Unit Owner(s) or person(s) entitled
to vote thereat (as described in the preceding paragraph), present in person or
represented by written proxy, shall have the power to adjourn the meeting from
time to time, without notice other than (i) announcement of such
adjournment at the meeting and (ii) notice of such adjournment to each
Unit Owner not in attendance at the adjourned meeting.  Any business which
might have been transacted at the meeting originally noticed may be transacted
at any adjourned meeting.

 

Section 6.  Voting. 
(a) Each Unit Owner shall be entitled to one (1) vote and all
decisions must be approved by a Majority in Interest of the Unit Owners, unless
otherwise provided in the Declaration or these By-Laws.

 

(b)  Each Unit Owner
may empower any Person to vote as the proxy of such Unit Owner at any meeting
of Unit Owners by written proxy or authorization filed with the
Secretary.  Such written proxy or authorization, unless specially limited
by its terms, shall remain effective until there shall be filed with the
Secretary a written revocation of the same or a written proxy or authorization
of later date.

 

(c)  As provided in Section 4
of Article XXI of the Declaration, at any time following and during
the continuance of an Event of Default, the defaulting Unit Owner shall not be
entitled to vote on any matter before (or action or decision to be taken by)
the Unit Owners.  In addition (i) as provided in *[WRONG CROSS
REFERENCE; FIX]* Section 2(f) of Article XX of the
Declaration, a Registered Mortgagee may, under the circumstances described in
such section of the Declaration, vote on matters before (or actions or
decisions to be taken by) the Unit Owners, and (ii) as provided in Section 5(b) of
Article XXI of the Declaration, Ground Lessee may, under the
circumstances described in such section of the Declaration, vote on
matters before (or actions or decisions to be taken by) the Unit Owners.

 

B-2

 

hundred five percent (105%)
of the last Budget approved by the Unit Owners, except (i) [TEXT DELETED:
OR OTHER ITEMS AND/OR IN SUCH OTHER AMOUNTS (REGARDLESS OF THE AMOUNT FOR SUCH
ITEM SET FORTH IN THE LAST APPROVED BUDGET) FOR THOSE ITEMS THE COST OF WHICH
ARE] *THAT LINE ITEMS IN A NEW BUDGET MAY EXCEED SUCH 105% CAP TO THE
EXTENT A HIGHER COST IS* reasonably established (such as utilities, insurance
and real estate taxes or PILOT), (ii) to replace or repair broken or worn
out items (regardless of the amount thereof) as necessary to maintain the
Building as a high-rise premium first-class office building, (iii) to
comply with DUO as the same pertains to the Common Elements and (iv) to
comply with the Site 8 South Subway Agreement.

 

Section 11.  Rights,
Privileges and Obligations of the NYTC Unit Owners.  All of the
rights, privileges and obligations of the Unit Owners and the Board of Managers
set forth in Sections 1 through 10 of this Article II shall
apply equally to the NYTC Unit Owners and NYTC Board of Managers, respectively,
with respect to the NYTC Limited Common Elements as if the NYTC Unit Owners
were the Unit Owners, the NYTC Board of Managers were the Board of Managers,
the NYTC Limited Common Elements were the Common Elements and a Majority in
Interest of the NYTC Unit Owners were a Majority in Interest of the Unit
Owners.

 

Section 12.  Rights,
Privileges and Obligations of the FC Unit Owners.  All of the rights,
privileges and obligations of the Unit Owners and the Board of Managers set
forth in Sections 1 through 10 of this Article II shall
apply equally to the FC Unit Owners and FC Board of Managers, respectively,
with respect to the FC Limited Common Elements as if the FC Unit Owners were
the Unit Owners, the FC Board of Managers were the Board of Managers, the FC
Limited Common Elements were the Common Elements and a Majority in Interest of
the FC Unit Owners were a Majority in Interest of the Unit Owners.

 

ARTICLE III

 

BOARD
OF MANAGERS; NYTC BOARD OF MANAGERS; FC BOARD OF MANAGERS

 

Section 1. 
A.  Number – Qualifications.

 

(i)  Board of
Managers.  There shall be a Board of Managers of the Association
consisting of nine (9) Managers, which Managers shall be appointed
pursuant to the following formula, and notice of such appointments shall be
delivered promptly to the Unit Owners:

 

(a)           The Retail Unit Owner shall appoint one (1) Manager;

 

(b)           The NYTC Board of Managers (on behalf of the NYTC Unit
Owners) shall appoint five (5) Managers; and

 

(c)           The FC Board of Managers (on behalf of the FC Unit Owners)
shall appoint three (3) Managers.

 

The initial Board of
Managers shall be:

 

(a)          
                                 ,
appointed by the Retail Unit Owner;

 

B-5

 

Section 9.  The
Treasurer.  The Treasurer shall have custody of the funds of the
Association and shall keep full and accurate accounts of receipts and
disbursements in books belonging to the Association.  The Treasurer of the
Association shall cause all monies and other valuable effects to be deposited
in the name and to the credit of the Association in such depositories as may be
designated by the Board of Managers.  The Treasurer shall cause the funds
of the Association to be disbursed when such disbursements have been duly
authorized, taking proper vouchers for such disbursements, and shall render to
the President and the Board of Managers, whenever requested, (a) an
account of all transactions as Treasurer and of the financial condition of the
Association, and (b) true copies of all financial statements and/or
reports prepared by the Association’s accountants.  The Treasurer shall,
in general, have all powers and perform all duties incident to the office of
Treasurer and shall exercise and perform such other powers and duties as may
from time to time be assigned by the Board of Managers or the President or
prescribed by these By-Laws.  The Treasurer of the NYTC Board of Managers
shall have the same rights and obligations with respect to the NYTC Limited
Common Elements as the Treasurer of the Board of Managers has in respect of the
Common Elements.  The Treasurer of the FC Board of Managers shall have the
same rights and obligations with respect to the FC Limited Common Elements as
the Treasurer of the Board of Managers has in respect of the Common Elements.

 

Section 10.  Agreements. 
All agreements and other instruments shall be executed by the President or such
other person as may be designated by the Board of Managers.

 

Section 11.  Checks. 
All checks or demands for money and notes of the Association shall be signed by
both the President and Treasurer, or by such other officer or officers or such
other person or persons as the Board of Managers may from time to time
unanimously designate.

 

Section 12.  Compensation. 
Officers shall receive no compensation for their services.

 

ARTICLE V

 

NOTICES

 

*INCORPORATE REGISTERED
MORTGAGEES INTO NOTICE PROVISION*

 

Section 1.  Definition. 
Whenever under the provisions of the Declaration or these By-Laws, any notice,
demand, request or other communication required or permitted hereunder
(including any bill, demand or statement) is required to be given to the Board
of Managers, the Ground Lessee or any Unit Owner, any such notice shall be in
writing and shall be deemed to have been duly given and received (a) if
personally delivered with proof of delivery thereof (any notice or
communication so delivered being deemed to have been received at the time
delivered on a Business Day or, if not a Business Day, the next succeeding
Business Day), or (b) by nationally recognized overnight courier (any
notice or communication so sent being deemed to have been received on the first
succeeding Business Day subsequent to the day so sent), in each case addressed
to the Board of Managers or such Unit Owner at such address as appears on the
books of the Association or to the Ground Lessee, at the address set forth in Section 20.01
of the Unit Leases or at such other address given to the Board of Managers by
notice in accordance with

 

B-13

 

the provisions of this Article V. 
No notice, demand, request or other communication required or permitted
hereunder shall be effective unless given as aforesaid.

 

Section 2.  Waiver
of Notice.  Whenever any notice is required to be given under the
provisions of the Declaration, or of these By-Laws, a waiver thereof, in writing,
signed by the person or persons entitled to such notice, whether before or
after the time stated herein, shall be deemed the equivalent thereof.

 

ARTICLE VI

 

INSURANCE

 

*WILL BE SUBSTITUTED WITH
PROVISIONS FROM GMAC’S MORTGAGE CONCERNING INSURANCE, SUBJECT TO ADAPTATION OF
DEFINED TERMS, SECTION REFERENCES AND OTHER APPROPRIATE ADAPTATION TO
REFLECT THE CONDOMINIUM RATES OF THE BUILDING*

 

Section 1.  Insurance
Requirements.  (a) The Board of Managers shall obtain and
maintain the insurance required in this Section 1, and the premiums
for all such insurance shall be a Unit Owner Expense to be shared by the Unit
Owners in proportion to their respective Common Interests: (1) fire
insurance with all risk coverage, vandalism and malicious mischief endorsements,
insuring the Common Elements and covering the interests of the Association, the
Board of Managers and all Unit Owners and their Registered Mortgagees, as their
respective interests in the Common Elements may appear, in an amount equal to
100% of the full replacement value of the portions of the Building required to
be insured against loss or damage pursuant to this clause (1) (exclusive
of foundations and footings), without deduction for depreciation; (2) workers’
compensation insurance, New York State disability benefits insurance and
employer’s liability coverage covering any employees of the Association; (3) boiler
and machinery insurance on equipment constituting part of the Common Elements; (4) commercial
general liability coverage, or equivalent liability coverage, with respect to
ownership, operation, maintenance, use and control against liability for injury
or damage to persons or property in or upon the Common Elements, including the
sidewalks; (5) water damage insurance; (6) combination crime insurance,
including blanket employee dishonesty, forgery or alteration, covering the
Board of Managers, officers of the Association, any employees of the Board of
Managers and the Association and also covering the managing agent, if any; (7) directors’
and officers’ liability insurance for members of the Board of Managers and
officers of the Association; and (8) any other insurance deemed advisable
or necessary by the Board of Managers or usually maintained by owners of
property similar to the Premises (to the extent same relates to the Common
Elements or matters affecting the Board of Managers, as opposed to matters
relating to the Units exclusively).  To the extent not specified above,
all such insurance shall be in such amounts as the Board of Managers shall from
time to time determine to be reasonable (it being understood, however, that the
liability insurance policy to be maintained by the Board of Managers as
described in clause (4) hereof shall not in any event be in an amount less
than
              
Dollars
($             )(4) in
the aggregate and per occurrence).

 

(b) All policies of
property insurance shall contain, if obtainable at reasonable rates, an “Agreed
Amount” endorsement.  Duplicate originals of all policies of property
insurance and of all renewals thereof, together with proof of payment of
premiums, shall be

 

(4) To be completed at
time of execution

 

B-14Exhibit 10.9

 

CONSTRUCTION MANAGEMENT AGREEMENT

 

 

BETWEEN

 

 

THE NEW YORK TIMES BUILDING, LLC,

 

OWNER,

 

 

and

 

 

AMEC CONSTRUCTION MANAGEMENT, INC.,

 

CONSTRUCTION MANAGER

 

 

TABLE OF
CONTENTS

 

	
  ARTICLE
  1 DEFINITIONS

  	
   

  
	
   

  	
   

  
	
  ARTICLE
  2 GENERAL PROVISIONS

  	
   

  
	
   

  
	
  2.1

  	
  RELATIONSHIP
  OF THE PARTIES

  
	
  2.2

  	
  CONTRACT
  DOCUMENTS

  
	
  2.3

  	
  CONSTRUCTION
  MANAGER’S GENERAL OBLIGATIONS

  
	
  2.4

  	
  ETHICAL
  OBLIGATIONS

  
	
  2.5

  	
  EQUAL
  OPPORTUNITY

  
	
  2.6

  	
  COOPERATION
  WITH INTERIOR CONSTRUCTION MANAGER, TRADE CONTRACTORS AND ARCHITECT

  
	
   

  
	
  ARTICLE
  3 PRE-CONSTRUCTION PHASE

  	
   

  
	
   

  
	
  3.1

  	
  PRE-CONSTRUCTION
  PHASE SERVICES

  
	
   

  
	
  ARTICLE
  4 CONSTRUCTION PHASE

  	
   

  
	
   

  
	
  4.1

  	
  PERFORMANCE
  OF THE WORK

  
	
  4.2

  	
  COORDINATION
  WITH INTERIORS WORK

  
	
  4.3

  	
  BIDDING
  PROCESS

  
	
  4.4

  	
  TRADE
  CONTRACTS

  
	
  4.5

  	
  CONSTRUCTION
  PHASE SCOPE OF WORK

  
	
  4.6

  	
  WARRANTIES

  
	
  4.7

  	
  COMPLIANCE
  WITH AFFIRMATIVE ACTION REQUIREMENTS

  
	
   

  
	
  ARTICLE
  5 MANAGEMENT OF THE WORK

  	
   

  
	
   

  
	
  5.1

  	
  KEY
  EMPLOYEES

  
	
  5.2

  	
  SUPPORT
  STAFF

  
	
  5.3

  	
  AUTHORIZED
  REPRESENTATIVES

  
	
   

  
	
  ARTICLE
  6 PAYMENT

  	
   

  
	
   

  
	
  6.1

  	
  PHASES

  
	
  6.2

  	
  PAYMENTS

  
	
  6.3

  	
  PAYMENT
  DOES NOT CONSTITUTE ACCEPTANCE

  
	
  6.4

  	
  INCENTIVE
  BONUSES

  
	
   

  
	
  ARTICLE
  7 GUARANTEED MAXIMUM PRICE

  	
   

  
	
   

  
	
  7.1

  	
  GMP

  
	
  7.2

  	
  TRADE
  CONTRACT COSTS

  
	
  7.3

  	
  GENERAL
  CONDITIONS COSTS

  
	
  7.4

  	
  CONSTRUCTION
  CONTINGENCY

  
	
  7.5

  	
  CONSTRUCTION
  MANAGER ACKNOWLEDGMENT OF INCOMPLETE DESIGN DOCUMENTS

  
	
   

  
	
  ARTICLE
  8 COSTS OF THE WORK

  	
   

  
	
   

  
	
  8.1

  	
  LIMITATION
  ON COSTS OF THE WORK

  
	
  8.2

  	
  TRADE
  CONTRACT COSTS

  
	
  8.3

  	
  GENERAL
  CONDITIONS COSTS

  
	
  8.4

  	
  BACK-UP
  DOCUMENTATION

  
	
  8.5

  	
  CONTROL
  OF COSTS OF THE WORK

  
			

 

ii

 

	
  ARTICLE
  9 NON-REIMBURSABLE COSTS

  	
   

  
	
   

  
	
  9.1

  	
  NON-REIMBURSABLE
  COSTS

  
	
   

  
	
  ARTICLE
  10 CHANGES IN THE WORK

  	
   

  
	
   

  
	
  10.1

  	
  CHANGE
  ORDERS

  
	
  10.2

  	
  MATERIAL
  CHANGE

  
	
  10.3

  	
  FIELD
  DIRECTIVE

  
	
  10.4

  	
  EMERGENCY
  CHANGE ORDER

  
	
  10.5

  	
  FULL
  PAYMENT FOR CHANGE ORDERS

  
	
  10.6

  	
  BACKCHARGES

  
	
  10.7

  	
  CHANGE
  ORDER-RELATED TIME EXTENSIONS

  
	
   

  
	
  ARTICLE
  11 SCHEDULE OF THE WORK AND OCCUPANCY

  	
   

  
	
   

  
	
  11.1

  	
  PROJECT
  SCHEDULE

  
	
  11.2

  	
  CPM
  SCHEDULE

  
	
  11.3

  	
  UPDATES
  TO CPM SCHEDULE

  
	
  11.4

  	
  TIME
  OF THE ESSENCE

  
	
  11.5

  	
  REQUIREMENTS
  FOR SUBSTANTIAL COMPLETION

  
	
  11.6

  	
  REQUIREMENTS
  FOR FINAL COMPLETION

  
	
  11.7

  	
  TIME
  EXTENSIONS

  
	
  11.8

  	
  COMPENSATION
  FOR DELAY

  
	
  11.9

  	
  ACCELERATION
  OF THE WORK

  
	
  11.10

  	
  MODIFICATIONS
  TO PROJECT SCHEDULE

  
	
   

  
	
  ARTICLE
  12 SEPARATE CONTRACTORS

  	
   

  
	
   

  
	
  12.1

  	
  OWNER’S
  RIGHT TO ENGAGE SEPARATE CONTRACTORS

  
	
  12.2

  	
  COOPERATION
  AND COORDINATION WITH SEPARATE CONTRACTORS

  
	
  12.3

  	
  SEPARATE
  CONTRACTOR-RELATED SUSPENSIONS

  
	
  12.4

  	
  DAMAGE
  TO WORK

  
	
   

  
	
  ARTICLE
  13 ACCOUNTING RECORDS

  	
   

  
	
   

  
	
  13.1

  	
  PROJECT
  ACCOUNTING RECORDS

  
	
  13.2

  	
  MAINTENANCE
  OF PROJECT ACCOUNTING BOOKS AND RECORDS

  
	
  13.3

  	
  AUDITS

  
	
  13.4

  	
  PRESERVATION
  OF PROJECT RECORDS

  
	
   

  
	
  ARTICLE
  14 BONDS AND INSURANCE

  	
   

  
	
   

  
	
  14.1

  	
  BOND
  REQUIREMENTS

  
	
  14.2

  	
  INSURANCE
  REQUIREMENTS

  
	
   

  
	
  ARTICLE
  15 HAZARDOUS MATERIALS

  	
   

  
	
   

  
	
  15.1

  	
  GENERAL
  REQUIREMENTS

  
	
  15.2

  	
  HAZARDOUS
  MATERIALS BROUGHT TO SITE OR GENERATED BY CONSTRUCTION MANAGER AND/OR TRADE
  CONTRACTORS

  
	
  15.3

  	
  HAZARDOUS
  MATERIALS IDENTIFIED IN CONTRACT DOCUMENTS

  
	
  15.4

  	
  UNIDENTIFIED
  HAZARDOUS MATERIALS

  
	
   

  
	
  ARTICLE
  16 TERMINATION AND SUSPENSION

  	
   

  
	
   

  
	
  16.1

  	
  TERMINATION
  FOR DEFAULT

  
	
  16.2

  	
  TERMINATION
  FOR CONVENIENCE

  
	
  16.3

  	
  SUSPENSION

  
	
  16.4

  	
  TERMINATION
  OF OWNER BY CONSTRUCTION MANAGER

  
			

 

iii

 

	
  ARTICLE
  17 DISPUTE RESOLUTION

  	
   

  
	
   

  
	
  17.1

  	
  LITIGATION

  
	
  17.2

  	
  CONTINUATION
  OF WORK

  
	
  17.3

  	
  PREVAILING
  PARTY AT TRIAL

  
	
   

  
	
  ARTICLE
  18 MISCELLANEOUS PROVISIONS

  	
   

  
	
   

  
	
  18.1

  	
  PRACTICE
  OF ARCHITECTURE AND/OR ENGINEERING

  
	
  18.2

  	
  EFFECTIVENESS
  OF AGREEMENT

  
	
  18.3

  	
  SURVIVAL
  OF OBLIGATIONS

  
	
  18.4

  	
  ASSIGNMENT

  
	
  18.5

  	
  CONFIDENTIALITY

  
	
  18.6

  	
  TRUST
  ACCOUNT

  
	
  18.7

  	
  NOTICES

  
	
  18.8

  	
  CONSTRUCTION
  OF LANGUAGE

  
	
  18.9

  	
  CAPTIONS
  AND TITLES

  
	
  18.10

  	
  NO
  WAIVER

  
	
  18.11

  	
  INDEMNIFICATION

  
	
  18.12

  	
  SEVERABILITY

  
	
  18.13

  	
  ARCHITECT
  AND OWNER CONSULTANTS

  
	
  18.14

  	
  RIGHTS
  AND REMEDIES

  
	
  18.15

  	
  GOVERNING
  LAW AND CONSENT TO JURISDICTION

  
	
  18.16

  	
  INTERPRETATIONS
  IN WRITING

  
	
  18.17

  	
  INDEPENDENT
  CONTRACTOR

  
	
  18.18

  	
  LIMITED
  RECOURSE

  
			

 

iv

 

	
  EXHIBIT A

  	
  Project
  Description

  
	
   

  	
   

  
	
  EXHIBIT B

  	
  Trade
  Contract Form

  
	
   

  	
   

  
	
  EXHIBIT C

  	
  Preliminary
  Schedule

  
	
   

  	
   

  
	
  EXHIBIT D

  	
  General
  Conditions Items

  
	
   

  	
   

  
	
  EXHIBIT E

  	
  Not
  Used

  
	
   

  	
   

  
	
  EXHIBIT F

  	
  Preliminary
  List of Drawings and Specifications

  
	
   

  	
   

  
	
  EXHIBIT G

  	
  Affirmative
  Action Requirements

  
	
   

  	
   

  
	
  EXHIBIT H

  	
  Waiver
  of Lien and Release Forms

  
	
   

  	
   

  
	
  EXHIBIT I

  	
  Consultants

  
	
   

  	
   

  
	
  EXHIBIT J

  	
  OCIP
  Manual

  
	
   

  	
   

  
	
  EXHIBIT K

  	
  Project
  Website Guidelines

  
	
   

  	
   

  
	
  EXHIBIT L

  	
  Key
  Employee Affidavit

  
	
   

  	
   

  
	
  EXHIBIT M

  	
  Key
  Employees

  
	
   

  	
   

  
	
  EXHIBIT N

  	
  Not
  Used

  
	
   

  	
   

  
	
  EXHIBIT O

  	
  Qualifications
  and Assumptions

  
	
   

  	
   

  
	
  EXHIBIT P

  	
  Not
  Used

  
	
   

  	
   

  
	
  EXHIBIT Q

  	
  Early
  Access Guidelines and Turnover Protocol

  
	
   

  	
   

  
	
  EXHIBIT R

  	
  Cost
  Allocation Guidelines

  
	
   

  	
   

  
	
  EXHIBIT S

  	
  Guaranteed
  Maximum Price

  
	
   

  	
   

  
	
  EXHIBIT T

  	
  Hoisting
  and Logistics Plan

  
	
   

  	
   

  
	
  EXHIBIT U

  	
  Allowances

  
	
   

  	
   

  
	
  EXHIBIT V

  	
  Guarantee

  

 

v

 

CONSTRUCTION
MANAGEMENT AGREEMENT

 

AGREEMENT, made this 22nd day of January, 2004, by
and between The New York Times Building, LLC, having its offices located at 1
Metrotech Center North, Brooklyn, New York 11201 (“Owner”); and AMEC
Construction Management, Inc., having its offices located at 1633
Broadway, New York, NY 10019-6708 (“Construction Manager”).

 

WITNESSETH

 

WHEREAS, The New York Times Building LLC, as
Owner, intends to construct a Base Building of approximately 1,540,000 gross
square feet on a site located on Eighth Avenue between 40th and 41st Streets in
New York, New York (the “Project”), which shall consist of three primary
condominium units: (1) retail space; (2) commercial office
space; and (3) headquarters for The New York Times Company, including its
newspaper division; and

 

WHEREAS, the Owner has retained Renzo Piano
Building Workshop, S.E.L.A.F.A., in association with Fox & Fowle
Architects, P.C., as the Base Building Architect to prepare preliminary and
final plans, specification, working drawings and other construction documents
for the building core and shell design (the final versions of which are
hereinafter collectively referred to as the “Construction Documents”); and

 

WHEREAS, NYT Real Estate Company, LLC, as
Interiors Project Owner, intends to buildout an Interiors Project totaling
approximately 845,000 gross square feet of space within the Base Building; and

 

WHEREAS, the Interiors Project Owner has retained
Gensler & Partners as the Interiors Architect for The New York
Times Headquarters portion of the Interiors Project; and

 

WHEREAS, the Interiors Project Owner has retained
the Architect as the architect for The Times Center portion of the Interiors
Project; and

 

WHEREAS, the Interiors Project Owner has retained
Turner Construction Company as Interiors Construction Manager for the Interiors
Project; and

 

WHEREAS, the Architect and the Interiors
Architect shall collaborate on the design of cafeteria and conference room
portions of the Project; and

 

WHEREAS, FC Lion, LLC, as Commercial Office
Project Owner, intends to buildout an Office Interior Project totaling
approximately 600,000 gross square feet of space within the Base Building and,
in connection therewith, anticipates that there may be an architect or
architects and a construction manager or construction managers retained
(referred to as Commercial Office Architect and Commercial Office Construction
Manager, respectively); and

 

WHEREAS, FC Lion, LLC, as Retail Project Owner,
intends to buildout an Retail Project totaling approximately 20,000 gross
square feet of space within the Base Building and, in connection therewith,
anticipates that there may be an architect or architects and a construction
manager or construction managers retained (referred to as Retail Architect and
Retail Construction Manager, respectively); and

 

1

 

WHEREAS, Owner may separately retain the services of such
other design professionals, consultants and construction managers as Owner may
deem necessary and in the best interest of the Project; and

 

WHEREAS, Owner intends to retain the services of Construction
Manager to: (1) perform Pre-construction Phase services; (2) construct
the Project, including but not limited to, arranging for, monitoring,
supervising and administering Trade Contracts for the construction of any and
all portions of the Project; and (3) coordinate with the Interiors
Architect, the Interiors Construction Manager, Interiors Trade Contractors,
Office Architect, Office Construction Manager, Retail Architect, Retail
Construction Manager and Separate Contractors working on the Base Building and
the Project; and

 

WHEREAS, Construction Manager desires to be retained by Owner to
perform, the Work pursuant to the terms and conditions of this Agreement; and

 

WHEREAS, in order to induce Owner to award this Agreement to
Construction Manager, AMEC p.l.c. has executed the Guarantee attached hereto as
Exhibit V;

 

NOW, THEREFORE, in consideration of the mutual covenants and
agreements contained herein, Owner and Construction Manager do hereby agree as
follows:

 

ARTICLE 1

 

DEFINITIONS

 

The terms used in this Agreement, any amendment hereto
and all Exhibits attached hereto, shall have the following meanings:

 

“Acceleration” shall mean the process by which
Construction Manager increases the speed of the Work in order to regain lost
time and maintain the Project Schedule.

 

“Affiliated Entity” shall mean, with respect to any entity,
directly or indirectly controlling or controlled by, or under the direct or
indirect common control with, such entity.  For the purposes of this
Agreement, the term “control” as used with respect to any entity, means the
possession, directly or indirectly, of the power to direct or cause the
direction of the management of such entity, whether through ownership of voting
securities or by contract or otherwise.

 

“Affirmative Action Requirements” shall mean those requirements set forth
in Exhibit G hereto.

 

“Applicable Law” shall mean all applicable Federal, State
and local laws, statutes, codes, rules, regulations and ordinances, which are
in effect or pending at the time of execution of this Agreement.

 

“Application for Payment” shall mean Construction Manager’s monthly
requisition which shall be submitted on AIA Document G-702, G-703 or such other
form as may be agreed upon by Owner and Construction Manager.

 

2

 

“Architect” shall mean Renzo Piano Building
Workshop, S.E.L.A.F.A., in association with Fox & Fowle Architects,
P.C., or its successor designated in writing by Owner.  For the purposes
of this Agreement, “Architect” includes the Architect’s Consultants identified
in Exhibit I and any other
Architect’s Consultants approved by Owner.

 

“Architect’s Consultants” shall mean engineers and specialty
consultants retained directly by Architect including, but not limited to, the
firms and individuals identified in Exhibit I.

 

“As-Built Drawings” shall mean red-lined Construction
Documents showing the Work as constructed, prepared by Trade Contractors and
indicating actual locations of utilities and all changes and alterations made
to the Work during construction.

 

“Authorized Representative” shall mean an individual, designated in
writing by each party, who shall be authorized to bind that party under the
terms of this Agreement.

 

“Backcharge” shall mean a credit assessed against one
Trade Contractor, by means of a deductive Change Order, for damage done to or
extra Work performed by Construction Manager, another Trade Contractor or
Owner.

 

“Base Building” shall mean the Core & Shell of
the building to be constructed on Eighth Avenue between 40th and 41st Streets
in New York, New York, of which the Project is a part.

 

“Bid Documents” shall mean the procedural documents and
Bid Packages submitted to prospective Trade Contractors in connection with the
competitive bidding process.

 

“Bidder’s List” shall mean a list of pre-qualified
prospective Trade Contractors prepared by Construction Manager and approved by
Owner.

 

“Bid Package” shall mean the collection of pertinent
portions of the Construction Documents into a package suitable for bidding by
prospective Trade Contractors working in a specific Trade.

 

“Buy Saves” shall mean the differential between the
cost of any Trade Contract included in the GMP (Exhibit S) and the buyout of that Trade Contract at less
than such GMP cost.

 

“Change” shall mean an agreed-upon modification
to Construction Manager’s scope of Work which affects the price and/or the
timing of the Work.

 

“Change Order” shall mean a written instrument prepared
by Construction Manager, and signed by Owner and Construction Manager,
describing a Change, and specifying any accompanying adjustment in the GMP or
the Construction Contingency, and/or a  Time
Extension.

 

“Change Order Log” shall mean a list of all pending and
approved Change Orders maintained by Construction Manager.

 

“Change Order Proposal” shall mean a written proposal by
Construction Manager covering proposed Change Order Work submitted in response
to a PCO issued by Owner.

 

“Change Order Work” shall mean Work undertaken by
Construction Manager (through its Trade Contractors) under a signed Change
Order.

 

“Claim” shall mean a formal request for
additional compensation and/or a Time Extension by the Construction Manager.

 

3

 

“Codes” shall mean building codes applicable to
the Project.

 

“Commissioning Plan” shall mean a written plan agreed upon by
Owner and Construction Manager covering the initial startup, testing and
operation of all systems comprising any portion of the Work.

 

“Confidential Information” shall mean all information (whether or
not specifically labeled or identified as confidential), in any form or medium,
which is disclosed to or learned by Construction Manager in the performance of
this Agreement, or acquired directly or indirectly such as in the course of
discussions or investigations by Construction Manager, and which relates to the
Owner’s business, products, services, research or development, suppliers,
distributors, clients, or customers, or which relates to similar information of
a third party who has entrusted such information to the Owner including,
without limitation, any specialized know-how, technical or non-technical data,
formula, pattern, compilation, program, device, method, technique, drawing,
process, financial or business information, models, list of actual or potential
customers or suppliers, novel analysis, work papers, studies or other documents
that contain, reflect, or are based on such information.

 

“Construction Contingency” shall mean an amount available for use
by Construction Manager, subject to Owner’s prior written approval, to cover
certain unanticipated costs as more fully described in Section 10.4.

 

“Construction Documents” shall mean the final Drawings and
Specifications from which the Work is actually constructed.

 

“Construction Documents Phase” shall mean that Phase during which the
Construction Documents are prepared by the Architect.

 

“Construction Manager” shall mean AMEC Construction Management, Inc.

 

“Construction Manager-Caused Delay” shall mean any delay or interruption in
the progress of the Work which is caused by the Construction Manager, any Trade
Contractor or any party for whom either of them is responsible.

 

“Construction Phase” shall mean that Phase during which the
Work is actually being constructed by Trade Contractors and the Construction
Manager performs the tasks described in Article 4.

 

“Contract Documents” shall mean the documents identified in Section 2.2
of this Agreement.

 

“Contract Time” shall mean the period of time for
performance of the Work as indicated in the approved Project Schedule, and any
subsequent revisions thereto approved by Owner pursuant to this Agreement.

 

“Controlled Inspection” shall mean an inspection of the Work or
some portion thereof by an independent third party.

 

“Coordination Drawings” shall mean drawings prepared by Trade
Contractors detailing the Work and the coordination of Work items among the
various Trade Contractors.

 

4

 

“Core & Shell” shall mean those portions of the Project
that are identified to be performed by Construction Manager pursuant to this
Agreement.

 

“Costs of the Work” shall mean those costs actually expended
by Construction Manager in performance of the Work that will be reimbursed by
Owner as set forth in this Agreement including, but not limited to, Trade
Contract Costs and General Conditions Costs, subject to the GMP.

 

“CPM” shall mean a critical path method format
to be used for the Project Schedule.

 

“Critical Path” shall mean those Work activities
identified on the Project Schedule which, if delayed, will cause a
corresponding Delay in the Substantial Completion Date.

 

“Day” shall mean a calendar day.

 

“Daily Report” shall mean written reports provided on a
daily basis by the Construction Manager that set forth the information
described in Section 4.5.9.1.

 

“Delay” shall mean any delay or interruption in
the progress of the Work as anticipated on the approved Project Schedule.

 

“Design Development Documents” shall mean the Design Documents prepared
by Architect during the Design Development Phase.

 

“Design Development Phase” shall mean that Phase in the development
of the Design Documents during which Architect prepares Documents that fix and
describe the size and character of the Project as to architectural, structural,
mechanical, electrical systems, materials and other elements as appropriate.

 

“Design Documents” shall mean preliminary Drawings and
Specifications prepared by Architect prior to final approval by Owner of the
Construction Documents.

 

“Design Team” shall mean Architect, Architect’s
Consultants and Owner’s Consultants as identified in Exhibit I.

 

“Development Agreement” shall mean the agreement among The New
York Times Building LLC, NYT Real Estate Company LLC and FC Lion LLC, dated December 12,
2001.  The requirements of the Development Agreement relating to early
access and turnover protocol are attached hereto as Exhibit Q, and incorporated herein by reference as
applicable to the terms of this Agreement.

 

“Drawings” shall mean graphic or pictorial portions
of the Contract Documents, wherever located and whenever issued, which are
proposed by Architect or any Vendor, and which show, among other things, the
location and dimensions of the Work, generally including, but not limited to,
plans, elevations, sections, details, schedules and diagrams.  A
preliminary list of Drawings is attached hereto as Exhibit F.

 

“Emergency Change Order” shall mean a Change which is required in
the case of an emergency imminently threatening the safety of persons or the
Work and which, in the interest of such safety, Construction Manager determines
must be made without obtaining the prior written approval of Owner.

 

5

 

“Event of Default” shall mean actions and/or inactions on
the part of Construction Manager as described in Section 16.1 that justify
termination of Construction Manager by Owner for default.

 

“Excusable Delay” shall mean a delay, disruption,
acceleration or hindrance that is: (1) reasonably unforeseeable; (2) beyond
the control of Construction Manager; (3) not caused or contributed to by
Construction Manager, any Trade Contractor or Lower Tier Contractor, and (4) caused
by one of the causes described in Article 11 of this Agreement.

 

“Fee” shall mean the fixed fee that is
Construction Manager’s compensation for management of the Pre-Construction
Phase and of the Construction Phase of the Project as set forth as part of Exhibit S.

 

“Fees-and-Costs” shall mean, in the context of dispute
resolution, all actual expenses of any legal proceeding borne by a party to
this Agreement, including, but not limited to, fees and expenses of all
attorneys (including both inside and outside counsel); architects; engineers;
expert witnesses; contractors; consultants; third party witnesses (and their
separate attorneys’ fees, where borne by a party to this Agreement); and other
persons providing any services relating to any legal proceeding; court fees and
charges; all costs of transcripts; printing of briefs and records on appeal;
copying; trial graphics; jury consultants; trial presentation expenses; and all
other reimbursable costs and expenses charged by any of the foregoing.

 

“FF&E” shall mean, collectively, furniture,
furnishings, fixtures, accessories and similar items relating to the Project.

 

“Field Directive” shall mean a written directive to
perform Work that is issued solely by Owner.

 

“Final Completion” shall mean that Construction Manager has
satisfactorily completed all of the Work in strict conformity with the
requirements of the Contract Documents, and the Work has been finally accepted
by the Owner.

 

“Final Completion Date” shall mean the date determined by Owner
when the Work has been completed and accepted by Owner.

 

“Final Payment” shall mean the last payment to
Construction Manager, including Retainage, in connection with the Project.

 

“Force Majeure Event” shall mean acts of God and similar
casualties beyond the reasonable control of Construction Manager, as described
in Article 11.

 

“General Conditions Cap” shall mean a percentage or fixed amount
which shall serve as a cap on the amount of General Conditions Costs that will
be reimbursed by Owner in connection with the Work, as will be set forth in Exhibit D to the Agreement.

 

“General Conditions Costs” shall mean those costs identified in Section 7.3
of this Agreement which relate to Construction Manager’s management of the
Project and operations at the Project Site.

 

“GMP” shall mean the guaranteed maximum price
for the Work set forth in Exhibit S.

 

6

 

“Governmental Authorities” shall mean all Federal, State, local and
quasi-governmental agencies having jurisdiction over the Project, including but
not limited to the New York City Building Department.

 

“Hazardous Materials” shall mean: (1) any “hazardous
waste” as defined by the Resource, Conservation and Recovery Act of 1976 (42
U.S.C. Section 6901, et seq.), as amended, and regulations
promulgated thereunder, (2) any “hazardous, toxic or dangerous waste,
substance or material” specifically defined as such in (or for the purposes of)
the Comprehensive Environmental Response, Compensation and Liability Act of
1980 (42 U.S.C. Section 9601, et seq.), as amended, and regulations
promulgated thereunder; (3) any “hazardous waste” or “hazardous substance”
as defined by applicable New York State laws and regulations), as amended, and
regulations promulgated thereunder; and (4) any hazardous, toxic or
dangerous waste, substance, or material as defined in any so-called “superfund”
or “superlien” law or any other federal, state or local statute, law,
ordinance, code, rule, regulation, order or decree regulating, relating to or
imposing liability or standards of conduct concerning such waste, substance or
material.

 

“Indemnitees” shall mean Owner, Developer, INGREDUS
Site 8 South LLC, Architect, Interiors Project Owner, Interiors Construction
Manager, Lender and their respective members, partners, principals,
shareholders, directors, agents, employees, successors and assigns.

 

“In-Scope Change Order” shall mean a Change Order that is funded
within the GMP including, but not limited to, from the Construction
Contingency.

 

“Interiors Project” shall mean the buildout within Base
Building of The New York Times headquarters and The Times Center.

 

“Interiors Architect” shall mean, with reference to The New
York Times Headquarters portion of the Interiors Project, Gensler and Partners,
or its successor designated in writing by the Interiors Project Owner, and with
reference to The Times Center, shall mean Architect, or its successor
designated in writing by the Interiors Project Owner.

 

“Interiors Construction Manager” shall mean the construction manager
retained by the Interiors Project Owner for the fitout of the Interiors.

 

“Interiors Project Owner” shall mean NYT Real Estate Company, LLC.

 

“Job Progress Report” shall mean the monthly report that
Construction Manager is required to submit in accordance with Section 4.5.10.

 

“Key Employees” shall mean those employees of the
Construction Manager identified in Exhibit M,
who will have primary responsibility for implementing the Construction Manager’s
obligations under this Agreement.

 

“Last Settlement Offer Before
Trial” shall
mean, in the context of dispute resolution, either: (1) the final amount
in immediately available funds offered in complete resolution of the dispute
delivered in writing by one party to the other party no later than twenty (20)
days prior to the first witness being sworn to give testimony in any trial of
the legal proceeding; or (2) where no offer was made in accordance with
the preceding subclause (1), the amount of zero (0).

 

7

 

“Lease Agreement” shall mean the Agreement of Lease
between 42nd St. Development Project, Inc., as Landlord, and The New York
Times Building LLC, as Tenant, dated December 12, 2001.

 

“Lender” shall mean any entity or institution
that provides financing to Owner in connection with the Project.

 

“Long Lead-Time Item” shall mean a material and/or piece of
equipment which must be ordered substantially in advance of the date on which
it is scheduled to be incorporated into the Work because of its lengthy
production, manufacturing, fabrication or delivery schedule.

 

“Lower Tier Contractor” shall mean a contractor having an
agreement with a Trade Contractor to perform a portion of the Trade Contractor’s
scope of Work, together with any other contractors to whom the Lower Tier
Contractor may further delegate portions of the Work.  The term also
includes lower-tier suppliers.

 

“Milestone” shall mean a specified event or
completion of a specific portion of the Project required for Construction
Manager to receive the Time Bonus indicated in Section 6.4.

 

“Milestone Dates” shall mean those dates which mark the
completion of the Milestones required for Construction Manager to receive the
Time Bonuses set forth in Section 6.4.  One or more of the Milestone
Dates may be changed by an approved Change Order issued pursuant to Section 11.7.2.

 

“OCIP” shall mean the Owner’s Controlled
Insurance Program as described in Section 14.2.

 

“Open Access Floors” shall mean the Core and Shell work
described in Section 4.5.27.6.2.

 

“Out-of-Scope Change Order” shall mean a Change Order that is funded
by an increase in the GMP.

 

“Owner” shall mean The New York Times Building
LLC.

 

“Owner-Caused Delay” shall mean a Delay in the Project
Schedule caused by an act or failure to act on the part of Owner or any party
for whom Owner is legally responsible.

 

“Owner-Furnished Items” shall mean material, equipment and other
items selected, purchased and provided to Construction Manager by Owner outside
of the GMP.

 

“Owner-Furnished Information” shall mean data, documents, studies,
analyses, reports and similar items to be furnished by the Owner to the
Construction Manager.

 

“Owner’s Consultants” shall mean designers (other than
Architect and Architect’s Consultants), other specialty consultants and
advisors, who are retained directly by Owner including, but not limited to, the
firms and individuals identified in Exhibit I
hereto.

 

“Payment Bond” shall mean a surety bond provided by a
Trade Contractor to assure payment to Lower Tier Contractors.

 

“PCO” shall mean a potential Change Order
proposal submitted by Owner to Construction Manager.

 

8

 

“Performance Bond” shall mean a surety bond provided by a
Trade Contractor to assure completion of that Trade Contractor’s scope of Work.

 

“Permitted Assignee” shall mean any Affiliated Entity of
Owner.

 

“Person” shall mean: (1) an individual,
corporation, limited liability company, partnership, joint venture, estate,
trust, unincorporated association or other entity; (2) any Federal, State,
county or municipal government (or any bureau, department, agency or
instrumentality thereof); and (3) any fiduciary acting in such capacity on
behalf of any of the foregoing.

 

“Phases of Work” shall mean those portions of the Work as
itemized in Section 6.1.

 

“Pre-Construction Phase” shall mean that preparatory phase of
Construction Manager’s services prior to and in preparation for commencement of
the Construction Phase of the Work.

 

“Preliminary Schedule” shall mean the schedule attached hereto
as Exhibit C.

 

“Pre-Purchased Item” shall mean an item, material and/or equipment
purchased by Owner, Construction Manager or a Trade Contractor in advance of
the time that such Item will be installed in the Work, and stored on or off
Site.  Pre-Purchased Items include, but are not limited to, Long Lead-Time
Items.

 

“Prevailing Party at Trial” shall mean, in the context of dispute
resolution, a party awarded an amount in any trial of the Legal Proceeding
which, net of any offsets and counterclaims awarded to the other party, is
greater than the Last Settlement Offer Before Trial made by the other party.

 

“Principal-in-Charge” shall mean the individual designated by
Construction Manager and identified in Exhibit M
to generally oversee successful and timely completion of the Project.

 

“Progress Payment” shall mean monthly payments to the
Construction Manager based on the percentage of Work completed as measured
against the approved Schedule of Values for the Project.

 

“Prohibited Person” shall mean: (1) any Person (1.1)
that is in default after notice and beyond any applicable cure period, of such
Person’s obligations under any material written agreement with New York City,
the State of New York, or any of their instrumentalities, or (1.2) that
directly controls, is controlled by, or is under common control with a Person
that is in default after notice and beyond any applicable cure period, of such
Person’s obligations under any material written agreement with New York City,
the State of New York or any of their instrumentalities, unless, in each
instance, such default or breach either (i) has been waived in writing by
New York City, the State of New York or any of their instrumentalities as the
case may be or (ii) is being disputed in a court of law, administrative
proceeding, arbitration or other forum or (iii) is cured within thirty
(30) days after a determination and notice from Owner that such Person is a
Prohibited Person as a result of such default; (2) any Person that is an
Organized Crime Figure; (3) any government, or any Person that is directly
or indirectly controlled (rather than only regulated) by a government, that is
finally determined to be in violation of (including, but not limited to, any
participant in an international boycott in violation of) the Export
Administration Act of 1979, as amended, or any successor statute, or the
regulations issued pursuant thereto, or any government that is, or any Person
that, directly or indirectly, is controlled (rather than only regulated) by a
government, the effects or the activities of which are regulated or controlled
pursuant to regulations of the United States Treasury Department or executive
orders of the President of the United States of America issued pursuant to the
Trading with the Enemy

 

9

 

Act of
1917, as amended; (4) any Person that is in default in the payment to the
City of New York of any real estate taxes, sewer rents or water charges
totaling more than $10,000, unless such default is then being contested in good
faith in accordance with applicable Legal Requirements or unless such default
is cured within thirty (30) days after a determination and notice from Owner
that such Person is a Prohibited Person as a result of such default; or (5) any
Person (6.1) that has solely owned, at any time during the 3-year period
immediately preceding a determination of whether such Person is a Prohibited
Person, any property which, while in the ownership of such Person, was acquired
by the City by in rem tax foreclosure, other than a property in which the City
has released or is in the process of releasing its interest pursuant to the
Administrative Code of the City of New York, or (6.2) that, directly or
indirectly controls, is controlled by, or is under common control with a person
that has owned, at any time in the 3-year period immediately preceding a
determination of whether such Person is a Prohibited Person, any property
which, while in the ownership of such Person, was acquired by the City of New
York by in rem tax foreclosure, other than a property in which the City of New
York has released or is in the process of releasing its interest to such person
pursuant to the Administrative Code of the City of New York.

 

“Project” shall mean the construction of the Core &  Shell of the Base Building of
approximately 1,540,000 gross square feet on a site located on Eighth Avenue
between 40th and 41st Streets in New York, New York, all as more fully
described in Exhibit A
hereto.

 

“Project Executive” shall mean the individual designated by
Construction Manager and identified as such in Exhibit M hereto.

 

“Project Manual” shall mean a manual prepared by the
Construction Manager and approved by the Owner that sets forth the information
described in Section 3.1.18.

 

“Project Schedule” shall mean the schedule in CPM format,
prepared by the Construction Manager and approved by the Owner, detailing the
sequence and time durations for the Work and the Milestone Dates, including any
approved revisions or updates thereto.

 

“Project Team” shall mean Owner, Owner’s
Representative, Construction Manager, Architect and all Consultants, regardless
of whether retained by Owner or Architect.

 

“Project Website” shall mean the website for the Project,
to be established and maintained by the Owner for the duration of the Project
in accordance with the Guidelines set forth in Exhibit K.

 

“Punchlist” shall mean a list, compiled by
Construction Manager and Architect at Substantial Completion, and approved by
Owner, which identifies items of Work that remain to be completed or corrected
prior to Final Payment.

 

“Purchase Order” shall mean a written agreement between
Construction Manager or a Trade Contractor and a Supplier in connection with
the furnishing by the Supplier of materials and/or equipment in connection with
the Work.

 

“Qualifications and Assumptions” shall mean any express qualifications
and assumptions of the Construction Manager underlying the GMP, that are set
forth in Exhibit O to the
Agreement.

 

“Recovery Plan” shall mean a written plan prepared by
Construction Manager, which describes how Construction Manager intends to
reorganize and/or accelerate the Work to compensate for Delays and regain the
Project Schedule.

 

10

 

“RFI” shall mean a request for information
and/or clarification submitted by Construction Manager or any Trade Contractor.

 

“RFP” shall mean Owner’s original Request for
Proposals dated April 26, 2003 together with the addenda issued thereto.

 

“Retainage” means an amount withheld by Owner from
Progress Payments to Construction Manager equal to: (1) ten percent (10%)
of Trade Contract Costs through 50% completion of the Work, which shall be held
by Owner until Final Payment; and (2) ten percent (10%) of Construction
Manager’s Fee, which shall be held by Owner until Final Payment.  No
Retainage shall be withheld on General Conditions Costs.

 

“Samples” shall mean physical examples that
illustrate materials, equipment or workmanship, and which establish standards
by which the Work will be judged.

 

“Schedule of Values” shall mean a line item breakdown of
Trade Contractor Work, prepared by Construction Manager and approved by Owner,
which shall be used as a basis for Progress Payments to the Construction
Manager.

 

“Schematic Design Documents” shall mean the Design Documents prepared
by Architect during the Schematic Design Phase.

 

“Schematic Design Phase” shall mean that Phase in the development
of the Design Documents during which Architect determines the scale and
relationship of the Project components.

 

“Separate Contractors” shall mean contractors or construction
managers, other than the Construction Manager, that are retained directly by
Owner to perform Work or services in connection with the Project.

 

“Shop Drawings” shall mean drawings, diagrams,
illustrations, schedules, performance checks and other data prepared by
Construction Manager, any Trade Contractor or Lower Tier Contractor to
illustrate how a specified portion of the Work will be constructed.

 

“Shop Drawing Submittal Schedule” shall mean a schedule, prepared by
Construction Manager and approved by Owner and Architect, outlining the
sequence and timing of the submission of Shop Drawings for review by Architect.

 

“Site” shall mean the place where the Work will
be performed (excluding manufacturing and storage/warehousing facilities).

 

“Site Safety Manager” shall mean the certified individual
appointed by Construction Manager to be responsible for Site safety.

 

“Specifications” shall mean written requirements for the
Work prepared by Architect.

 

“Submittal” shall mean a Shop Drawing, Sample,
catalog cut or similar item submitted by a Trade Contractor.

 

“Submittal Log” shall mean a log maintained by Architect
indicating the dates of submission of Shop Drawings and other Submittals by the
Construction Manager and their return after review by Architect.

 

11

 

“Substantial Completion” shall mean that stage in the progress of
the Work when the Project (or any designated portion thereof) is sufficiently
complete in accordance with the Contract Documents so that the Owner can occupy
or utilize the Project (or that designated portion) for its intended use.

 

“Substantial Completion
Certificate”
shall mean the certificate issued by Architect and approved by Owner indicating
the date upon which the Project (or a designated portion thereof) is
Substantially Complete.

 

“Substantial Completion Date” shall mean the date identified in
Architect’s Substantial Completion Certificate when the Work (or a designated
portion thereof) is Substantially Complete.

 

“Substitution” shall mean a replacement or alternative
to an item of material or equipment identified in the Construction Documents
which is proposed by Construction Manager and approved in writing by Owner and
Architect, as described in Section 4.5.37.

 

“Supplier” shall mean a person or entity that
supplies materials and/or equipment to Construction Manager or to a Trade
Contractor.

 

“Surplus Materials and Equipment” shall mean materials and equipment which
are purchased by Construction Manager and paid for by Owner, but which are
ultimately not incorporated into the Work or consumed in the course of
performing the Work.

 

“Suspension” shall mean a delay, resequencing, stoppage and/or
interruption of the Work (in whole or in part), in response to a written
directive from the Owner, as more fully described in Section 16.3.

 

“Temporary Certificate of
Occupancy”
shall mean a certificate issued by Governmental Authorities when the Work is
Substantially Complete.

 

“Temporary Systems” shall mean all barricades, provisions
for utilities, offices and constructed facilities used in connection with the
Work that will not remain as part of the Project when the Project is complete.

 

“Tenant” shall mean the occupants of any floor or
floors of the Base Building.

 

“Termination for Convenience” shall mean the termination of this
Agreement by Owner without cause, as described in Section 16.2.

 

“Termination for Default” shall mean the termination of this
Agreement by Owner for cause, as described in Section 16.1.

 

“Testing” shall mean, with reference to equipment,
performing those test required by the Contract Documents.

 

“The New York Times Headquarters” shall mean that portion of the Interiors
Project that will be built out for The New York Times office headquarters,
comprising approximately 825,000 gross square feet.

 

“The Times Center” shall mean that portion of the Interiors
Project, comprising approximately 20,000 square feet, which includes a 400-seat
auditorium, a companion space of similar size for exhibits and/or entertaining,
a TV studio, retail store and ancillary space.

 

12

 

“Time Bonus” shall mean the amount that Construction
Manager will be eligible to receive upon achievement of each Milestone, as set
forth in Section 6.4.

 

“Time Extension” shall mean the grant by Owner of
additional time to complete the Work or discrete portions thereof, in
connection with Change Orders and other causes of Delay.

 

“Trade Contract” shall mean a written agreement,
generally in the form set forth in Exhibit B
hereto, between Construction Manager and a Trade Contractor.  The term “Trade
Contract” also includes Purchase Orders.

 

“Trade Contract Award Letter” shall mean a letter submitted by
Construction Manager to Owner after completion of bidding process in a form
approved by Owner.

 

“Trade Contract Costs” shall mean amounts billed by Trade
Contractors for Work performed.

 

“Trade Contractor” shall mean a person or entity having a
Trade Contract directly with Construction Manager to perform a portion of the
Work or to supply materials and/or equipment.  The term “Trade Contractor”
also includes Suppliers.

 

“Trademark” shall mean a trademark used by the Owner
that is protected under U.S. Trademark Law.

 

“Trade Secret” any and all information that comes into
Construction Manager’s possession, custody or control by, through, from, or on
behalf of the Owner without regard to form, including, without limitation, any
technical or non-technical data, formula, pattern, compilation, program,
device, method, technique, drawing, process, financial data, financial plan,
product plan, list of actual or potential customer or suppliers, that is not
commonly known by or available to the public and with information: (1) derives
economic value, actual or potential, from not being generally known to, and not
being readily ascertainable by proper means by, other persons who can obtain
economic value from its disclosure or use; and (2) is the subject of
efforts that are reasonable under the circumstances to maintain its secrecy.

 

“Trust Account” shall mean the bank account established
by Construction Manager through which all payments to Trade Contractors will be
processed.

 

“Unit Price” shall mean a Trade Contractor price for
a specified unit of repetitive Work.

 

“Vendor” shall mean the manufacturer or seller of
Owner-Furnished Items.

 

“Work” means all work and other services required
to be performed by the Construction Manager under the Contract Documents, and
includes all labor, materials, equipment and services to be provided by
Construction Manager during the Pre-Construction and Construction Phases of the
Project under the terms of this Agreement.

 

“Work Day” shall mean Monday, Tuesday, Wednesday,
Thursday and Friday, excluding any nationally recognized union holidays, and
excluding Saturday and Sunday.

 

13

 

ARTICLE 2

 

GENERAL PROVISIONS

 

2.1  Relationship
of the Parties

 

Construction Manager accepts the relationship of trust
and confidence established between Construction Manager and Owner by this
Agreement, and covenants to Owner to furnish its best professional skill and
judgment, and to cooperate with Owner, Owner’s Representative, Architect and
other members of the Project Team in furthering the interests of Owner as made
known to Construction Manager.  Construction Manager agrees to use its
best efforts to construct the Project at the lowest-reasonable cost and in an
expeditious fashion consistent with budgetary, design, scheduling and other
similar considerations.  Accordingly, Construction Manager will devote its
best efforts toward: (1) maintaining the cost level of the Project at
the lowest possible point consistent with good construction practices and the
quality of materials and workmanship required and expected by Owner; (2) carrying
out Owner’s intent and the direction of the Construction Documents; and (3) achieving
the rapid and efficient construction and completion of the Work. 
Construction Manager will bring to Owner’s attention any possibilities for cost
savings that may present themselves over the course of the Project, and will
confer with Owner periodically in order to determine whether there are any
areas where, by design change or otherwise, costs may be reduced; provided
however, that the Owner will make the final determination whether to pursue
such cost savings.

 

2.2  Contract Documents

 

2.2.1        Contract
Documents Identified

 

The Contract Documents
shall consist of the following:

 

2.2.1.l      This
Agreement, including all the Exhibits and amendments hereto.

 

2.2.1.2     Construction
Documents and such other Documents as may be prepared by Architect and approved
in writing by Owner.

 

2.2.1.3     Change
Orders, Emergency Change Orders, and Field Directives.

 

2.2.1.4     The
RFP.

 

2.2.1.5     The
Project Schedule prepared by Construction Manager and approved by Owner,
as the same may be updated, modified or extended in accordance with the
applicable provisions of this Agreement.

 

2.2.1.6     The
letter dated January 16, 2004 from Owner to the Construction Manager
regarding the New York Times Ownership Structure and Project Financing.

 

2.2.2        This
Agreement   The Contract Documents
form the agreement between Owner and Construction Manager.  References in
the Contract Documents to “the Contract” or “this Contract” shall be deemed to
include all of the Contract Documents.  References to “this Agreement” or “the
Agreement” shall refer to this instrument, which is one of the Contract
Documents.

 

14

 

2.2.3        Intent
of Contract Documents

 

The
intent of the Contract Documents is to include within Construction Manager’s
scope of Work the obligation to perform and provide all labor, supervision,
materials and supplies, insurance, tools, equipment, permits, licenses, taxes,
approvals, transportation, testing and field surveying and other services and
items as are necessary to satisfactorily complete the Work.  Matters not
expressly included in the Contract Documents, but which are reasonably
inferable therefrom as being necessary to produce the intended results shall be
deemed included as part of the Work.  For purposes of this Section, the
scope of Work shall be deemed to include: (1) items commonly associated
with items of Work shown; (2) repetitive items; and (3) items
commonly associated with the indicated purpose or quality.

 

2.2.4        Conflicts
Among Contract Documents

 

The
Contract Documents are complementary and cumulative, and what is called for by
one shall be as binding as if called for by all.

 

2.2.5        Industry
Terminology

 

Words
and abbreviations that have well known technical or trade meanings are used in
the Contract Documents in accordance with such recognized meanings.  In
resolving any conflicts among the Contract Documents, the Contract Documents
shall be given precedence based on the order in which they are set forth in Section 2.2.1.

 

2.2.6        Resolution
of Conflicts and Ambiguities in the Contract Documents

 

2.2.6.1     Construction
Manager shall carefully review the Contract Documents for conflicts or
ambiguities.  If any conflicts or ambiguities are discovered by
Construction Manager in or among the Contract Documents, Construction Manager
shall immediately bring the same to the attention of Owner for
resolution.  It is expressly understood and agreed that Owner, in
consultation with Architect, shall be the interpreter of the Construction
Documents and shall resolve any such conflicts and ambiguities.  The risk
of performing any Work relating to any such conflict or ambiguity prior to the
timely resolution of the same, shall be borne by Construction Manager without
increase to the GMP.

 

2.2.6.2     The
layout of mechanical and electrical systems, equipment, fixtures, piping,
ductwork, conduits, specialty items and accessories indicated on the
Construction Documents is diagrammatic.  The actual Work shall be carried
out so as not to affect the architectural and structural integrity and
limitations of the Base Building or the Project, and shall be performed in such
sequence and manner as to avoid conflicts and provide clear access to all
control points, including valves, strainers, control devices and specialty
items of every nature related to such systems and equipment.  If
Construction Manager, after a careful review of Shop Drawings, Coordination
Drawings and the Construction Documents, discovers or has knowledge of: (1) conflicts
between Shop Drawings, the Coordination Drawings and/or the Construction
Documents; or (2) any conflicts between existing conditions at the Site
and the Construction Documents which, in Construction Manager’s professional
opinion, are of a nature that may affect the architectural or structural
integrity or limitations of the Base Building or the Project, Construction
Manager shall immediately shall bring the same to the attention of Owner for
resolution.  The risk of any Work relating to such a conflict that is
performed by Construction Manager or by any Trade Contractor prior to the resolution
of the conflict shall be borne by Construction Manager without increase to the
GMP.

 

15

 

2.2.7        Drawings
and Specifications

 

The Drawings and Specifications, which together
comprise the Construction Documents are complementary.  Anything shown in
any of the Drawings and not mentioned in the Specifications, or mentioned in
any of the Specifications and not shown in the Drawings, shall have the same
effect as if shown or mentioned in both.  In the event of a conflict
between the Drawings and the Specifications, Construction Manager shall be
required to perform the more complete installation, unless directed otherwise
by Owner in Owner’s sole discretion.

 

2.2.8        Representative
Details

 

A typical or representative detail indicated on the
Construction Documents shall constitute the standard for workmanship and
materials throughout corresponding parts of the Work, unless otherwise approved
by Owner.

 

2.3  Construction
Manager’s General Obligations

 

2.3.1        Participation
in Development of Design Concept

 

The general scope of the Work, as initially reflected
in the Original RFP and in the Construction Documents, shall be developed by
Construction Manager into a detailed design and construction schedule, and
further refined as the preparation of the Construction Documents progresses
during the Pre-Construction Phase of the Project, so as to include and define
the scope, parameters and anticipated timing for the Work, and the quality of
materials and workmanship required and expected by Owner.  Construction
Manager represents that Construction Manager: (1) has become acquainted
with the design concept and scope of the Work, as reflected in the Drawings and
Specifications identified in Exhibit F;
(2) has visited and inspected the Project Site, including the location of
adjacent structures and utilities and access to the Project Site; and (3) will
actively participate with Owner and Architect in further development of the
design concept into Construction Documents for the Project.

 

2.3.2        Project
Management

 

2.3.2.1     Construction
Manager agrees to furnish efficient business administration with emphasis on
budget control, cost estimating, construction scheduling, coordination of the
Work, supervision and construction management, and further agrees to perform
the actual Work in an expeditious and economical manner consistent with the
best interests of Owner.  Construction Manager shall utilize the Project
Website as an active management tool and shall be responsible for posting
(whether by posting itself or by causing appropriate Trade Contractors to post)
Project documentation on a regular and timely basis as elsewhere described in
this Agreement.

 

2.3.2.2     Construction
Manager shall assist Owner in developing and maintaining a climate of
understanding and good will with all Governmental Authorities, the local
communities adjacent to the Project Site, unions, new tenants at the Project
site and the public at large.

 

2.3.2.3     Construction
Manager shall generally advise and assist Owner in all matters concerning
construction of the Project and, upon request by Owner, provide advice and
assistance with regard to matters concerning which the Construction Manager,
being familiar with the construction industry, might be consulted.

 

16

 

2.3.2.4     All
recommendations to be provided by Construction Manager shall be rendered
promptly and in writing; shall state the advantages and disadvantages of
various courses of action and evaluate alternatives; and shall be in sufficient
detail to enable Owner to analyze such recommendations and make informed
decisions with respect thereto.

 

2.4  Ethical Obligations

 

2.4.1        Sales
Commissions, Trade Discounts and Contributions

 

Construction Manager shall not accept, for its own
account, any sales commissions, trade discounts or contributions of any type
from third parties in connection with the Work.

 

2.4.2        Conflicts
of Interest

 

Construction Manager shall not:

 

2.4.2.1     deal
with (or recommend that the Owner deal with) any firm or entity in which
Construction Manager has a financial or other interest;

 

2.4.2.2     undertake
any activity or employment which would or could create a conflict of interest,
compromise Construction Manager’s professional judgment or otherwise prevent
Construction Manager from serving Owner’s best interests;

 

2.4.2.3     employ
in connection with the Project, or recommend the acceptance of a bid from any
Trade Contractor employing, with respect to the Project, any relative
(including in-laws) of any officer or director of Construction Manager without
fully disclosing such relationship in writing at the time that bids are
solicited.

 

2.4.2.4     allow
any officer, director, employee, agent or consultant, acting on behalf of
Construction Manager, to negotiate, accept, approve or otherwise participate in
any Trade Contractor or Trade Contract in connection with which that individual
has, directly or indirectly, a financial or other personal interest.

 

If Construction Manager becomes aware of any of the
foregoing situations or circumstances, Construction Manager shall immediately
notify Owner in writing, and obtain Owner’s written approval before
proceeding.  Failure to so notify Owner and obtain Owner’s written
approval of an actual or potential conflict of interest shall constitute a
material breach of this Agreement, entitling Owner to terminate Construction
Manager for default.  Termination of this Agreement pursuant to this Section shall
result in forfeiture by Construction Manager of its Fee earned to the date of
termination.

 

2.4.3        Ethical
Conduct

 

2.4.3.1     Construction
Manager acknowledges that Owner is committed to having the Work performed in
accordance with the highest ethical standards applicable to, or governing, the
conduct of construction practices.  In furtherance thereof, Construction
Manager hereby agrees to comply with and observe all Applicable Laws, trade
standards and ethical guidelines governing performance of the Work.

 

2.4.3.2     In
furtherance of the obligation set forth in Section 2.4.3.1, Construction
Manager shall cause all of Key Employees identified in Exhibit M to sign the affidavit

 

17

 

attached
hereto as Exhibit L, once as
a condition of their assignment to and participation in the Project, and a
second time as a condition of Final Payment to Construction Manager.

 

2.5  Equal Opportunity

 

2.5.1        No
Discrimination

 

Construction Manager shall not discriminate against
any employee or applicant for employment because of race, creed, color, national
origin, marital status, sex, disability, sexual preference or age. 
Construction Manager shall take such actions as are reasonably necessary to
ensure that employees and applicants for employment are treated without regard
to their race, creed, color, national origin, marital status, sex, sexual
preference or age.  As used herein, the term “treated” shall mean and
include, without limitation, the following: recruited, whether by advertising
or other means; compensated, whether in the form of rates of pay or other forms
of compensation; selected for training, including apprenticeship; promoted;
upgraded; demoted; downgraded; transferred; laid off; and terminated. 
Construction Manager agrees to comply with all Affirmative Action requirements
set forth in Exhibit G.

 

2.5.2        Reporting
and Audit Requirements

 

Construction Manager shall furnish all information and
reports required by Governmental Authorities to determine Construction Manager’s
compliance with the provisions of this Section 2.5 and Applicable Laws,
and shall permit access to its books and records by Owner and/or any such
Governmental Authority during regular business hours for purposes of
investigation to ascertain compliance with this Section 2.5.

 

2.6  Cooperation with Interior Construction Manager,
Trade Contractors and Architect

 

The Construction Manager shall cooperate and
coordinate the Work with the work of the Interiors Construction Manager, the
Interiors Trade Contractors, the Interiors Architect, the Commercial Office
Construction Manager, the Commercial Office Architect, the Retail Construction
Manager, and the Retail Architect.

 

18

 

ARTICLE 3

 

PRE-CONSTRUCTION PHASE

 

3.1  Pre-Construction Phase Services

 

During the Pre-Construction Phase of the Project,
Construction Manager shall, at a minimum, perform the services described below
and such other services as may be requested by Owner, which services are not
intended to limit the services set forth in the RFP or otherwise in this
Agreement:

 

3.1.1        consult
with Owner (including various user groups, as designated by Owner), Architect,
and other members of the Project Team to ascertain Owner’s needs and goals and
the requirements of the Work.

 

3.1.2        attend
weekly meetings of the Project Team.

 

3.1.3        thoroughly
review all Design Documents, and all revisions and additions thereto, for the
purpose of preparing and submitting to Owner a preliminary Construction
Budget.  The Construction Budget shall be in such form and shall contain
such detail as Owner may require and shall be revised monthly or more
frequently if Owner so requires.

 

3.1.4        provide
assistance to and cooperate with Owner, Architect and Owner’s code consultant
in obtaining all necessary approvals of Governmental Authorities having jurisdiction
over the Project.

 

3.1.5        review
the Design Documents on an ongoing basis during their development by Architect
to advise Owner regarding: (1) proposed Site use, logistics and
improvements; (2) selection and availability of materials, building systems
and equipment; (3) methods of Project delivery; (4) Long Lead-Time
items; (5) potential areas of Trade conflict; (6) value engineering
recommendations; (7) possible economies; (8) constructability; and (9) completeness
of the Design Documents.

 

3.1.6        review
all Design Documents and Construction Documents, and use best efforts to
identify any failure of said Documents to comply with Applicable Laws,
including, but not limited to, applicable building codes.  Construction
Manager shall advise Owner and Architect of any failure of the Design Documents
or Construction Documents to comply with Applicable Laws that Construction
Manager identifies.  Construction Manager shall not, however, by virtue of
this review, become liable for Architect’s failure to design the Project in
accordance with all Applicable Laws.

 

3.1.7        advise
Owner regarding the costing and procurement of Pre-Purchased Items, when early
procurement is in Owner’s best interests including, but not limited to, the
purchase of Long Lead-Time Items.  If Owner procures any Pre-Purchased
Item itself, Owner shall have the right to assign the Purchase Order for that
Pre-Purchased Item to Construction Manager or a Trade Contractor.

 

3.1.8        participate
in value engineering reviews with Owner and Architect.

 

3.1.9        review
the Design Documents on an ongoing basis as they are being prepared for the
purpose of making recommendations to Owner and Architect regarding:

 

19

 

3.1.9.1     availability
of labor, materials, equipment and supplies.

 

3.1.9.2     elimination
of possible conflicts and/or overlapping jurisdictions among the various trades
or overlapping responsibilities among Trade Contractors.

 

3.1.9.3     conflicts
and omissions and/or variations from customary construction practices and
methods which may cause difficulties or delays in the performance of the Work.

 

3.1.9.4     discrepancies
and deficiencies in the Design Documents, or between the Design Documents and
existing conditions at the Project Site.

 

3.1.9.5     conduct
of construction operations utilizing good construction practices.

 

3.1.9.6     costs
of labor, materials, equipment and supplies to be used in the Work.

 

3.1.9.7     costs
on comparable projects.

 

3.1.9.8       unit
prices and alternates.

 

3.1.9.9     required
Temporary Systems and Project support facilities.

 

3.1.9.10   construction
detailing.

 

3.1.9.11   achievement
of construction economies through alternative methods, materials, or concepts,
consistent with Owner’s requirements and sound construction practice.

 

3.1.9.12   temporary
Certificate of Occupancy process.

 

3.1.10      Comply
with all Affirmative Action Requirements annexed hereto as Exhibit G.

 

3.1.11      Provide:
(1) a code compliance analysis of the Site; and (2) a confirmation of
Building infrastructure, Site analysis and related probe work.

 

3.1.12      Advise
and make recommendations to Owner and Architect regarding the best order and
sequence for the development of the Construction Documents.

 

3.1.13      Maintain
written records of all communications with, and recommendations made to,
Architect, and Architect’s responses thereto.  Construction Manager shall
make such records available for inspection by Owner at all times, and promptly
furnish Owner, upon request, with copies of all correspondence and notes
relating to communications between Construction Manager and Architect relative
to the Work and the Project.

 

3.1.14      Advise
and consult with Owner and Architect with regard to division of the
Construction Documents into appropriate Bid Packages.

 

3.1.15      Develop
and refine the preliminary Site logistics plan in cooperation with the
corresponding plan being developed by the Building Construction Manager;

 

20

 

3.1.16      Prepare
(and update regularly) a Project Manual which addresses Construction Manager’s
policies, together with the policies of Owner and Architect on the following
issues:

 

3.1.16.1        Coordination with Interiors Construction Manager’s
operations.

 

3.1.16.2        Document control, including filing
systems.

 

3.1.16.3        Submittals, including Submittal Schedules, number of
copies required and control logs.

 

3.1.16.4        Clarifications, fully setting forth the process for
requests for information.

 

3.1.16.5        Change Order control, including related
time extensions.

 

3.1.16.6        Schedules, including CPM Requirements
and occupancy schedules.

 

3.1.16.7        Cost Control procedures, including cost
reports.

 

3.1.16.8        Quality Control procedures, including
management, inspection and testing.

 

3.1.16.9        Safety Procedures.

 

3.1.16.10      Photography Requirements.

 

3.1.16.11      Coordination procedures, including Coordination
Drawings and coordination meetings.

 

3.1.16.12      Monthly
progress reports.

 

3.1.16.13      Application
for Payment process.

 

3.1.16.14      Meetings
including pre-construction, progress and others.

 

3.1.16.15      Trade
Contractor/Supplier/Vendor dispute resolution procedures.

 

3.1.16.16      Closeout
procedures, including procedures for Substantial and Final Completion
inspections, preparation of Punchlists, and the preparation of As-Built
Drawings.

 

The Project Manual shall be subject to Owner’s
approval prior to implementation.

 

3.1.17      Construction
Manager shall confirm that materials, equipment and labor are currently
available to accomplish the Work.  Construction Manager shall continually
thereafter undertake materials and labor surveys, including analyses of the
following with respect to materials and equipment; all materials and equipment
required for the Work; a forecast of the availability thereof; and any factors
or potential occurrences identified by Construction Manager which might affect
the future availability of such materials and equipment.  With respect to
labor, Construction Manager shall prepare an analysis of costs, types and
quality of labor required for the Work; a forecast of labor availability as and
when needed; and a schedule of the dates of all union contracts coming up
for renewal during the anticipated period of the Work.

 

21

 

3.1.18                  Construction Manager shall perform other services similar in type to
those described above including, but not limited to: preparation of such other
schedules, reports, budgets and other technical data as may be reasonably
requested by Owner; and attendance at such meetings during the Pre-Construction
Phase as Owner may reasonably request in order to assist in the preparation of
the Construction Documents, cost estimates, updated Project Schedules and any
other documents and instruments relative to the Project, to the end that Final
Completion of the Work may be achieved within the budgetary and time objectives
set forth in this Agreement.

 

3.1.19                  Construction Manager acknowledges that
portions of the Pre-Construction and Construction Phases may be on-going at the
same time and that certain services performed by Construction Manager may
overlap.

 

3.1.20                  As part of Pre-Construction Phase
Services (and at no additional charge to Owner), Construction Manager shall
coordinate and cooperate with parties working on the Interiors Project
including, but not limited to, the Interiors Architect, Interiors Construction
Manager, and Interiors Trade Contractors.

 

3.1.21                  Construction Manager shall provide
information as required for a tax cost segregation study.

 

3.1.22                  Throughout the Pre-Construction Phase,
Construction Manager shall post on the Project Website (or cause Trade
Contractors to post), as appropriate, documentation generated or received by
Construction Manager in the performance of Construction Manager’s services.

 

22

 

ARTICLE 4

 

CONSTRUCTION PHASE

 

4.1  Performance of the Work

 

Construction Manager shall perform or furnish all
labor, materials, plant, tools, supplies, equipment, services, transportation,
scaffolding, permits, licenses, supervision, and inspection (temporary
utilities to be provided by Owner), and all General Conditions items identified
in Exhibit D attached
hereto.  Construction Manager shall provide all services, business
administration and supervision, necessary for, or incidental to, the successful
prosecution of the Work in an expeditious and economical manner, consistent
with industry accepted standards, and in strict and complete compliance with: (1) the
Contract Documents; (2) Applicable Laws pertinent to the means and methods
of performing the Work; (3) acceptable construction industry practices; (4) the
Affirmative Action Requirements attached hereto as Exhibit G, (5) the hoisting and logistics plan
attached hereto as Exhibit T,
as such may be amended to meet the requirements of Applicable Laws, and (6) the
best interests of the Owner.  The Work shall be free from defects and
represent “first quality” workmanship and materials.

 

4.2  Coordination with Interiors Work

 

Construction Manager acknowledges that work on the
Interiors Project will proceed concurrently with and overlap Construction
Manager’s Work on the Project.  Accordingly, Construction Manager agrees
to coordinate and cooperate with the Interiors Construction Manager and the
Interiors Trade Contractors on all matters affecting the Work including, but
not limited to: (1) access; (2) storage space; (3) staging
areas; (4) utilization of elevators and hoists; and (5) the phased
turnover of floors.  Construction Manager acknowledges that work on the
Commercial Office and Retail Projects may proceed concurrently with and overlap
Construction Manager’s Work on the Project.  Accordingly, Construction
Manager agrees to coordinate and cooperate with the respective Construction
Manager and trade contractors on all matters affecting the Work including, but
not limited to: (1) access; (2) storage space; (3) staging
areas; (4) utilization of elevators and hoists; and (5) the phased
turnover of floors.  Owner acknowledges that Construction Manager intends
to use some of the commercial retail space for staging its Work.

 

4.3  Bidding Process

 

4.3.1                        Management of Bidding Process

 

Construction Manager shall be responsible for managing
and scheduling the competitive bidding process for Trade Contracts. 
Notwithstanding the foregoing, Owner shall have the right, in its discretion,
to participate in all aspects of the bidding process.  The exercise by
Owner of the rights of participation, review and approval set forth in this Section 4.3
shall not diminish Construction Manager’s obligations relative to the bidding
process as set forth herein.

 

4.3.2                        Pre-Qualification of Bidders

 

All bidders shall be pre-qualified based on criteria
to be established jointly by Owner and Construction Manager.  The Bidders
List, which shall contain a minimum of three pre-qualified bidders for each
anticipated buyout in excess of $10,000 (unless otherwise approved by Owner in
writing),

 

23

 

shall
be developed by Construction Manager.  The Bidders List shall be subject
to Owner’s approval, which may be withheld in Owner’s discretion.

 

4.3.3                        Pre-Bid Conferences

 

Construction Manager shall conduct pre-bid conferences
to familiarize bidders with the Bid Documents and administration of the bidding
process.  Construction Manager shall respond to bidders’ questions by
issuing addenda.  The bid form shall be subject to review and approval by
Owner.

 

4.3.4                        Submission and Evaluation of Bids

 

Bids shall be submitted by bidders at a place and time
established by Owner.  Owner shall establish a procedure for the receipt
and opening of all bids.  Owner shall have the right to be present at all
bid openings, and to review all bids including, but not limited to, riders or
addenda submitted by bidders for clarification purposes to identify “exclusions”
that could result in a distortion or skewing of the bids.  Construction
Manager shall receive, level and analyze all bids.  Construction Manager
shall prepare a written evaluation and comparison of the bids. 
Construction Manager’s evaluation of bidders shall include qualitative criteria
such as experience, bondability and financial resources, as well as
quantitative criteria.

 

4.3.5                        Recommendations Regarding Award

 

Construction Manager shall make written
recommendations to Owner regarding the award of Trade Contracts.  Subject
to Owner’s approval, Construction Manager shall negotiate the most favorable
price and terms to be included in such Trade Contracts.  Construction
Manager shall not allow any “holds” or other forms of contingencies within a
Trade Contract price.  Individual Trade Contract contingencies shall be
included in the overall Construction Contingency.

 

4.3.6                        Trade Contract Award Letter

 

4.3.6.1                         After completion of the bidding process
for each trade, Construction Manager shall, by Trade Contract Award Letter in a
form to be approved by Owner in writing, advise Owner as to: (1) which
Trade Contract bid it intends to accept; (2) the price of the proposed
Trade Contract; and (3) any proposed material differences between the
provisions of the Trade Contract form and the terms of the Trade Contract that
Construction Manager proposes to enter into.  For purposes hereof; the
term “material difference” shall be deemed to mean changes to the Trade
Contract form that: (1) permit the Trade Contractor thereunder to observe
a lesser standard of care in the performance of its obligations to Construction
Manager under the Trade Contract than Construction Manager is obligated to
observe under the terms of this Agreement; and/or (2) any other difference
which may have a cost, liability or other consequence to Owner.

 

4.3.6.2                         Upon receipt by Owner of Construction
Manager’s Trade Contract Award Letter, Owner shall countersign the Trade
Contract Award Letter, setting forth no objection by Owner, or Owner’s
rejection or other comment regarding any differences between the proposed Trade
Contract and the Trade Contract form, and the Work to be performed by
Construction Manager shall be deemed changed to the extent of the differences
accepted therein.  Owner has the absolute right to reject any Trade
Contract Award Letter.  If Owner rejects a Trade Contract Award Letter
which has no “material differences” as defined in Section 4.3.6.1 for any
reason, or if Owner rejects a Trade Contract Award Letter which has a material
difference without a good faith reason, then Owner may indicate no objection to
one of the other Trade Contractors and the GMP and/or Project Schedule (as
identified in

 

24

 

the
Trade Contract Award Letter) shall be increased or decreased by Change Order
based on the difference between the rejected and the approved Trade Contract
amounts.  Construction Manager, upon receipt of the Trade Contract Award Letter
countersigned by Owner, shall promptly make all required changes in the
proposed Trade Contract and award the Trade Contract in question.

 

4.3.7                        Prior bids.

 

The GMP is based on some bids that Construction
Manager has solicited, coordinated, and negotiated.  A removal or
rejection by Owner of any bidder whose bid was used to determine the GMP may
result in a change to the GMP.  The GMP will be adjusted only to the
extent that the bidder is greater than the line item for that trade in the budget
annexed to the Agreement as part of Exhibit S.

 

4.4  Trade Contracts

 

4.4.1                        Requirement for Written Trade Contracts

 

Unless otherwise agreed upon in writing by Owner, all
Work to be performed and all materials, equipment and supplies to be furnished
in connection with the Work shall be performed or provided by Trade Contractors
pursuant to written Trade Contracts awarded by Construction Manager.  No
portion of the Work shall be performed by a Trade Contractor and no materials,
equipment or supplies shall be furnished by any Supplier unless and until: (1) a
Trade Contract is entered into between Construction Manager and the Trade
Contractor in question; and (2) the Trade Contract is approved by Owner
prior to execution (unless Owner expressly waives the requirement).

 

4.4.2                        Each Trade Contract shall set forth that
Trade Contractor’s express undertaking to comply with: (1) Owner’s OCIP
(if applicable); (2) Owner’s Affirmative Action Program as set forth in Exhibit G.

 

4.4.3                        Enforcement of Trade Contract Terms

 

Construction Manager covenants and agrees that it
shall diligently enforce all terms and conditions of the Trade Contracts.

 

4.4.4                        Assignment of Trade Contracts upon
Termination of Construction Manager

 

Each Trade Contract to be entered into by Construction
Manager in connection with the Work shall contain a provision providing that,
if this Agreement is terminated by Owner pursuant to Article 16 hereof,
that Trade Contract, at the option of Owner, shall be assigned by Construction
Manager to Owner, or to such other entity as Owner may direct.  In such
event, Owner or its designees shall assume all of Construction Manager’s
obligations thereunder arising from and after the date of the assignment;
provided, however, that nothing contained herein shall be deemed to release
Construction Manager from liability to such Trade Contractor or to Owner or
Owner’s designees with respect to claims arising from events occurring prior to
the effective date of such assignment.

 

4.4.5                        Ownership and Use of Documents

 

Construction Manager agrees that the Contract
Documents belong to Owner, and may not be used by Construction Manager or any
Trade Contractor other than as may be necessary for the performance of the Work
hereunder.  Without limitation of the foregoing, all Documents furnished
to Construction Manager are to be used only with respect to this Project and
are not to be used on or in

 

25

 

connection
with any other project.  Submission or distribution of documents to meet
official regulatory requirements or for other proper and necessary purposes in
connection with the performance of the Work at the Project shall not be
construed as a violation of this Section.  Construction Manager shall
include the requirements of this Section in all Trade Contracts.

 

4.5  Construction Phase Scope of Work

 

The Construction Phase of the Work shall commence on
the date of commencement of construction of any portion of the Work and shall
end on the date of Final Completion of the Work.  During the Construction
Phase, Construction Manager shall, at a minimum, perform the following
services:

 

4.5.1                        Establishment of Administrative
Procedures

 

Construction Manager shall: (1) establish
procedures for the orderly and expeditious performance of the Work in
accordance with the terms of this Agreement and the Project Manual; (2) perform,
or cause to be performed, all Work necessary in connection with the Project; (3) establish
procedures for administration of Trade Contracts; (4) maintain
coordination among Trade Contractors; and (5) coordinate the Work with the
Work of the Base Building Construction Manager.

 

4.5.2                        Site Organization

 

Construction Manager shall prepare Project Site
organization chart and establish lines of authority as necessary to carry out the
Work on a coordinated basis.

 

4.5.3                        Site Staff and Office

 

Construction Manager shall organize staff and assign
personnel to various functional areas as necessary so that the Work may be
controlled, coordinated and expedited.  Construction Manager shall
establish a Site office, with appropriate furnishings, equipment and support
staff.  The Site office shall have accommodations for up to five (5) representatives
of Owner and Architect.

 

4.5.4                        Cost Forecasts

 

In consultation with Owner and Architect, Construction
Manager shall prepare an initial cost forecast setting forth in such manner and
detail as Owner may require, all anticipated costs of the Work for: (1) all
Trade Contractors performing Work or furnishing materials and/or equipment
under Trade Contracts on a trade-by-trade basis; and (2) General
Conditions Work.  Construction Manager shall update the cost forecast
monthly, or more frequently if requested by Owner, in consultation with Owner
and Architect.  Construction Manager shall submit the updates to Owner for
its approval, and shall make such adjustments thereto, including adjustments by
reason of approved Change Orders, Emergency Change Orders and Field Directives,
as Owner may deem appropriate, to keep Owner currently informed as to the anticipated
aggregate Costs of the Work and the ability of Construction Manager to complete
the Work within the GMP.  In addition, Construction Manager acknowledges
that Owner will rely on Construction Manager for monthly cash flow analysis for
the purpose of Owner’s financial planning.  Construction Manager agrees
that it will provide timely and accurate information, to the extent possible,
given the state of the Design Documents at the time.

 

26

 

4.5.5                        Project Schedule Updates

 

Construction Manager shall update the Project
Schedule (including a two-week look-ahead schedule) on a regular basis,
but not less than one (1) time per month to assure maximum utilization of
all Trade Contractors.  All revisions and updates to the Project
Schedule shall be approved by Owner.

 

4.5.6                        Incorporation of Trade Contractor
Schedules

 

Construction Manager shall review the submission of
Trade Contractor portions of the Project Schedule, which Construction Manager
shall incorporate into the Project Schedule in a timely and coordinated
manner.

 

4.5.7                        Owner Approval of Changes

 

Construction Manager shall obtain Owner’s written
approval of any Changes in the Work and any approvals or other documents
necessary in connection therewith (including both scope Changes determined by
Construction Manager to be outside the GMP, and in-scope Changes within the
GMP).

 

4.5.8                        Job Site Meetings

 

Construction Manager shall conduct regular job site
and coordination meetings with Trade Contractors and members of the Project
Team.  Job meetings shall be held not less often than weekly, and
coordination meetings shall be held as required.  Construction Manager
shall prepare detailed written agendas and minutes of each such meeting, which
shall be circulated to interested parties as directed by the Owner. 
Agendas must be provided at least two (2) days before each meeting, and
minutes must be provided within three (3) days after each meeting.

 

4.5.9                        Site Record-Keeping

 

4.5.9.1                         Construction Manager shall prepare and
maintain, on a current basis, an on-Site record-keeping system, including,
but not limited to: (1) records of all Changes in the Work necessitated by
Change Orders, Emergency Change Orders and Field Directives; (2) RFI’s,
which shall be posted, in unedited form, on the Project Website; (3) Project
Schedules; (4) daily manpower breakdowns; (5) daily/weekly manpower
reports required by the Affirmative Action Requirements annexed as Exhibit G; (6) Submittal Logs; (7) material
lists; (8) records of all pertinent communications with Architect and
Architect’s responses thereto; and (9) Daily Reports which shall record
manpower breakdowns on a trade-by-trade basis with a description of the Work
being performed each day by each trade, equipment and material deliveries,
visitors, special occurrences, accidents, weather conditions, and other Work
related information.  Construction Manager shall make such on-Site records
available for inspection to Owner.  In addition, copies of all
correspondence pertaining to the Work shall be maintained by Construction
Manager and shall be made available at all times to Owner.

 

4.5.9.2                         Construction Manager shall maintain at
the Project Site, on a current basis and make available to Owner, Architect,
and/or Owner’s Consultants upon request copies of all Trade Contracts, Shop
Drawings, Samples, operating and maintenance manuals, Construction Documents
and any related documents and any revisions thereto.

 

27

 

4.5.9.3                         Construction Manager shall maintain and
make available to Owner upon request progress photos taken on a monthly basis
according to a plan approved by Owner; and at Owner’s request, upon Final
Completion of the Work.

 

4.5.9.4                         Construction Manager shall also maintain
a current set of As-Built Drawings for all Trades, showing the Work as actually
completed, in such form, content and detail and, at Owner’s option, in such
electronic medium, as Owner may specify.

 

4.5.10                  Job Progress Report

 

Construction Manager shall submit to Owner each month
a Job Progress Report which shall provide the following information: (1) the
financial condition of the Work, including Trade Contract awards, Project
modifications, anticipated cost summary, Change Order summary and projected
cash needs; (2) status of the Work, including updated Project Schedules
with projected critical dates compared with original Milestone Dates, status of
job progress to date, current Work activity, projected Work activity for the
following month, job photos and status of materials required; and (3) status
of Shop Drawings, the Shop Drawing Submittal Schedule, Coordination Drawings, a
coordination drawing routing schedule, and coordination meeting minutes.

 

4.5.11                  Coordination and Maintenance of Project
Documentation

 

4.5.11.1                   Construction Manager shall assemble and
review all required brochures, guarantees, certificates of compliance and
related agreements and instruments.

 

4.5.11.2                   Construction Manager shall assure that
Trade Contractors, Suppliers and Vendors maintain required insurance through
the maintenance of current certificates of insurance.

 

4.5.12                  Submittal Schedule

 

Construction Manager shall submit to Owner a Submittal
Schedule, which shall be prepared in consultation with Architect, and which
shall be updated on monthly basis.  The status of outstanding Submittals
should be addressed by Construction Manager at the weekly progress meetings and
included in the meeting minutes.

 

4.5.13                  Submittal Process

 

4.5.13.1                   Construction Manager shall obtain and
review for constructability and conformity with the Construction Documents, all
Shop Drawings, Samples, catalog cuts and other Submittals provided by Trade
Contractors, and comment to Owner and Architect on their form and any
significant inconsistencies between the Submittals and the Construction
Documents.  Owner’s reasonable CADD Standards shall apply to Trade
Contractor Shop Drawings to the extent reasonably possible based on the
technical infrastructure of individual Trade Contractors.  After
Construction Manager has conducted its review, Construction Manager shall
promptly submit the Shop Drawings and other Submittals to Architect for review
and approval.  Construction Manager shall coordinate and cooperate with
Architect throughout the Submittal review process.  After return of the
Shop Drawings and other Submittals from Architect, the Construction Manager
shall review Architect’s comments thereon; evaluate and consult with Owner as
to their impact on the Project; and distribute the Shop Drawings and other
Submittals to the submitting Trade Contractors and all other affected
parties.  Construction Manager shall diligently act to discover and
resolve any conflicts between Shop Drawings and other Submittals submitted by
Trade Contractors.

 

28

 

4.5.13.2                   Construction Manager shall oversee the
preparation and ongoing development of Coordination Drawings.  This
process, in part, is intended to recognize and resolve design conflicts in
advance of fabrication and installation of the various components of the
Work.  Construction Manager agrees that it shall cause the Trade
Contractors to expeditiously and thoroughly prepare and submit Coordination
Drawings, so as to facilitate the identification and resolution of conflicts, including
errors in the Construction Documents.

 

4.5.14                  Coordination of Purchase Orders

 

Construction Manager shall establish and coordinate
with Owner a system for processing, expediting and administering Purchase
Orders for the procurement of materials, supplies and equipment. 
Construction Manager shall submit to Owner a schedule of Purchase
Orders.  Construction Manager shall manage the procurement and delivery of
critical materials to the Project Site and coordinate deliveries with the
progress of the Work.

 

4.5.15                  Notification of Delays and Non-Conforming
Work

 

Construction manager shall notify Owner and Architect
of any delays, potential delays or non-conforming Work that may affect the
Project Schedule, and provide Construction Manager’s recommendations regarding
how to minimize the impact of such delays and/or non-conforming work. 
Construction Manager shall recommend courses of action to Owner when the
requirements of a Trade Contract are not being fulfilled, and the
non-performing Trade Contractor fails or refuses to take satisfactory remedial
action.

 

4.5.16                  Permits

 

Construction Manager shall obtain all necessary
permits in conjunction with the Owner’s code consultant.

 

4.5.17                  Supervision and Coordination of Trade
Contractors

 

Construction Manager shall inspect, manage and
coordinate the work of all Trade Contractors; enforce the terms of the Trade
Contracts; enforce strict discipline and good order among all Trade
Contractors; cause Trade Contractors to leave the Work uncovered until such
time as said Work has been inspected and approved by Construction Manager
and/or Architect as required by the Contract Documents; and otherwise endeavor
to guard Owner against any Delays, increased costs and defects and deficiencies
in the Work.  In connection with the foregoing, Construction Manager
shall: (1) inspect the Work daily to ensure that the Work as constructed
complies with the Contract Documents and Applicable Laws; (2) require any
Trade Contractor to stop Work which Construction Manager observes is not in compliance
with the requirements of the applicable Trade Contract, the Contract Documents,
recognized trade standards or the Applicable Laws; (3) reject and require
to be corrected, those portions of the Work which Construction Manager
discovers do not conform to the requirements of the applicable Trade Contract,
the Contract Documents, recognized trade standards or the Applicable Laws; (4) inspect
all materials, supplies and equipment delivered to the Site (or another storage
location) or installed pursuant to any Trade Contract in an effort to determine
that the same are in compliance with the requirements of the applicable Trade
Contract, the Contract Documents, recognized trade standards and the Applicable
Laws; (5) reject and require replacement of all non-conforming materials,
equipment and supplies; and (6) not employ in connection with the Work any
person or Trade Contractor unfit for, or unskilled in, the assigned task and,
subject to Owner’s prior approval, remove such unfit or unskilled employee or Trade
Contractor from the Project Site.

 

29

 

4.5.18                  Cutting and Patching

 

Construction Manager shall arrange for all cutting,
fitting or patching that may be required to complete the Work or to make its
several parts fit together in a manner consistent with the Contract Documents.

 

4.5.19                  Informal Resolution of Trade Contractor
Disputes

 

Construction Manager shall use its best efforts to
resolve disputes between Trade Contractors relative to the performance of their
Work or the furnishing of materials, or equipment or supplies in connection
with the Work.

 

4.5.20                  Storage and Inspection of Materials and
Equipment

 

Construction Manager shall arrange for the delivery,
inspection, storage, protection and security of all materials, systems
equipment and supplies provided in connection with the Work including, but not
limited to, Pre-Purchased Items.

 

4.5.21                  Site Maintenance

 

Construction Manager shall maintain the Project Site
in a safe and orderly fashion and provide clean-up of the Site on a daily
basis.

 

4.5.22                  Site Security

 

Construction
Manager shall provide security services in connection with the Work as approved
by Owner.

 

4.5.23                  Site Safety

 

4.5.23.1                   Construction Manager shall enforce the
implementation of necessary safety, health and environmental protection
procedures (including, but not limited to, OSHA programs) during the
performance of the Work, which shall include, but not limited to the erection
and maintenance of Temporary Systems; the posting of danger signs and other
warnings against hazards; the conduct of inspections; and enforcing the
requirement that all Trade Contractors comply with Applicable Laws relating to
safety, health, equal opportunity and environmental protection in connection
with the Work.

 

4.5.23.2                   Construction Manager shall comply with,
and shall require all Trade Contractors to comply with, the safety procedures
and requirements of Owner’s OCIP.

 

4.5.23.3                   Construction Manager shall establish,
implement and observe all safety, health and environmental protection measures
during performance of the Work consistent with Applicable Laws; submit to Owner
for approval, and periodically update, as necessary, safety plans for the
Project showing the manner in which the aforesaid measures are to be
implemented; and designate a responsible person or persons from Construction
Manager’s organization or an independent person or persons from another firm or
organization, subject to Owner’s approval, who shall be a Construction Manager’s
certified Site Safety Manager and whose duties shall include the prevention of
accidents.  The performance of such services by Construction Manager shall
not relieve Construction Manager or

 

30

 

any of
the Trade Contractor firm of their respective responsibilities for the safety
of persons and property in compliance with this Agreement and all Applicable
Laws.

 

4.5.24                  Administration of Payment Process

 

4.5.24.1                   Construction Manager shall prepare a
Schedule of Values for approval by Owner; prepare all Applications for
Payment in a form reasonably similar to AIA Forms G702 and G703; determine,
prior to the submission of each Application for Payment, whether and to what
extent the sums requested therein are due and payable; and certify the same to
Owner.

 

4.5.24.2                   Construction Manager shall receive and
review Applications for Payment from Trade Contractors and Suppliers. 
Construction Manager shall issue Applications for Payment incorporating same to
Owner for review and approval.

 

4.5.24.3                   Construction Manager shall receive and
review Partial Waivers of Lien and Release forms submitted by Trade Contractors
and Suppliers in connection with Applications for Payments.

 

4.5.25                  Administration of Change Order Process

 

4.5.25.1                   Construction Manager shall establish
procedures for processing Change Orders including, but not limited to, the
maintenance of a Change Order Log.

 

4.5.25.2                   Construction Manager shall make
recommendations with respect to any  Changes
that Construction Manager may consider necessary or desirable in connection
with the Work.  No Changes shall be made in connection with the Work
without the prior written approval of Owner.  Construction Manager shall
negotiate Change Orders on behalf of Owner.

 

4.5.25.3                   Construction Manager shall issue to Trade
Contractors: (1) Change Orders approved by Owner; (2) all Emergency
Change Orders; and (3) Field Directives.

 

4.5.25.4                   Construction Manager shall with respect
to portions of the Work to be performed pursuant to a Change Order, an
Emergency Change Order, or a Field Directive, on a time and material, Unit-Cost
or other similar basis, provide for record keeping in connection therewith;
maintain accurate cost accounting records; and provide copies of all such
accounting records to Owner.

 

4.5.26                  Installation of FF&E

 

Construction Manager shall coordinate with and afford
the Separate Contractors and Vendors reasonable opportunity to install or cause
the installation of FF&E in the Project.

 

4.5.27                  Substantial Completion

 

4.5.27.1                   Construction Manager shall work with
Owner and Architect to develop a schedule for Substantial Completion
staged occupancy and turnover for fitout of the Interiors Project in accordance
with the provisions of Section 4.5.27.6 Early Access.

 

4.5.27.2                   Construction Manager shall assist Owner
in determining when Substantial Completion of the Work (or any discrete portion
thereof) has taken place; and prepare (in consultation with Architect and Owner’s
Consultants) Punchlists that identify incomplete or unsatisfactory items of
Work.  Punchlists shall be limited to minor details that do not affect
Owner’s

 

31

 

ability
to use the Project or any discrete portion thereof.  Construction Manager
shall supervise all Work necessary to complete the items set forth on the
Punchlists.  The failure to include any element of the Work on the
Punchlists shall not alter the responsibility of Construction Manager and/or
the Trade Contractors to complete the Work in accordance with the Contract
Documents.  Upon satisfactory completion of all Punchlist Items,
Construction Manager shall provide written notice to Owner and Architect that
the Work has reached the stage of Final Completion and is ready for final
inspection.

 

4.5.27.3                   On or before the Substantial Completion
Date, Construction Manager shall clear the Project Site of all debris,
construction materials, rubbish, rubble, discarded equipment or spillage of
solid or liquid waste; shall remove all tools, construction equipment, machinery
and surplus materials; and shall maintain the Project free of such items until
Final Completion.  In addition, on or before Final Completion,
Construction Manager shall clean, the Project Site, as provided in the
Construction Documents.  If the Work or the Project Site is damaged by
Construction Manager or any Trade Contractor, Construction Manager, without
increase to the GMP, shall promptly repair and restore the portion so damaged
to its condition immediately prior to such damage in a manner satisfactory to
Owner and Architect.  If Construction Manager fails to undertake said
cleaning, removal and repairs, the Owner may, at Owner’s sole option, avail
itself of any of the remedies provided in this Agreement and, subject to giving
72 hours’ prior written notice to Construction Manager, Owner may also perform,
or cause to be performed, the said cleaning, removal and repairs.  All
additional expenses incurred by Owner in connection therewith, at Owner’s
option, shall be reimbursed to Owner either: (1) by Owner withholding a
corresponding amount from monies then due or next becoming due from Owner to
Construction Manager; or (2) by Construction Manager paying such amounts
to Owner on demand, after rendition of a bill or statement therefor.

 

4.5.27.4                   Prior to Substantial Completion of the
Work, Owner or Owner’s designees, including, but not limited to, Separate
Contractors, shall have the right to use all or any portion of the Project for
the installation of FF&E.  Construction Manager shall coordinate with
Owner’s furniture consultant, Vendors and Trade Contractors regarding the
delivery, installation and wiring necessary for FF&E.

 

4.5.27.5                   Construction Manager shall use good faith efforts in making the
premises available hereunder to Owner or Owner’s designees.  Such use or
occupancy by Owner or Owner’s designees shall not: (1) constitute
acceptance by Owner of any element of the Work or of the space, systems,
materials or equipment incorporated in the Project; (2) be construed as a
waiver of any right or claim by Owner in connection with any portion of the
Work; or (3) affect the obligations of Construction Manager or any Trade
Contractor for any Work which is not in accordance with the Contract
Documents.  Construction Manager shall continue performance of the Work in
a manner which shall not unreasonably interfere with said use, occupancy and
operation by Owner or Owner’s designees.  Construction Manager agrees that
it shall not interfere with, such use or occupancy by Owner or Owner’s
designees, and that it shall cooperate with Owner and any designated occupants
to facilitate early occupancy of the Project or discrete portions thereof.

 

4.5.27.6.1          Tenants
including, but not limited to, the Interiors Project Owner and the Commercial
Office Owner, shall have the right of access to any floor (or group of floors)
of the Base Building that will be occupied by such Tenant as part of such
Tenant’s unit (or other space that may be leased by such Tenant, or any of its
affiliates, in such unit) on a floor by floor (or group of floors) basis for
the commencement of such Tenant’s interior improvement work as of the date that
the construction milestone defined as “Open Access” with respect to any such
floor (or group of floors) of the Building that will be so occupied by such
Tenant.  The determination of the floor or floors which will constitute
each block to be delivered to such Tenant (the “Open Access Floor(s)”) and the

 

32

 

scheduling
therefore shall be made by the Owner.  Construction Manager agrees that
the Tenants shall have access to the Open Access Floors at the earliest
feasible date.  The first Open Access Floors to be delivered are called
the “Initial Open Access Floor(s).”

 

4.5.27.6.2          The term “Open Access” shall mean that
the Core and Shell work with respect to a block of Open Access Floor(s) has
been completed to the following extent (the date such work shall be completed
as to any block of Open Access Floor(s) is herein called a “Open Access
Completion Date”:

 

(1)  concrete has been poured and metal decking
installed through the floor above such Open Access 

Floor(s);

 

(2)  fireproofing has been completed to and
through such Open Access Floor(s);

 

(3)  the main sprinkler riser has been installed;

 

(4)  the main HVAC trunk duct risers have been
installed;

 

(5)  material and personnel hoists are serving
the Improvements through such Open Access Floor(s) and are available for
use by Tenant;

 

(6)  Base Building stairwells are erected to and
through such Open Access Floor(s).

 

All of
the work set forth in subsection 4.6.27.6.2(1) through (6) is
herein referred to as the “Open Access Work.”

 

4.5.27.6.3          Delivery to the Tenants of their
respective Initial Open Access Floors and each subsequent block of Open Access
Floor(s) with the Open Access Work completed with respect thereto, in
sequence from the bottom up, in accordance with the schedule set forth in Exhibit C.

 

4.5.27.6.4          On or before the Open Access Completion
Date as to the Initial Open Access Floors and each subsequent block of Open
Access Floor(s), all of the work necessary to provide the following to the
Initial Open Access Floors and the Open Access Floors shall be completed, and
Construction Manager shall cause such work to be completed expeditiously in
accordance with the Open Access Schedule;

 

(1)  temporary power
will be operational;

(2)  temporary water
will be operational;

(3)  a separate
temporary loading dock and laydown/staging area will be accessible.

 

4.5.28                  Initial Startup and Testing

 

Construction Manager shall assist Owner, Owner’s
Consultants and Owner’s operating and maintenance personnel in the initial
start up, testing and operation of the Work and all systems comprising any
portion of the Work in accordance with a Commissioning Plan to be agreed upon
by Owner and Construction Manager before the start of the Work.

 

33

 

4.5.29                  Closeout

 

Prior to making Final Payment under any Trade
Contract, Construction Manager shall: (1) prepare a Trade Contract status
summary indicating the Trade Contract’s financial status, together with a
summary of all approved Change Orders and payments made to date made under that
Trade Contract; (2) secure and deliver to Owner all guarantees,
warranties, affidavits, general releases, final waivers of lien and releases,
certificates, consent of any surety to Final Payment, As-Built Drawings,
maintenance manuals, operating instructions, keys and other documents and items
required to be delivered under the Contract Documents, or requested by Owner,
in connection with the Work; (3) provide, for itself and all Trade
Contractors, all required Affirmative Action signoffs.  All such
documentation and items shall be in a form acceptable to Owner.

 

4.5.30                  Labor Relations

 

4.5.30.1                   Construction Manager shall make
recommendations regarding, and render assistance necessary for, the development
and administration of an effective labor relations program for the avoidance of
labor disputes during the performance of the Work.  The Construction Manager
shall assist in negotiating any agreements with labor unions that will result
in cost savings, and shall use its best efforts to secure better agreements.

 

4.5.30.2                   Construction Manager shall not, directly
or indirectly, engage any Trade Contractor, mechanic or laborer in connection
with the Work (even if such Trade Contractor, mechanic or laborer has been
approved by Owner), or use any materials in connection with the Work in a
manner that would disturb harmony with any Trade engaged in performing any other
Work on the Project or in the Building (including, without limitation, the
creation of any work slowdown, sabotage, strike, picket or jurisdictional
dispute) or create any actual or anticipated interference with the operation of
the Building or performance of the Work, Owner’s work force, construction in
other space in the Building or construction being performed by or on behalf of
other tenants in the Building.  Construction Manager shall immediately
stop the performance of any Work, or the use of any materials in connection
with such Work or use of any Trade Contractor, mechanic or laborer if Owner
notifies Construction Manager that continuing such Work or employing such Trade
Contractor, mechanic or laborer would so disturb harmony with any Trade engaged
in performing any other work in the Building or create any actual interference
with the operation of the Building, the performance of Work on the Project,
construction in other space in the Building or construction being performed by
or on behalf of other tenants in the Building.  Construction Manager shall
cease the use of any such Trade Contractor, mechanic or laborer if Owner
notifies Construction Manager that such employment is creating actual
interference as described above.

 

4.5.31                  Trade Contractor Disputes

 

Construction Manager shall actively participate in the
resolution of Trade Contractor disputes.

 

4.5.32                  Governmental Consents, and Approvals and
Permits

 

4.5.32.1                   Construction Manager shall secure and
deliver to Owner all governmental consents, approvals, licenses and
certificates customarily obtained by a construction manager performing services
similar to those being performed by Construction Manager hereunder, including,
but not limited to, assisting Owner in obtaining Temporary and Final Certificates
of Occupancy.  The making of Final Payment by Owner to Construction
Manager hereunder shall be conditional upon the delivery by Construction
Manager to Owner of the foregoing items, unless the

 

34

 

failure
to obtain any of the items is due to causes beyond the reasonable control of
Construction Manager.

 

4.5.32.2                   Construction Manager acknowledges that
Owner will obtain and pay for the building permit.

 

4.5.33                  Discounts, Rebates and Refunds

 

All cash discounts, rebates and refunds obtained by
Construction Manager shall accrue to Owner.  Construction Manager promptly
shall inform Owner of the availability of any cash discount available so as to
afford Owner the opportunity to obtain the same, if Owner so elects.  All
trade discounts, rebates and refunds, if any, and all returns from the sale of
Surplus Materials and Equipment shall accrue to Owner, and Construction Manager
shall take such steps as are necessary to ensure that Owner receives credit for
all of the foregoing.

 

4.5.34                  Discharge of Liens

 

4.5.34.1                   If, at any time, a lien of any kind is
filed against the Project by a Trade Contractor or anyone claiming through
Construction Manager or a Trade Contractor for Work performed or for materials,
equipment or supplies furnished in connection with the Work for which: (1) the
Construction Manager has previously been paid by the Owner, or (2) Owner
has not made payment because of a bona fide dispute between the parties, then
Construction Manager shall, within seven (7) days after notice from Owner,
commence to cause such lien to be cancelled and discharged of record by bonding
or otherwise, and thereafter diligently pursue such cancellation or discharge,
without any increase in the GMP.

 

4.5.34.2                   If any lien required to be removed
pursuant to Section 4.3.32.1 hereof is not cancelled and discharged of
record as set forth in that Section, Owner shall have the right to take such
action as Owner shall deem appropriate (which shall include the right to cause
discharge of such lien of record by bonding or otherwise.  In such event,
all costs and expenses incurred by Owner in connection therewith (including but
not limited to premiums for any bond furnished and reasonable attorneys’ fees
and disbursements), shall be paid by Construction Manager to Owner on demand,
or at the option of Owner, deducted from any payment then due or thereafter
becoming due from Owner to Construction Manager in accordance with the terms of
this Agreement.  In the event Owner elects to discharge such lien by
placing security with the Court, Owner will so notify Construction Manager and
Construction Manager will have 120 days to substitute its own security. 
If Construction Manager fails to do so, Owner can satisfy the lien by payment
and deduct all costs and expenses from sums due to Construction Manager.

 

4.5.35                  Inspection and Testing

 

4.5.35.1                   Notice of Inspection or Testing

 

If the Contract Documents, Applicable Laws or
Governmental Authorities having jurisdiction over the Project require that any
Work be inspected or tested, Construction Manager shall give Owner and
Architect timely notice of the readiness of the Work for inspection or testing
and the date fixed for such inspection or testing.  Construction Manager
shall coordinate all Controlled Inspections, and shall give Owner and Architect
timely notice thereof.

 

35

 

4.5.35.2                                 Special Inspections or Testing

 

4.5.35.2.1                        Whenever, in the opinion of Owner, it is
desirable to require special inspection or testing of the Work or any portion
thereof, Owner shall have authority to do so, regardless of whether the Work is
then fabricated, installed, covered or completed.  All costs incurred in
connection with such special inspection or testing shall be a Cost of the Work
authorized by the issuance of a Change Order, unless the test reveals a failure
of the Work to conform to the Contract Documents.  If the test indicates
that the Work fails to conform to the Contract Documents, Construction Manager shall
bear, without increase to the GMP, all costs of such special inspection or
testing, including, without limitation, Architect’s and additional services
made necessary thereby.  No inspection performed or not performed by Owner
shall be deemed a waiver of any of Construction Manager’s obligations hereunder
or be construed as an approval or acceptance of the Work or any part thereof.

 

4.5.35.2.2                        In the event of a test failure of any
portion of the Work, Owner may require inspection or testing of any or all
similar items of the Work.  Construction Manager shall bear, without
increase to the GMP, all costs of such additional inspection or testing,
including, but not limited to, Architect’s additional services made necessary
thereby.

 

4.5.35.3                                 Covered and Concealed Work

 

If any Work is covered or concealed contrary to the
request of Owner or Architect, or requirements of the Contract Documents, such
Work, if required by Owner, shall be uncovered for examination, inspection or
testing without increase in the GMP.  If any such test results are below
minimums specified in the Contract Documents, Owner may order additional
examination, testing or inspection.  Such additional examination,
inspection or testing shall likewise not increase the GMP.  Should Owner
or Architect have reason to believe that defects exist in any Work which has
already been covered or concealed, although a request not to cover or conceal
such Work had not previously been made by Owner or Architect, such Work shall
be promptly uncovered by Construction Manager and subjected to such tests,
inspection or examination as may be deemed appropriate by Owner or
Architect.  In such case, the provisions of Sections 4.5.35.2.2 shall
control with respect to the costs associated with such uncovering.

 

4.5.35.4                                 Correction of Rejected Work

 

Work rejected by Owner or Architect for failure to
conform to the Contract Documents shall immediately be reconstructed, made
good, replaced or corrected by Construction Manager, (including adjacent
portions of the Work destroyed or damaged by such removal or replacement)
without increase in the GMP.  All rejected materials shall be removed from
the Project Site within a reasonable period of time.  Acceptance of
materials and workmanship by Owner shall not relieve Construction Manager from
its liability for and obligation to replace all Work which is not in full
compliance with the Contract Documents.

 

4.5.35.5                                 Owner’s Right to Accept Defective or
Non-Conforming Work

 

At Owner’s option, subject to the concurrence of the
Construction Manager, Owner may accept defective or nonconforming Work or
materials, instead of requiring their removal, correction or replacement, and a
Change Order shall be issued.  The amount of said Change Order shall
reflect a

 

36

 

reduction
in the GMP in an amount equal to the aggregate cost of labor and materials
which would have been incurred by Construction Manager if Owner had required
Construction Manager to repair or replace such defective or nonconforming Work
as required by the Contract Documents.  Such adjustment shall be effected
whether or not Final Payment has been made.

 

4.5.36                Materials and Equipment

 

4.5.36.1                                 Transfer of Title and Responsibility

 

As the Work progresses, title to each item of material
or equipment shall vest in Owner upon payment for such item by Owner. 
Each such item shall then become the sole property of Owner, subject to the
right of Architect to reject the same at any time prior to Final Completion for
failure to conform to the Contract Documents.  Notwithstanding the
foregoing, nothing contained herein shall be construed to transfer the risk of
loss from Construction Manager or any Trade Contractor to Owner prior to
incorporation of such materials or equipment into the Work, regardless of
whether such loss is the result of damage, theft, vandalism or any other cause,
or whether the same was caused by the negligent acts or omissions of
Construction Manager or any Trade Contractor, or their failure to comply with
their respective obligations under this Agreement or the Trade Contracts. 
Accordingly, Construction Manager shall be responsible for arranging for
insuring materials and equipment until the same are incorporated in the
Work.  Owner shall be responsible for insuring materials and equipment
from and after the date the same are incorporated into the Work as set forth in
Article 14 hereof.  Notwithstanding the foregoing, Owner shall make
arrangements to insure the foregoing applies to Pre-Purchased Items stored
off-site, for which Owner has made payment.

 

4.5.36.2                                 Trade Contractor Warranties No
Encumbrances

 

Construction Manager shall warrant, and shall require
each Trade Contractor to warrant, that: (1) title to all materials and
equipment incorporated in the Work or paid for by Owner, including, without
limitation, title to Pre-Purchased Items, shall pass to Owner free and clear of
all liens, claims, security interests and encumbrances of every kind; and (2) that
no materials or equipment covered by any Application for Payment will have been
acquired by any other person performing Work at the Project Site or furnishing
materials and equipment in connection with the Work subject to an agreement
under which an interest therein or an encumbrance thereon shall have been retained
by the seller or otherwise imposed by seller or any other person.

 

4.5.36.3                                 Pre-Purchased Items

 

4.5.36.3.1                        Construction Manager shall be entitled to
arrange for the procurement of certain Purchased Items of specified materials
and equipment to be incorporated into the Work in advance of the time when such
items are scheduled to be incorporated into the Work, provided that Owner shall
have given its prior written consent thereto in each instance.  In such
event, Construction Manager shall be entitled to requisition for 100% of the
cost of such Pre-Purchased Items prior to installation.  Construction
Manager, upon submission of its Application for Payment, shall deliver to Owner
a bill of sale with respect to each Pre-Purchased Items evidencing unencumbered
title to the same in Owner’s name, together with any warranties, certificates
of insurance and other documents requested by Owner evidencing that such
materials and equipment are covered by insurance as specified by Owner.

 

4.5.36.3.2                        All Pre-Purchased Items shall be stored
at the Project Site or at such off-Project Site storage locations as shall have
been approved in writing in each

 

37

 

individual
instance by Owner, and shall be subject to inspection at any time by Owner or
Owner’s designee.  Any  Pre-Purchased
Items stored in off-Site storage locations shall be segregated from materials
and equipment of others; shall be clearly labeled to evidence Owner’s ownership
interest therein; and shall otherwise be stored in such manner as directed by
Owner.  Insurance premiums, storage costs and other reasonable expenses
incurred in connection with the off-Site storage of Pre-Purchased Items shall
be included in the Costs of the Work.  The risk of loss or damage to such
Pre-Purchased Items shall remain with Construction Manager until the
incorporation of such Pre-Purchased Items into the Work.

 

4.5.36.3.3                        All Pre-Purchased Items obtained by
Construction Manager shall be subject to the condition that, if, upon inspection
of the same by Owner or if, upon incorporation of the same into the Work, Owner
determines that such Pre-Purchased Items, or any portion thereof, are faulty or
defective, then the Pre-Purchased Items shall be replaced, without increase in
the GMP, Construction Manager’s Fee or General Conditions Costs, within thirty
(30) days after receipt by Construction Manager of written notice to such
effect from Owner or Architect.

 

4.5.36.4                                 Owner-Furnished Items

 

Owner may elect to provide certain Owner-Furnished Items
that shall, at Owner’s option, be stored at the Site or at an off-site location
identified and arranged by Owner.  Owner shall have the right to assign
the Purchase Order for any Owner-Furnished Item to Construction Manager who
may, in turn, assign said Purchase Order to the appropriate Trade
Contractor.  Construction Manager shall cooperate with Owner in the
installation of Owner-Furnished Items into the Work.

 

4.5.37                  Substitutions

 

4.5.37.1                                 Standards for Substitutions

 

4.5.37.1.1                        The materials and equipment of
manufacturers identified in the Construction Documents are intended to
establish the standard of quality and design required by Owner. 
Notwithstanding anything to the contrary contained in the Construction
Documents, materials and equipment of manufacturers other than those specified
may be used only if accepted by Owner as provided in this Section 4.5.37.

 

4.5.37.1.2                        Owner, in consultation with Architect,
shall be the judge of the equivalency of each proposed Substitution. 
Architect shall make written recommendations with regard to the acceptance or
rejection of proposed Substitutions to Owner.  Owner shall then issue to
Construction Manager written approval or rejection of the proposed
Substitution, and Construction Manager shall inform the appropriate Trade
Contractor of said approval or rejection.  Owner, in its sole discretion,
may authorize rejection of a proposed Substitution, notwithstanding the fact
that Architect or may have judged it equivalent and recommended acceptance of
the same.  In the event that a Substitution is necessary due to the
unavailability of a specified item, any rejection by the Owner under this Section shall
be accompanied by a recommendation by the Owner of a readily available
Substitution.

 

4.5.37.2                                 “Or Equal” Specifications

 

4.5.37.2.1                        When two or more materials or pieces of
equipment are specified in the Construction Documents for an item of Work, any
one thereof shall be deemed acceptable, and Construction Manager shall have the
choice as to which product to use.

 

38

 

4.5.37.2.2                        When only one material or piece of
equipment is specified in the Construction Documents for an item of Work and
the term “or equal” is used in connection therewith, Construction Manager may offer
a Substitution by submitting a  written
application to Architect, in sufficient time (taking into account the progress
of the Work, the period of delivery of the items concerned and adequate time
for Architect’s review), setting forth: (1) the proposed Substitution,
together with substantiating data, samples, brochures and other documentation
supporting the proposed Substitution, including, but not limited to, evidence
that the proposed Substitution is equal in quality and serviceability to the
specified item; will not entail changes in detail, schedule and
construction of related Work; conforms with the design of the Project and its
artistic intent; and will not result in an increase in the Costs of the Work;
and (2) Changes in other parts of the Work required by reason of the
proposed Substitution, and the cost consequences associated therewith.  A
copy of any such application shall be delivered to Owner simultaneously with
its delivery to Architect.

 

4.5.37.2.3                        When only one product is specified in the
Construction Documents for an item of Work and the term “or equal” is not used
in connection with such product, Owner, in its sole and absolute discretion,
may authorize the rejection of any Substitution proposed by Construction
Manager.  Notwithstanding the foregoing, if such specified product shall
become unavailable for a material period of time, and Owner receives reasonably
satisfactory proof from Construction Manager that the same shall be unavailable
for reasons other than the failure of Construction Manager or a Trade
Contractor to order such product in a timely manner, consistent with the
Contract Documents and the Project Schedule, then, in such event, Owner shall
consent to such Substitution, in which event any change in costs incurred in
connection with the use of such Substitution shall be confirmed by a Change
Order and included in the Costs of the Work hereunder.

 

4.5.37.3                                 Support Required for Substitutions

 

Construction Manager shall support any request for a
Substitution with sufficient evidence to permit Architect to make a fair and
equitable recommendation to Owner on the merits of the proposal.  Any item
by a manufacturer other than those identified in the Construction Documents, or
of brand name, or model number or size or generic species other than those
cited in the Construction Documents, shall be considered a Substitution.

 

4.5.37.4                                 Acceptance of Proposed Substitutions

 

Acceptance by Owner of a proposed Substitution shall
not relieve Construction Manager from responsibility for compliance with all of
the requirements of the Contract Documents.  In addition, there shall be
no increase in the Costs of the Work related to a Substitution, unless
Construction Manager has notified Owner as required herein that the cost of the
Substitution is an increase in the value of the substituted item, and Owner has
approved such increase the issuance of a Change Order.  If Changes in
other parts of the Work are required by reason of an approved Substitution, the
costs of any such Changes shall likewise be confirmed by Change Order and
included in the Costs of the Work.

 

4.5.37.5                                 No Time Extensions

 

Except in the instances where a specified product is
not commercially available, the Project Schedule shall not be adjusted as
a result of any circumstance relating to a proposed Substitution.

 

39

 

4.5.38                  Cost Segregation

 

Construction Manager shall be required to report costs
per a “Schedule of Assets” list (“List”) provided by the Owner or Owner’s
consultants.  Costs must be accurately associated with each and every item
of the List for assets that are included in the Construction Manager’s scope of
work as defined by the drawings, specifications, and/or contract
agreement(s).  All change proposals shall include necessary language to
sufficiently describe the asset and the related work to be performed
thereunder.  A preliminary List will be provided within a reasonable time
period after execution of this Agreement.  Owner may modify or add to the
List during the course of construction relative to the scope of work for
Construction Manager.  Construction Manager shall update the List
periodically through the course of construction.  A final and completed
List will be provided to Construction Manager within thirty (30) days of
completion of Construction Manager’s contract.  Construction Manager is
required to complete the final List within fifteen (15) days following its
receipt.

 

4.6                                 Warranties

 

4.6.1                        Materials and Equipment Warranties

 

Construction Manager warrants and represents that all
materials and equipment incorporated in the Work shall be new and of good
quality, free from improper workmanship and defective materials and in strict
conformance with the Contract Documents and all Applicable Laws.  All Work
not conforming to these requirements, including Substitutions not properly
approved, may be considered defective, and must be corrected or replaced. 
The Warranty on a piece of equipment installed in the Work shall: (1) commence
to run on the date that the piece of equipment is first put into service under
the Commissioning Plan; and (2) be the manufacturer’s standard warranty
for that piece of equipment.  Owner’s option to purchase extended warranty
coverage for materials and equipment shall be preserved in the applicable Bid
Documents and/or Purchase Order.

 

4.6.2                        Return and Repair Warranty

 

Construction Manager shall guarantee (and shall
require all Trade Contractors to guarantee) the Work for a period of one (1) year
after Substantial Completion, during which time the appropriate Trade
Contractor will return to the Site and replace or repair any defective or
non-conforming item of Work identified by Owner.  In the event
Construction Manager achieves Substantial Completion of a discrete building
system, the warranties in connection with that building system will commence to
run on the earlier of the date that Owner: (1) issues written approval and
acceptance of such system; or (2) commences the use of the system for its
intended purpose.  Owner shall give such written notice to Construction
Manager promptly after discovery of an item of defective or non-conforming
Work.  Notwithstanding the foregoing and in recognition that Construction
Manager is required to include guarantees of the type contained in Trade Contracts,
in the event that Owner shall agree in writing, in its sole discretion, to the
inclusion in a specific Trade Contract of a period of guaranty which has a
duration of less than one (1) year, then the obligation of Construction
Manager under this Section with respect to the Work of such Trade
Contractor shall be applicable only for the shorter period contained in the
Trade Contract.

 

40

 

4.6.3                        No Limitation on Statute of Limitations

 

Nothing contained in this Section 4.6  shall be construed to establish a period
of limitation with respect to any other obligation that Construction Manager
might have under the Contract Documents.  The establishment of the time
periods noted in Section 4.6.2, or such longer period of time as may be
prescribed by Applicable Laws or by the terms of any warranty required by the
Contract Documents, relates only to the specific obligation of the Construction
Manager and the appropriate Trade Contractor to correct the Work, and has no
relationship to the time within which the breach of the obligation of the
Construction Manager or any Trade Contractor to comply with the Contract
Documents may be sought to be enforced.  Nor is the time within which
proceedings may be commenced to establish Construction Manager’s liability with
respect to Construction Manager’s obligations under this Agreement affected by
the provisions of Section 4.6.2.

 

4.7                                 Compliance with Affirmative Action
Requirements

 

Construction Manager agrees to comply with (and to
cause all Trade Contractors to comply with) the Affirmative Action Requirements
set forth in Exhibit G. 
Construction Manager shall retain all Project records relating to the
satisfaction of Affirmative Action Requirements for a period of not less than three
(3) years after Final Completion of the Project.

 

41

 

ARTICLE 5

 

MANAGEMENT OF THE WORK

 

5.1                                 Key Employees

 

5.1.1                        Key Employees Identified

 

Construction Manager has designated the individuals
identified in Exhibit M as
Key Employees, who shall have primary responsibility for management of the
Project.

 

5.1.2                        No Reassignment or Removal of Key
Employees

 

Key Employees may not be replaced or reassigned by
Construction Manager during the term of this Agreement (including both
Pre-Construction and Construction Phases) without the prior written consent of
Owner.  In the event that a Key Employee dies, becomes disabled or
otherwise leaves the employ of Construction Manager, Construction Manager shall
promptly propose a substitute of comparable expertise and experience who shall
likewise be subject to Owner’s approval.  Construction Manager shall
immediately remove any Key Employee whom Owner, in its discretion, determines
is not performing in accordance with the best interests of the Project.

 

5.1.3                        Time Commitments of Key Employees

 

Construction Manager agrees that the Principal in
Charge shall devote at least ten (10) percent of his time to the Project,
and shall be available to Owner on an as-needed basis.  The Project
Executive shall be available to Owner on an as-needed basis.  The Senior
Project Engineer and Senior Project Superintendent shall be assigned to the
Work on a full-time basis.  The Senior Project Engineer shall be stationed
at the Project Site until Final Completion of the Work in order to facilitate
performance and completion of the Work in the most expeditious and economical
manner consistent with the interests of Owner.

 

5.2                                 Support Staff

 

In addition to the Key Employees, Construction Manager
shall staff the Project with appropriate support personnel, who shall be
assigned to the Project as agreed by Owner and Construction Manager, and who
may be stationed at the Project Site, in Construction Manager’s home office or
a branch office, or such other location as may be approved by Owner.  Each
support person whom Construction Manager intends to include as part of General
Conditions Costs, and that individual’s salary or wage rate (and any increases
thereto) shall be subject to Owner’s prior written approval.  Owner shall
have the opportunity to interview all support personnel proposed by
Construction Manager Construction Manager shall remove any individual support
person whose continued participation is not, in the Owner’s determination, in
the best interests of the Project.

 

5.3                                 Authorized Representatives

 

Construction Manager hereby designates Andres Sosa, as
the Construction Manager’s Authorized Representative, together with any other
person(s) who, with prior written notice to Construction Manager, Owner
may designate or appoint, to act in conjunction with Robert Willis who

 

42

 

shall
act as Owner’s Authorized Representatives.  Whenever this Agreement
requires or permits the approval or consent of a party, such approval or
consent shall be deemed given only if furnished by the respective party’s
Authorized Representative in writing.  Any such approval or consent given
by an Authorized Representative shall be binding on the respective party unless
and until the other party has received written notice of the designation or
appointment of a successor to the foregoing.

 

43

 

ARTICLE 6

 

PAYMENT

 

6.1                                 Phases

 

Each Application for Payment shall be submitted with a
Summary Application together with separate Applications for each of the
following Phases of Work:

(1)  New York Times;

(2)  FC Lion;

(3)  Retail; and

(4)  Auditorium.

Construction
Manager shall comply with the Cost Allocation Guidelines attached as Exhibit R.

 

6.2                                 Payments

 

Owner shall make Progress Payments to Construction
Manager at monthly intervals in accordance with the following procedures:

 

6.2.1                        On or before the twenty-fifth (25th) day
of the calendar month following commencement of the Work and on or before the
twenty-fifth (25th) day of each calendar month thereafter, Construction Manager
shall submit to Owner for review and certification, a “pencil-copy” Application
for Payment, based upon the Schedule of Values approved by Owner, setting
forth in detail: (1) Trade Contract Costs incurred by Construction Manager
in connection with the Work during the immediately preceding twenty-five (25)
day period, pro-rated through the end of the month (less Retainage as described
in Section 6.2.2); (2) the portion of Construction Manager’s Fee as
set forth in Exhibit S earned
that month based on the percentage of completion of the Work; (less Retainage
as set forth in Section 6.2.2); and (3) General Conditions Costs as
set forth in Exhibit D. 
Change Order Work may be included in monthly Applications for Payment based on
the percentage of completion of the Change Order Work.

 

6.2.2                        After review by Owner, Construction
Manager shall finalize the Application for Payment and submit it to Owner on
the first (1st) day of the following month.  Any materials which are
stored either on Site or off-Site (included, but not limited to, Pre-Purchase
Items), but which have not been incorporated into the Work, shall be listed
separately on each Application for Payment, and payment therefor is subject to
compliance with Article 4.  The Application should show: (1) a
deduction for Retainage equal to ten percent (10%) of Trade Contract Costs, but
only until the Work of each Trade Contractor is fifty percent (50%) completed
as determined by Owner and Architect, which amount shall be held by Owner until
Substantial Completion of the Work; and (2) a deduction for Retainage
equal to ten percent (10%) of Construction Manager’s Fee, which amount shall be
withheld until Final Completion.  No Retainage shall be withheld on
General Conditions Costs.  All Applications for Payment must be
accompanied by such documentation (including Partial Waivers and Releases of
Lien in the form set forth in Exhibit H
for all payments through the prior Application for Payment) from Construction
Manager and Trade Contractors as may be reasonably required by Owner. 
Owner may require additional evidence of Construction Manager’s right to the
payment claimed, and that title to equipment or materials not yet incorporated
into the Project is unencumbered including, but not limited to, bills of sale,
bills of lading, title documents, warehouse receipts and similar documentation.

 

44

 

6.2.3                        Each Application for Payment shall
constitute an express representation by Construction Manager that:

 

6.2.3.1               the partial payment requested has been incurred by Construction Manager
on account of the Work or is justly due to Trade Contractors;

 

6.2.3.2               the materials, equipment and supplies for which such Application for
Payment is being submitted have been installed or incorporated in the Project
or have been stored at the Project Site or at such off-Project Site storage
locations as have been approved in writing by Owner;

 

6.2.3.3               the materials, equipment and supplies covered by prior payments are not
subject to any security interests or similar encumbrances;

 

6.2.3.4               no mechanic’s, laborer’s, vendor’s, materialman’s or other liens have
been filed, or have been threatened to be filed, in connection with the Work or
in connection with any of the materials, equipment or supplies incorporated
therein or purchased in connection therewith, and in the event that
Construction Manager cannot make such a statement, state in full the reasons
therefor;

 

6.2.3.5               no claims have been filed, or have been threatened to be filed, by any
Trade Contractor or anyone claiming through any Trade Contractor in connection
with the Project, or if such claim has been filed, or threatened state in full
the reasons therefor;

 

6.2.3.6               the Work which is the subject of such Application for Payment has been
performed in accordance with the Contract Documents.

 

6.2.4                        Construction Manager shall carefully
examine all payment breakdowns and Applications for Payment submitted by Trade
Contractors in an effort to eliminate “front-end loading.” Construction Manager
shall under no circumstances request or allow payments to be made to any Trade
Contractor which are “front-end loaded,” and which do not accurately reflect
the true value of the Work performed or the materials, equipment or supplies
actually furnished.

 

6.2.5                        On or before the forty fifth (45th) day
after Owner’s receipt of the Application for Payment, Owner shall pay
Construction Manager an amount equal to the sum of: (1) Trade Contract
Costs approved by Owner (less Retainage as set forth in Section 6.2.2); (2) General
Conditions Costs; and (3) Construction Manager’s Fee (less Retainage as
set forth in Section 6.2.2).  There shall be no Retainage on General
Conditions Costs.  Construction Manager shall process and make payment to
all Trade Contractors whose Work is included in the Application for Payment as
paid by Owner within ten (10) Work Days after Construction Manager’s
receipt of payment from the Owner.  This provision is strictly for the
benefit of Owner in order that satisfactory morale and relations with Trade
Contractors be maintained, and shall not under any circumstances confer any
right upon any third party.  This provision shall be waivable by Owner, in
writing, in Owner’s absolute discretion.  Owner reserves the right to make
payment directly to Trade Contractors in the event that such payments are not
made by Construction Manager as provided for in this Agreement.

 

6.2.6                        Within thirty (30) days following Substantial
Completion of the Work and submission of an Application for Payment,
Construction Manager shall be entitled to an amount equal to the balance
remaining unpaid to Construction Manager for Costs of the Work, together with
that portion of the Construction Manager’s Fee and General Conditions Costs
then due, less an amount equal to the sum two times the value of the Punchlist
prepared in accordance with Section 4.5.27.2.

 

45

 

Notwithstanding
the foregoing, it is expressly understood and agreed that if, at any time after
Retainage with respect to a particular Trade Contract is released, a lien is
filed against the Project which relates to Work performed or materials,
equipment or supplies furnished by said Trade Contractor, and Construction
Manager has failed to cancel or discharge such lien in accordance with Article 4,
Owner, at its option, shall be entitled to hold back from the sums then due to
Construction Manager an amount equal to all costs and expenses to be incurred
by Owner in causing such lien to be discharged of record, including, without
limitation, attorneys’ fees and disbursements;

 

6.2.7                        Within sixty (60) days following Final
Completion of the Work, Construction Manager shall submit a Final Application
for Payment which shall be accompanied by: (1) final Waiver of Lien and
Release forms for Construction Manager and all Trade Contractors; (2) consents
of sureties; (3) As-Built Drawings; (4) operating and maintenance
manuals; (5) keys; (6) requirement permits and certificates; (7) affidavits
of Key Employees as described in Section 2.4.3.2; and (8) all other
documents and/or items which Construction Manager is obligated by the Contract
Documents to deliver at Final Completion.  Upon receipt of said
documentation and items in a form acceptable to Owner, Owner shall pay to
Construction Manager an amount equal to the aggregate of the balance remaining
unpaid to Construction Manager on account of Costs of the Work, the
Construction Manager’s Fee, and the balance of any Retainage withheld under
Trade Contracts.  Acceptance by Construction Manager of Final Payment
following Final Completion of the Work shall constitute a waiver of all Claims
of which Construction Manager had knowledge at the time of Final Payment,
unless the same are expressly reserved in writing and identified by
Construction Manager as unsettled at the time of Final Completion.  Such
reserved Claims shall remain valid only for a period of one (1) year.

 

6.2.8                        Notwithstanding anything in this
Agreement to the contrary, Owner, in its reasonable judgment, may withhold from
any payment due or to become due to Construction Manager any amount which
Owner, in its good faith opinion, deems sufficient to reimburse Owner for its
actual or potential expenditures for the account of Construction Manager, or to
secure Owner’s remedies in consequence of any actual or potential default or
breach by Construction Manager under this Agreement including, without
limitation, Owner’s opinion that the balance payable to Construction Manager
under this Agreement would be insufficient to complete the Work.  In
connection with any of the foregoing, Owner may nullify, in whole or in part,
any previously approved Application for Payment upon reasonable basis. 
Owner may, in its sole discretion, issue joint checks to Trade Contractors
and/or Suppliers, although nothing herein shall obligate Owner to do so.

 

6.3                                 Payment Does Not Constitute Acceptance

 

No payment by Owner of any Application for Payment
shall constitute acceptance by Owner of Work completed or of materials stored
that are not in conformity with the Contract Documents, and no such payment
shall be construed as a waiver of any right or claim by Owner in connection
with such Work or stored material.

 

6.4                                 Incentive Bonuses

 

Owner has included in the contract a bonus potential
of an amount not to exceed two million five hundred thousand ($2,500,000)
dollars.  The bonus shall be calculated at the time of Final Completion
and is due and payable only to the extent there are funds remaining in the
Contingency in excess of the amount of one million ($1,000,000) dollars to fund
the bonus.  The first one million ($1,000,000) dollars remaining in the
Contingency shall be deducted from the GMP, and the Construction Manager shall
have no claim to such amount.  The bonus consists of two components: a

 

46

 

 

maximum of one
million ($1,000,000) dollars associated with achieving certain key milestones
and a maximum of one million five hundred thousand ($1,500,000) dollars
associated with savings in the GMP as follows:

 

6.4.1  Schedule Incentive:
To the extent that Contingency in excess of one million ($1,000,000) dollars
remains at Final Completion, Owner will pay Construction Manager an incentive
bonus in the following amounts linked to achieving the following
milestones.  When calculating savings and schedule incentives,
schedule incentives will be calculated first.  These dates will be
adjusted on a day-for-day basis to the extent that: (1) Owner directs
construction to start after March 5, 2004 and (2) such dates are
adjusted pursuant to Change Orders under this Agreement.  The requirements
to achieve the milestones are set forth in Exhibit Q.

 

	
  i.

  	
   

  	
  Turnover
  of floors 3 through 8 (AMEC schedule, NYT 13, IF-100,120 & 140), on
  or before October 7, 2005: $125,000

  
	
  ii.

  	
   

  	
  Turnover
  of floors 9 through 16 (AMEC schedule, NYT 13, IF-130, 150, 160 &
  170), on or before December 6, 2005: $125,000

  
	
  iii.

  	
   

  	
  Circulate
  chilled water to NYTC floors after placing first two cooling tower cells into
  service (AMEC schedule, NYT 13, BS-1030), on or before February 7, 2006:
  $125,000

  
	
  iv.

  	
   

  	
  Turnover
  of floors 2, 17 through 26 (AMEC schedule, NYT 13, IF-090, 270, 280, 290,
  300 & 320), on or before March 2, 2006: $125,000

  
	
  v.

  	
   

  	
  Building
  enclosed and water tight, including but not limited to, completion of the
  roof, curtainwall and caulking (AMEC schedule, NYT 13, SS-220) on or before
  June 22, 2006: $125,000

  
	
  vi.

  	
   

  	
  Turnover
  of floors 29-40 (AMEC schedule, NYT 13, IF-180, 190), on or before
  June 16, 2006: $125,000

  
	
  vii.

  	
   

  	
  Turnover
  of floors 41-50 (AMEC schedule, NYT 13, IF-200, 220), on or before October 11,
  2006: $125,000

  
	
  viii.

  	
   

  	
  Lobby
  completion and internal garden/lobby restoration & landscaping (AMEC
  schedule, NYT 13, IF030 & 370), on or before January 23, 2007:
  $125,000.

  

 

6.4.2 Savings Incentive: Savings will be calculated and paid at Final Completion
based on savings below the GMP (as may be adjusted per the contract) and only
to the extent that Contingency remains.  Savings will be split 50% to the
Construction Manager and 50% to the Owner until the maximum bonus has been
achieved.  Any savings above this amount will accrue to the Owner.

 

47

 

ARTICLE 7

 

GUARANTEED
MAXIMUM PRICE

 

7.1  GMP

 

7.1.1        A
statement setting forth the price components of Construction Manager’s GMP is
attached hereto as Exhibit S. 
Construction Manager’s Qualifications and Assumptions are attached hereto as Exhibit O.

 

7.1.2        The GMP shall be comprised of:

 

7.1.2.1     Trade Contract Costs, as described in Section 7.2.

 

7.1.2.2     General Conditions Costs, as described in Section 7.3
and Exhibit D hereto.

 

7.1.2.3     Construction Contingency, as described in Section 7.4;

 

7.1.2.4     Allowances, as set forth in Exhibit U;

 

7.1.2.5     Construction Manager’s Fee included as part of Exhibit S.

 

7.2  Trade
Contract Costs

 

Trade Contract Costs shall be based on the actual
buyout of all Trades.  For those Trade Contracts that have not been bought
out at the time that the GMP is given, the GMP shall include an estimate of
Costs of the Work.  Construction Manager has specifically identified any
allowances or contingencies relating to Trade Contract buyout. 
Construction Manager shall advise Owner of any differential between an
estimated Trade Contract price and the actual buyout of that Trade
Contract.  The Construction Contingency may be adjusted to reflect such
differential.

 

7.3  General Conditions Costs

 

General Conditions Costs set forth in Exhibit D.

 

7.4  Construction Contingency

 

7.4.1        The
Construction Contingency is the maximum sum available, subject to Owner’s
approval, to cover unanticipated costs which would otherwise increase the
Construction Manager’s costs as follows:

 

7.4.1.1     Unforeseen
conditions and events not evident to, or identified by, Owner or Construction
Manager at the time of execution of this Agreement or circumstances arising
after the execution of this Agreement such as:

 

7.4.1.1.1  refinement
of details of Architect’s design within the scope of Work and standards of
quality and quantities on which the GMP was based;

 

48

 

7.4.1.1.2  abnormal
field condition or difficulties resulting in additional costs, if such
conditions or difficulties could not have been anticipated based on a
reasonable review of the Contract Documents;

 

7.4.1.1.3  additional
costs incurred as a result of a default by a Trade Contractor in excess of Bond
coverage;

 

7.4.1.1.4  additional
costs incurred as a result of items omitted by Construction Manager in the
formulation of the GMP;

 

7.4.1.1.5  correction
of non-conforming Work or defects not due to negligence of Construction Manager
or any Trade Contractor (correction of non-conforming Work or defects resulting
from Construction Manager’s or Trade Contractor’s negligence are to be
corrected by the responsible party at its own cost);

 

7.4.1.1.6  costs
associated with Time Extensions (to the extent permitted by Article 11);

 

7.4.1.1.7  casualty
losses and related expenses, not compensated by insurance or otherwise,
sustained by Construction Manager or any Trade Contractor in connection with
the Work, except to the extent such losses or expenses are attributable to
gross negligence or willful misconduct of Construction Manager or any Trade
Contractor, or result from the willful violation by Construction Manager or any
Trade Contractor of Applicable Laws.  Such losses shall include
settlements made with the prior written consent and approval of Owner. 
Reimbursement shall not be made for any losses or expenses for which
Construction Manager has or will be indemnified by third parties or for which
Construction Manager would have been compensated by insurance, except for the
failure of Construction Manager to procure and maintain insurance in accordance
with the requirements of this Agreement or the failure of Construction Manager
to comply with the requirements of any insurance carriers providing coverage
for the Project.

 

7.4.1.1.8  costs to
repair Work damaged by Owner or any Separate Contractor.

 

7.4.1.1.9  unanticipated
costs associated with the buyout of Trade Contracts.

 

7.4.2        Use
of the Construction Contingency shall be reasonably approved in writing by
Owner as provided herein.  No amounts may be charged to the Construction
Contingency except with prior written approval of Owner, and then only to the
extent that such amounts have been paid or are to be paid by Construction
Manager.  Construction Contingency funds are further subject to the
following restrictions:

 

7.4.2.1     No
sums may be charged to Construction Contingency for Work for which Construction
Manager is entitled to an Out-of-Scope Change Order hereunder.

 

7.4.2.2     No
sums may be charged to the Construction Contingency for costs that arise out of
Construction Manager’s willful misconduct, gross negligence or a material
breach of sufficient magnitude to constitute an Event of Default under this
Agreement.

 

49

 

7.4.2.3     Construction
Manager is not entitled to payment of amounts which would otherwise be properly
chargeable to the Construction Contingency to the extent that: (1) such
amounts are properly chargeable to a Trade Contractor or other responsible
person or entity; (2) Construction Manager failed to notify Owner or its
insurance carrier, if applicable, of the event which results in the claim to
the Construction Contingency within ten (10) calendar days of such event;
or (3) such amounts exceed the Construction Contingency set forth in the
GMP.

 

7.4.2.4     The
amount of the Construction Contingency shall be adjustable, and may be
increased by Buy Saves, and/or decreased based on Owner-approved charges as
described in this Section.  There shall not be any line item
contingencies.

 

7.5  Construction
Manager Acknowledgment of Incomplete Design Documents

 

Construction Manager acknowledges that the Design
Documents to be reviewed by Construction Manager in connection with preparation
of the GMP may be incomplete and subject to further development by
Architect.  Notwithstanding the foregoing, Construction Manager
understands and agrees that it will not be entitled to any increase in the GMP
as a result of:

 

7.5.1       final
completion of the Construction Documents consistent with the design intent as
expressed in the Design Documents reviewed by Construction Manager;

 

7.5.2       any
inconsistencies in or the lack of coordination of Construction Documents
consistent with industry standard practices of coordination;

 

7.5.3       the
fact that Costs of the Work may not be precisely defined prior to final
completion of the Construction Documents;

 

7.5.4       an
overrun in the buyout of any Trade Contract or a default in performance by any
Trade Contractor;

 

7.5.5       the
extension of Milestone Dates, Substantial Completion Date, or Final Completion
Date or any Delay in the performance of the Work for any reason whatsoever,
except as provided in Article 9;

 

7.5.6       Changes
in the Work, except for those for which Construction Manager is entitled to a
Change Order.

 

50

 

ARTICLE 8

 

COSTS OF
THE WORK

 

8.1  Limitation on Costs of the Work

 

In addition to the Construction Manager’s Fee, and
subject to Owner’s receipt from Construction Manager of properly prepared
monthly projections and of such other supporting documentation as Owner may
reasonably require, Owner shall reimburse Construction Manager for the Costs of
the Work set forth in this Article 8, to the extent such Costs of the Work
are actually and necessarily incurred by Construction Manager in the
performance of the Work.  Costs of the Work shall not include any costs
that arise out of the grass negligence, willful misconduct, or breach of this
Agreement by Construction Manager or by any Trade Contractor.

 

8.2  Trade Contract Costs

 

Trade Contract Costs include all costs paid by
Construction Manager under Trade Contracts approved by Owner for Work performed
(including the cost of Pre-Purchased Items procured by any Trade Contractor or
by Construction Manager and assigned to a Trade Contractor) in accordance with
the terms of this Agreement.

 

8.3  General Conditions Costs

 

General Conditions Costs as set forth in Exhibit D shall consist of the
following items:

 

8.3.1        Wages
paid for labor of personnel in the direct employ of Construction Manager in the
performance of construction services at the Site incident to the Work under
applicable collective bargaining agreements, or under a salary, wage or hourly
rate schedule agreed upon by Owner.  Agreed-upon salary, wage and/or
hourly rate schedules may not be changed by Construction Manager without the
prior written consent of Owner (except for adjustments for union employees
where the adjustment is contractually mandated by the applicable collective
bargaining agreement).

 

8.3.2        When
approved in advance by Owner, reasonable salaries paid by Construction Manager
to its supervisory or administrative personnel when stationed at the Site or at
Construction Manager’s home office or any branch office, based on salary
schedules agreed to by Owner and Construction Manager, and attached hereto as Exhibit D.  No home office
personnel, other than those identified in Exhibit D,
may be charged to General Conditions Costs.  No change in the approved
salary schedules shall be made by the Construction Manager without the Owner’s
prior written approval.  Construction Manager’s supervisory or
administrative personnel who are engaged at shops or on the road in expediting
the production or transportation of materials or equipment in connection with
the performance of the Work shall be considered to be stationed at the Site,
and their salaries shall be paid for that documented portion of their time
spent on performance of the Work.  Said employees of Construction Manager
shall be paid on the basis of time cards and certified payrolls to which the
Owner shall have ready access.  If a salaried employee who is fully
chargeable to the Project spends any portion of his or her time working on
another project, then Owner shall be entitled to a credit, on a reasonable
hourly charge basis, for the time spent by said employee on such other
project.  Owner shall be entitled to audit Construction Manager’s records
relating to said employee in order to determine the amount of an appropriate
credit.

 

51

 

8.3.3        Actual
payroll taxes and contributions and other assessments or taxes for unemployment
compensation, old age benefits, Worker’s Compensation and Employee Liability
insurance, social security and other standard employee benefits, based on a
multiplier (to be agreed upon by the parties) times the wages and salaries
described in Sections 8.3.1 and 8.3.2.  Vacation and training costs for a
salaried employee shall be prorated based on the amount of time the employee
actually spends working on the Project.  No reimbursement will be made on
account of fidelity insurance premiums.

 

8.3.4        Actual
costs and expenses incurred in connection with telephones installed at the
Project Site, fax, messenger and overnight delivery service, blueprinting for
Shop Drawings, reproduction, photographs and other similar petty cash items
directly related to the Work.  Construction Manager shall limit such costs
through use of the Project Websites as directed by Owner, and shall utilize
outside contractors and Vendors designated by Owner for services including, but
not limited to, messenger service, blue printing and reproduction.

 

8.3.5        Actual
costs of hand tools not owned by the workmen, less the reasonable salvage value
obtainable on such items used, but not totally consumed, in the performance of
the Work, and costs of canvases and tarpaulins used in the performance of the
Work.  Construction Manager shall provide an inventory of such items based
on original Purchase Orders.  At Owner’s option and at its direction,
Construction Manager shall: (1) deliver all or any portion of such hand
tools, canvases and tarpaulins to Owner; (2) use reasonable efforts to
sell the same for the account of Owner; or (3) discard the same in the
manner set forth in Article 4 hereof;

 

8.3.6        Actual
costs of all temporary structures and their maintenance, less the reasonable
salvage value obtainable on such items which are used, but not totally
consumed, in the performance of the Work; provided, however, that at Owner’s
option and at its direction, Construction Manager shall: (1) deliver all
such temporary structures to Owner; (2) use reasonable efforts to sell the
same for the account of Owner; or (3) discard the same in the manner set
forth in Article 4.

 

8.3.7        Net
rental charges and maintenance expenses for any Temporary system or structure
necessary in connection with the performance of the Work (such as, for example,
hoists), including the installation, erection, removal, transportation and
delivery costs thereof.

 

8.3.8        Net
rental charges of all machinery and equipment (exclusive of hand tools) used at
the Project Site in connection with the performance of the Work, together with
costs incurred in the installation thereof, minor repairs and replacements
thereto and the dismantling, removal, transportation and delivery of the
same.  Any Trade Contract and/or Construction Manager Pre-Purchased Item
in excess of $10,000 is subject to Owner’s prior written approval.

 

8.3.9        Travel,
to the extent Construction Manager receives prior written approval from Owner,
to: (1) meetings in connection with the Project; (2) Trade
Contractor’s offices; (3) yards; or (4) fabrication plants.  All
domestic and international travel shall be economy or coach class at the lowest
available fare, whether refundable or not.  Travel to the Project Site and
to the New York City offices of Owner, Construction Manager, Architect and/or
Interior Architect shall not be reimbursable as a General Conditions Cost.

 

8.3.10      Royalties
(if such royalties shall have been approved in writing by Owner); costs for the
use of patented materials or processes (if the use of the same has been
specified by Architect and/or approved in writing by Owner); and license fees
necessary for the performance of the

 

52

 

Work (excluding Work-related required licenses for the
Construction Manager and its employees, agents and Trade Contractors).

 

8.3.11      Federal,
State and local sales, use, excise, personal property and other similar taxes,
if any, which may be required to be paid by Construction Manager in connection
with the Work, except taxes applicable, directly or indirectly, to the
Construction Manager’s Fee.  Construction Manager shall be responsible for
obtaining necessary tax exemption certificates for qualified costs.  All
sales and use taxes shall be submitted to Owner for reimbursement as
incurred.  No back billing of sales and use taxes will be accepted by
Owner.

 

8.3.12      Cost
of premiums for any bond furnished in connection with, and for the discharge
of, any lien.

 

8.3.13      Costs
of insurance and Payment and Performance Bonds required pursuant to Article 14.

 

8.3.14      Costs
of specialty consultants (approved in advance by Owner).

 

8.3.15      Costs
included in Exhibit D.

 

8.4  Back-up
Documentation

 

Construction Manager shall allow Owner to review and
copy Project-related accounting records including, but not limited to, records
relating to personnel salaries and wages, and personnel-related expenses.

 

8.5  Control
of Costs of the Work

 

Construction Manager shall use its best efforts to
minimize Costs of the Work incurred, consistent with the intent and purposes of
this Agreement, sound business practice and the instructions from Owner. 
Owner reserves the right to audit Costs of the Work in accordance with this
Agreement, and any adjustments which are yielded by an audit shall be paid to
Owner by Construction Manager or, at Owner’s option, deducted from payments due
to Construction Manager.

 

53

 

ARTICLE 9

 

NON-REIMBURSABLE COSTS

 

9.1  Non-Reimbursable
Costs

 

Owner shall not reimburse Construction Manager for any
of the following costs, all of which shall be borne by Construction Manager at
its sole expense:

 

9.1.1        Salaries
or other compensation of any principals and branch office heads of Construction
Manager.

 

9.1.2        Salaries
of non-line staff personnel including, but not limited to, legal,
billing/collections (except any accounting personnel based at the Project Site,
financial, and corporate insurance (except OCIP-related personnel)).

 

9.1.3        Operating
Expenses of Construction Manager’s home and branch offices, including overhead
and administrative expenses.

 

9.1.4        Any
part of Construction Manager’s capital expenses, including interest on capital
employed in connection with the Work.

 

9.1.5        Insurance-related
costs.

 

9.1.5.1     costs
not reimbursed by insurance, arising: (1) out of the acts or omissions of
Construction Manager (including acts or omissions of any Trade Contractor), or
the failure of Construction Manager to perform its obligations under this
Agreement, or (2) from the violation by Construction Manager (or any Trade
Contractor) of any Applicable Law;

 

9.1.5.2     casualty
losses and related expenses sustained by Construction Manager (or by any Trade
Contractor) in connection with tools, equipment, supplies and other personal
effects owned or rented by Construction Manager (or by the Trade Contractor).

 

9.1.5.3     any
other costs which would have been insured but for the failure of Construction
Manager (or any Trade Contractor) to carry the insurance required to be carried
hereunder, or the failure of Construction Manager (or any Trade Contractor) to
comply with the requirements of any insurance carriers providing insurance
coverage for the Project, as set forth in Article 14.

 

9.1.6        Losses,
costs, and expenses (including attorneys’ fees and disbursements) incurred by
Construction Manager in connection with, or a result of, the occurrence of any
event expressly provided for under the terms of this Agreement wherein
Construction Manager agrees to indemnify and hold harmless Owner against such
losses, costs and expenses.

 

9.1.7        Costs
of the Work that have been Backcharged against or deducted from the
compensation of a Trade Contractor for any reason.

 

9.1.8        Costs
resulting from the performance by Construction Manager or of any Trade
Contractor of general conditions-type costs, other than or in addition to those
types of costs expressly identified in Article 8 as being reimbursable by
Owner.

 

54

 

9.1.9        Costs
incurred by reason of Construction Manager’s failure to comply with its
obligations under this Agreement, including parking or any other fines assessed
by New York City or the State of New York.

 

9.1.10      New
York State and New York City sales and use taxes on any portion of the Work
which is subject to exemption, as such exemption is identified to Construction
Manager through means of a certificate of capital improvement or certificate of
other exemption.  Construction Manager is responsible for obtaining
applicable capital improvement and/or tax exemption certificates.

 

9.1.11      Cost
of insurance on tools and equipment owned by workmen.

 

9.1.12      Costs
of any item or expense which this Agreement expressly provides are to be paid
or borne by Construction Manager at its sole cost and expense.

 

9.1.13      Overtime
charges, unless approved in advance by Owner.

 

9.1.14      Vertical
transportation costs (i.e., hoists, cranes, etc.) that are the responsibility
of others.

 

55

 

ARTICLE 10

 

CHANGES IN THE WORK

 

10.1         Change Orders

 

10.1.1      Owner,
without invalidating this Agreement, may at any time direct Changes in the Work
consisting of additions, deletions or other revisions.  All such required
Changes in the Work shall be requested in a written PCO submitted to
Construction Manager, and shall be authorized by Owner, and executed in the
manner set forth in the following Sections:

 

10.1.2      Construction
Manager agrees to exercise its best efforts so that, within fifteen (15) days
after the issuance of the PCO, Construction Manager shall furnish to Owner a
signed Change Order Proposal, in a form satisfactory to Owner, setting forth in
detail, with suitable breakdowns by trades and work classifications, and using
the Unit Price and/or other costing method specified by Owner, Construction
Manager’s estimate of: (1) the cost or savings of the Change reflected in
the PCO, which cost shall be at the best price obtainable for, and shall
reflect the most economical manner of affecting, such Change; and (2) the
Changes in the Project Schedule (including the Substantial Completion Date
and/or the Final Completion Date) which would result from implementation of
Construction Manager’s Change Order Proposal.  Construction Manager shall
not be entitled to any increase in Construction Manager’s Fee or General
Conditions Costs in connection with the first ten million ($10,000,000) dollars
in aggregate value of Change Orders.  To the extent Change Orders have
resulted in an increase in the GMP in excess of ten million ($10,000,000)
dollars, then Construction Manager shall be entitled to an increase of eight
(8%) percent of the Cost of the Work as total compensation for Construction
Manager’s Fee and General Conditions Costs.

 

10.1.3      If
Owner approves Construction Manager’s Change Order Proposal, Owner shall issue
to Construction Manager a written Change Order signed by Owner, and the Substantial
Completion Date and the Final Completion Date, the GMP and the Contract
Documents, as the case may be, shall be adjusted, if required, in accordance
with the terms of such Change Order.  All other terms and conditions of
this Agreement shall remain in full force and effect.

 

10.1.4      A
Change Order shall be effective only when signed by Owner and Construction
Manager.

 

10.1.5      Construction
Manager shall issue copies of all Change Orders to the appropriate Trade
Contractors.

 

10.1.6      Construction
Manager shall bill promptly for Change Orders based on a consolidation of the
Trades involved in implementing the Change Order.

 

10.2         Field Directive

 

Owner, in its sole discretion, can direct Construction
Manager to perform work upon issuance of a Field Directive.  If
Construction Manager and Owner disagree on the value of Work to be performed
under a Field Directive, or on whether such Work is part of Construction
Manager’s Work under this Agreement, Construction Manager must so notify Owner
in writing within fifteen (15) business days of receipt of the Field Directive
and may seek legal recourse if the dispute is not resolved within 120 days
thereafter, provided, however, that the Construction Manager shall continue

 

56

 

performance of the Work in question pending resolution
of the parties’ dispute.  Failure of Construction Manager to so notify
Owner shall be deemed a waiver by Construction Manager of any increase in the
GMP, Construction Manager’s Fee or General Conditions Costs and a waiver of any
claim for a Time Extension.

 

10.3         Emergency Change Order

 

Notwithstanding anything to the contrary set forth
herein, Construction Manager and Architect shall each have the authority to
issue Emergency Change Orders without the prior written approval of
Owner.  Construction Manager shall: (1) notify Owner that an
Emergency Change Order has been issued within twenty-four (24) hours after the
same has been issued, which notice shall set forth the reason giving rise to
the issuance of the same; and (2) promptly furnish Owner with copies of
all such Emergency Change Orders.  Valid Emergency Change orders shall be
confirmed by Owner by a duly issued Change Order.

 

10.4         Full Payment for Change Orders

 

When paid by Owner to Construction Manager, the
compensation specified in a Change Order shall constitute full payment for the
additional Work covered thereby, including any delay/disruption cost or expense
occasioned by reason of such Change.

 

10.5         Backcharges

 

Construction Manager shall develop a procedure for the
prompt processing of Backcharges among the Trade Contractors, which process
shall be implemented by means of deductive Change Orders.  Construction
Manager shall track all Backcharges, and shall provide Owner with a monthly status
report.

 

10.6         Change Order-Related Time Extensions

 

Each Change Order shall specify whether Construction
Manager is entitled to a related Time Extension.  Construction Manager
shall not be entitled to a Time Extension in connection with any Change Order
unless the Time Extension is expressly stated therein.

 

57

 

ARTICLE 11

 

SCHEDULE OF
THE WORK AND OCCUPANCY

 

11.1         Project Schedule

 

Construction Manager shall promptly and diligently
perform, or caused to be performed, the Work in strict accordance with the
Project Schedule approved by Owner and the Milestones set forth in the
Project Schedule.  The Work shall be: (1) Substantially Completed on
or before the Substantial Completion Date as set forth on the Project Schedule;
and (2) Finally Completed on or before the Final Completion Date as set
forth in the Project Schedule.

 

11.2         CPM Schedule

 

Within ninety (90) days of the award of this
Agreement, Construction Manager shall submit a detailed Project Schedule in CPM
format, which includes the Milestones set forth in Section 6.4, and which will indicate a start date for the
Work approved by Owner.  The Project Schedule shall be subject to
review and approval by Owner.  Upon approval, the Project Schedule shall be
attached hereto as Exhibit C,
and shall serve as the baseline schedule for the remainder of the Project.

 

11.3         Updates to CPM Schedule

 

Construction Manager agrees to coordinate all
revisions to the Project Schedule with Owner’s scheduling consultant and
to participate in update meetings on a monthly basis, or more frequently as
required.

 

11.4         Time of the Essence

 

Construction Manager further acknowledges that the
timely performance of its obligations in accordance with the Project
Schedule is of the essence of this Agreement.  This “time of the
essence” requirement shall apply to all dates, time limits and time
requirements set forth in this Agreement and in the Project Schedule.

 

11.5         Requirements for Substantial Completion

 

The Work (or a designated portion thereof) shall be
deemed Substantially Completed on the date when all of the following events or
conditions shall have occurred:

 

11.5.1      Owner
may use and occupy the Project or, if requested by Owner, portions thereof
without interference for all of its intended purposes under this Agreement;

 

11.5.2      only
Punchlist items, if any, remain incomplete, provided said Punchlist items, in
Owner’s judgment, do not interfere with Owner’s use and occupancy;

 

11.5.3      Architect
shall have issued a Certificate of Substantial Completion; and

 

11.5.4      Issuance
of a Temporary Certificate of Occupancy.

 

58

 

11.6         Requirements for Final Completion

 

The Work shall be deemed Finally Completed on the date
when Owner has received evidence satisfactory to Owner indicating that:

 

11.6.1      all
Work (including all items set forth on the Punchlist), has been fully and
satisfactorily completed in a good and workmanlike manner; in conformance with
the Contract Documents; to Owner’s satisfaction; and in full compliance with
all Applicable Laws and requirements of Governmental Authorities having
jurisdiction over the Project, including required sign-offs for the
Project.  If the Work does not comply with Applicable Laws because the Construction
Documents do not so comply, and Construction Manager had no knowledge of such
non-compliance, nothing herein shall be deemed to shift liability for such
non-compliance from Architect to Construction Manager.

 

11.6.2      all
final certificates of approval relating to the Work including, without
limitation, all necessary certificates of the Board of Fire Underwriters or any
successor thereto and the permanent certificate of occupancy, shall have been
issued and delivered to the Owner.

 

11.6.3      all
required receipts, general releases, final waivers and releases of lien (in the
form set forth in Exhibit H),
affidavits (including, but not limited to executed copies of the Key Employee
Affidavits set forth in Exhibit L),
guarantees, warranties, consents of sureties, As-Built Drawings and any other
documents required under this Agreement or the Trade Contracts shall have been
issued and delivered to Owner.

 

11.6.4      All
required signoffs including, but not limited to, those relating to: (1) Affirmative
Action Requirements; (2) sales taxes; and (3) OCIP requirements.

 

11.7         Time Extensions

 

11.7.1      Construction
Manager hereby acknowledges that the Project will be tightly coordinated from a
scheduling perspective, and agrees to manage the Work in a manner consistent
with tight coordination and the requirements for timely performance set forth
herein.

 

11.7.2      Subject
to other provisions of the Contract Documents and to the extent permitted by
this Section, Construction Manager shall be entitled to an extension of the
Substantial Completion and Final Completion Dates established by the Project
Schedule only for Excusable Delays and Owner-Caused Delays: (1) which
directly impact activities on the Critical Path of the Schedule; (2) which
result from one or more of the causes set forth below; and (3) (i) were
beyond the control of Construction Manager; and (ii) to the extent not
caused by or contributed to, in whole or in part, by the fault, error,
omission, or negligence of Construction Manager, Trade Contractors, or anyone
directly or indirectly employed by them for whom they are responsible:

 

11.7.2.1  Labor
strikes (including strikes affecting transportation) unless precluded by any
Project labor agreement, that do, in fact, directly affect the progress of the
Work; provided, however, that Time Extension in connection with an individual
labor strike shall not exceed the number of Days of said strike, together with
a reasonable adjustment for demobilization and remobilization.  In any
event, labor grievances, under existing agreements, representative matters,
informational picketing and other labor matters shall not constitute a basis
for a Time Extension (Excusable Delay).

 

59

 

11.7.2.2  Acts of the public enemy, war,
civil unrest, terrorism, sabotage, acts of the State, Federal or local
governments in their sovereign capacity; provided, however, that in no event
shall Construction Manager be entitled to a Time Extension with respect to any
acts of the State, Federal or local governments in enforcing any Applicable
Laws relating to Construction Manager’s performance of the Work. 
Construction Manager may, however, be entitled to a Time Extension if the
enforcement of any Applicable Laws causes a Delay as a result of errors or omissions
in the Construction Documents and not a result of Construction Manager’s
failure to comply with any of the terms of this Agreement (Excusable Delay).

 

11.7.23  Acts of the Interiors Construction
Manager and/or Interiors Trade Contractors beyond those which might be
reasonably anticipated based on the tight coordination described in Section 11.7.1
(Owner-Caused Delay).

 

11.7.2.4  Changes ordered in the Work,
provided that Changes Orders are properly authorized and approved under the
provisions of Article 7 (Owner-Caused Delay).

 

11.7.2.5  Any negligence or breach by Owner
or Architect, or any act of the Owner specifically authorizing or approving the
Delay in writing (Owner-Caused Delay).

 

11.7.2.6  Acts of God, such as tornado,
fire, hurricane, blizzard, earthquake, typhoon, or flood, that damage completed
Work or to stored materials and equipment (but only to the extent that such
materials and/or equipment was properly stored by Construction Manager)
(Excusable Delay).

 

11.7.2.7  Acts or failure to act of Owner,
Architect and their respective agents, employees and Consultants which cause a
Delay in the Work (Owner-Caused Delay).

 

11.7.2.8  Acts of Separate Contractors
performing Work on the Project (beyond those that might be reasonably expected
based on the tight coordination described in Section 11.7.1) (Owner-Caused
Delay).

 

Any and all changes in the Substantial Completion
and/or Final Completion Dates shall be effected by Change Order as provided in Article 10.

 

11.7.3      In
the event that Construction Manager requests a Time Extension, Construction
Manager shall furnish such justification and supporting evidence as Owner may
deem reasonably necessary for a determination whether Construction Manager is
entitled to a Time Extension under the provisions of this Agreement.  If
Owner finds that Construction Manager is entitled to a Time Extension, Owner’s
determination as to the total number of Days of the Time Extension shall be
based upon the approved Project Schedule and on all relevant data. 
The Construction Manager acknowledges and agrees that delays in activities
which, do not affect the critical path of the Project Schedule or the
Substantial Completion or Final Completion Dates will not be the basis for a
Time Extension.  If the Owner determines that the Construction Manager is
entitled to a Time Extension, an appropriate Change Order will be issued in
accordance with Article 10.

 

11.7.4      All
notices of claims for Time Extensions shall be made in writing to the Owner
within seven (7) Days of discovery by Construction Manager of the Delay,
and the circumstances and activities leading to such claim shall be indicated
in Construction Manager’s Daily Report for the Day(s) affected.  In
the absence of such notice, all such claims for a Time Extension shall be deemed
to have been waived by Construction Manager.  In making a claim for a Time

 

60

 

Extension as a result of a Delay, the Construction
Manager shall provide an estimate of the probable effect of such Delay.  Within
twenty-one (21) Days after the completion of the circumstances or activity that
caused the Delay, the Construction Manager shall finalize its claim for a Time
Extension related to such Delay, and shall submit such final claim in writing
to the Owner.

 

11.7.5      In no
case shall a Time Extension be granted because of any Construction
Manager-Caused Delay.

 

11.8         Compensation for Delay

 

11.8.1      The
Time Extension specifically provided for in Section 11.7 of this Agreement
shall be Construction Manager’s sole and exclusive remedy for Excusable
Delays.  Construction Manager shall not be entitled to any lost profits,
consequential damages or other damages in connection with Excusable
Delays.  Construction Manager hereby expressly agrees to waive its right
to recover any damages for Excusable Delays.  Construction Manager may be
entitled to access the Contingency in order to recover additional, documented
General Conditions Costs up to a maximum amount reasonably demonstrated by
Construction Manager and agreed to by Owner in writing for Excusable Delay to
the extent such costs are not otherwise compensable under this Agreement.

 

11.8.2      In
addition to the Time Extension provided for in Section 11.7, Construction
Manager shall be entitled to recover additional, documented General Conditions
Costs up to a maximum amount reasonably demonstrated by Construction Manager
and agreed to by Owner in writing for Owner-Caused Delays which continue after
a sixty (60) cumulative day “grace period.” Construction Manager shall not be
entitled to any other damages in connection with Owner-Caused Delays. 
Construction Manager shall submit a written Claim for such costs within
twenty-one (21) Days after cessation of the Owner-Caused Delay, and such costs
shall be processed by Change Order.  Construction Manager may be entitled
to access the Contingency in order to recover additional, documented General
Conditions Costs up to a maximum amount reasonably demonstrated by Construction
Manager and agreed to by Owner in writing for costs arising during the “grace
period” of the Owner-Caused Delay to the extent such costs are not otherwise
compensable under this Agreement.

 

11.8.3      Construction
Manager shall not be entitled to either a Time Extension or additional
compensation in connection with Construction Manager-Caused Delays.

 

11.9         Acceleration of the Work

 

Construction Manager shall notify Owner promptly if
the Work, or any portion thereof, will not be completed within the time
provided in the Project Schedule for any reason including, but not limited
to, an Excusable Delay or an Owner-Caused Delay as described in Section 11.7. 
If Construction Manager so notifies Owner, or if, in the opinion of Owner
reasonably exercised, Construction Manager falls behind in the Project
Schedule for any cause within the reasonable control of Construction
Manager, Construction Manager shall take appropriate action to regain the
Project Schedule, and shall, if requested by Owner, submit a Recovery Plan to
demonstrate the manner in which the lost time may be regained.  Such
actions on the part of Construction Manager shall not result in an increase in
the GMP.

 

11.10       Modifications
to Project Schedule

 

Construction Manager shall make no modifications to
the Project Schedule without first obtaining Owner’s prior approval
thereof.  Revisions/updates to the approved Project Schedule shall

 

61

 

address issues such as the following: (1) all
major components of the Project and the Work, including Architect’s preparation
of Design Documents; (2) critical design details; (3) matters
relating to Trade Contractors and Trade Contract awards; (4) the Work of
Separate Contractors; (5) Interiors Project coordination; and (6) Owner’s
responsibilities.  All revisions/updates to the Project
Schedule shall be subject to Owner’s written approval.

 

62

 

ARTICLE 12

 

SEPARATE
CONTRACTORS

 

12.1         Owner’s Right to Engage Separate
Contractors

 

Owner reserves the right to directly engage Separate
Contractors to perform work on the Project.  These Separate Contractors
may perform additional work relating to the Project, but beyond the Work
covered by this Agreement.  Alternatively, Separate Contractors may be
engaged by Owner to perform work covered by this Agreement which is not, in the
opinion of Owner, being performed by Construction Manager in a manner
consistent with the Project’s cost, quality and scheduling objectives. 
The Owner’s agreements with Separate Contractors may include terms, covenants,
conditions and warranties different from those in any Trade Contract or the
Contract Documents.

 

12.2         Cooperation and Coordination with
Separate Contractors

 

Construction Manager shall, without additional
compensation, cooperate and coordinate the Work with the work of such Separate
Contractors.  Construction Manager shall integrate the schedules of
individual Separate Contractors into the overall Project Schedule as
reasonable and appropriate.  Construction Manager shall cooperate with the
Separate Contractors in providing such access to the Project Site and to the
Work including, but not limited to utilization of storage space, staging areas,
hoists and elevators, as the Separate Contractors may reasonably request. 
Construction Manager shall furnish to such Separate Contractors any services
which Construction Manager furnishes to Trade Contractors including, but not
limited to, use of hoists, storage and staging facilities.  Any additional
costs incurred by Construction Manager in implementing its obligations under
this Section shall be reimbursed by Change Order which the Owner agrees to
issue.

 

12.3         Separate Contractor-Related Suspensions

 

Construction Manager understands that portions of the
work of Separate Contractors may have to be performed either before,
simultaneously with or after the Work, and that the Work may have to be
suspended temporarily if, in Owner’s judgment, such suspension is necessary for
the timely and efficient completion of the Project.  Accordingly,
Construction Manager agrees that, upon request by Owner, Construction Manager
shall temporarily suspend any affected Work activity during the period which,
in Owner’s reasonable judgment, Construction Manager’s Work would unreasonably
interfere with the Work of a Separate Contractor.  If Owner requests that
Construction Manager temporarily suspend any Work, and if and to the extent
that there are delays in the performance of the Work as a result thereof and
Construction Manager demonstrates that the Work has actually been delayed thereby,
then, the period of time during which the Work was suspended shall be
recognized as an Excusable Delay, and the Construction Manager shall be granted
an appropriate Time Extension.

 

12.4         Damage to Work

 

If Construction Manager causes damage to the property
of Separate Contractors or to other work or property on the Project Site,
Construction Manager shall promptly remedy such damage as provided in this
Agreement.  If any Separate Contractor causes damage to the Work, and
Construction Manager is required to remedy such damage, Owner will issue a
Change Order for the cost thereof, and will further grant a Time Extension or,
alternatively, Owner may direct and compensate Construction Manager for
Acceleration, if the delayed activity is on the Critical Path of the Project
Schedule.

 

63

 

ARTICLE 13

 

ACCOUNTING
RECORDS

 

13.1         Project Accounting Records

 

Construction Manager shall maintain full, detailed and
separate accounting books and records to: (1) monitor delivery to the
Project Site of all materials, equipment and supplies used in connection with
the Work or incorporated in the Project; (2) check all labor performing
Work; (3) provide a basis for proper financial management of the Work in
accordance with a system to be approved by Owner.

 

13.2         Maintenance of Project Accounting Books
and Records

 

Construction Manager shall maintain Project accounting
books and records on a current basis, and shall institute such accounting
procedures as may be reasonably requested by Owner including, but not limited
to, procedures relating to any sales tax exemptions or other tax rebates,
credits, exemptions or benefits available to Owner in connection with the Work.

 

13.3         Audits

 

13.3.1      Owner
or Owner’s designated representative shall have the right to conduct interim
audits of Construction Manager’s Project accounting books and records, in
Owner’s discretion, to confirm the Costs of the Work being charged by
Construction Manager.

 

13.3.2      Owner
or Owner’s designated representative shall conduct a final audit of
Construction Manager’s accounting books and records at Project
completion.  Final audit results acceptable to Owner shall be a condition
of Final Payment to Construction Manager.

 

13.4         Preservation of Project Records

 

Construction Manager shall preserve all Project
accounting books and records for a period of one (1) year after Final
Completion of the Work and, if requested by Owner, no later than thirty (30)
days prior to the expiration of said one (1) year period, deliver to
Owner, at Owner’s expense, copies of all or any portion of such Project
accounting books and records.

 

64

 

ARTICLE 14

 

BONDS AND INSURANCE

 

14.1         Bond Requirements

 

14.1.1      Bonds

 

Owner shall be entitled to require Construction
Manager, on a selective basis, to cause individual Trade Contractors to furnish
their bond ratings, and, in Owner’s discretion, to also furnish separate
Payment and Performance Bonds naming Owner, any assignee of Owner, and
Construction Manager as obligees.  Owner shall have the right to approve
the form of Bonds provided by Trade Contractors provided by Construction
Manager.

 

14.1.2      Reimbursement

 

The cost of Bonds shall be a Trade Contract Cost.

 

14.2         Insurance Requirements

 

14.2.1      It is
Owner’s intent to provide insurance coverage for the Project under an
OCIP.  If the OCIP is in place, the provisions set forth below, together
with the requirements of the OCIP Manual attached as Exhibit J, shall apply:

 

14.2.2      Owner’s
Controlled Insurance Program (OCIP)

 

14.2.2.1In accordance with the Owner Controlled
Insurance Program (“OCIP”) being implemented by the Owner on this Project, the
Owner has purchased and will provide to Construction Manager, its Trade
Contractors, and Lower Tier Contractors insurance as set forth below, for
claims which may arise out of, or result from, work performed by them under
this Contract, for which they may be legally liable.  All bidders are
required to submit their bid(s) with their insurance included for this Project
The winning bidder(s) and all Lower Tier Contractors will be required to
identify their costs to provide Workers’ Compensation, General Liability and
Excess Liability for this Project.  The OCIP enrollment forms (outlined in
this Construction Manager’s Manual) must be completed and returned within 10
business days by Construction Manager, all Trade Contractors and Lower Tier
Contractors after they have been awarded a contract.  Please note that
each Trade Contractor must also include a copy of its Workers’ Compensation
Experience Modification Worksheet, along with a copy of the Policy Declarations
Page(s) from their Workers’ Compensation, General Liability and Excess
Liability policies.  The contract award will then be reduced by the costs
identified by the winning bidder(s) and this total will be identified as a
withhold amount.  At the conclusion of the contract, an audit will be
performed and this amount will be adjusted based upon actual payrolls incurred
on the project site and work performed including change orders.  Each
enrolled Trade Contractor (any tier) will provide documentation as follows:
Declarations or information page, Rating page(s), Verification of Experience
Modification for Workers’ Compensation and a minimum of 3 years Loss History
for each Trade Contractor (any tier) that participate in self-insured, large
deductible or retrospective rated insurance programs.  If a Trade
Contractor is participating in a retained loss program of this type(s), an
insurance credit will be developed using the contractors actual loss history
during the requested time period and program fixed costs (e.g. Excess Insurance
premiums, Claims Administration charges and Claim Development factors,
etc.).  Loss History calculations will

 

65

 

be
based upon Trade Contractor’s experience outside of this program provided by
Owner.  The final adjustment will be addressed with a Change Order at the
conclusion of the Project.  All insurance credits will be adjusted to
reflect any change in Trade Contractor’s (any tier) insurance costs (higher or
lower) that occur throughout their involvement in this project.  In the
event that a Trade Contractor overstates its insurance estimate, the Trade
Contractor will be credited accordingly.  The amount and type of coverage
to be provided by the Owner under its OCIP program is as follows:

 

14.2.2.2  Statutory Workers’ Compensation
and Employer’s Liability with limits of $1,000,000 Bodily Injury by Accident,
$1,000,000 Bodily Injury by Disease and $1,000,000 policy limit by
disease.  Workers’ Compensation insurance covers all Construction Manager,
Trade Contractor and Lower Tier Contractor employees whose regular duties
include performing work at the Project Site.

 

14.2.2.3  Commercial General Liability
Insurance (excludes Automobile Liability).  This policy includes Completed
Operations Coverage for a period of 10 years after acceptance of the work by
Owner with a limit of liability of $2,000,000 each occurrence/$5,000,000
general aggregate for Bodily Injury/Property Damage.  No Automobile
Liability insurance will be included.  This insurance applies to the
operations of all insured parties at the Project site, including any work site
set up by Owner for use by an insured party exclusively for the storage of
material or equipment, or for fabrication of material to be used at the Project
site.  The limits of liability apply collectively to all insured parties
under the policy.

 

14.2.2.4  Excess Insurance. Excess liability
insurance is provided, insuring the Owner, Construction Manager, Trade
Contractors and Lower Tier Contractors working on the Project.  This
insurance will cover only operations at the Project site and will provide
excess coverage over the limits of coverage described in 1. and 2. above. 
No Automobile Liability insurance will be included.  Coverage (excess of
$2,000,000 per occurrence / $5,000,000 aggregate) will apply collectively to
all insured parties on all covered projects with a single set of limits not
less than $100,000,000 each Occurrence/Aggregate excess of the primary.

 

14.2.2.5  Property insurance, as described
in Section 14.2.2.13.

 

14.2.2.6  The insurance provided for in
Sections 14.2.2.2 through 14.2.2.5, written on an occurrence basis, shall be
maintained without interruption from the date of commencement of the Work until
date of final payment, and for a minimum period of ten (10) years after
final payment for completed operations coverage.  In the event that
insurance coverages as provided by Owner and as described herein are canceled,
lapsed or otherwise become unavailable, the Owner has the option to procure and
provide alternate insurance to the Contractors.  As an alternative, the
Owner shall have the right to require the Contractor and all tiers of Subcontractors
to provide insurance coverage, with reimbursement being made to the Contractor
for the actual cost thereof by Change Order.

 

14.2.2.7  Each Trade Contractor
participating in the OCIP will be issued an individual Worker’s Compensation
policy.  Certificates of Insurance will be issued for the coverages of
Commercial General Liability and Excess Liability that will evidence the
coverages furnished by Owner.  These shall be filed with the Trade
Contractor prior to commencement of the Work.  Both the Worker’s
Compensation Policy and the Commercial General Liability and Excess Liability
certificates shall contain a provision that coverage as afforded under the
policies will not be canceled or allowed to expire until at least 30 days prior
written notice has been given to Trade Contractor.

 

66

 

14.2.2.8  Construction
Manager’s Insurance

 

The Construction Manager, Trade Contractors and Lower
Tier Contractors shall provide, at their own expense, the following insurance:

 

14.2.2.8.1     Comprehensive
Business/Automobile liability insurance.  The Construction Manager, Trade
Contractors and Lower Tier Contractors working on the Project (and any material
dealers, suppliers, and vendors who enter the Project site) shall, at their own
expense, carry automobile liability insurance covering all owned, non-owned,
and hired vehicles used in connection with the Work.  The Construction
Manager shall include this requirement in all of its subcontracts and purchase
orders.  The limits of liability for this insurance shall be at least
$5,000,000 per occurrence - bodily injury and property damage combined
including uninsured and underinsured motorist coverage.

 

14.2.2.8.2     Workers’
Compensation and Commercial General Liability Insurance.  The Construction
Manager shall carry and maintain at least the following insurance coverages in
connection with operations away from the Project site:

 

14.2.2.8.3     Workers’
Compensation – Statutory Limits

 

14.2.2.8.4     Employer’s
Liability - $2,000,000 (per bodily injury/disease and aggregate.)

 

14.2.2.8.5     Commercial
General Liability Insurance with limits of at least $10,000,000 combined single
limit bodily injury and property damage, and including protection for
contractual liability, products, completed operations, work performed by
independent contractors, and broad form property damage coverage.  Owner
reserves the right to require alternative limits (higher or lower) to
individual Trade Contractors (any tier) at their discretion.

 

14.2.2.8.6     Hazardous
Material Liability Insurance covering bodily injury and/or property damage of
limits not less than $2,000,000, if the work involves abatement, removal,
replacement, repair, enclosure, encapsulation and/or disposal of any hazardous
material or substance.  This coverage must remain in force for both
on-site and off-site exposures.

 

14.2.2.8.7     The
Construction Manager shall maintain Consultant’s Professional Liability (Errors
and Omissions) and Contractor’s Pollution Legal Liability in the limit of
$75,000,000.  Professional Liability provides coverage against claims
resulting from any act, error or omission in the rendering of Professional
Services by the Construction Manager.  Contractor’s Pollution Legal
Liability provides coverage against claims for pollution conditions arising out
of the performance of Professional Services and contracting operations rendered
by the Construction Manager.

 

14.2.2.9  The Construction Manager shall
maintain and require all Trade Contractors and Lower Tier Contractors (and
Suppliers, Vendors and Project participants) not covered under the Owner’s OCIP
to maintain appropriate levels of the insurance as identified herein.

 

67

 

14.2.2.10  A Certificate of Insurance
evidencing the Construction Manager-provided insurance under this Section shall,
prior to commencement of any Work at the Project site, be furnished to Owner’s
insurance agency at the following address:

 

Gallagher Pipino, Inc.

c/o Construction
Insurance Partners, LLC

308 North 21st
Street

St. Louis,
Missouri 63103

(800) 316-4031

(314) 342-7170 fax

Contact: Cindie
Allscheid,  Ext. 743

 

With copy to:

 

The New York Times
Company

229 West 43rd
Street

New York, New York
10036

Attention: General
Counsel

 

14.2.2.11  Certificates of Insurance
provided under these provisions shall provide for a 30-day advance written
notice of cancellation, lapse or policy change to Construction Insurance
Partners at the address indicated above.  The Construction Manager shall
also require the Trade Contractors and all Lower Tier Contractors to furnish
similar Certificates of Insurance, copies of which shall be filed with the
above Construction Insurance Partners representative.  Failure of
Construction Manager or any Trade Contractor or other party to file such
Certificates of Insurance shall not relieve such party of its responsibility to
carry and maintain such insurance.

 

14.2.2.12  The Owner-Controlled Insurance
Program as previously outlined is intended to afford broad coverage and
relatively high limits of liability, but may not provide all the insurance
needed by Trade Contractor.  Any insurance for higher limits or other
coverages that a Trade Contractor may be required by law to carry or may need
for its protection shall be at the Trade Contractor’s expense.  Any policy
of insurance covering Construction Manager or any Trade Contractor or Lower
Tier Contractor owned or leased machinery, watercraft, vehicles, tools, or
equipment against physical loss or damage shall provide for a Waiver of
Subrogation as to any claims against any insured parties under the Owner
Controlled Insurance Program.

 

14.2.2.13  Property Insurance

 

14.2.2.13.1     Owner shall
purchase and maintain property insurance in the amount of the initial contract
sum, as well as subsequent modifications thereto for the entire Work at the
site on a replacement cost basis.  Such property insurance shall be
maintained unless otherwise provided in the Contract Documents, until final
payment has been made or until no person or entity other than the Owner has an
insurable interest in the property.  This insurance shall include Owner,
Construction Manager, Trade Contractors and Lower Tier Contractors performing
the Work as named Insureds.

 

14.2.2.13.2     The property
insurance shall be on an All Risk policy form basis and insure against the
perils of fire and extended coverage, and physical loss or damage including,
without duplication of coverage, theft, vandalism, malicious mischief,
collapse, temporary buildings and debris removal, including demolition
occasioned by enforcement of any applicable legal

 

68

 

requirements. 
This property insurance shall also include transit coverages for materials to
be incorporated into the project, as well as temporary offsite storage
locations.  Sublimits may apply with respect to transit and offsite
coverages.  Such insurance shall include loss of use coverage.  The
property insurance will not provide coverage against loss by theft or
disappearance of any materials (unless the materials are to be incorporated
into the Project), tools, or equipment of Construction Manager, any Trade
Contractor or Lower Tier Contractor, or any other person furnishing labor or
materials for the Project.  Construction Manager shall pay the first
$10,000 of each deductible.  The remaining portion of each deductible and
any deductible in excess of the cumulative total shall be paid by the Owner.

 

14.2.2.13.3     Boiler &
Machinery Insurance.  To the extent not previously provided for herein,
Owner shall purchase and maintain boiler and machinery insurance which shall
specifically cover such insured objects during installation until final
acceptance by Owner.  This insurance shall include the interests of the Owner,
Construction Manager, all Trade Contractors and any Lower Tier Contractor for
the Work, and Owner and Construction Manager shall be listed as named insureds.

 

14.2.2.13.4     A loss
insured under Owner’s property insurance shall be adjusted by Owner as
fiduciary and made payable to Owner as fiduciary for the insureds subject to
any applicable mortgagee clause.  Construction Manager shall pay Trade
Contractors their just shares of insurance receipts received by Construction
Manager, and by appropriate written agreements shall require Trade Contractors
to make payments to Lower Tier Contractors in similar manner.

 

14.2.2.13.5     Partial
occupancy or use shall not commence until the insurance company or companies
providing property insurance have consented to such partial occupancy or use by
endorsement or otherwise.  Owner and Construction Manager will take
reasonable steps to obtain consent of the insurance company or companies and
shall take no action with respect to partial occupancy or use that would cause
cancellation, lapse or a reduction of insurance.

 

14.2.2.14  General Provisions

 

14.2.2.14.1     Other
Insurance.  If Construction Manager requests in writing that insurance
risks other than those described herein or insurance for special hazards be
included, Owner shall, if possible, obtain such insurance and the cost to Owner
shall be reimbursed by Construction Manager.

 

14.2.2.14.2     Waivers of
Subrogation.  Owner and Construction Manager hereby waive all rights
against each other and any of their Trade Contractors, Lower Tier Contractors,
agents, consultants and employees, each of the other, as to claims and damages
covered by insurance obtained by Owner under its OCIP program and property
insurance, except the parties do not waive such rights as they have proceeds of
such insurance held by Owner as a fiduciary.  The OCIP program and
property insurance obtained by Owner shall provide such waivers of subrogation
by endorsement or otherwise.  A waiver of subrogation shall be effective as
to a person or entity even though that person or entity would otherwise have a
duty of indemnification, contractual or otherwise, did not pay the insurance
premium directly or indirectly, and whether or not the person or entity had an
insurable interest in the property damage.

 

14.2.2.14.3     Insurance
provided by Owner in favor of the Construction Manager and the Trade
Contractors in its OCIP program shall not extend to Suppliers of Construction
Manager or Trade Contractors not performing work at the project site.

 

69

 

14.2.2.14.4      Construction Manager and its Trade
Contractors and Lower Tier Contractors warrant that no cost for insurance is,
or shall be, included in any cost or fee charged to Owner on the Project.

 

14.2.2.14.5      Construction Manager and its Trade Contractors
and Lower Tier Contractors agree to comply with policy conditions of the
insurance policies provided by Owner hereunder, and to comply with any claims
handling procedures, payroll reporting procedures, loss prevention program, or
other similar programs related to the Owner’s Controlled Insurance Program,
including, without limitation, filing any claims in a timely fashion in
accordance with the requirements set forth in such insurance policies.

 

14.2.2.14.6      Construction Manager and its Trade
Contractors and Lower Tier Contractors expressly agree to procure and provide
Workers’ Compensation, General Liability and Automobile Liability coverage at
their own expense respecting operations not conducted at the project
site.  These coverages shall include a waiver of subrogation in favor of
the Owner and their employees, agents, consultants and contractors.

 

14.2.2.14.7      To the extent any Trade Contractor is, for
whatever reason, not covered as an insured under the Owner Controlled Insurance
Program, the Construction Manager shall require that Trade Contractor to
provide applicable Workers’ Compensation, General Liability, and Automobile
Liability insurance at their own expense in a form and amount acceptable to
Owner.  Such coverages shall include the Owner as an additional insured
and shall provide appropriate waivers of subrogation with the following limits:

 

1             Workers’ Compensation — Statutory Limits

 

2             Employer’s Liability - $3,000,000 (per bodily
injury/disease and aggregate)

 

3             Commercial General Liability Insurance with
limits of at least $10,000,000 combined single limit bodily injury and property
damage, and including protection for contractual liability, products, completed
operations, work performed by independent contractors, and broad form property
damage coverage.

 

4             Auto Liability - $5,000,000 Combined Single
Limit

 

5             Owner reserves the right to require
alternative limits (higher or lower) to individual Trade Contractors (any tier)
at their discretion.

 

 

70

 

ARTICLE 15

 

HAZARDOUS MATERIALS

 

15.1         General Requirements

 

15.1.1      Construction Manager shall comply with, and
shall ensure compliance by all Trade Contractors, with Applicable Laws relating
to Hazardous Materials.

 

15.1.2      Construction Manager shall obtain and comply
with, and ensure that all Trade Contractors obtain and comply with, any and all
approvals, registrations or permits required by Applicable Laws relating to
Hazardous Materials.

 

15.2         Hazardous Materials Brought to Site or
Generated by Construction Manager and/or Trade Contractors.

 

15.2.1      Construction Manager shall keep the Project
Site free of Hazardous Materials brought to the Site and/or generated in
connection with the Work.  Without limiting the foregoing, Construction
Manager shall not cause or permit the Project Site to be used to generate,
manufacture, refine, transport, treat, store, handle, dispose, transfer,
produce or process Hazardous Materials, except in compliance with Applicable
Laws.  Similarly, Construction Manager shall not cause or permit, as a
result of any intentional or unintentional act or omission on the part of
Construction Manager or any Trade Contractor, a release of Hazardous Materials
onto the Project Site or onto any other property.

 

15.2.2      Construction Manager shall indemnify, hold
harmless and defend the Indemnitees from and against any claims, demands,
penalties, fines, liabilities, settlements, damages, costs, or expenses
(including reasonable attorneys fees) of whatever kind or nature, known or
unknown, contingent or otherwise, arising out of, or in any way related to: (1) the
presence, disposal, release, or threatened release of any Hazardous Materials
which are on, from or affecting the soil, water, vegetation, buildings,
personal property, persons, animals, or otherwise; (2) any bodily injury,
personal injury (including wrongful death) or property damage (real or
personal) arising out of or related to such Hazardous Materials; (3) any
lawsuit brought or threatened, settlement reached, or government order relating
to such Hazardous Materials; and/or (4) any violation of laws, orders,
regulations, requirements, or demands of Governmental Authorities, or any
policies or requirements of the Indemnitees, which are based upon or in any way
related to such Hazardous Materials brought to the Site and/or generated by
Construction Manager and/or any Trade Contractor, including, without
limitation, attorney and consultant fees, investigation and laboratory fees,
court costs, and litigation expenses.  The provisions of this Section 15.2.2
shall be in addition to any and all other obligations and liabilities that
Construction Manager may have to the Owner under Applicable Laws, and shall
survive Final Completion of the Work.

 

15.3         Hazardous Materials Identified in Contract
Documents

 

15.3.1      With regard to Hazardous Materials existing
at the Site, which are identified in the Contract Documents and for which
Construction Manager is responsible as part of the Work, Construction Manager
shall conduct and complete all investigations, studies, sampling, and testing,
and all remediation, removal, and related actions necessary to clean up and
remove all Hazardous Materials, on, from, or affecting the Project Site in
accordance with all Applicable Laws to the

 

71

 

satisfaction of the Owner, and in accordance
with the orders and directives of all Governmental Authorities.

 

15.3.2      Construction Manager shall indemnify, hold
harmless and defend the Indemnitees from and against any claims, demands,
penalties, fines, liabilities, settlements, damages, costs, or expenses
(including reasonable attorneys fees) of whatever kind or nature, known or
unknown, contingent or otherwise, arising out of, or in any way relating to
negligence or willful misconduct of Construction Manager, any Trade Contractor,
and their respective agents and employees in the investigation, study,
sampling, testing, remediation, removal and related actions in connection with
Hazardous Materials identified in the Contract Documents and included within
Construction Manager’s scope of Work.  The provisions of this Section 15.3.2
shall be in addition to any and all other obligations and liabilities that
Construction Manager may have to Owner under Applicable Laws, and shall survive
Final Completion of the Work.

 

15.4         Unidentified Hazardous Materials

 

15.4.1      If a Hazardous Material is encountered on the
Site by Construction Manager that is not identified in the Contract Documents,
Construction Manager shall, upon recognizing the condition, immediately stop
Work in the affected area and report the condition to Owner in writing.

 

15.4.2      Owner shall obtain the services of a licensed
laboratory to verify the presence or absence of Hazardous Materials reported by
Construction Manager and, in the event such Hazardous Material is found to be
present, to verify that it has been rendered harmless.  When the Hazardous
Material has been rendered harmless, Work in the affected area shall resume
upon written agreement between Owner and Construction Manager.  The
Project Schedule shall be extended appropriately and the GMP shall be
increased by Change Order in the amount of the Construction Manager’s
reasonable additional costs of shut-down, delay and start-up.

 

15.4.3      To the fullest extent permitted by law, Owner
shall indemnify, hold harmless and defend Construction Manager, Trade
Contractors, and their respective agents and employees from and against claims,
damages, losses and expenses (including reasonable attorneys fees) arising out
of or resulting from Hazardous Materials at the Site that are not identified in
the Contract Documents, if, in fact, the Hazardous Material presents the risk
of bodily injury or death, and has not been rendered harmless; provided that
such claim, damage, loss or expense is attributable to bodily injury, sickness,
disease or death, or to injury to or destruction of tangible property, and
except to the extent that such damage, loss or expense is not due to the gross
negligence or willful misconduct of a party seeking indemnity under this
Section.

 

72

 

ARTICLE 16

 

TERMINATION AND SUSPENSION

 

16.1         Termination for Default

 

16.1.1      The following shall constitute Events of
Default under the terms of this Agreement:

 

16.1.1.1   Construction Manager shall fail to diligently
prosecute the Work, or default performing any material obligation under this
Agreement, and after receipt of written notice of such default from Owner,
Construction Manager shall fail, within three (3) days, to cure such
default or commence a cure for such default satisfactory to Owner, and
diligently prosecute such cure; or

 

16.1.1.2   Any Key Employee identified in Exhibit M, or his successor designated
in writing, shall cease to be in Construction Manager’s employ, and
Construction Manager shall fail within a reasonable time to provide a
substitute acceptable to Owner, in Owner’s reasonable discretion, which shall
include Owner’s subjective assessment as to Owner’s ability to develop a
successful working relationship with such individual; or

 

16.1.1.3   Construction Manager becomes a party to any
insolvency proceeding in a capacity as a debtor, and, in the case of any
involuntary proceeding only, such proceeding is not stayed or discharged within
thirty (30) days after the commencement of same.  The term “insolvency
proceeding” as used herein shall include: (1) the filing of a petition for
relief under Chapter 11 of Title 11 of the United States Code by Construction
Manager of any petition or action looking to, or seeking any reorganization,
arrangement, composition, readjustment, liquidation, dissolution or similar
relief under any other present or future Federal or State statute, law or
regulation; (2) the appointment, with or without the consent of
Construction Manager, of any trustee, custodian, receiver or liquidator of
Construction Manager or of any of its property or assets; or (3) Construction
Manager’s making an assignment for the benefit of creditors.  In such an
event, to the extent permitted by Applicable Law, Owner may serve written
notice upon Construction Manager terminating this Agreement on date specified
by Owner in said notice.

 

16.1.1.4   Breach by Construction Manager of the ethical
obligations set forth in Section 2.4.

 

16.1.2      Upon the occurrence of an Event of Default,
Owner may, at Owner’s option, exercised upon three (3) days written notice
to Construction Manager, terminate the engagement of Construction
Manager.  In such an event, Construction Manager shall be entitled to
payment of an amount equal to:

 

16.1.2.1   the aggregate of: (1) the actual unpaid
Costs of the Work incurred by Construction Manager in its proper performance of
the Work up to the date of termination, plus (2) the fair market value of
such tools (less, if Owner elects to return the tools to Construction Manager,
the salvage value thereof), less (3) an amount equal to the additional
costs and expenses (including attorneys’ fees and disbursements) incurred by
Owner over those which would have been incurred by Owner in connection with the
Project had Construction Manager not defaulted hereunder, including, without
limitation, the additional expense of engaging another construction
manager/general

 

73

 

contractor, as well as additional compensation
for services of Architect and any Owner’s Consultant made necessary by the
Event of Default.

 

16.1.2.2   Construction Manager shall be entitled to the
payment described in Section 16.1.2.1 only after Final Completion of the
Work by a replacement construction manager/general contractor.  Owner
shall have the right to set-off against the aforesaid payment any amounts then
due and payable by Construction Manager to Owner hereunder, or which may accrue
as damages owing by Construction Manager to Owner under the terms of this
Agreement.

 

16.1.3      Upon the happening of any of the Events of
Default, Owner shall have the right, in addition to all other rights and
remedies, to complete or cause the Work to be completed, by such means, and in
such manner, by agreement or otherwise, as Owner deems advisable, subject,
however, to the terms and conditions of the Payment and Performance Bonds
required of Trade Contractors hereunder.

 

16.1.4      If it shall be determined that a termination
under this Section 16.1 was wrongful or unjustified, such termination
shall then be deemed to be a Termination for the Convenience of Owner under Section 16.2,
and the sole right, remedy and recourse of Construction Manager against Owner
shall be governed and determined by Section 16.2;

 

16.1.5      In the event of the happening of any of the
Events of Default, subject to the orders and powers of any involved Bankruptcy
Court, Construction Manager shall not interfere, directly or indirectly, with
Owner’s right and efforts to complete the Work by others or with any of the
Trade Contractors.

 

16.2         Termination for Convenience

 

16.2.1      Owner, at any time and for any reason
whatsoever in Owner’s sole discretion, may terminate this Agreement for Owner’s
convenience.  Construction Manager acknowledges that this Agreement must
be approved by the Board of New York Times member of the Owner.  In the
event that the Board fails to approve this Agreement, then the Agreement shall
be considered terminated for Owner’s convenience.  Any Termination for
Convenience shall be effected by delivering to Construction Manager a notice of
Termination for Convenience specifying the date upon which the Termination for
Convenience shall become effective and identifying any specific portion of the
Work to be completed by Construction Manager prior to such effective
date.  Upon receipt of a notice of Termination for Convenience by the
Owner, Construction Manager shall:

 

16.2.1.1   stop all Work under this Agreement on the
date, and to the extent, specified in the notice of Termination for
Convenience.

 

16.2.1.2   enter into no further Trade Contracts except
as may be necessary for completion of such portion of the Work specified in the
notice.

 

16.2.1.3   unless directed otherwise by Owner, terminate
all Trade Contracts entered into by Construction Manager to the extent that
said Trade Contracts relate to portions of the Work to be performed subsequent
to the effective date of the Termination for Convenience.

 

16.2.1.4   at Owner’s option, assign to Owner or such
other entity or entities as Owner may direct, in the manner, at the times, and
to the extent directed by Owner, all of the right, title and interest of
Construction Manager in any or all Trade Contracts, in which case, Owner or
such other

 

74

 

entity or entities, shall accept all of
Construction Manager’s obligations arising under such Trade Contracts after the
date of such assignment.  Construction Manager shall have included in each
Trade Contract a provision specifically contemplating and validating any such
assignment, and the Trade Contractor shall continue to perform its services
under the Trade Contract without interruption.

 

16.2.1.5   to the extent required by Owner and subject
to the prior written approval of Owner, settle all outstanding liabilities and
all claims arising out of any termination of Trade Contracts.  In the
event of a Termination for Convenience, no Trade Contractor shall be entitled
to recover anticipated profits on Work unperformed or materials or equipment not
incorporated or installed in the Project, nor shall any Trade Contractor be
reimbursed for losses arising out of matters covered by insurance. 
Instead, Trade Contractor’s recovery shall be limited to the reasonable and
actual out-of-pocket costs and expenses incurred by such Trade Contractor for
Work satisfactorily performed or materials, supplies and equipment procured,
fabricated, incorporated or installed in the Project prior to the effective
date of the Termination for Convenience.

 

16.2.1.6   if applicable, transfer title to Owner, to
the extent not already vested in Owner, and deliver in the manner, at the
times, and to the extent, if any, directed by Owner: (1) fabricated or
unfabricated parts, Work in progress, completed Work, supplies and other materials
and equipment produced as a part of, or acquired in connection with the
performance of, the Work terminated by such notice of Termination; and (2) copies
of the Contract Documents and other Drawings, sketches, Specifications, Shop
Drawings, information and other relevant documentation directly related to the
performance of the Work.

 

16.2.1.7   use its best efforts to sell, in the manner,
at the times, to the extent, and at the price or prices directed or authorized
by Owner, any property of the types referred to in Section 16.2.1.6;
provided, however, that Construction Manager: (1) shall not be required to
extend credit to any purchaser; and (2) may acquire any such property
under the conditions prescribed and at a price or prices approved by
Owner.  The proceeds of any such transfer or disposition shall be applied
to reduce any payments to be made by Owner to Construction Manager under this
Agreement, or shall otherwise be credited against the Costs of the Work, or
paid in such other manner as Owner may direct.

 

16.2.1.8   complete performance of such part of the Work
as shall have been specified in the notice of Termination to be completed on or
before the effective date of such Termination.

 

16.2.1.9   prior to the effective date of such
Termination for Convenience, take such actions as may be necessary, or as Owner
may reasonably direct, for the protection and preservation of the property
related to the Work and the Project which is in the possession of Construction
Manager and in which Owner has or may acquire an interest.

 

16.2.2      In the event of a Termination for Convenience
pursuant to this Section 16.2, Construction Manager shall be paid by Owner
for: (1) unpaid Costs of the Work incurred by Construction Manager in
performance of the Work up to the effective date of the Termination for
Convenience; (2) reasonable, documented demobilization costs; and (3) that
portion of the Construction Manager’s Fee attributable thereto; less (4) any
sums properly deductible by Owner under the terms of this Agreement.

 

16.2.3      Construction Manager agrees that the pendency
or existence of any dispute between Construction Manager and Owner, Architect
or any Owner’s Consultant shall in no manner whatsoever affect or interfere
with the discharge of Construction Manager’s obligations hereunder.

 

75

 

16.3         Suspension

 

Owner may, at any time and
for any reason, direct Construction Manager to suspend the Work, or any portion
thereof, for a period of time.  A notice of Suspension issued by Owner
shall be in writing and shall specify the period during which the Work is to be
suspended.  Construction Manager shall resume the Work upon the date
specified in such notice, or upon such other date as Owner may thereafter
specify in writing.

 

16.4         Termination of Owner by Construction Manager

 

16.4.1      If: (1) without good cause, Owner shall
fail for a period of fifteen (15) days after the due date to make payment on
the undisputed portion of any approved Application for Payment; or (2) if
the Work shall have been suspended (i) by Owner for a period in excess of
one hundred and twenty consecutive (120) days; or (ii) for a period in
excess of one hundred and eighty (180) days under an order of any court or
other public authority having jurisdiction over the Work or the Project or as a
result of an act of government, such as a declaration of national emergency
making materials unavailable through no act or fault of Construction Manager,
then Construction Manager immediately shall serve Owner with written notice
thereof.

 

16.4.2      If Owner shall fail: (1) to cause all
such undisputed portions of such Application for Payment to be paid within
fifteen (15) days after such notice; or (2) if the delay described in Section 16.4.1(2) shall
continue more than fifteen (15) days after receipt of such notice, then this
Agreement may be terminated by Construction Manager by written notice to Owner
setting forth the date of termination, which date shall not be sooner than
seven (7) days after the date of the second notice.  If, within said
seven (7) day period, the matter giving rise to Construction Manager’s
right to terminate this Agreement shall not have been cured or discontinued,
this Agreement shall be deemed Terminated for Convenience and Construction
Manager shall be compensated in the manner and to the extent set forth in Section 16.2
hereof.

 

76

 

ARTICLE 17

 

DISPUTE RESOLUTION

 

17.1         Litigation

 

In the event that a Claim,
dispute or controversy between the parties cannot be resolved through
negotiation, the parties shall have recourse to litigation in a court of
competent jurisdiction located in the State of New York, New York County. 
No action or proceeding shall lie or be maintained by Construction Manager against
Owner, Architect or consultants upon any claim arising out of or based upon
this Agreement, the Contract Documents or by reason of any act or omission or
any requirements relating to the giving of notices or information, unless such
action or proceeding shall be commenced within one (1) year after
Substantial Completion of the Work or, if this Agreement is earlier terminated,
within one (1) year following the date of such earlier termination. 
This Section 17.1 shall not be deemed or construed to modify any other
provision hereof relating to waivers of claims by Construction Manager. 
Construction Manager shall cause each Trade Contract to contain like provisions
to this Section 17.1.

 

17.2         Continuation of Work

 

Notwithstanding any Claim
between Owner and Construction Manager or any claim or controversy between
Construction Manager and any Trade Contractor, or any claim or controversy
between or among such Trade Contractors, it shall be the responsibility of
Construction Manager to continue to prosecute all of the Work and perform all
of its services diligently in a good and workmanlike manner in conformity with
this Agreement.  Construction Manager and its Trade Contractors shall have
no right to cease performance hereunder or to permit the prosecution of the
Project to be delayed.  Owner shall, subject to its right to withhold
amounts pursuant to this Agreement, continue to pay Construction Manager for
Costs of the Work incurred in accordance with this Agreement.

 

17.3         Prevailing Party at Trial

 

In connection with any trial
or other legal proceeding between the parties relating to or arising under this
Agreement, whether sounding in tort or contract, the Fees-and-Costs of the
Prevailing Party at Trial will be paid or reimbursed by the other party, regardless
of and without awaiting the outcome of any appeal of any judgment rendered in
such trial.  This Section shall not be admissible or introduced by
any Person in any legal proceeding for any purpose whatsoever, except in a
subsequent legal proceeding for purpose of enforcing this Section.

 

77

 

ARTICLE 18

 

MISCELLANEOUS PROVISIONS

 

18.1         Practice of Architecture and/or Engineering

 

Construction Manager is not
being engaged by Owner as a licensed architect and engineer.  Therefore,
nothing contained in this Agreement, including, but not limited to, the
obligation on the part of the Construction Manager to review the Design
Documents for various purposes, shall be deemed to require or authorize
Construction Manager to perform, or assume any liability for, any acts which
would be deemed the practice of architecture or engineering in connection with
the design of the Project.

 

18.2         Effectiveness of Agreement

 

This Agreement, when
executed by the parties, shall be effective as of the date first stated above
in this Agreement.  All understandings and agreements heretofore had among
Construction Manager and Owner with respect to the Project are merged into, or
superseded by, this Agreement.  This Agreement fully and completely
expresses the agreement of the parties with respect to the Work and the
Project, and it may not be modified or amended except by written agreement
executed by each of the parties hereto.  Construction Manager understands
and agrees that no representations of any kind whatsoever have been made to
Construction Manager other than as appear in this Agreement, that it has not
relied on any such representations and that no claim that it has so relied on
may be made at any time and for any purpose.

 

18.3         Survival of Obligations

 

Except as specifically
provided for herein, all obligations of Construction Manager survive the
completion of the Work or termination of this Agreement.

 

18.4         Assignment

 

18.4.1      Assignment by Construction Manager

 

Construction Manager may not
assign this Agreement or the performance of all or any of its obligations
hereunder without the prior written consent of Owner, which consent may be
given or withheld in Owner’s sole and exclusive discretion.  The
provisions of this Section 18.4 may not be waived or otherwise modified
except by a written instrument signed by Owner.

 

18.4.2      Assignment by Owner

 

18.4.2.1   This Agreement shall be freely assignable by
Owner, without the consent of Construction Manager to any Lender, or to any
Permitted Assignee, provided that such Lender or Permitted Assignee agrees to
assume Owner’s obligations and liabilities hereunder.

 

18.4.2.2   In all other cases, Owner’s assignment of
this Agreement is subject to the prior approval of Construction Manager, which
approval shall not be unreasonably withheld or delayed.  If Owner shall
assign this Agreement as set forth above, Construction Manager agrees that it
shall deal with such Permitted Assignee or other approved assignee in the place
and stead of Owner,

 

78

 

and that it shall perform
all of its obligations under this Agreement, and complete the Work in the
manner required by this Agreement.  In such event, such Permitted Assignee
or other approved assignee may, among other things, use the Contract Documents
without payment of any additional fees or charges, and may enforce the
obligations of Construction Manager hereunder with the same force and effect as
if the Permitted Assignee or other approved assignee assumes the obligations
and liabilities of Owner.  Upon such assignment and assumption by the
Permitted Assignee or either approved assignee, Owner shall be released from
all of its payment and other obligations and liabilities hereunder arising from
Work to be performed subsequent to the assignment.  Construction Manager
shall certify, in the form reasonably required by any such Permitted Assignee
or other approved assignee, that the undertakings contained herein as to the
obligations in favor of such Permitted Assignee or other approved assignee
shall run in favor of such Permitted Assignee or other approved assignee.

 

18.5         Confidentiality

 

18.5.1      Confidential Information

 

18.5.1.1   As a result of Construction Manager’s
participation in the Project, Construction Manager will have access and
contribute to information and materials of a highly sensitive nature, including
Confidential Information.  Construction Manager hereby warrants that
Construction Manager and its employees and agents shall not (without in each
instance obtaining the Owner’s prior written consent) disclose, make commercial
or other use of, or give or sell to any person, firm, or corporation, any
Confidential Information received directly or indirectly from Owner or acquired
or developed in the course of the performance of this Agreement unless: (1) required
to do so pursuant to Applicable Law (and then only after Construction Manager
has given Owner prompt written notice of the legal compulsion and, at Owner’s
expense, provided by Owner with cooperation in any attempt Owner may make to
gain a protective order acceptable to Owner); or (2) it is rightfully in
the possession of Construction Manager from a source other than Owner prior to
the time of disclosure of the information to Construction Manager under this
Agreement; or (3) it was in the public domain prior to the time of
Construction Manager’s receipt; or (4) it became part of the public domain
prior to the time of Construction Manager’s receipt by any means other than an
authorized act or omission on the part of Construction Manager; or (5) it
is supplied to Construction Manager after the time of Construction Manager’s
receipt by a third party who is under no obligation to the Owner to maintain
such information in confidence; or (6) it was independently developed by
Construction Manager prior to the time of receipt.

 

18.5.1.2   Construction Manager’s confidentiality and
non-disclosure obligations shall survive the expiration or earlier termination
of this Agreement as follows: (1) in the case of information or material
that constitute a Trade Secret under Applicable Laws, for so long as such
information and materials remain a Trade Secret; and (2) in the case of
other Confidential Information, for a period of ten (10) years following
the expiration or earlier termination of this Agreement.  All Confidential
Information, regardless of form, shall be the property of Owner and shall be
returned to Owner upon its request, or in any event, at the expiration or
earlier termination of this Agreement.

 

18.5.2      Trade Secrets, Trademarks and Trade Names

 

18.5.2.1   Construction Manager acknowledges that Owner
will provide Construction Manager with access to certain information which may
qualify as a Trade Secret under Applicable Law, and the Construction Manager
agrees that for all such Trade Secrets that come into its

 

79

 

possession, custody or
control: (1) such Trade Secrets shall remain the sole property of Owner,
and Construction Manager shall have no interest in said Trade Secrets; (2) Construction
Manager shall maintain the secrecy of the Trade Secrets for so long as they
remain Trade Secrets under Applicable Law; and (3) immediately upon the
expiration or earlier termination of this Agreement, Construction Manager shall
deliver to the Owner all Trade Secret documentation and any and all copies
thereof, regardless of form or content.

 

18.5.2.2   Without Owner’s prior written approval, the
Construction Manager shall have no right to use any Trademark or Trade Name of
Owner or of Owner’s Affiliated Entities.  Further, Construction Manager
shall not refer to this Agreement or the Work or services performed hereunder
or to any Confidential Information, directly or indirectly, in connection with
any production, promotion or publication, and the Owner reserves the right in
its sole discretion to release such information, time its release, and approve
its form and content.

 

18.5.2.3   Construction Manager may publish any
information (other than Trade Secrets and Confidential Information, which shall
not be published) resulting from or relating to its services or the Work, only
after obtaining the Owner’s prior written approval, which Owner may grant or
withhold in its sole discretion.  The Owner’s approval, if granted, may be
conditioned upon changes in the text or reasonable delay in publication to
protect Trade Secrets or Confidential Information and other interests of the
Owner.

 

18.5.3      Press Releases and Other Project Promotion

 

18.5.3.1   The Owner shall control all promotion in
connection with the Project including, but not limited to, the issuance of
press releases and the preparation and distribution of promotional
materials.  Construction Manager may not publish any information regarding
the Project or Construction Manager’s participation in the Project including,
but not limited to, Confidential Information as described in Section 18.5.2,
without the prior written approval of Owner.

 

18.5.3.2   No signs advertising the Work to be performed
by Construction Manager or any Trade Contractor or identifying any person, firm
or entity concerned with the Work to be performed by Construction Manager or
any Trade Contractor shall be allowed at the Project Site or elsewhere unless
approved in writing by Owner in advance, which approval shall be within Owner’s
sole and exclusive discretion.

 

18.6         Trust Account

 

18.6.1      Construction Manager agrees to open an
interest-bearing demand deposit Trust Account with a commercial banking
institution located in New York City, satisfactory to Owner, for the deposit of
all advances, disbursements or other payments or refunds, in connection with
any Application for Payment, required to be made by Owner to Construction
Manager on account of Trade Contract Costs pursuant to the terms of this
Agreement.  All interest on the Trust Account shall belong to Owner. 
Construction Manager shall reconcile the Trust Account within three (3) weeks
after receipt of each bank statement, and shall provide Owner with copies of
each such bank statement and reconciliation upon request.  Construction
Manager agrees that such demand deposit account shall be a trust fund; that
such account shall remain a separate bank account; and that no monies deposited
into said account will be commingled by Construction Manager with any other
funds of Construction Manager or others.  Payments on account of: (1) Construction
Manager’s Fee; (2) General Conditions Costs; and (3) other Costs of
the Work set forth in this Agreement, to the extent such other Costs of the
Work are incurred directly by Construction Manager, need not be maintained in
the Trust Account.  All

 

80

 

payments to Construction
Manager or Trade Contractors shall be paid directly out of the Trust Account
and may not be transferred to any other account.  Construction Manager
further agrees that, upon reasonable notice from Owner at any time, it will
authorize such commercial banking institution to permit Owner to review and
inspect all records maintained with respect to the Trust Account.  Such
requests may be repeated by Owner at any time in Owner’s absolute discretion.

 

18.7         Notices

 

Every notice, demand,
request, consent, approval or other communication which either party hereto is
required or desires to give or make to the other party hereto shall,
notwithstanding any other provisions of this Agreement, be effective only if
given in writing and delivered by hand and receipted for, or by registered or
certified mail, postage-prepaid, return receipt requested, or by overnight mail
as follows:

 

	
  18.7.1

  	
  If to Construction Manager, addressed to:

  
	
   

  	
   

  
	
   

  	
  AMEC Construction Management, Inc.

  
	
   

  	
  1633 Broadway

  
	
   

  	
  New York, NY 10019-6708

  
	
   

  	
  Attn: John Babieracki

  
	
   

  	
   

  
	
   

  	
  and;

  	
   

  
	
   

  	
   

  
	
  18.7.2

  	
  If to Owner, addressed to:

  
	
   

  	
   

  
	
   

  	
  The New York Times Building, LLC

  
	
   

  	
  c/o Forest City Ratner Companies

  
	
   

  	
  One MetroTech Center North

  
	
   

  	
  Brooklyn, NY 11201

  
	
   

  	
  Attn: Robert Sanna

  
	
   

  	
   

  
	
   

  	
  And to:

  
	
   

  	
   

  
	
   

  	
  The New York Times Building, LLC

  
	
   

  	
  c/o The New York Times Company

  
	
   

  	
  229 West 43rd Street

  
	
   

  	
  New York, NY 10036

  
	
   

  	
  Attn: David Thurm

  
	
   

  	
   

  
	
   

  	
  With a copy to:

  
	
   

  	
   

  
	
   

  	
  The New York Times Building, LLC

  
	
   

  	
  c/o Forest City Ratner Companies

  
	
   

  	
  One MetroTech Center North

  
	
   

  	
  Brooklyn, NY 11201

  
	
   

  	
  Attn: David Berliner, Esq.

  

 

81

 

	
   

  	
   

  
	
   

  	
  And to:

  
	
   

  	
   

  
	
   

  	
  The New York Times Building, LLC

  
	
   

  	
  c/o The New York Times Company

  
	
   

  	
  229 West 43rd Street

  
	
   

  	
  New York, NY 10036

  
	
   

  	
  Attn: General Counsel

  

 

or to such other address or
addresses as Owner and Construction Manager shall from time to time designate
by notice given and delivered as aforesaid.

 

18.8         Construction of Language

 

The language in this
Agreement shall be construed according to its customary meaning within the
building industry in the New York City metropolitan area, except where a
specific definition is provided herein.  Whenever used, the singular
number shall include the plural, and the plural the singular, and the use of
any gender shall be applicable to all genders.

 

18.9         Captions and Titles

 

Captions and titles of the
different Articles and Sections of this Agreement are solely for the purpose of
aiding and assisting in the location of different material in this Agreement
and are not to be considered under any circumstances as parts, provisions or
interpretations of this Agreement.

 

18.10       No Waiver

 

18.10.1  The failure of either party to insist upon the strict performance of
any provisions of this Agreement, the failure of either party to exercise any
right, option or remedy hereby reserved, or the existence of any course of
performance hereunder shall not be construed as a waiver of any provision
hereof or of any such right, option or remedy available to either party or as a
waiver for the future of any such provision, right, option or remedy or as a
waiver of a subsequent breach thereof.

 

18.10.2  The consent or approval by Owner of any act by Construction Manager
requiring Owner’s consent or approval shall not be construed to waive or render
unnecessary the requirement for Owner’s consent or approval of any subsequent
similar act by Construction Manager.  The payment by Owner of any amount
due hereunder with knowledge of a breach of any provision of this Agreement
shall not be deemed a waiver of such breach.  No provision of this
Agreement affecting or relating to Owner shall be deemed to have been waived
unless such waiver shall be in writing signed by Owner.

 

18.10.3  The consent or approval by Construction Manager of any act by Owner
requiring Construction Manager’s consent or approval shall not be construed to
waive or render unnecessary the requirement for Construction Manager’s consent
or approval of any subsequent similar act by Owner.  No provision of this
Agreement affecting or relating to Construction Manager shall be deemed to have
been waived unless such waiver shall be in writing signed by Construction
Manager.

 

82

 

18.11       Indemnification

 

18.11.1  To the fullest extent permitted by law, Construction Manager shall
indemnify, hold harmless and defend the Indemnitees from and against all
losses, claims, costs, damages, and expenses (including, without limitation,
attorneys’ fees and disbursements), arising out of or in connection with: (1) any
personal injury, sickness, disease or death or damage or injury to, loss of or
destruction of property (including tools, equipment, plant and the buildings at
the Project Site, but excluding the Work itself, and excluding costs to the
extent such costs are covered by Owner’s Property insurance) including the loss
of use resulting therefrom, sustained or purported to have been sustained as a
result of the performance of the Work; (2) any fines or penalties incurred
by reason of Construction Manager’s violation of Applicable Laws; and (3) any
infringement of patents covering products or processes provided such processes
or products have not been specified or mandated by the Owner or Architect, to
the extent such loss, claim, cost, damage or expense is caused in whole or in
part by any act or omission of Construction Manager, the Trade Contractors, or
anyone for whose acts Construction Manager or its Trade Contractors may be
liable.  Such obligation shall arise regardless of any claimed liability
on the part of an Indemnitee.  Such obligation shall not be construed to
negate, abridge or otherwise reduce any other right or obligation that would
otherwise exist as to any Indemnitee.

 

18.11.2  In any and all claims against any Indemnitee by any employee of
Construction Manager, or of its Trade Contractors or anyone directly or
indirectly employed by either Construction Manager or its Trade Contractors or
anyone for whose acts either Construction Manager or its Trade Contractors may
be liable, the indemnification obligation under Section 18.11.1 shall not
be limited in any way by any limitation on the amount or type of damages,
compensation or benefits payable by or for Construction Manager under workers’
or workmen’s compensation acts, disability acts or other employee benefit acts.

 

18.11.3  Should a Trade Contractor bring suit against the Construction Manager
and/or Owner, the Construction Manager, without prejudice to any other rights
to receive reimbursement under its GMP, shall, to the extent the Owner neither
caused nor contributed to  the
commencement of such suit by improper or inappropriate conduct, defend such
suit on behalf of Owner, with the cost thereof also reimbursable as a Cost of
the Work, or if the Construction Manager does not defend the Owner, the Owner
may reduce the GMP by the reasonable cost of such defense and, if the balance
of the GMP is insufficient, the Construction Manager shall reimburse Owner for
such costs of defense.

 

18.11.4  To the fullest extent permitted by law, Owner shall indemnify, hold
harmless and defend the Construction Manager, the Trade Contractors, Lower Tier
Contractors and their respective agents and employees from and against all
losses, claims, costs, damages, and expenses (including, without limitation,
attorneys’ fees and disbursements), arising out of or in connection with: (1) any
personal injury, sickness, disease or death or damage or injury to, loss of or
destruction of property (including tools and equipment, but excluding the Work
itself) to the extent caused, in whole or in part, by any act or omission of
Owner, Separate Contractors or anyone for whose acts Owner or any Separate
Contractor may be liable.  Such obligation shall arise regardless of any
claimed liability on the part of Construction Manager or any Trade
Contractor.  Such obligation shall not be construed to negate, abridge or
otherwise reduce any other right or obligation which would otherwise exist as
to Construction Manager or any Trade Contractor.

 

83

 

18.12       Severability

 

If any provision of the
Contract Documents is invalid or unenforceable as against any person, party or
under certain circumstances, the remainder of the Contract Documents and the
applicability of such provision to other persons, parties or circumstances
shall not be affected thereby.  Each provision of the underlying Contract
Documents shall, except as otherwise herein provided, be valid and enforced to
the fullest extent permitted by law.

 

18.13       Architect and Owner Consultants

 

All references in this
Agreement to Architect or Owner Consultants shall be deemed to mean any person
or entity designated from time to time by Owner to serve in such capacity.

 

18.14       Rights and Remedies

 

The duties and obligations
imposed by the Contract Documents and the rights and remedies available
thereunder shall be in addition to, and not in limitation of, any of the
duties, obligations, rights and remedies otherwise imposed or available at law
or in equity.

 

18.15       Governing Law and Consent to Jurisdiction

 

18.15.1  This Agreement shall be governed by the laws of the State of New York,
both as to interpretation and performance.  Owner and Construction Manager
hereby irrevocably consent to the jurisdiction of the Courts of the State of
New York, County of New York, for all purposes in connection with any action or
proceeding which arises from or relates to this Agreement.

 

18.15.2  Nothing in the Contract Documents or any Trade Contract shall be
construed to permit deviation from the governing law specified in this Section 18.15.

 

18.16       Interpretations in Writing

 

18.16.1 Any and all
interpretations of Contract Documents must be in writing to be valid.

 

18.16.2 This provision is
not intended to prohibit or deny normal discussion, recommendations,
explanations, suggestions, approvals, rejections, and similar activity in
pursuit of the Work at the Project on an oral basis, such as at job conferences
at the Project Site.  In such instances, the written minutes,
correspondence, Shop Drawing records, and other written data shall govern over
personal claims regarding oral statements made contrary to the written data.

 

18.17       Independent Contractor

 

It is expressly understood
and agreed by the parties hereto that Construction Manager, in performing its
obligations under this Agreement, shall be deemed an independent
contractor.  Nothing contained in this Agreement shall be construed to
mean that Construction Manager and Owner are joint venturers or partners.

 

84

 

18.18       Limited Recourse

 

The obligations of Owner do
not constitute personal obligations of any natural persons who comprise the
trustees, officers, shareholders, employees or agents of Owner.  All
persons dealing with Owner shall look solely to the assets of Owner for
satisfaction of any liability of Owner and will not seek recourse against any
natural persons who comprise such trustees, officers, shareholders, employees
or agents or any of them or any of their personal assets for such
satisfaction.  However, this clause shall not protect such persons from
willful misconduct or acts committed in violation of any duty of corporate loyalty.

 

18.19       Waiver of Delay Damages

 

The Owner and the
Construction Manager agree to waive the following specific damages in
connection with delay:

 

.1             damages incurred by the Owner for rental
expenses, for losses of use, income, profit, business and reputation, and for
loss of management or employee productivity or of the services of such persons,
although Construction Manager acknowledges that the Owner is not waiving
damages for financing or other interest costs; and

 

.2             damages incurred by the Construction Manager
for principal office expenses including the compensation of personnel stationed
there, for losses of financing, business and reputation, and for loss of
profit.

 

18.20       Limitation of Damages

 

In connection with damages
suffered by Owner as a result of delay, Construction Manager shall be liable to
Owner for all damages arising hereunder subject to the limitation of the
greater of: (i) the amount of proceeds recovered under any applicable
insurance policy; or (ii) two times the amount of Construction Manager’s
Fee under this Agreement.  Construction Manager acknowledges that the
limitation in Section 18.20 (ii) is in no way intended to limit the
amount recoverable under any insurance policies.  Construction Manager
further acknowledges that there shall be no limitation on damages which are not
the result of delay.

 

85

 

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year
first above written.

 

	
  The New York Times Building, LLC

  	
  AMEC Construction Management, Inc.

  	 

	
  By:

  	
  FC Lion LLC

  	
   

  
	
   

  	
  By:

  	
  FC 41st Street Associates, LLC

  	
   

  
	
   

  	
  By:

  	
  RRG 8 South, Inc.

  	
  By:

  	
  /s/ Lasse Petterson

  
	
   

  	
   

  	
   

  	
  Name:

  	
  Lasse Petterson

  
	
   

  	
   

  	
   

  	
  Title:

  	
  President

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ David Berliner

  	
   

  	
   

  
	
  Name:

  	
  David Berliner

  	
   

  	
   

  
	
  Title:

  	
  Secretary

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  NYT Real Estate Company LLC

  	
   

  	
   

  
	
   

  	
  By:

  	
  The New York Times Company

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ David A. Thurm

  	
   

  	
   

  
	
  Name:

  	
  David A. Thurm

  	
   

  	
   

  
	
  Title:

  	
  Manager

  	
   

  	
   

  
							

 

In
connection only with the following obligation:

Upon the effectiveness of the condominium
declaration, the obligations of Owner under this Construction Management
Agreement will be assumed by the following entities.  The obligations of
these entities will be allocated pursuant to the terms of the condominium
declaration.

 

	
  FC Lion LLC

  	
   

  	
   

  
	
   

  	
  By:

  	
  FC 41st Street Associates, LLC

  	
   

  
	
   

  	
  By:

  	
  RRG 8 South, Inc.

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ David Berliner

  	
   

  
	
  Name:

  	
  David Berliner

  	
   

  
	
  Title:

  	
  Secretary

  	
   

  
	
   

  	
   

  
	
  NYT Real Estate Company LLC

  	
   

  
	
   

  	
  By:  

  	
  The New York Times Company

  
	
   

  	
   

  
	
  By:

  	
  /s/ David A. Thurm

  	
   

  
	
  Name:

  	
  David A. Thurm

  	
   

  
	
  Title:

  	
  Manager

  	
   

  

 

86

 

LIST OF EXHIBITS

 

	
  EXHIBIT A

  	
   

  	
  Project Description

  
	
   

  	
   

  	
   

  
	
  EXHIBIT B

  	
   

  	
  Trade Contract Form

  
	
   

  	
   

  	
   

  
	
  EXHIBIT C

  	
   

  	
  Preliminary Schedule

  
	
   

  	
   

  	
   

  
	
  EXHIBIT D

  	
   

  	
  General Conditions Items

  
	
   

  	
   

  	
   

  
	
  EXHIBIT E

  	
   

  	
  Not Used

  
	
   

  	
   

  	
   

  
	
  EXHIBIT F

  	
   

  	
  Preliminary List of Drawings and Specifications

  
	
   

  	
   

  	
   

  
	
  EXHIBIT G

  	
   

  	
  Affirmative Action Requirements

  
	
   

  	
   

  	
   

  
	
  EXHIBIT H

  	
   

  	
  Waiver of Lien and Release Forms

  
	
   

  	
   

  	
   

  
	
  EXHIBIT I

  	
   

  	
  Consultants

  
	
   

  	
   

  	
   

  
	
  EXHIBIT J

  	
   

  	
  OCIP Manual

  
	
   

  	
   

  	
   

  
	
  EXHIBIT K

  	
   

  	
  Project Website Guidelines

  
	
   

  	
   

  	
   

  
	
  EXHIBIT L

  	
   

  	
  Key Employee Affidavit

  
	
   

  	
   

  	
   

  
	
  EXHIBIT M

  	
   

  	
  Key Employees

  
	
   

  	
   

  	
   

  
	
  EXHIBIT N

  	
   

  	
  Not Used

  
	
   

  	
   

  	
   

  
	
  EXHIBIT O

  	
   

  	
  Qualifications and Assumptions

  
	
   

  	
   

  	
   

  
	
  EXHIBIT P

  	
   

  	
  Not Used

  
	
   

  	
   

  	
   

  
	
  EXHIBIT Q

  	
   

  	
  Early Access Guidelines and Turnover Protocol

  
	
   

  	
   

  	
   

  
	
  EXHIBIT R

  	
   

  	
  Cost Allocation Guidelines

  
	
   

  	
   

  	
   

  
	
  EXHIBIT S

  	
   

  	
  Guaranteed Maximum Price

  
	
   

  	
   

  	
   

  
	
  EXHIBIT T

  	
   

  	
  Hoisting and Logistics Plan

  
	
   

  	
   

  	
   

  
	
  EXHIBIT U

  	
   

  	
  Allowances

  
	
   

  	
   

  	
   

  
	
  EXHIBIT V

  	
   

  	
  Guarantee

  

 

 

EXHIBIT A

Project Description

 

The project site is located
in New York City on the east side of 8th Avenue between 40th and 41st
Streets.  As part of the Times Square Redevelopment Project, 42nd Street
Development Project, Inc. has entered into a ground lease agreement with
The New York Times Building LLC. 42nd Street Development Project, Inc is a
subsidiary of the New York State Urban Development Corporation dba Empire State
Development Corporation (“ESDC.”) The New York Times Building LLC, the project
Owner, is a joint venture between subsidiaries of The New York Times Company
(NYTC) and Forest City Ratner Companies (FCRC.) Forest City Ratner Companies
also serves as the Developer for the project.  Renzo Piano Building
Workshop and Fox and Fowle Architects make up the architectural team.

 

As a general overview of the
project, the ground floor is made up of a common lobby, loading dock
facilities, and The Times Center, which is an auditorium.  The Times
Center finishes and equipment are not part of the Core and Shell scope of
work.  Floors 2 through 27 will be occupied by NYTC.  The 28th Floor
is common mechanical space with some space that is capable of being occuipied,
allocated to both NYTC and FCRC.  Floors 29 through 50 are FCRC space that
will be leased to Tenants.  The 51st Floor is common mechanical space with
some unprogrammed space allocated to both NYTC and FCRC.  The cellar is
primarily Common Mechanical but also includes The Times Center function area,
mailroom and storage areas, and occupiable space allocated to both NYTC and
FCRC.

 

 

EXHIBIT B

Trade
Contract Form

 

 

SUBCONSF

 

	
   

  	
  PROJECT #:

  
	
   

  
	
   

  	
  TRADE CODE #:

  

 

 

	
   

  	
   

  	
  SUBCONTRACT

  
	
   

  	
   

  
	
   

  	
   

  
	
  GENERAL CONTRACTOR:

  	
  AMEC
  CONSTRUCTION MANAGEMENT, INC.

  
	
   

  	
   

  
	
   

  	
  1633
  Broadway, 24th Floor

  
	
   

  	
   

  
	
   

  	
  New
  York, New York 10019

  

 

1

 

INDEX

 

	
  ARTICLE 1.

  	
  Subcontractor’s
  Work

  
	
  ARTICLE 2.

  	
  Payments

  
	
  ARTICLE 3.

  	
  Subcontractor’s
  Investigation and Representations

  
	
  ARTICLE 4.

  	
  Subcontractor’s
  Liability

  
	
  ARTICLE 5.

  	
  Indemnification

  
	
  ARTICLE 6.

  	
  Subcontractor’s
  Insurance

  
	
  ARTICLE 7.

  	
  Performance
  Bond and Labor and Material Payment Bond

  
	
  ARTICLE 8.

  	
  Time
  of Performance

  
	
  ARTICLE 9.

  	
  Changes

  
	
  ARTICLE 10.

  	
  Subcontractor’s
  Failure to Perform

  
	
  ARTICLE 11.

  	
  Settlement
  of Disputes

  
	
  ARTICLE 12.

  	
  Warranty

  
	
  ARTICLE 13.

  	
  Liens

  
	
  ARTICLE 14.

  	
  Inspection
  and Acceptance

  
	
  ARTICLE 15.

  	
  Termination
  for Convenience

  
	
  ARTICLE 16.

  	
  Approvals

  
	
  ARTICLE 17.

  	
  Clean-up

  
	
  ARTICLE 18.

  	
  Assignment

  
	
  ARTICLE 19.

  	
  Patents
  and Royalties

  
	
  ARTICLE 20.

  	
  Taxes
  and Permits

  
	
  ARTICLE 21.

  	
  Laws,
  Regulations and Ordinances

  
	
  ARTICLE 22.

  	
  Labor

  
	
  ARTICLE 23.

  	
  Equal
  Opportunity

  
	
  ARTICLE 24.

  	
  Notices

  
	
  ARTICLE 25.

  	
  Severability
  and Waiver

  
	
  ARTICLE 26.

  	
  Advertising

  
	
  ARTICLE 27.

  	
  Anti-Bribery
  and Corruption Provisions

  
	
  ARTICLE 28.

  	
  Complete
  Agreement

  
	
   

  	
  Signature
  Page

  

 

2

 

SUBCONTRACT
AGREEMENT

 

THIS SUBCONTRACT AGREEMENT (hereinafter “Subcontract”), made this
       day of
            ,
20   , by and between AMEC CONSTRUCTION MANAGEMENT INC.,
(hereinafter “Contractor”) and
                                                                                                                                                                     
of
                                               
(hereinafter “Subcontractor”).

 

WITNESSETH:

 

WHEREAS, Contractor and
                                                                                                        
(hereinafter “Owner”)
have entered into a contract dated
                       
for the construction of

 

(hereinafter “Project”), according to the documents
listed in Exhibit I attached hereto (hereinafter “Contract Documents” in
which Contractor is referred to as the “Construction Manager”); and

 

WHEREAS, Contractor desires to subcontract certain
work specified in the Contract Documents, and Subcontractor desires to perform
said work at the prices and upon the terms and conditions hereinafter
expressed;

 

NOW, THEREFORE, in consideration of the mutual
agreements herein expressed, the parties do contract as follows:

 

1.            Subcontractor’s Work

 

a.             Subcontractor shall perform all work and
shall furnish all supervision, labor, materials, plant, hoisting, scaffolding,
tools, equipment, supplies and all other things necessary for the construction
and completion of the work described in Schedules A and B to Exhibit II
and work incidental thereto (hereinafter “Work”) in strict accordance and full
compliance with the terms of this Subcontract and to the satisfaction of
Contractor and Owner.  The Subcontractor’s Work is not limited by any
titles on drawings or headings in the specifications, it being the intention of
the parties that all items and services customarily performed with the Work
described in Schedules A and B of Exhibit II shall be performed by
Subcontractor, including any and all items and services consistent with,
contemplated by and reasonably inferable from the Subcontract and Contract
Documents as necessary to provide a complete and fully functioning scope of
Work, whether or not such items and services are specifically mentioned
therein, unless specifically excluded from Schedules A and B of Exhibit II. 
Subcontract hereby represents that it has fully reviewed the requirements of
this Subcontract (including without limitation all plans and specifications and
all requirements of the Contract Documents) in preparation for execution of
this Subcontract.  Therefore, any error, ambiguity, inconsistency or
omission in the Subcontract and/or Contract Documents of which the
Subcontractor had, or should have had, knowledge (taking into consideration the
intent of the scope of Work provided in Schedules A and B of Exhibit II
and the Contract Documents and that which is necessary to produce a full,
complete and functional scope of Work) shall not be the basis for any increase
in the amount payable under this Subcontract or time required to perform the
Work.  Should any errors, ambiguities, inconsistencies or omissions appear
in the Subcontract and/or Contract Documents of which Subcontractor did not
have, or should not have had, knowledge before execution of this Subcontract,
it shall be the duty of the Subcontractor to notify Contractor of same in
writing in accordance with the notice requirements contained herein.  Upon
receipt of such notice, Contractor shall instruct Subcontractor as to the
measures to be taken and Subcontractor shall comply therewith.

 

b.             With respect to the Work covered by this
Subcontract, Subcontractor shall, in accordance with the attached copy of the
Contract Documents, have all rights toward the Contractor that Contractor has
toward the Owner and Subcontractor shall assume all obligations, risks and
responsibilities towards Contractor that Contractor has assumed towards
Owner.  All of the terms of the attached copy of the Contract Documents,
whether administrative or

 

3

 

substantive in nature, are hereby incorporated by
reference as additional terms and conditions of this Subcontract governing
Subcontractor’s rights and obligations hereunder.  In addition to other
rights and remedies set forth in this subcontract, Contractor shall, in accordance
with the attached copy of the Contract Documents, have all rights and remedies
against Subcontractor that Owner has against Contractor.  Subcontractor
shall have the right to enforce its rights and remedies and to defend against
claims against it by the Owner as provided in Article 11 herein.  It
is intended that the Contract Documents and this Subcontract Agreement
supplement each other, and in the event of any inconsistency between the terms
and conditions of the attached copy of the Contract Documents and this
Subcontract Agreement, the more restrictive provisions as applied to the
Subcontractor shall prevail and govern irrespective of whether such provisions
are interpreted to be administrative or substantive in nature.

 

2.            Payment

 

a.             Contractor shall pay Subcontractor for
performance of the Work subject to additions and deductions by change order,
the total sum of Dollars ($                   )
(“Subcontract Price”).  Schedule C to Exhibit II lists the Unit
Price Schedule, where applicable and Schedule D to Exhibit II lists
the Alternate Price Schedule, where applicable.

 

b.             Partial payments shall be due
Subcontractor in the amount of 90% of the Work in place, and for which payment
has been made to Contractor by Owner.  If the Contract Documents allow
Contractor partial payments for stored materials, partial payments shall also
be due Subcontractor in the amount of 90% of stored materials for which payment
has been made to Contractor by Owner.  Subcontractor shall submit a
breakdown of the total Subcontract price.  In the event Contractor
disapproves said breakdown, Contractor shall establish a reasonable breakdown
which shall serve as the basis for partial payments.

 

c.             Partial payments shall be due on or about
the 10th day following receipt of payment from Owner by Contractor.  No
partial payment made under this Subcontract shall be considered an acceptance
of the Work in whole or in part.  All material and Work covered by partial
payments shall become the property of Contractor, or, if the Contract Documents
so provide, the property of Owner; however, this provision shall not relieve
Subcontractor from the sole responsibility and liability for all Work and
materials upon which payments have been made until final acceptance thereof by
Owner.

 

d.             If the Subcontractor is making
satisfactory progress with the Work (in the Contractor’s reasonable opinion),
is not in default under this Subcontract or under any other Contract Document,
is in compliance with all the documentation requirements of this Subcontract
and the Contract Documents and if (but only to the extent that) the Contractor,
as a condition precedent to Subcontractor’s right to receive such payment, has
received payment from the Owner for such Work, the Contractor will, subject to
other provisions of this Subcontract, make monthly payments to the
Subcontractor as set forth above in subparagraphs (b) and (c) of this
Article 2.  Subcontractor agrees to look solely to such funds
received by Contractor from Owner for payments to Subcontractor hereunder. 
Subcontractor further agrees that delay in payment or non-payment by the Owner
does not create any separate obligation of Contractor to pay regardless of the
extent of the delay.  Final payment shall be made after Subcontractor’s
Work has been accepted by Owner, satisfactory proof of payment of all amounts
owed by Subcontractor in connection with this Subcontract has been provided,
the Subcontractor’s Work is complete, all waivers and releases required by the
Contract Documents have been submitted by the Contractor and Contractor has
been paid in full for the Subcontractor’s Work.  Contractor may withhold
amounts otherwise due under this Subcontract or any other contractual
arrangement between the parties to cover any costs or liability Contractor has
incurred or may incur for which Subcontractor may be responsible.

 

e.             After the first partial payment
hereunder, Contractor shall have the right to withhold any subsequent partial
payments until Subcontractor submits evidence satisfactory to Contractor that all
previous amounts owed in connection with performance of this Subcontract have
been paid. Notwithstanding anything to the contrary in this Subcontract or the
existence of any performance of labor and material payment bond, the Contractor
is hereby empowered but not required at any time to withhold from the
Subcontractor an amount or amounts equal in the opinion of the Contractor to
the amounts necessary to complete the entire Work, or any part thereof, and to
pay and fully discharge any claims or liens arising out of the Work performed
under this Subcontract that may arise and be unpaid for which, if established,
the Contractor or the Owner may become liable.  Without limitation of any
other rights or remedies of Contractor, the amount of all such payments of the
Subcontractor’s obligations by the Contractor shall be deducted from the
Subcontract Price then unpaid.  If any such obligations, claims or liens
exceed the amount of the Subcontract Price then unpaid or arise after
Contractor has paid or otherwise satisfied the full Subcontract Price in
accordance with and

 

4

 

subject
to the terms and conditions hereof, the Subcontractor, immediately upon demand,
shall pay to the Contractor all monies that the Contractor may have paid to
discharge such obligations, liens or claims with respect to the Project. 
Nothing herein is intended to limit or preclude the rights of the Contractor
under other terms of this Subcontract to backcharges, set-offs or other claims
against the Subcontractor in regard to the matters addressed in this Clause or
otherwise.  Subcontractor and Contractor agree that ten dollars ($10) of
the amount Contractor pays Subcontractor pursuant to this Subcontract is
consideration for the acceptance and agreement by Subcontractor to the payment
terms set forth in this Subcontract.  Retention shall be paid to the
Subcontractor in accordance with the Contract Documents, less in any event any
amounts the Contractor has applied to cure any default by Subcontractor under
the Contract Documents.

 

f.              Final payment shall be made after
Subcontractor’s Work has been accepted by Owner, satisfactory proof of payment
of all amounts owed by Subcontractor in connection with this Subcontract has
been provided, the Subcontractor’s Work is complete and Contractor has been
paid in full for the Subcontractor’s Work.

 

3.                                       Subcontractor’s Investigations and
Representations

 

Subcontractor represents that it is fully qualified to
perform the Work of this Subcontract, and acknowledges that, prior to the
execution of this Subcontract, it has (a) by its own independent
investigation ascertained (i) the Work required by this Subcontract, (ii) the
conditions involved in performing the Work, and (iii) the obligations of
this Subcontract and the Contract Documents; and (b) verified all
information furnished by Contractor or others satisfying itself as to the
correctness and accuracy of that information.  Any failure by
Subcontractor to independently investigate and become fully informed will not
relieve Subcontractor from its responsibilities hereunder.

 

4.                                       Subcontractor’s Liability

 

a.             To the fullest extent permitted by law,
Subcontractor hereby assumes the entire responsibility and liability for all
Work, supervision, labor and materials provided hereunder, whether or not
erected in place, and for all plant, scaffolding, tools, equipment, supplies
and other things provided by Subcontractor until final acceptance of the Work
by Owner.  In the event of any loss, damage or destruction thereof from
any cause, Subcontractor shall be liable therefor and shall repair, rebuild and
make good said loss, damage or destruction at Subcontractor’s cost.

 

b.             Subcontractor shall be liable to
Contractor for all costs and/or damages Contractor incurs as a result of
Subcontractor’s failure to perform this Subcontract in accordance with its
terms.  Subcontractor’s failure to perform shall include the failure of
its suppliers and/or subcontractors of any tier to perform.

 

c.             Subcontractor’s assumption of liability
is independent from, and not limited in any manner by, the Subcontractor’s
insurance coverage obtained pursuant to Article 6, or otherwise.

 

5.                                       Indemnification

 

To the extent permitted by law, Subcontractor shall
indemnify, defend, save and hold the Owner, the Contractor, the Contractor’s
Sureties, the Architect (excluding with respect to the Architect, claims
arising out of (i) the preparation or approval of maps, drawings,
opinions, reports, surveys, Change Orders, designs or specifications, or (ii) the
giving of or the failure to give direction or instructions by the Architect,
his agent or employees, provided such giving or failure to give is the primary
cause of the injury or damage) and their respective partners, parents,
affiliates, agents, officers, employees and anyone else acting for or on behalf
of any of them (herein collectively called “Indemnitees”) harmless from and
against all liability, damage, loss, claims, demands and actions of any nature
whatsoever which arise out of or are connected with, or are claimed to arise
out of or be connected with the performance of Work by the Subcontractor, or
any act or omission of Subcontractor.  As used in this Paragraph 5, the
term “Subcontractor” shall include its lower tier subcontractors.

 

Without limiting the generality of the foregoing, such
defense and indemnity includes all liability, damages, loss, claims, demands
and actions on account of personal injury, death or property loss to any
Indemnitee, any of Indemnitees’ employees, agents, contractors or
Subcontractors, licensees or invitees, or other contractor or Subcontractor,
their employees, agents, Subcontractors, licensees or invitees or to any other
persons, whether based upon, or claimed to be based upon, statutory (including,
without limiting the generality of the foregoing, workers compensation),
contractual, tort or other liability of any Indemnitee, contractor,
Subcontractor or any other persons.  In addition, the liability, damages,
loss, claims, demands and actions indemnified against shall include all
liability, damage, loss, claims, demands and actions for trademark, copyright
or patent infringement, for unfair competition or infringement of any other
so-called “intangible” property rights which arise out of any failure of
Subcontractor to discharge its duties.

 

In the event more than one Subcontractor is connected
with an accident or occurrence covered by this indemnification, then all of
such Subcontractors shall be jointly and severally responsible to the
Indemnitees for

 

5

 

indemnification
and the ultimate responsibility among such indemnifying Subcontractors for the
loss and expense of any such indemnification shall be settled by separate
proceedings and without jeopardy to any Indemnitee.  The provisions of the
indemnity provided for herein shall not be construed to indemnify any
Indemnitee for its sole negligence if not permitted by law or to eliminate or
reduce any other indemnification or right which Owner, Contractor or Architect
has by law or the Contract Documents

 

Subcontractor expressly understands and agrees that
any performance bond or insurance protection required by this Subcontract or as
otherwise provided by Subcontractor shall in no way limit the responsibility to
indemnify, defend, save and hold the Indemnitees harmless as herein provided.

 

The foregoing indemnification agreement by
Subcontractor shall be included in each of its sub-subcontracts and shall be in
favor of the Indemnitees and Subcontractor.

 

The Subcontractor shall bear any expense, whether
incurred or paid, of any Indemnitee because of any claim or other matter
indemnified against hereunder, including reasonable attorneys’ fees and court
costs arising from the in the defense of any such claim.  If any such claim
has not been settled or discharged when the Work is finished, final settlement
between the Contractor and the Subcontractor and final payment of the
Subcontract Price and the acceptance of the Work shall be deferred until any
such claim is paid or settled or the Subcontractor provides a bond, acceptable
to the Contractor, in its sole discretion, to satisfy such claim.  At the
request of any Indemnitee, the Subcontractor, at its own expense, shall assume
the defense, on behalf of such Indemnitee, of any such claim; provided,
however, that any attorney employed in such defense must be satisfactory to
such Indemnitee.  Subcontractor acknowledges and agrees that ten dollars
($10.00) of Subcontractor’s compensation pursuant to this Subcontract has been
paid by Contractor in consideration of Subcontractor agreeing to these defense,
indemnity and hold harmless obligations.

 

6.                                       Subcontractor’s Insurance

 

(i)            Prior
to commencing the Work, Subcontractor shall procure and thereafter maintain at
its own expense until final acceptance of the Work, insurance coverage as
described in the “Insurance Schedule” attached to this subcontract as
Schedule E to Exhibit II.

 

(ii)           In
the event Owner elects to utilize an owner-controlled insurance program, such
program shall be implemented in accordance with the guidelines of The Owner
Controlled Insurance Program (“OCIP”) attached hereto as Exhibit III. 
In such event, Contractor shall be entitled to a credit for the cost of
insurance coverages included in the Subcontract Price that are procured through
the OCIP.  Subcontractor shall still be obligated to provide all insurance
coverages not included under the OCIP which are required by Schedule E to Exhibit II
as part of the Subcontract Price.

 

7.                                       Performance Bond and Labor and Material
Payment Bond

 

The Subcontractor shall furnish at Subcontractor’s
expense a Performance Bond and a Payment Bond, each in the full amount of this
Subcontract.  The bond forms shall be in accordance with Schedules F, G
and H of Exhibit II and shall be subject to Owner’s and Contractor’s
approval for adequacy of protection and the satisfactory character of the
surety.  The surety shall have an A.M. Best rating of B+, VII or
better.  The failure of the Subcontractor to furnish required bonds within
ten (10) days after having been given notice by Contractor shall
constitute a material failure to perform this Subcontract giving rise to a
termination for default pursuant to Article 10 herein.

 

8.                                       Time of Performance

 

a.             Subcontractor will proceed with the Work in
a prompt and diligent manner, in accordance with Contractor’s schedule as
reasonably amended from time to time.  TIME IS OF THE ESSENCE. 
Subcontractor shall be entitled to additional compensation for compliance with
schedule amendments only to the extent, if any, that the Contract
Documents entitle Contractor to reimbursement in connection with same.

 

b.             If requested by Contractor, Subcontractor
shall submit a detailed schedule for performance of the Subcontract in a
form acceptable to Contractor which shall comply with all scheduling
requirements of the Contract Documents and with Article 8.a above. 
Contractor may, at its sole discretion, direct Subcontractor to make reasonable
modifications and revisions in said schedule.

 

c.             Subcontractor will coordinate its Work
with the work of Contractor, other subcontractors and Owner’s other builders,
if any, so that no delays or interferences occur in the completion of any part
or all of the Project.

 

d.             Should the Subcontractor be delayed,
impacted or disrupted in the performance of this Subcontract, it shall be
entitled to an extension of time only for delays caused by any acts or causes
which would entitle the

 

6

 

Contractor
to an extension of time under the Contract Documents and for delays caused
solely by the Contractor but Subcontractor shall not be entitled to any
increase in the Subcontract Price or to damages or additional compensation as a
consequence of such delays, impacts or disruptions, regardless of whether such
delays or disruptions are unreasonable or unforeseeable, unless the Owner is
liable and pays for such delays, impacts or disruptions.  The Contractor
will pay the Subcontractor the amount allowed and paid by the Owner for the
Subcontractor’s delay, impact or disruption.  Within three (3) days
after the commencement of any delay, impact or disruption in the performance of
its Work hereunder, the Subcontractor shall notify the Contractor in writing
stating full details of the cause of the alleged delay, impact or
disruption.  In any event, the Subcontractor shall notify the Contractor
of any delays, impacts or disruptions for which the Owner is responsible, in
sufficient time so that its claim may be timely processed against the Owner
administratively.  Failure to provide timely notice of delays for which
the Owner is responsible in accordance with the Contract Documents shall result
in a waiver of any such claim by Subcontractor to the extent Contractor is
prejudiced thereby.  Notwithstanding the foregoing, in the event
Subcontractor is entitled to an extension of time hereunder, Contractor
reserves the right, exercised in its sole discretion, to order acceleration
and/or compression of the schedule applicable to the Work covered by this
Subcontract and to compensate Subcontractor for the costs associated therewith
in lieu of granting an extension of time.

 

9.                                       Changes

 

a.             Contractor may, at any time, unilaterally
or by agreement with Subcontractor, and without notice to the sureties, make
changes in the Work covered by this Subcontract.  Any unilateral order or
agreement under this Article 9.a shall be in writing.  Subcontractor
shall perform the Work as changed without delay.

 

b.             Subcontractor shall submit in writing any
claims for adjustment in the price, schedule or other provisions of the
Subcontract claimed by Subcontractor for changes directed by Contractor or as a
result of deficiencies or discrepancies in the Contract Documents, to
Contractor in time to allow Contractor to comply with the applicable provisions
of the Contract Documents.  Failure to submit timely notice of such claims
in accordance with the requirements of the Contract Documents shall result in a
waiver of any such claim by Subcontractor to the extent Contractor is prejudiced
thereby.  Contractor shall process said claims in the manner provided by
and according to the provisions of the Contract Documents so as to protect the
interest of Subcontractor and others including Contractor.  Subcontract
adjustments shall be made only to the extent that Contractor is entitled to
relief from or must grant relief to Owner.  Furthermore, each Subcontract
adjustment shall be equal only to Subcontractor’s allocable share of any
adjustment in Contractor’s contract with Owner.  Subcontractor’s allocable
share shall be determined by Contractor, after allowance of Contractor’s normal
overhead, profit and other interest in any recovery by making a reasonable
apportionment, if applicable, between Subcontractor, Contractor and other
subcontractors or persons with interest in the adjustment.  This paragraph
will also cover other equitable adjustments or other relief allowed by the
Contract Documents.

 

c.             For changes ordered by Contractor
independent of Contract Documents, Subcontractor shall be entitled to an
equitable adjustment in the Subcontract Price.

 

10.                                 Subcontractor’s Failure to Perform

 

a.             If, in the opinion of Contractor,
Subcontractor shall at any time (1) refuse or fail to provide sufficient
properly skilled workmen or materials of the proper quality, (2) fail in
any respect to prosecute the Work according to the current schedule, (3) cause,
by any action or omission, the stoppage, or delay of or interference with the
work of Contractor or of any other builder or subcontractor, (4) fail to
comply with all provisions of this Subcontract or the Contract Documents, (5) be
adjudged a bankrupt, or make a general assignment for the benefit of its
creditors, (6) have a receiver appointed, (7) become insolvent or a
debtor in reorganization proceedings or (8) fail to make payments to its
lower-tier subcontractors or suppliers, then, after serving three (3) days’
written notice, unless the condition specified in such notice shall have been
eliminated within such three (3) days, the Contractor may at its option
without voiding the other provisions of the Subcontract and without notice to
the sureties, (i) take such steps as are necessary to overcome the
condition, in which case the Subcontractor shall be liable to Contractor for
the cost thereof, (ii) terminate the Subcontract for default, or (iii) seek
specific performance of Subcontractor’s obligations hereunder, it being agreed
by Subcontractor that specific performance may be necessary to avoid
irreparable harm to Contractor and/or Owner.  In the event of termination
for default, Contractor may, at its option, (1) enter on the premises and
take possession, for the purpose of completing the Work, of all materials and
equipment of Subcontractor, (2) require Subcontractor to assign to
Contractor any or all of its subcontract or purchase orders involving the
project, or (3) complete the Work either by itself or through others, by
whatever method Contractor may deem expedient.  In case of termination for
default, Subcontractor shall not be entitled to receive any further payment
until the Work shall be fully completed and accepted by Owner.  At such
time, if the unpaid balance of the Subcontract Price to be paid shall exceed
the expense incurred by Contractor, such excess shall be paid by Contractor to
Subcontractor.  However, if such amount incurred by Contractor shall
exceed such unpaid balance, then,

 

7

 

Subcontractor
shall pay Contractor the difference within five (5) business days
following demand by Contractor.  Subcontractor shall pay all reasonable
costs of collection, if any.

 

b.             If Contractor wrongfully exercises any
option under 10.a. (i) (ii) or (iii) above, Contractor shall be
liable to Subcontractor for the reasonable value of Work performed by Subcontractor
prior to Contractor’s wrongful action plus the direct costs incurred by
Subcontractor as a result of Contractor’s wrongful action plus, in the case of
a wrongful termination for default, reasonable close-out costs, less prior
payments made, upon Contractor’s receipt of payment for same from Owner. 
The Subcontractor’s remedy under this Article 10.b, shall be
exclusive.  Nothing herein shall bar withholdings by Contractor permitted
by other provisions of this Subcontract.

 

11.                                 Settlement of Disputes

 

a.             In case of any dispute between Contractor
and Subcontractor, due to any action of Owner or involving the Contract
Documents, Subcontractor agrees to be bound to Contractor to the same extent
that Contractor is bound to Owner, by the terms of the Contract Documents and
by any and all preliminary and final decisions or determinations made
thereunder by the party, board or court so authorized in the Contract Documents
or by law whether or not Subcontractor is a party to such proceedings.  In
case of such dispute, Subcontractor will comply with all provisions of the
Contract Documents allowing a reasonable time for Contractor to analyze and
forward to Owner any required communications or documentation.  Contractor
will, at its option, (1) present to Owner in Contractor’s name, or (2) authorize
Subcontractor to present to Owner, in Contractor’s name, all of Subcontractor’s
claims and answer Owner’s claims involving Subcontractor’s Work, whenever
Contractor is permitted to do so by the terms of the Contract Documents. 
If such dispute is prosecuted or defended by Contractor, Subcontractor agrees
to furnish all documents, statements, witnesses, and other information required
and to pay or reimburse Contractor for all costs incurred in connection
therewith.  The Subcontract Price shall be adjusted by Subcontractor’s
allocable share determined in accordance with Article 11 hereof.  The
use of the dispute resolution procedure in this paragraph 11.a. is a condition
precedent to the use of any other dispute resolution procedure authorized and
allowed by this Subcontract in case of disputes between Contractor and
Subcontractor due to any action of Owner or involving the Contract Documents.

 

b.             With respect to any controversy between
Contractor and Subcontractor not involving Owner or the Contract Documents,
Contractor shall issue a decision that shall be followed by
Subcontractor.  If the Subcontractor is correct as to the controversy,
Subcontractor shall be entitled to an equitable adjustment in the Subcontract
Price as its sole remedy.  Notification of any such claim for equitable
adjustment must be asserted in writing within ten (10) days of
Subcontractor’s knowledge of the claim.

 

c.             Failure by Subcontractor to submit
requests or claims for additional compensation or time for performance in
accordance with the provisions of this Subcontract or the Contract Documents
shall constitute a waiver of such claims or requests by Subcontractor and shall
be deemed adequate grounds for rejection of same by Contractor.  Notwithstanding
the preceding sentence, failure to submit such requests and claims in relation
to claims for which the Owner is ultimately responsible shall constitute a
waiver only to the extent the Contractor is prejudiced thereby.

 

d.             Any dispute arising out of or relating to
this Subcontract (i) not due to any action of the Owner or not involving
the Contract Documents or (ii) decided by Owner and there remains a
dispute between Contractor and Subcontractor, shall be resolved by a court of
competent jurisdiction in the state and county in which the project is located
or some other location designated by Contractor unless Contractor elects to
refer the matter to arbitration in which case the dispute shall be decided by
arbitration in accordance with the then current Construction Industry Rules of
the American Arbitration Association (“AAA”).  Provided, however, the
arbitration shall not be under the administration of the AAA but by one (1) independent
and impartial arbitrator mutually selected by the parties.  The arbitration
shall be governed by the United States Arbitration Act, 9 U.S.C. Section 1-16,
and judgment upon the award rendered by the arbitrator may be entered by any
court having jurisdiction thereof.  The place of arbitration shall be New
York City.  The arbitrator is not empowered to award damages in excess of
compensatory damages and each party hereby irrevocably waives any right to
recover such damages with respect to any dispute resolved by arbitration.

 

12.                                 Warranty

 

Subcontractor warrants its Work hereunder to
Contractor on the same terms and for the same period as Contractor warrants the
Work to Owner under the Contract Documents.  With respect to
Subcontractor’s Work, Subcontractor shall perform all warranty obligations and
responsibilities assumed by Contractor under the Contract Documents.

 

8

 

13.                                 Liens

 

a.             In the event that liens are filed by
anyone in relation to the labor and/or material being furnished by
Subcontractor, Subcontractor agrees to have the same discharged (by posting a
bond with the appropriate authorities or otherwise) within five (5) days
of notice.  In the event such lien is not so discharged, such
circumstances shall be deemed a failure to perform the Work on the part of the
Subcontractor subject to the conditions and terms set forth in Article 10
above.

 

b.             Prior to final payment, Subcontractor
shall provide to Contractor a release of its liens and claims and of all liens
and claims of all persons furnishing labor and/or materials for the performance
of this Subcontract as well as satisfactory evidence that there are no other
liens or claims whatsoever outstanding against the Work.

 

c.             If required by Contractor, Subcontractor
shall furnish releases of liens with respect to all prior payments, as part of
each request for partial payment other than the initial request.

 

14.                                 Inspection and Acceptance

 

Subcontractor shall provide appropriate facilities at
all reasonable times for inspection by Contractor or Owner of the Work and
materials provided under this Subcontract, whether at the Project site or at
any place where such Work or materials may be in preparation, manufacture,
storage or installation.  Subcontractor shall promptly replace or correct
any Work or materials which Contractor or Owner shall reject as failing to
conform to the requirements of this Subcontract.  The Work shall be
accepted according to the terms of the Contract Documents.  However,
unless otherwise agreed in writing, entrance and use by Owner or Contractor
shall not constitute acceptance of the Work.

 

15.                                 Termination for Convenience

 

Contractor shall have the right to terminate this
Subcontract for convenience by providing Subcontractor with a written notice of
termination to be effective upon receipt by Subcontractor.  If the
Subcontract is terminated for convenience because there is a termination of
Contractor’s contract with Owner, the Subcontractor shall be paid the amount
representing costs that are due from the Owner for its Work as provided in the
Contract Documents after payment therefore by the Owner to Contractor.  If
Contractor terminates this Subcontract for convenience and the Contractor’s
contract with Owner has not been terminated, Subcontractor shall be paid for
all Work completed through the date of termination plus reasonable termination
and closeout costs less any amounts which the Contractor is entitled to
withhold pursuant to the terms of this Subcontract.

 

16.                                 Approvals

 

a.             Subcontractor shall deliver to Contractor
copies of shop drawings, cuts, samples and material lists required by and in
accordance with the requirements of the Contractor and the Contract Documents
within sufficient time so as not to delay performance of the Project or within
sufficient time for Contractor to submit the same within the time stated in the
Contract Documents, whichever is earlier.  Any deviation from the Contract
Documents shall be clearly identified on shop drawings.  Notwithstanding
any general approval granted by Contractor or Owner, all such submissions and
the Work performed in accordance therewith shall be in accordance with the
Contract Documents.

 

b.             Contractor’s review of Subcontractor’s
shop drawings, cuts, samples and material lists is only for the convenience of
the Owner in following the Work and shall not relieve the Subcontractor from
responsibility for any deviations from the requirements of the Contract
Documents.

 

c.             Subcontractor warrants and agrees that it
can and will obtain all requisite approvals from Owner as to its eligibility to
serve as a subcontractor and the approvals of all materials and performance of
the Work as required by the Contract Documents.

 

17.                                 Clean-Up

 

Subcontractor shall clean up its Work and remove all
debris resulting from its Work in a manner that will not impede either the progress
of the Project or of other trades.  If the Subcontractor fails to comply
with this Article within 24 hours after receipt of notice of noncompliance
from the Contractor, the Contractor may perform such necessary clean-up and
deduct the cost from any amounts due to the Subcontractor.

 

9

 

18.                                 Assignment

 

Subcontractor shall not sub-subcontract the Work of
this Subcontract and shall not assign or transfer this Subcontract, or funds
due hereunder, without the prior written consent of Contractor and
Subcontractor’s surety.  Contractor shall not unreasonably withhold its
consent to the assignment of funds due hereunder.

 

19.                                 Patents and Royalties

 

Except as otherwise provided by the Contract
Documents, Subcontractor shall pay all royalties and license fees which may be
due on the inclusion of any patented materials in the Work.  Subcontractor
shall defend all suits or claims for infringement of any patent rights that may
be brought against Contractor or Owner arising out of the Work, and shall
indemnify Contractor and Owner for all loss, including all costs and expenses,
on account thereof.

 

20.                                 Taxes and Permits

 

Except as otherwise provided by the Contract
Documents, Subcontractor agrees to pay and comply with and hold Contractor
harmless against the payment of all contributions, taxes or premiums which may
be payable by it under Federal, state or local laws arising out of the
performance of this Subcontract and all sales, use or other taxes of whatever
nature levied or assessed against Owner, Contractor, or Subcontractor arising
out of this Subcontract including any interest or penalties. 
Subcontractor shall obtain and pay for all permits, licenses, fees and
certificates of inspection necessary for the prosecution and completion of its
Work and shall arrange for all necessary inspections and approvals by public
officials.

 

21.                                 Laws, Regulations and Ordinances

 

a.             This Subcontract shall be governed by the
laws of the State of New York.

 

b.             Omitted.

 

c.             Subcontractor agrees to be bound by, and,
at its own cost, comply with all Federal, state and local laws, codes,
ordinances and regulations applicable to this Subcontract and the performance
of the Work hereunder including the Occupational Safety and Health Act of
1970.  Subcontractor shall be duly licensed to operate under the law of
the applicable jurisdictions.  Subcontractor shall be liable to Contractor
and Owner for all loss, cost and expense attributable to any acts of commission
or omission by Subcontractor, its employees and/or agents resulting from
failure to comply including, but not limited to, any fines, penalties or
corrective measures.

 

22.                                 Labor

 

a.             Subcontractor and its lower-tier
subcontractors shall not employ anyone in Subcontract Work whose employment may
be objected to by Contractor or Owner.

 

b.             Should any workers performing Work
covered by this Subcontract engage in a strike or other work stoppage or
cease to work due to picketing or a labor dispute of any kind, said
circumstances shall be deemed a failure to perform the Work on the part of the
Subcontractor subject to the conditions and terms set forth in Article 10
above.

 

23.                                 Equal Opportunity

 

a.             In connection with the performance of
Work under this Subcontract, Subcontractor agrees not to discriminate against
any employee or applicant for employment because of race, religion, sex,
handicap, color or national origin.  The aforesaid provision shall
include, but not be limited to, the following: employment, upgrading, demotion
or transfer, recruitment or advertising, layoff or termination, rates of pay or
other forms of compensation and selection for training (including
apprenticeship).  Subcontractor agrees to post hereafter, in plain view
for employees and applicants for employment to review, notices prepared by
Subcontractor (and approved by the government when required) setting forth the
provision of this Article 23.

 

b.             Subcontractor shall permit access to its
books, records and accounts by representatives of Contractor or Owner for
purposes of investigation to ascertain compliance with the provisions of this Article 23.

 

c.             Subcontractor shall comply with
Schedule J to Exhibit II of this Subcontract.  In the event of
Subcontractor’s non-compliance with the provisions of such Schedule J, this
Subcontract may be terminated for default.

 

10

 

d.             Subcontractor shall include the
provisions of this Article 23 in every lower-tier subcontract and purchase
order.  The requirements of this Article 23 shall be in addition to
any equal opportunity provisions of the Contract Documents.

 

24.                                 Notices

 

All notices shall be addressed to the parties at the
addresses set out herein and shall be considered as delivered when postmarked
if dispatched by registered mail or when received in all other cases.

 

25.                                 Severability and Waiver

 

The partial or complete invalidity of any one or more
provisions of this Subcontract shall not affect the validity or continuing
force and effect of any other provision.  The failure of either party to
insist on any one or more instances upon the performance of any of the terms,
covenants or conditions of this Subcontract or to exercise any right herein
shall not be construed as a waiver or relinquishment of such term, covenant,
condition or right as respects further performance.

 

26.                                 Advertising

 

Neither Subcontractor, its subcontractors, suppliers
or employees shall take photographs of the Work on site or publish or display
advertising matter of any description relating to the Project without first
obtaining the written consent of Contractor and the Owner.

 

27.                                 Anti-Bribery Provisions

 

Subcontractor undertakes to protect the standards of
business practice of the Contractor at all times and to act in such a way as to
uphold the Contractor’s good name and reputation and not to do or attempt to do
any act or thing which is intended and/or which in fact causes any damage to or
brings discredit upon the Contractor.  In particular, the Subcontractor
will not:

 

(a)           Offer,
give or agree to give to any director, officer, employee or agent of the
Contractor or Owner any gift or consideration of any kind as an inducement or
reward for either (i) taking or electing not to take any action in
relation to this Subcontract or any other contract with the Contractor or the
Owner or (ii) demonstrating or electing not to demonstrate either
favorable or unfavorable behavior towards any person in relation to the
Subcontract or any other contract with the Contractor or the Owner.

 

(b)           Induce
or attempt to induce any officer, servant or agent of any private or public
body to depart from his duties to his employer or be involved with any such
arrangement.

 

Any violation of this Article 27 shall constitute
a material failure to perform by Subcontractor giving rise to a termination for
default pursuant to Article 10 herein.

 

28.                                 Complete Agreement

 

This Subcontract contains the entire agreement between
the parties hereto with respect to the matters covered herein.  No other
agreements, representations, warranties or other matters, oral or written,
shall be deemed to bind the parties hereto.

 

11

 

IN WITNESS WHEREOF, the parties, by their duly authorized
representatives, have hereunto executed this Subcontract, on the day and year
above written.

 

 

	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (Subcontractor)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  
	
   

  	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Address:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  AMEC CONSTRUCTION MANAGEMENT, INC.

  
	
   

  	
   

  	
  (Contractor)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  
	
   

  	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Address:

  	
   

  	
   

  

 

12

 

EXHIBIT
I

 

CONTRACT
DOCUMENTS

 

Attached
is a redacted copy of the Agreement between AMEC and THE NEW YORK TIMES
BUILDING, LLC dated [INSERT] with all applicable exhibits.

 

13

 

EXHIBIT
II

 

LIST OF
SCHEDULES

 

	
  1.

  	
   

  	
  Schedule A.

  	
   

  	
  List
  of applicable drawings and documents

  
	
  2.

  	
   

  	
  Schedule B.

  	
   

  	
  Further
  description and definition of Work

  
	
  3.

  	
   

  	
  Schedule C.

  	
   

  	
  Unit
  Price Schedule

  
	
  4.

  	
   

  	
  Schedule D.

  	
   

  	
  Alternate
  Price Schedule

  
	
  5.

  	
   

  	
  Schedule E.

  	
   

  	
  Insurance
  Rider Contract

  
	
  6.

  	
   

  	
  Schedule F.

  	
   

  	
  Payment
  Bond form

  
	
  7.

  	
   

  	
  Schedule G.

  	
   

  	
  Performance
  Bond form

  
	
  8.

  	
   

  	
  Schedule H.

  	
   

  	
  Multiple
  Obligee Rider

  
	
  9.

  	
   

  	
  Schedule J.

  	
   

  	
  Workforce
  Equal Employment/Affirmative Action and Minority & Women Owned
  Business Enterprise Subcontractor Requirements

  
	
  10.

  	
   

  	
  Schedule L.

  	
   

  	
  Safety
  Schedule

  
	
  11.

  	
   

  	
  Schedule M.

  	
   

  	
  Logistics
  Plan

  
	
  12.

  	
   

  	
  Schedule N.

  	
   

  	
  ESDC
  DVO Requirements

  

 

14

 

EXHIBIT
III

 

OWNER CONTOLLED INSURANCE PROGRAM

“OCIP”

 

15

 

EXHIBIT C

Preliminary Schedule

AMEC Schedule, NYT 13

 

 

[GRAPHIC]

 

 

EXHIBIT D

General Conditions Items

 

The
General Conditions shall be in the Lump Sum of $31,054,290 payable as follows:

 

Month
1: $274,325 for work completed through November, 2003

Months
2-5: Actual general conditions costs incurred by Construction Manager

 

From
Month 6 until Final Completion, the General Conditions shall be distributed in
equal monthly payments based on the number of months remaining until the
scheduled Final Completion.  The amount of such payment will fluctuate if
the Final Completion Date is adjusted.

 

General Conditions Cost Categories include but are not
limited to:

 

1.                     All non-union staff direct personnel expense
(salaries) broken down by position.

2.                     All non-union staff fringes and benefits costs broken
down by position.

3.                     Watchman service.

4.                     On-site temporary offices/trailers.

5.                     On-site temporary office furniture and
equipment.

6.                     Temporary fence and gate.

7.                     Temporary toilets and maintenance, temporary water,
temporary electric, temporary environment and maintenance.

8.                     General cleaning direct personnel cost

9.                     General cleaning fringe benefit and union
costs.

10.               Final cleaning, including curtain wall and storefront.

11.               Interior window washing.

12.               Small tools.

13.               Blueprinting and general reproduction costs.

14.               Licensed surveying costs.

15.               Project signs including both legal and
code required signage and appropriate signage to identify the Project, to be
developed by and/or approved by Owner.

16.               Glass breakage.

17.               Permits and Violations.

18.               Telephone.

19.               Petty Cash.

20.               Travel Expenses (Material expediting,
mock-ups, etc.)

21.               Progress photographs.

22.               Hoist installation and removal.

23.               Operation of the hoist.

24.               Teamster shop steward.

25.               Master mechanic.

26.               Coordination of controlled inspections (Controlled
Inspection testing shall be contracted directly by Owner.)

27.               Extermination.

28.               Rubbish removal.

29.               Winter protection.

30.               Article 19 NYC site safety protection and OSHA
protection.

31.               Miscellaneous stationery.

32.               Postage, overnight mail, etc.

 

 

33.                                 Messenger service.

34.                                 All sidewalk bridge and overhead
protection requirements.

35.                                 All horizontal and vertical safety
netting.

36.                                 Installation and dismantling of all
required common trade scaffolding, equipment, hoists, cranes, etc. which shall
be available for use by all trades and Owner’s contractors as may be required.

 

 

EXHIBIT E

Not Used

 

 

EXHIBIT F

Preliminary List of Drawings and
Specifications

 

DRAWING
LIST

 

	
  DRAWING
  NO.

  	
   

  	
  TITLE

  	
   

  	
  DATE

  	
   

  	
  REMARKS

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARCHITECTURAL
  DRAWINGS

  
	
   

  
	
  A-0000

  	
   

  	
  Drawings Index

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-0001

  	
   

  	
  Room Finish Schedule,
  Abbreviations, Symbols and Materials

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-0002

  	
   

  	
  Partitions &
  Drywall Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-0003

  	
   

  	
  Door & Misc.
  Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-0004

  	
   

  	
  Hoistway Door Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-0005-A

  	
   

  	
  Sidewalk Paving Plan
  Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-0005-B

  	
   

  	
  Sidewalk Paving Plan
  Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-0006-A

  	
   

  	
  Sidewalk Bollard Plan
  Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-0006-B

  	
   

  	
  Sidewalk Bollard Plan
  Partial B

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-0007

  	
   

  	
  Sidewalk Bridge Plan
  & Elevation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-1000

  	
   

  	
  Key Floor Plan (Cellar
  thru 5th Floor)

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-100C1-A

  	
   

  	
  Cellar Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-100C1-B

  	
   

  	
  Cellar Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-100C1-C

  	
   

  	
  Cellar & Ground
  Floor Mezzanine Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1001-A

  	
   

  	
  Ground Floor Plan
  Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1001-B

  	
   

  	
  Ground Floor Plan
  Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1002-A

  	
   

  	
  2nd Floor Plan Partial
  A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1002-B

  	
   

  	
  2nd Floor Plan Partial
  B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-1003-A

  	
   

  	
  3rd Floor Plan Partial
  A

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-1003-B

  	
   

  	
  3rd Floor Plan Partial
  B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-1004-A

  	
   

  	
  4th Floor Plan Partial
  A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1004-B

  	
   

  	
  4th Floor Plan Partial
  B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1005-A

  	
   

  	
  5th
  Floor Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1005-B

  	
   

  	
  5th
  Floor Roof Partial Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1005-B-ALT
  24

  	
   

  	
  5th
  Floor Roof Partial Plan B Alternate #24

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-1005-B
  ALT- B1

  	
   

  	
  5th Floor Roof Plan
  Partial B – 14'-0" Unit Alternate

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  A-1005-C

  	
   

  	
  Partial Plans at East
  Podium Roof

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1005-D

  	
   

  	
  Partial Plan at Podium
  Bulkhead Roof

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1006

  	
   

  	
  6th and 7th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1008

  	
   

  	
  8th-11th & 13th
  Typical Low Rise Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1012

  	
   

  	
  12th Floor Plan -
  Office/Data Center

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1014

  	
   

  	
  14th Floor Cafeteria
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1015

  	
   

  	
  15th Floor Conference
  Room Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-1016

  	
   

  	
  16th Floor EMR Plan and
  17th Floor Partial Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1018

  	
   

  	
  18th Floor Thru 27th
  Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1028

  	
   

  	
  28th Floor Mechanical
  Room Plan (Cross Over & Run By)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1029

  	
   

  	
  29th
  Floor Mid Low EMR Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1030

  	
   

  	
  30th
  thru 38th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1041

  	
   

  	
  39th
  Thru 50th Floor Plan &  Partial
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1051

  	
   

  	
  51st
  Floor Plan, E.M.R. Mezz. & Stair Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1052

  	
   

  	
  52nd
  Floor Main Roof Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  

 

1

 

	
  A-1052-ALT 24

  	
   

  	
  52nd
  Floor Main Roof Plan Alternate #24

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-1053

  	
   

  	
  Bulkhead
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-1054

  	
   

  	
  E.M.R.
  Plan & Façade Maintenance Platform Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-200C1

  	
   

  	
  Cellar
  Core Plan & Elevator Pit Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2001

  	
   

  	
  Ground
  Floor Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2002

  	
   

  	
  2nd
  Floor Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2003

  	
   

  	
  3rd
  Floor Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2004

  	
   

  	
  Typical
  Low Rise Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2005

  	
   

  	
  Typical
  Mid-Low Rise Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2006

  	
   

  	
  Typical
  Mid-High Rise Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2007

  	
   

  	
  Typical
  High Rise Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2008

  	
   

  	
  Typical
  Podium East Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2014

  	
   

  	
  14th
  Floor Cafeteria Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2015

  	
   

  	
  15th
  Floor Conference Room Core Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-2016

  	
   

  	
  16th
  Floor Core Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2101

  	
   

  	
  Building
  Core Sections and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2101-A

  	
   

  	
  Building
  Core Sections and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2101-B

  	
   

  	
  Building
  Core Sections and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2102

  	
   

  	
  Miscellaneous
  Sections & Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2103

  	
   

  	
  Sections
  @ Typical Low Rise Core

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2104

  	
   

  	
  Sections
  @ Typical Low Rise Core

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-2105

  	
   

  	
  Sections
  @ Typical Low Rise Core

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-2106

  	
   

  	
  Sections
  @ Typical High Rise Core

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-2107

  	
   

  	
  Sections
  @ Typical High Rise Core

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-2108

  	
   

  	
  Sections @ Typical High
  Rise Core

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-2109

  	
   

  	
  Section @ 17 &
  29 Elevator Machine Rooms

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2110

  	
   

  	
  Section @
  40 & 51 Elevator Machine Rooms

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2111

  	
   

  	
  Section @
  Rooftop Elevator Machine Rooms

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2112

  	
   

  	
  Section @
  Podium Elevators

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-2201

  	
   

  	
  Stair
  Sections & Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2202

  	
   

  	
  Stair
  Sections

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2203

  	
   

  	
  Convenience
  Stair Sections

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-2301

  	
   

  	
  Enlarged
  Plans @ Loading Dock

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2302

  	
   

  	
  Partial
  Sections @ Loading Dock

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2303

  	
   

  	
  Enlarged
  Elevations @ Loading Dock

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2401

  	
   

  	
  Partial
  Reflected Ceiling Plans @ Cellar, 1st & 2nd Flrs.

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-2402

  	
   

  	
  Partial
  Reflected Ceiling Plans @ Tower Cores

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-2403

  	
   

  	
  Partial
  Reflected Ceiling Plan @ Cellar

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-2501

  	
   

  	
  Toilet
  Rm. RCPS, Elevations and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2502

  	
   

  	
  Toilet
  Rm. RCPS, Elevations and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2503

  	
   

  	
  Toilet
  Rm. RCPS, Elevations and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2504

  	
   

  	
  Toilet
  Rm. RCPS, Elevations and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2505

  	
   

  	
  Toilet
  Rm. RCPS, Elevations and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2506

  	
   

  	
  Cellar
  Toilet Rom. RCPS, Elevations and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2601

  	
   

  	
  Elevator
  Cab

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-2611

  	
   

  	
  Elevator
  Cab Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-3001

  	
   

  	
  South
  Building Elevation @ 40th St.

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  

 

2

 

	
  A-3002

  	
   

  	
  West Building Elevation @ 8th Ave.

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3003

  	
   

  	
  North Building Elevation @ 41st St.

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3004

  	
   

  	
  East Building Elevation

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3101

  	
   

  	
  Partial South Elevation at Tower Base

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3102

  	
   

  	
  Partial South Elevation at Podium (40th Street)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3103

  	
   

  	
  Partial West Elevation at Tower Base

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3104

  	
   

  	
  Partial North Elevation at Tower Base

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3105

  	
   

  	
  Partial North Elevation at Podium (41st Street)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3106

  	
   

  	
  Partial East Elevation @ Lot Line

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3107

  	
   

  	
  Partial East Elevation @ Tower Base

  	
   

  	
  4/11/03

  	
   

  	
  98% GMP

  
	
  A-3111

  	
   

  	
  Partial South Elevations at 13th -17th & 27th -
  30th Floors

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3112

  	
   

  	
  Partial West Elevation at Typical & Mechanical
  Floors

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-3113

  	
   

  	
  Partial North Elevations at 13th - 17th & 27th -
  30th Floors

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3114

  	
   

  	
  Partial East Elevations at 13th -17th & 27th -
  30th Floors

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-3121

  	
   

  	
  Partial South/Partial North Elevations at Top of
  Tower

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-3122

  	
   

  	
  Partial West/Partial East Elevation at Top of Tower

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-3201

  	
   

  	
  Partial South Elevations at Tower Base without
  Screen

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3202

  	
   

  	
  Partial South Elevations at Podium

  	
   

  	
  829/03

  	
   

  	
  Addendum #16

  
	
  A-3203

  	
   

  	
  Partial Elevations at Podium Loading Docks

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3204

  	
   

  	
  Partial West Elevations at Tower Base without
  Screens

  	
   

  	
  829/03

  	
   

  	
  Addendum #16

  
	
  A-3205

  	
   

  	
  Partial North Elevations at Tower Base

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3206

  	
   

  	
  Partial North Elevations at Podium without Screens

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3211

  	
   

  	
  Partial South Elevations at 13th - 17th & 27th -
  30th Floors without Screens

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3213

  	
   

  	
  Partial North Elevation at 13th - 17th Flrs. &
  27th - 30th Flrs.

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3214

  	
   

  	
  Parital East Elevations at 13th - 17th & 27th -
  30th Floors Without Screens

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-3215

  	
   

  	
  Partial West Elevations at 13 thru 17 Without
  Screens

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3221

  	
   

  	
  Partial North & South Elevation @ Top of Tower
  w/o Screen

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-3222

  	
   

  	
  Partial West Elevation @ Top of Tower w/o Screen

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-3231

  	
   

  	
  Elevations @ Interior Court

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-3232

  	
   

  	
  Elevations @ Interior Court

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-3301

  	
   

  	
  Enlarged Elevations @ Podium East Bulkhead

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-3303

  	
   

  	
  Elevations @ Main Roof of Elevator Machine Rooms

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-4001

  	
   

  	
  East-West Building Section

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-4002

  	
   

  	
  North/South Building Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-4106

  	
   

  	
  Partial E-W Section @ Top of Tower

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-4107

  	
   

  	
  Partial W-S Section @ Top of Tower

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-4108

  	
   

  	
  Rooftop Structure Elevations

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-4201

  	
   

  	
  Typical Floor Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-4202

  	
   

  	
  28th Floor Sections

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-4203

  	
   

  	
  Cafeteria & Conference Room Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-4204

  	
   

  	
  Cafeteria & Conference Room Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-4205

  	
   

  	
  Cafeteria & Conference Room Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-4601

  	
   

  	
  Roof Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-4701

  	
   

  	
  Podium Roof A.H.U.

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-4701 ALT B1

  	
   

  	
  Podium Roof AHU 14’-0” Width Alternate

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  

 

3

 

	
  A-4801

  	
   

  	
  Mast Plans, Sections
  & Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5001

  	
   

  	
  Façade Typology Diagram

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5002

  	
   

  	
  Façade Typology

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5003

  	
   

  	
  Façade Typology

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5004

  	
   

  	
  Spandrel Panel Typology

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5101

  	
   

  	
  Details Façade Type 1:
  Tower Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5102

  	
   

  	
  Details Façade Type 1:
  Lower Tower Sections

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5103

  	
   

  	
  Details Façade Type 1:
  Podium Façade Section

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5104

  	
   

  	
  Details Façade Type 1:
  Podium/Tower Façade Sections

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5105

  	
   

  	
  Details Façade @
  Cafeteria 14th Floor

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5106

  	
   

  	
  Details Façade @
  Cafeteria 14th Floor & Kitchen

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5107

  	
   

  	
  Details Façade Type 1:
  Roof Screens

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5108

  	
   

  	
  Details Façade Type 1:
  Mechanical Floors Sections

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5114

  	
   

  	
  Roof Screen Plan
  Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5115

  	
   

  	
  South Roof Screen
  Axonometric

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5116

  	
   

  	
  West Roof Screen
  Axonometric

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5117

  	
   

  	
  Recess Corner Roof
  Screen Axonometric

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5120

  	
   

  	
  Details Façade Type 1:
  Tower Wing Wall

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5120-ALT-4

  	
   

  	
  Details Façade Type 1:
  ALT 4

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5121

  	
   

  	
  Details Façade Type 1:
  15' Podium Wing Wall

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5122

  	
   

  	
  Details Façade Type 1:
  7'-6" Podium Wing Wall

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5123

  	
   

  	
  Details Façade Type 1:
  Podium Section

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5124

  	
   

  	
  Podium Terrace Sections

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5125

  	
   

  	
  Podium Loading Dock
  Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5126

  	
   

  	
  Podium Loading Dock
  Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5131

  	
   

  	
  Main Roof Parapet
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5132

  	
   

  	
  Base Details of Col’s
  at 75'-0" Roof Screen

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5133

  	
   

  	
  Base Details of Col’s
  at 55'-0" & 27'-6" Roof Screens

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5150

  	
   

  	
  Details Façade Type 1:
  50% Ceramic Façade w/ Glass

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5151

  	
   

  	
  Details Façade Type 1:
  Curtain Wall Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5152

  	
   

  	
  Tower Corner Mullion
  Detail Plans

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5152-ALT-8

  	
   

  	
  Tower Corner Mullion
  Detail Plans

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5153

  	
   

  	
  Window Washing Track
  Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5201

  	
   

  	
  Details Façade Type 2:
  Recessed Façade Sections

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5202

  	
   

  	
  Details Façade Type 2:
  Convenience Stair Elevation

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5203

  	
   

  	
  Details Façade Type 2:
  Convenience Stair Section

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5301

  	
   

  	
  Details Façade Type 3:
  Garden Court Façade

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5350

  	
   

  	
  Details Façade Type 3:
  Glass Curtain Wall

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5351

  	
   

  	
  Details Façade Type 3:
  Glass Curtain Wall

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5401

  	
   

  	
  Plans & Wall
  Section @ Stairs C & D Enclosure

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5451

  	
   

  	
  Details @ Podium Stairs
  C & D

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5501

  	
   

  	
  Storefront Façade:
  Tower, 8th Avenue

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5502

  	
   

  	
  Storefront Façade:
  Podium 40th/41st Streets

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5503

  	
   

  	
  Storefront Façade:
  Tower, 40th/41st Streets

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5504

  	
   

  	
  Storefront Façade:
  Section Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5521

  	
   

  	
  Storefront Façade:
  Vestibule Entrance, 40th/41st Streets

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5522

  	
   

  	
  Storefront Façade:
  Vestibule Entrance, 8th Avenue

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  

 

4

 

	
  A-5523

  	
   

  	
  Storefront
  Façade: Retail Entrances, Tower

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5524

  	
   

  	
  Storefront
  Façade: Times Center Entrance

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5550

  	
   

  	
  Storefront
  Façade: Mullion Typology

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5551

  	
   

  	
  Storefront
  Façade: Mullion Plan/Section Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5553

  	
   

  	
  Storefront
  Façade: Interior & Auditorium Façade Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5556

  	
   

  	
  Storefront
  Façade: Section Details at Soffit

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5557

  	
   

  	
  Storefront
  Façade: Vestibule Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5559

  	
   

  	
  Storefront
  Façade: Typical Door Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5561

  	
   

  	
  Storefront
  Façade: Signage & Window Display Signs

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5562

  	
   

  	
  Storefront
  Façade: Awning Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5601

  	
   

  	
  Details
  Façade Type 6: Skylights with Metal Grille

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5651

  	
   

  	
  Details
  Façade Type 6: Skylights with Metal Grille

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-5702

  	
   

  	
  Glass
  Canopy: 40th/41st Street

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5703

  	
   

  	
  Glass
  Canopy: 8th Avenue

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5710

  	
   

  	
  Glass
  Canopy: Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5801

  	
   

  	
  Section Detail
  @ 8th Ave. & Podium Soffit

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5802

  	
   

  	
  Beam
  Penetration Details on 2nd - 5th Floors @ South Elev.

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5803

  	
   

  	
  Details
  @ Façade Penetrations @ Wing Wall

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5804

  	
   

  	
  Details
  @ Façade Penetrations @ Corner

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5805

  	
   

  	
  Details
  @ Façade Penetrations @ Corner

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5806

  	
   

  	
  Façade
  Penetration Details @ Mechanical Floor

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-5807

  	
   

  	
  Façade
  Penetration Details @ East Podium Tower

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-5901

  	
   

  	
  Details
  @ Cogen & Bulkhead Roof

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5902

  	
   

  	
  Sections
  & Details @ Main Roof
  Bulkheads

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-6001

  	
   

  	
  Lobby
  Finishes Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-6101-A

  	
   

  	
  Lobby
  Reflected Ceiling Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-6101-B

  	
   

  	
  First
  Floor Reflected Ceiling Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-6201

  	
   

  	
  Lobby
  Interior Elevations

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-6201-ALT-25

  	
   

  	
  Lobby
  Interior Elevations Alternate

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-6301

  	
   

  	
  Lobby
  Wall Sections

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-6401

  	
   

  	
  Lobby
  Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-6402

  	
   

  	
  Column
  Base Details at Grade

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-6410

  	
   

  	
  Ground
  Floor Plan Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-6502

  	
   

  	
  Details
  @ Wood Floor Grill

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-6601

  	
   

  	
  Details
  @ Lobby Ceiling

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-6701

  	
   

  	
  Lobby
  Stair & Handrails

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-6702

  	
   

  	
  Lobby
  Handicap Lift

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  A-6704

  	
   

  	
  Lobby
  Glass Partition

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-6705

  	
   

  	
  Lobby/Times
  Center Glass Partition

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-6706

  	
   

  	
  Garden
  Court Bridge Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-6751

  	
   

  	
  Lobby
  Handrails Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-6801

  	
   

  	
  Master
  Security Lobby Desk Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-6811

  	
   

  	
  Master
  Security Lobby Desk Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-7201

  	
   

  	
  Birdwire
  Partial Plans and Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-7301

  	
   

  	
  Exterior
  Lighting Adjacent Building

  	
   

  	
  8/12/03

  	
   

  	
  Addendum #15

  
	
  A-8004

  	
   

  	
  Ground
  Floor Reflected Ceiling Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-8006

  	
   

  	
  Ground
  Floor/Cellar Finish Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  

 

5

 

	
  A-8102

  	
   

  	
  Ground Floor/Cellar
  Lobby Sections

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-8201

  	
   

  	
  Ground Floor Lobby
  Interior Elevations

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-8202

  	
   

  	
  Ground Floor &
  Cellar Interior Elevations

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-900C1-A

  	
   

  	
  Cellar Floor Edge of
  Slab Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-900C1-B

  	
   

  	
  Cellar Floor Edge of
  Slab Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-900C1-C

  	
   

  	
  Cellar Mezzanine Edge
  of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9001-A

  	
   

  	
  Ground Floor Edge of
  Slab Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9001-B

  	
   

  	
  Ground Floor Edge of
  Slab Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9002-A

  	
   

  	
  2nd Floor Edge of Slab
  Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9002-B

  	
   

  	
  2nd Floor Edge of Slab
  Plan Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-9003-A

  	
   

  	
  3rd Floor Edge of Slab
  Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9003-B

  	
   

  	
  3rd Floor Edge of Slab
  Plan Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-9004-A

  	
   

  	
  4th Floor Edge of Slab
  Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9004-B

  	
   

  	
  4th Floor Edge of Slab
  Plan Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-9005-A

  	
   

  	
  5th Floor Edge of Slab
  Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9005-B

  	
   

  	
  5th Floor Edge of Slab
  Roof Partial Plan B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-9005-C

  	
   

  	
  Edge of Slab Partial
  Plan at Podium Bulkhead Roof

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  A-9008

  	
   

  	
  6th-11th & 13th
  Floor Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9012

  	
   

  	
  12th Floor Office/Data
  Center Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9014

  	
   

  	
  14th Floor Cafeteria
  Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9015

  	
   

  	
  15th Floor Conference
  Room Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9016

  	
   

  	
  16th Floor and Partial
  17th Floor Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9018

  	
   

  	
  18th Floor Thru 27th
  Floor Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9028

  	
   

  	
  28th Floor Edge of Slab
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9029

  	
   

  	
  29th Floor Mid Low EMR
  Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9030

  	
   

  	
  30th thru 38th Floor
  Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9041

  	
   

  	
  41st Thru 50th Floor
  Edge of Slab Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9051

  	
   

  	
  51st Floor &
  Partial 51st Flr. EMR Mezz. & EOS Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-9052

  	
   

  	
  52nd Floor Main Roof
  Edge of Slab Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  CONED
  VAULTS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  CE-1

  	
   

  	
  Transformer
  Vault Under Sidewalk Plans

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  CE-2

  	
   

  	
  Transformer
  Vault Sections and Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  CE-3

  	
   

  	
  Transformer
  Vault Layout Sections & Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  FAÇADE
  MAINTENANCE DRAWINGS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  FM-0001

  	
   

  	
  Façade Maintenance
  System Equipment Layout

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  FM-0002

  	
   

  	
  Façade Maintenance
  System Sections and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  FM-0003

  	
   

  	
  Façade Maintenance
  System Sections and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  FM-0004

  	
   

  	
  Façade Maintenance
  System Garden Area

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  FM-0005

  	
   

  	
  Façade
  Maintenance System 8th Ave Recess

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  VERTICAL
  TRANSPORTATION DRAWINGS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  EL-0001

  	
   

  	
  Elevator
  Plan View

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  

 

6

 

	
  EL-0002

  	
   

  	
  Elevator Pit Plans

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  EL-0003

  	
   

  	
  Machine Rooms

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  EL-0004

  	
   

  	
  Elevator Elevations

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  LANDSCAPE DRAWINGS

  	
   

  	
   

  	
   

  	
   

  
	
  L-1001

  	
   

  	
  Ground Floor Grading
  and Subsurface Drainage Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  L-1002

  	
   

  	
  Ground Floor Planting
  Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  L-1003

  	
   

  	
  Irrigation Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  L-4001

  	
   

  	
  Ground Floor Planting
  Section

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  L-5001

  	
   

  	
  Drainage Planting
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  L-5002

  	
   

  	
  Irrigation Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  SITE SURVEY

  	
   

  	
   

  	
   

  	
   

  
	
  C1

  	
   

  	
  Site Survey

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  C2

  	
   

  	
  Site Survey

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  C3

  	
   

  	
  Site Survey

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  SUPPORT OF EXCAVATION

  	
   

  	
   

  	
   

  	
   

  
	
  SOE-1

  	
   

  	
  Support of Excavation
  Plan

  	
   

  	
  8/29/03 

  	
   

  	
  Addendum #16

  
	
  SOE-2

  	
   

  	
  Support of Excavation
  Section

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SOE-3

  	
   

  	
  Support of Excavation
  Details and Notes

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SOE-4

  	
   

  	
  Support of Excavation
  NYTC Notes

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  D-1

  	
   

  	
  Temporary Berm During
  Demolition Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  D-2

  	
   

  	
  Temporary Berm During
  Demolition Section

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  D-3

  	
   

  	
  Temporary Berm During
  Demolition NYTC Notes

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  STRUCTURAL DRAWINGS

  	
   

  	
   

  	
   

  	
   

  
	
  S-0001

  	
   

  	
  General Notes

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-0002

  	
   

  	
  Paint Location Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-0003

  	
   

  	
  Paint Location Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-0004

  	
   

  	
  Building Deflections
  Under Max Lateral Forces

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-0005

  	
   

  	
  Building Vertical
  Deflections

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-100F-A

  	
   

  	
  Foundation Plan Partial
  A

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-100F-B

  	
   

  	
  Foundation Plan Partial
  B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-100C1-A

  	
   

  	
  Cellar Slab Plan
  Partial A

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-100C1-B

  	
   

  	
  Cellar Slab Plan
  Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-100C1-C

  	
   

  	
  Mechanical Mezzanine
  Framing Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1001-A

  	
   

  	
  Ground Floor Framing
  Plan Partial A

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1001-B

  	
   

  	
  Ground Floor Framing
  Plan Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1002-A

  	
   

  	
  2nd Floor Framing Plan
  Partial A

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1002-B

  	
   

  	
  2nd Floor Framing Plan
  Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1003-A

  	
   

  	
  3rd Floor Framing Plan
  Partial A

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1003-B

  	
   

  	
  3rd Floor Framing Plan
  Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  

 

7

 

	
  S-1004-A

  	
   

  	
  4th Floor Framing Plan
  Partial A

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1004-B

  	
   

  	
  4th Floor Framing Plan
  Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1005-A

  	
   

  	
  5th Floor Framing Plan
  Partial A

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1005-B

  	
   

  	
  5th Floor Framing Plan
  Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1005-C

  	
   

  	
  East Podium Cogen
  Framing Plans

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-1006

  	
   

  	
  6th-11th, & 13th
  Typical Tower Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1012

  	
   

  	
  12th Floor Data Center

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1014

  	
   

  	
  14th Floor Cafeteria
  Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1015

  	
   

  	
  15th Floor Conference
  Room Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1016

  	
   

  	
  16th Floor Framing Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1017

  	
   

  	
  17th Floor EMR Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-101B

  	
   

  	
  18th Floor thru 27th
  Floor Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1028A

  	
   

  	
  28th Floor Mechanical
  Room Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum 412

  
	
  S-1028B

  	
   

  	
  28th Floor Plan Upper
  Level

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-1029

  	
   

  	
  29th Floor Mid Low EMR
  Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1030

  	
   

  	
  30th Thru 39th Floor
  Plan & 40th Floor Partial Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1041

  	
   

  	
  41st Thru 50th Floor
  Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1051A

  	
   

  	
  51st Floor Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1051B

  	
   

  	
  51st Floor Plan Upper
  Level

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-1052

  	
   

  	
  52nd Floor Main Roof
  Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-1053

  	
   

  	
  53rd Floor Bulkhead
  Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-1054

  	
   

  	
  54th Floor Roof Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-2000

  	
   

  	
  Splice Table

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-2001

  	
   

  	
  Typical Footing and
  Rock Anchor Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2002

  	
   

  	
  Typical Wall and Grade
  Beam Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2003

  	
   

  	
  Typical Slab on Grade
  Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2004

  	
   

  	
  Column Encasement
  Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2005

  	
   

  	
  Foundation Elevations 1

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-2008

  	
   

  	
  Foundation Elevations 2

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-2008

  	
   

  	
  Typical Elv. Pit
  Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2009

  	
   

  	
  Foundation Sections and
  Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2010

  	
   

  	
  Foundation and Ground
  Floor Sections and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2011

  	
   

  	
  Foundation and Ground
  Floor Sections and Details 2

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-2012

  	
   

  	
  Foundation and Ground
  Floor Sections and Details 3

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-2013

  	
   

  	
  Ground Floor Sections
  and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2101

  	
   

  	
  Con Edison Vault Part
  Plans and Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-2102

  	
   

  	
  Con Edison Vault
  Removable Precast Roof Slab

  	
   

  	
  .4/1/03

  	
   

  	
  96% GMP

  
	
  S-2200

  	
   

  	
  TA Notes

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-2201

  	
   

  	
  Subway & Building
  Foundation Sections

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-2400

  	
   

  	
  Typical Masonry Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-3000

  	
   

  	
  Erection Guidelines

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-3001

  	
   

  	
  Typical Slab on Metal
  Deck Details

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  S-3002

  	
   

  	
  Typical Steel Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-3003

  	
   

  	
  Typical Steel Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-3005

  	
   

  	
  Intermediate Rail
  Support Part Plans and Elev. Div. Beams

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  S-3101

  	
   

  	
  General Podium Sections
  and Details

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  S-3102

  	
   

  	
  General Podium Sections
  and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
									

 

8

 

	
  S-3104

  	
   

  	
  General Podium Sections
  and Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-3110

  	
   

  	
  Stairs A, A1 - B, B1
  Cellar - 2nd Floor

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-3111

  	
   

  	
  Stairs A, A1 - B, B1
  Details Cellar - 2nd Floor

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-3112

  	
   

  	
  Stairs A1 and B1
  Framing Plans

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  S-3120

  	
   

  	
  Convenience Stair Part
  Plan and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-3130

  	
   

  	
  Garden Sections and
  Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-3201

  	
   

  	
  General Tower Sections
  and Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-3202

  	
   

  	
  Sections and Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-3203

  	
   

  	
  Sections and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-3204

  	
   

  	
  Ground Floor Sections
  and Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-3205

  	
   

  	
  Sections and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-3220

  	
   

  	
  Erection Truss Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-3221

  	
   

  	
  Erection Truss Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-4001

  	
   

  	
  Interior Podium Column
  Schedule

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-4002

  	
   

  	
  Interior Tower Column
  Schedule

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-4002 ALT 20

  	
   

  	
  Interior Tower Column
  Schedule

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-4003

  	
   

  	
  Interior Column and
  Base Plate Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-4004

  	
   

  	
  Interior Column Splice
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-4005

  	
   

  	
  Interior Column Splice
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5000

  	
   

  	
  Exterior Steel General
  Notes

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-5001

  	
   

  	
  Exterior Podium Column
  Schedule

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-5002

  	
   

  	
  Exterior Tower Column
  Schedule and Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-5002 ALT 20

  	
   

  	
  Exterior Tower Column
  Schedule and Details

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-5003

  	
   

  	
  Exterior Column Splice
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5010

  	
   

  	
  Part Plan at Southwest
  Corner

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-5011

  	
   

  	
  Cantilever Beam
  Elevation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5012

  	
   

  	
  Wing Beam Elevations

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-5013

  	
   

  	
  “X” Brace Elevations
  and Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-5014

  	
   

  	
  Podium Wing Beam
  Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-5015

  	
   

  	
  Steel Beam Sections and
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5016

  	
   

  	
  Exposed Steel Beam
  Details

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  S-5020

  	
   

  	
  Exposed Outrigger
  Connection Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5021

  	
   

  	
  Exposed Outrigger
  Connection Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-5101

  	
   

  	
  West Canopy Framing
  Sections and Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-5102

  	
   

  	
  North/South Canopy
  Framing Sections and Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-5140

  	
   

  	
  8th Avenue Skirt
  Sections and Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5240

  	
   

  	
  75'-0" Roof Garden
  Screen Elevation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5241

  	
   

  	
  55'-0" Roof Garden
  Screen Elevation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5242

  	
   

  	
  27'-6" Roof Garden
  Screen Elevation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5243

  	
   

  	
  Roof Garden Screen
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5244

  	
   

  	
  75" Roof Garden
  Screen Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-5245

  	
   

  	
  55" Roof Garden
  Screen Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6000

  	
   

  	
  Typical Bracing
  Connection Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6001

  	
   

  	
  East-West Braced Frame
  Elevations On Grid 3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6001 ALT 20

  	
   

  	
  East-West Braced Frame
  Elevations On Grid 3

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-6002

  	
   

  	
  East-West Braced Frame
  Elevations On Grid 4

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6002 ALT 20

  	
   

  	
  East-West Braced Frame
  Elevations On Grid 4

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  

 

9

 

	
  S-6003

  	
   

  	
  East-West Braced Frame Elevations On Grid 6

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6003 ALT 20

  	
   

  	
  East-West Braced Frame Elevations On Grid 6

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-6004

  	
   

  	
  East-West Braced Frame
  Elevations On Grid 2 & 7

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6004 ALT 20

  	
   

  	
  East-West Braced Frame
  Elevations On Grid 2 & 7

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-6005

  	
   

  	
  North-South Braced
  Frame Elevations On Grid B

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6005 ALT 20

  	
   

  	
  North-South Braced
  Frame Elevations On Grid B

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-6006

  	
   

  	
  North-South Braced
  Frame Elevations On Grid C.2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6006 ALT 20

  	
   

  	
  North-South Braced
  Frame Elevations On Grid C.2

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-6007

  	
   

  	
  North-South Braced
  Frame Elevations On Grid D

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6007 ALT 20

  	
   

  	
  North-South Braced
  Frame Elevations On Grid D

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-6008

  	
   

  	
  Braced Frame Details at
  Floor 51

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6009

  	
   

  	
  Outrigger Elevations On
  Grids 5, A and E

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6009 ALT 20

  	
   

  	
  Outrigger Elevations On
  Grids 5, A and E

  	
   

  	
  7/17/03

  	
   

  	
  Addendum #13

  
	
  S-6010

  	
   

  	
  Braced Frame Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6011

  	
   

  	
  Braced Frame Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6012

  	
   

  	
  Braced Frame Details

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  S-6013

  	
   

  	
  Braced Frame Details
  Line C.2

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6020

  	
   

  	
  Braced Frame - Line B
  Connection Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6021

  	
   

  	
  Braced Frame - Line C
  Connection Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6022

  	
   

  	
  Braced Frame Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6023

  	
   

  	
  Outrigger Connection Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6024

  	
   

  	
  Braced Frame Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-6026

  	
   

  	
  Interior Outrigger
  Connection Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  S-7010

  	
   

  	
  Mast Framing Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-7011

  	
   

  	
  Mast Framing Details

  	
   

  	
  4/1803

  	
   

  	
  Addendum #7

  
	
  S-7012

  	
   

  	
  Mast Elevation

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  S-7013

  	
   

  	
  Mast Details

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  SUBWAY ENTRANCE

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Title
  Sheet

  	
   

  	
  8/2903

  	
   

  	
  Addendum #16

  
	
  G-1

  	
   

  	
  General Notes

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  G-2

  	
   

  	
  Insurance Clauses and
  Abbreviations

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  A-1

  	
   

  	
  Proposed Stair Plan
  & Reflected Ceiling Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-2

  	
   

  	
  Proposed Stair
  Elevations - 1

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-3

  	
   

  	
  Proposed Stair
  Elevations - 2 & Signage

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-4

  	
   

  	
  Architectural Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  A-5

  	
   

  	
  Architectural Details -
  2

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  C-1

  	
   

  	
  Demolition Plans

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  C-2

  	
   

  	
  Demolition Sections

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  C-2A

  	
   

  	
  Excavation and Bracing
  - Plan and Sections

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  C-3

  	
   

  	
  Proposed Street /
  Mezzanine Plans

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  C-4

  	
   

  	
  Proposed Section

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  C-5

  	
   

  	
  Proposed Sections - 2

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  C-6

  	
   

  	
  Miscellaneous Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  D-1

  	
   

  	
  Station Drainage

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  U-1

  	
   

  	
  Existing / Proposed
  Utility Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  U-2

  	
   

  	
  Proposed Sewer Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  

 

10

 

	
  E-1

  	
   

  	
  Proposed
  Lighting Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-2

  	
   

  	
  One-Line
  Diagram for Rolling Grille Controls and Panel Schedules

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECURITY

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SE-LEG

  	
   

  	
  Security
  Device Legend and Drawing List

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-DET-A

  	
   

  	
  Security
  Device Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-DET-B

  	
   

  	
  Security
  Device Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-10C1-A

  	
   

  	
  Cellar
  Floor Security Device Plan (Partial A)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-10C1-B

  	
   

  	
  Cellar
  Floor Security Device Plan (Partial B)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1001-A

  	
   

  	
  Ground
  Floor Security Device Plan (Partial A)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1001-B

  	
   

  	
  Ground
  Floor Security Device Plan (Partial B)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1002-A

  	
   

  	
  Second
  Floor Security Device Plan (Partial A)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1002-B

  	
   

  	
  Second
  Floor Security Device Plan (Partial B)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1003-A

  	
   

  	
  Third
  Floor Security Device Plan (Partial A)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #18

  
	
  SE-1003-B

  	
   

  	
  Third
  Floor Security Device Plan (Partial B)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1004-A

  	
   

  	
  Fourth
  Floor Security Device Plan (Partial A)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1004-B

  	
   

  	
  Fourth
  Floor Security Device Plan (Partial B)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1005-A

  	
   

  	
  Fifth
  Floor Security Device Plan (Partial A)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1005-B

  	
   

  	
  Fifth
  Floor Security Device Plan (Partial B)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1005-C

  	
   

  	
  East
  Podium Roof Security Device Plan (Partial)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1006

  	
   

  	
  6th
  - 7th Floor Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1008

  	
   

  	
  8th
  - 11th, 13th Floor Security Device Plan (Typical Low Rise)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1012

  	
   

  	
  12th
  Floor Security Device Plan (Office/Data Center)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1014

  	
   

  	
  14th
  Floor Cafeteria Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1015

  	
   

  	
  15th
  Floor Conference Room Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1016

  	
   

  	
  16th
  Floor EMR & 17th Floor Partial Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1018

  	
   

  	
  18th
  - 27th Floor Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1028

  	
   

  	
  28th
  Floor Mechanical Room Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1029

  	
   

  	
  29th
  Floor Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1030

  	
   

  	
  30th
  - 40th Floor Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1041

  	
   

  	
  41st
  - 50th Floor Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1051

  	
   

  	
  51st
  Floor Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  SE-1052

  	
   

  	
  52nd
  Floor Main Roof Security Device Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  HVAC

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  M-0000

  	
   

  	
  HVAC
  Drawing List

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-0001

  	
   

  	
  HVAC
  Symbols and Abbreviations

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M10C1-A-SUB

  	
   

  	
  Sub-Cellar
  Floor Plan Partial A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M10C1-B-SUB

  	
   

  	
  Sub-Cellar
  Floor Plan Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-10C1-A

  	
   

  	
  Cellar
  Floor Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-10C1-B

  	
   

  	
  Cellar
  Floor Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-10C1-C

  	
   

  	
  Cellar
  Floor Plan Mezzanine

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-1001-A

  	
   

  	
  Ground
  Floor Plan Partial A

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1001-B

  	
   

  	
  Ground
  Floor Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
									

 

11

 

	
  M-1002-A

  	
   

  	
  2nd Floor Plan Partial
  A

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1002-B

  	
   

  	
  2nd Floor Plan Partial
  B

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1003-A

  	
   

  	
  3rd Floor Plan Partial
  A

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1003-B

  	
   

  	
  3rd Floor Plan Partial
  B

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1004-A

  	
   

  	
  4th Floor Plan Partial
  A

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1004-B

  	
   

  	
  4th Floor Plan Partial
  B

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1005-A

  	
   

  	
  5th Floor Plan Partial
  A

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1005-B

  	
   

  	
  5th Floor Plan Partial
  B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-1005M-B

  	
   

  	
  5th Floor Mezzanine
  Plan

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1006

  	
   

  	
  6th and 7th Floor Plan

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1008

  	
   

  	
  8th - 11th & 13th
  Floor Plan

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1012

  	
   

  	
  12th Floor Plan -
  Office/Data Center

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-1014

  	
   

  	
  14th Floor Cafeteria
  Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1015

  	
   

  	
  15th Floor Conference
  Room Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1016

  	
   

  	
  16th
  Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-1017

  	
   

  	
  17th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-1018

  	
   

  	
  18th - 27th Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1028

  	
   

  	
  28th Floor Mechanical
  Room Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1029

  	
   

  	
  29th Floor Mid Low EMR
  Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1030

  	
   

  	
  30th - 38th Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1039

  	
   

  	
  39th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-1040

  	
   

  	
  40th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-1041

  	
   

  	
  41st - 50th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-1051

  	
   

  	
  51st Floor MER Plan
  (Lower)

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1051M

  	
   

  	
  51st Floor MER Plan
  (Upper)

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1052

  	
   

  	
  52nd Floor Main Roof
  Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-1053

  	
   

  	
  Roof Bulkhead Level

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-1054

  	
   

  	
  Roof EMR Level

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-3000

  	
   

  	
  HVAC Building Sections
  No. 1

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-3001

  	
   

  	
  HVAC
  Building Sections No. 2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-3002

  	
   

  	
  HVAC
  Building Sections No. 3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-3003

  	
   

  	
  HVAC
  Building Sections No. 4

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-3004

  	
   

  	
  HVAC
  Building Sections No. 5

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-3005

  	
   

  	
  HVAC
  Building Sections No. 6

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-3006

  	
   

  	
  HVAC
  Building Sections No. 7

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-3007

  	
   

  	
  HVAC
  Building Sections No. 8

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-4000

  	
   

  	
  Cellar Floor Part Plan
  No. 1

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-4001

  	
   

  	
  Cellar Floor Part Plan
  No. 2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-4002

  	
   

  	
  Cellar Floor Part Plan
  No. 3

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-4003

  	
   

  	
  Cellar Floor Part Plan
  No. 4

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-4004

  	
   

  	
  Cellar Floor Part Plan
  No. 5

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-4005

  	
   

  	
  Cellar Floor Part Plan
  No. 6

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-4006

  	
   

  	
  Cellar Floor Part Plan
  Mezzanine

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-4007

  	
   

  	
  5th Floor Part Plan No.
  1

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-4008

  	
   

  	
  5th Floor Part Plan No.
  2

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-5000

  	
   

  	
  HVAC Water Riser
  Diagram No. 1

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5001

  	
   

  	
  HVAC Water Riser
  Diagram No. 2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  

 

12

 

	
  M-5002

  	
   

  	
  HVAC
  Water Riser Diagram No. 3

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-5003

  	
   

  	
  HVAC
  Steam and Hot Water Riser Diagram No. 1

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5004

  	
   

  	
  HVAC
  Steam and Hot Water Riser Diagram No. 2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5005

  	
   

  	
  HVAC
  Steam and Hot Water Riser Diagram No. 3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5006

  	
   

  	
  HVAC
  Air Riser Diagram No. 1

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-5007

  	
   

  	
  HVAC
  Air Riser Diagram No. 2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5008

  	
   

  	
  HVAC
  Air Riser Diagram No. 3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5009

  	
   

  	
  HVAC
  Air Riser Diagram No. 4

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5010

  	
   

  	
  HVAC
  Cogen Flow Diagram

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-5011

  	
   

  	
  HVAC
  Fuel Oil Floor Diagram

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-6000

  	
   

  	
  HVAC
  Schedules Sheet No. 1.

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-6001

  	
   

  	
  HVAC
  Schedules Sheet No. 2

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-6002

  	
   

  	
  HVAC
  Schedules Sheet No. 3

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-6003

  	
   

  	
  HVAC
  Schedules Sheet No. 4

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-6004

  	
   

  	
  HVAC
  Schedules Sheet No. 5

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  M-7000

  	
   

  	
  HVAC
  Details Sheet No. 1

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-7001

  	
   

  	
  HVAC
  Details Sheet No. 2

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-7002

  	
   

  	
  HVAC
  Details Sheet No. 3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-7003

  	
   

  	
  HVAC
  Details Sheet No. 4

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-7004

  	
   

  	
  HVAC
  Details Sheet No. 5

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-7005

  	
   

  	
  HVAC
  Details Sheet No. 6

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  M-7006

  	
   

  	
  HVAC
  Details Sheet No. 7

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-7007

  	
   

  	
  HVAC
  Details Sheet No. 8

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-7007
  ALT-B1

  	
   

  	
  HVAC
  Details Sheet No. 8

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  M-7008

  	
   

  	
  HVAC
  Details Sheet No. 9

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8000

  	
   

  	
  HVAC
  Control Diagram No. 1

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8001

  	
   

  	
  HVAC
  Control Diagram No. 2

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-8002

  	
   

  	
  HVAC
  Control Diagram No. 3

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-8003

  	
   

  	
  HVAC
  Control Diagram No. 4

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-8004

  	
   

  	
  HVAC
  Control Diagram No. 5

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  M-8005

  	
   

  	
  HVAC
  Control Diagram No. 6

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8006

  	
   

  	
  HVAC
  Control Diagram No. 7

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8007

  	
   

  	
  HVAC
  Control Diagram No. 8

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  M-8008

  	
   

  	
  HVAC
  Control Diagram No. 9

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8009

  	
   

  	
  HVAC
  Control Diagram No. 10

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8010

  	
   

  	
  HVAC
  Control Diagram No. 11

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8011

  	
   

  	
  HVAC
  Control Diagram No. 12

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  M-8012

  	
   

  	
  HVAC
  Control Diagram No. 13

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ELECTRICAL

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  E-0000

  	
   

  	
  Electrical
  Drawing List

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-0001

  	
   

  	
  Symbol
  List & Abbreviations

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-10C1U-A

  	
   

  	
  Cellar
  Floor Plan Partial A - Underground

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  E-10C1U-B

  	
   

  	
  Cellar
  Floor Plan Partial B - Underground

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  E-100C1-A

  	
   

  	
  Cellar
  Floor Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  

 

13

 

	
  E-100C1-B

  	
   

  	
  Cellar Floor Plan
  Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1001-A

  	
   

  	
  Ground Floor Plan
  Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1001-B

  	
   

  	
  Ground Floor Plan
  Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1002-A

  	
   

  	
  2nd Floor Plan Partial
  A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1002-B

  	
   

  	
  2nd Floor Plan Partial
  B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  E-1003-A

  	
   

  	
  3rd Floor Plan Partial
  A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1003-B

  	
   

  	
  3rd Floor Plan Partial
  B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1004-A

  	
   

  	
  4th Floor Plan Partial
  A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1004-B

  	
   

  	
  4th Floor Plan Partial
  B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1005-A

  	
   

  	
  5th Floor Plan Partial
  A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1005-B

  	
   

  	
  5th Floor Plan Partial
  B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1005-C

  	
   

  	
  5th Floor Plan C Roof

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1006

  	
   

  	
  6th & 7th Floor
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1008

  	
   

  	
  8th - 11th & 13th
  Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1012

  	
   

  	
  12th Floor Plan Data
  Center

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1014

  	
   

  	
  14th Floor Cafeteria
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1015

  	
   

  	
  15th Floor Conf. Rm.
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1016

  	
   

  	
  16th Floor Plan - 17th
  Floor Part Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1018

  	
   

  	
  18th thru 27th Floor
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1028

  	
   

  	
  28th Floor Mech. Rm.
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1029

  	
   

  	
  29th Floor Mid Low EMR
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1030

  	
   

  	
  30th thru 40th Floor
  Plan & Partial Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1041

  	
   

  	
  41st thru 50th Floor
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1051

  	
   

  	
  51st Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-1052

  	
   

  	
  52nd Floor Main Roof

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  E-1053

  	
   

  	
  Bulkhead Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  E-1054

  	
   

  	
  1st and 2nd Platform
  Plans

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  E-4000

  	
   

  	
  Electric Closets Part
  Plans

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  E-5000

  	
   

  	
  One Line Riser Diagram
  No. 1

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-5001

  	
   

  	
  One Line Riser Diagram
  No. 2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  E-5002

  	
   

  	
  One Line Riser Diagram
  No. 3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  E-5003

  	
   

  	
  Stair A & B Riser
  Diagram

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-5004

  	
   

  	
  Switchboard One Line
  Diagram

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-5005

  	
   

  	
  Distribution Board One
  Line Diagram

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-5006

  	
   

  	
  Cogen Distribution

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-5007

  	
   

  	
  Alternate Emergency
  Switchboard One Line Diagram

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-6000

  	
   

  	
  Electrical Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-6001

  	
   

  	
  Electrical Conduit
  Riser Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  E-7000

  	
   

  	
  Panel Schedules

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-7001

  	
   

  	
  Miscellaneous Schedules

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-7002

  	
   

  	
  Miscellaneous Schedules

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-7003

  	
   

  	
  Miscellaneous Schedules

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-7004

  	
   

  	
  Switchboard Schedules

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  E-7301

  	
   

  	
  Part Floor Plan and
  Site Plan

  	
   

  	
  8/12/03

  	
   

  	
  Addendum #15

  
	
  E-7302

  	
   

  	
  One Line Diagram,
  Details and Panel Schedules

  	
   

  	
  8/12/03

  	
   

  	
  Addendum #15

  

 

14

 

	
  PLUMBING

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  P-0000

  	
   

  	
  Plumbing
  Drawing List

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-0001

  	
   

  	
  Plumbing
  Symbol List

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-10CU-A

  	
   

  	
  Underground
  Floor Plan A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-10CU-B

  	
   

  	
  Underground
  Floor Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-10C1-A

  	
   

  	
  Cellar
  Floor Plan A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-10C1-B

  	
   

  	
  Cellar
  Floor Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-10C1-C

  	
   

  	
  Cellar
  Mezzanine Floor Plan Partial C

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-1001A

  	
   

  	
  1st
  Floor Plan A

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1001B

  	
   

  	
  1st
  Floor Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-1002A

  	
   

  	
  2nd
  Floor Plan A

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1002B

  	
   

  	
  2nd
  Floor Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-1003A

  	
   

  	
  3rd
  Floor Plan A

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1003B

  	
   

  	
  3rd
  Floor Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-1004A

  	
   

  	
  4th
  Floor Plan A

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1004B

  	
   

  	
  4th
  Floor Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-1005A

  	
   

  	
  5th
  Floor Plan A

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1005B

  	
   

  	
  5th
  Floor Plan B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-1006

  	
   

  	
  6th
  and 7th Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1008

  	
   

  	
  8th
  - 10th Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1011

  	
   

  	
  11th
  Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1012

  	
   

  	
  12th
  Floor Plan/Data Center

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1013

  	
   

  	
  13th
  Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1014

  	
   

  	
  14th
  Floor Cafeteria Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1015

  	
   

  	
  15th
  Floor Conf. Room Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1016

  	
   

  	
  16th
  Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1017

  	
   

  	
  17th
  Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1018

  	
   

  	
  18th
  thru 27th Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1028

  	
   

  	
  28th
  Floor MER Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1029

  	
   

  	
  29th
  Floor EMR Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1030

  	
   

  	
  30th
  thru 38th Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1039

  	
   

  	
  39th
  Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1040

  	
   

  	
  40th
  Floor

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1041

  	
   

  	
  41st
  thru 50th Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1051

  	
   

  	
  51st
  Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1051M

  	
   

  	
  51st
  Floor Plan Mezzanine

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1052

  	
   

  	
  52nd
  Floor - Roof Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1053

  	
   

  	
  53rd
  Floor Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1054

  	
   

  	
  Roof
  EMR Level

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-1055

  	
   

  	
  Façade
  Maintenance Platform Plan

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-4000

  	
   

  	
  Plumbing
  Cellar Part Plans & Details

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-4001

  	
   

  	
  Plumbing
  Part Plans

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-4002

  	
   

  	
  Plumbing
  Part Plans

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-5000

  	
   

  	
  Plumbing
  Sanitary Riser Diagram #1

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-5000A

  	
   

  	
  Plumbing
  Sanitary Riser Diagram #2

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-5001

  	
   

  	
  Plumbing
  Sanitary Riser Diagram #2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  

 

15

 

	
  P-5002

  	
   

  	
  Plumbing Sanitary Riser
  Diagram #3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-5003

  	
   

  	
  Plumbing Storm Riser
  Diagram #1

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-5004

  	
   

  	
  Plumbing Storm Riser
  Diagram #2

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-5005

  	
   

  	
  Plumbing Storm Riser
  Diagram #3

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  P-5006

  	
   

  	
  Plumbing Gas Riser
  Diagram #1

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-5007

  	
   

  	
  Plumbing Gas Riser
  Diagram #2

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  P-5008

  	
   

  	
  Plumbing Gas Riser
  Diagram #3

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  P-5009

  	
   

  	
  Plumbing Domestic Water
  Riser Diagram #1

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  P-5010

  	
   

  	
  Plumbing Domestic Water
  Riser Diagram #2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-5011

  	
   

  	
  Plumbing Domestic Water
  Riser Diagram #3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  P-6000

  	
   

  	
  Plumbing Details #1

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  P-6001

  	
   

  	
  Plumbing Details and
  Schedules Sheet No. 2

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  P-6002

  	
   

  	
  Plumbing Details #3

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  FIRE
  PROTECTION

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  F-0000

  	
   

  	
  Fire
  Protection Drawing List

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  F-0001

  	
   

  	
  Fire
  Protection Symbol List

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-10C1-A

  	
   

  	
  Cellar
  Floor Plan A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  F-10C1-B

  	
   

  	
  Cellar
  Floor Plan B

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  F-1001A

  	
   

  	
  1st
  Floor Plan A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1001B

  	
   

  	
  1st
  Floor Plan B

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1002A

  	
   

  	
  2nd
  Floor Plan A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  F-1002B

  	
   

  	
  2nd
  Floor Plan B

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1003A

  	
   

  	
  3rd
  Floor Plan A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1003B

  	
   

  	
  3rd
  Floor Plan B

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1004A

  	
   

  	
  4th
  Floor Plan A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1004B

  	
   

  	
  4th
  Floor Plan B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  F-1005A

  	
   

  	
  5th
  Floor Plan A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1005B

  	
   

  	
  5th
  Floor Plan B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  F-1006

  	
   

  	
  6th
  and 7th Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1008

  	
   

  	
  8th - 11th, and 13th
  Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1012

  	
   

  	
  12th Floor Plan/Data
  Center

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1014

  	
   

  	
  14th Floor Cafeteria
  Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1015

  	
   

  	
  15th Floor Conf. Room
  Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  F-1016

  	
   

  	
  16th Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1017

  	
   

  	
  17th
  Floor Plan

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  F-1018

  	
   

  	
  18TH
  THRU 27TH Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1028

  	
   

  	
  28th
  Floor MER Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1029

  	
   

  	
  29th
  Floor EMR Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1030

  	
   

  	
  30th
  thru 38th Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1039

  	
   

  	
  39th
  Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1040

  	
   

  	
  40th
  Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1041

  	
   

  	
  41st
  thru 50th Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1051

  	
   

  	
  51st
  Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1051M

  	
   

  	
  51st Floor Plan
  Mezzanine

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  

 

16

 

	
  F-1052

  	
   

  	
  52nd Floor - Roof Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1053

  	
   

  	
  Roof
  Bulkhead Level

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-1054

  	
   

  	
  1st
  and 2nd Platform Plans

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  F-4000

  	
   

  	
  Fire
  Protection Part Plans

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  F-5000

  	
   

  	
  Fire
  Protection Riser Diagram #1

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  F-5001

  	
   

  	
  Fire
  Protection Riser Diagram #2

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  F-5002

  	
   

  	
  Fire
  Protection Riser Diagram #3

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  F-6000

  	
   

  	
  Fire
  Protection Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  FIRE
  ALARM

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  EF-0000

  	
   

  	
  Fire
  Alarm/Security Drawing List

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-0001

  	
   

  	
  Fire
  Alarm/Security Symbol List & Abbreviations

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-10C1-A

  	
   

  	
  Fire
  Alarm/Security Cellar Floor Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-10C1-B

  	
   

  	
  Fire
  Alarm/Security Cellar Floor Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1001-A

  	
   

  	
  Fire
  Alarm/Security Ground Floor Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1001-B

  	
   

  	
  Fire
  Alarm/Security Ground Floor Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1002-A

  	
   

  	
  Fire
  Alarm/Security 2nd Floor Plan Partial A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-1002-B

  	
   

  	
  Fire
  Alarm/Security 2nd Floor Plan Partial B

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-1003-A

  	
   

  	
  Fire
  Alarm/Security 3rd Floor Plan Partial A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-1003-B

  	
   

  	
  Fire
  Alarm/Security 3rd Floor Plan Partial B

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-1004-A

  	
   

  	
  Fire
  Alarm/Security 4th Floor Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1004-B

  	
   

  	
  Fire
  Alarm/Security 4th Floor Plan Partial B

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1005-A

  	
   

  	
  Fire
  Alarm/Security 5th Floor Plan Partial A

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1005-B

  	
   

  	
  Fire
  Alarm/Security 5th Floor Plan Partial B

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-1005-C

  	
   

  	
  Fire
  Alarm/Security 5th Floor Plan C Roof

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-1006

  	
   

  	
  Fire
  Alarm/Security 6th & 7th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1008

  	
   

  	
  Fire
  Alarm/Security 8th - 11th & 13th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1012

  	
   

  	
  Fire
  Alarm/Security 12th Floor Plan Data Center

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1014

  	
   

  	
  Fire
  Alarm/Security 14th Floor Cafeteria Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1015

  	
   

  	
  Fire
  Alarm/Security 15th Floor Conf. Rm. Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1016

  	
   

  	
  Fire
  Alarm/Security 16th Floor Plan - 17th Floor Part Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1018

  	
   

  	
  Fire
  Alarm/Security 18th Thru 27th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1028

  	
   

  	
  Fire
  Alarm/Security 28th Floor Mech. Rm. Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1029

  	
   

  	
  Fire
  Alarm/Security 29th Floor Mid Low EMR Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1030

  	
   

  	
  Fire
  Alarm/Security 30th thru 40th Floor Plan & Partial Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1041

  	
   

  	
  Fire
  Alarm/Security 41st thru 50th Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1051

  	
   

  	
  Fire
  Alarm/Security 51st Floor Plan

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1052

  	
   

  	
  Fire
  Alarm/Security 52nd Floor Main Roof

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-1053

  	
   

  	
  Fire
  Alarm Bulkhead Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-1054

  	
   

  	
  Fire
  Alarm 1st and 2nd Platform Plans

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-5000

  	
   

  	
  Fire
  Alarm Riser Diagram No. 1

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  EF-5001

  	
   

  	
  Fire
  Alarm Riser Diagram No. 2

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-5002

  	
   

  	
  Fire
  Alarm Riser Diagram No. 3

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  EF-7000

  	
   

  	
  Fire
  Alarm Details and Schedules

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  EF-7001

  	
   

  	
  Fire
  Alarm Details and Schedules

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  EF-7002

  	
   

  	
  Security
  Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  

 

17

 

	
  TELECOM

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  T-0000

  	
   

  	
  Telecommunications
  Drawings List

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  T-0001

  	
   

  	
  Telecommunications
  Legend & Symbols List

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-100C1-A

  	
   

  	
  Telecommunications
  Cellar Level Plan - Partial A

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  T-100C1-B

  	
   

  	
  Telecommunications
  Cellar Level Plan - Partial B

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  T-1001

  	
   

  	
  Telecommunications Ground
  Floor Plan

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  T-1002-A

  	
   

  	
  Telecommunications 2nd
  Floor Plan - Partial A

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-1002-B

  	
   

  	
  Telecommunications 2nd
  Floor Plan - Partial B

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  T-1004-A

  	
   

  	
  Telecommunications 3rd
  & 4th Floor Plan - Partial A (Typical Podium)

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-1004-B

  	
   

  	
  Telecommunications 3rd
  & 4th Floor Plan - Partial B (Typical Podium)

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  T-1005

  	
   

  	
  Telecommunications 5th
  to 7th Floor Plan (Typical NY Times)

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-1008

  	
   

  	
  Telecommunications 8th
  to 27th Floor Plan (Typical NY Times)

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-1028

  	
   

  	
  Telecommunications 28th
  Floor Plan

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-1029

  	
   

  	
  Telecommunications 29th
  to 50th Floor Plan (Typical Tenant)

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  T-1051

  	
   

  	
  Telecommunications 51st
  Floor Plan (Radio Room Level)

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-4000

  	
   

  	
  Telecommunications
  Closet Floor Penetration Details

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  T-5000

  	
   

  	
  Telecommunications
  Pathway Riser Diagram (NY Times Only)

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  T-5001

  	
   

  	
  Telecommunications
  Pathway Riser Diagram (FCRC Only)

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  T-5002

  	
   

  	
  Telecommunications
  Grounding Riser Diagram

  (NY Times Only)

  (Dwg Issued for Coordination Only)

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  T-5003

  	
   

  	
  Telecommunications
  Grounding Riser Diagram (FCRC Only)

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARCHITECTURAL
  SKETCHES

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ITB-SK-001

  	
   

  	
  Paint Location Plans

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-002

  	
   

  	
  Intumescent Details of
  Beam Penetration at Column 2:B

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-003

  	
   

  	
  Steel
  Painting/lntumescent Diagram

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  STRUCTURAL
  SKETCHES

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ITB-SK-S-002

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-003

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-004

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-005

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-006

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-007

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-008

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-009

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-010

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-011

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-012

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-013

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-014

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-015

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  ITB-SK-S-016

  	
   

  	
  Structural Sketch

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  

 

18

 

	
  SPECIFICATIONS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION
  1 - GENERAL REQUIREMENTS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  01020

  	
   

  	
  Allowances

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  01040

  	
   

  	
  Coordination

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01100

  	
   

  	
  Alternates

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  01202

  	
   

  	
  Progress Meetings

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01300

  	
   

  	
  Submittals

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01320

  	
   

  	
  Constitution Progress
  Documentation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01321

  	
   

  	
  Survey of Existing
  Conditions

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01400

  	
   

  	
  Quality Requirements

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01410

  	
   

  	
  Testing and Inspection

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  01420

  	
   

  	
  References

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01500

  	
   

  	
  Construction Facilities
  and Temporary Controls

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01570

  	
   

  	
  Traffic Regulation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01600

  	
   

  	
  Materials and Equipment

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01630

  	
   

  	
  Mock-Ups

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  01700

  	
   

  	
  Execution Requirements

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01730

  	
   

  	
  Operating and
  Maintenance Data

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01731

  	
   

  	
  Cutting and Patching

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01770

  	
   

  	
  Closeout Procedures

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  01810

  	
   

  	
  Commissioning of
  Mechanical, Electrical, Plumbing and Fire Protection

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 2- SITE WORK

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  02260

  	
   

  	
  Shoring and
  Underpinning

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  02315

  	
   

  	
  Excavation and
  Backfilling

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  02320

  	
   

  	
  Rock Anchors

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  02515

  	
   

  	
  Concrete Walks and
  Curbs

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  02620

  	
   

  	
  Landscape Drainage

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  02740

  	
   

  	
  Bituminous Pavement

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  02900

  	
   

  	
  Planting

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  02950

  	
   

  	
  Irrigation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 3- CONCRETE

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  03100

  	
   

  	
  Concrete Formwork

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  03200

  	
   

  	
  Concrete Reinforcement

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  03300

  	
   

  	
  Cast-In-Place Concrete

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  

 

19

 

	
  03350

  	
   

  	
  Cement Leveling
  Compound

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION
  4 - MASONRY

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  04200

  	
   

  	
  Unit Masonry

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 5 - METALS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  05120

  	
   

  	
  Structural Steel

  	
   

  	
  6/18/03

  	
   

  	
  Addendum #11

  
	
  05121

  	
   

  	
  Architectural
  Structural Steel

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  05150

  	
   

  	
  High Strength Rods

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  05300

  	
   

  	
  Metal Decking

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  05400

  	
   

  	
  Cold Formed Metal
  Framing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  05500

  	
   

  	
  Miscellaneous
  Metals

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  05510

  	
   

  	
  Steel
  Stairs

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  05700

  	
   

  	
  Ornamental
  Metals

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  05800

  	
   

  	
  Expansion
  Joint Cover Assemblies

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION
  6 - WOOD AND PLASTICS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  06100

  	
   

  	
  Carpentry

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  06400

  	
   

  	
  Architectural
  Woodwork

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION
  7 - THERMAL AND MOISTURE PROTECTION

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  07110

  	
   

  	
  Liquid
  Membrane Waterproofing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07120

  	
   

  	
  Fluid
  Membrane Horizontal Waterproofing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07130

  	
   

  	
  Sheet
  Membrane Waterproofing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07140

  	
   

  	
  Split Slab Membrane
  Waterproofing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07161

  	
   

  	
  Capillary Waterproofing

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  07200

  	
   

  	
  Building Insulation

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  07240

  	
   

  	
  Exterior Insulation
  Finish System

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07241

  	
   

  	
  Exterior Finish System

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07250

  	
   

  	
  Sprayed Fire Resistive
  Materials

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  07254

  	
   

  	
  Intumescent
  Fireproofing

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  07255

  	
   

  	
  Intumescent Dry Wrap
  Fireproofing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07256

  	
   

  	
  Mineral Board
  Fireproofing

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  07270

  	
   

  	
  Firestops and
  Smokeseals

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  07420

  	
   

  	
  Vertical and Horizontal
  Wall Panels

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07552

  	
   

  	
  Fluid Applied Protected
  Membrane Roofing

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  

 

20

 

	
  07600

  	
   

  	
  Sheet Metal Work

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  07700

  	
   

  	
  Roof Specialties and
  Accessories

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  07900

  	
   

  	
  Joint Sealers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  07910

  	
   

  	
  Miscellaneous Joint
  Fillers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION
  8 - DOORS AND WINDOWS 

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  08100

  	
   

  	
  Steel Doors and Frames

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  08120

  	
   

  	
  Impact Doors

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08130

  	
   

  	
  Sound Control Doors

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08305

  	
   

  	
  Access Doors

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08330

  	
   

  	
  Insulated Roll Up Doors

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  08332

  	
   

  	
  Horizontal Coiling Fire
  Shutters

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08333

  	
   

  	
  Roll Up Counter Fire
  Shutters

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08334

  	
   

  	
  Roll Up Fire Shutters

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08411

  	
   

  	
  Aluminum and Steel
  Framed Storefronts

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08450

  	
   

  	
  Balanced Doors

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08550

  	
   

  	
  Horizontal Sliding Fire
  Rated Windows

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  08630

  	
   

  	
  Skylights and Canopies

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  08700

  	
   

  	
  Finish Hardware

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  08710

  	
   

  	
  Door Schedule

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  08800

  	
   

  	
  Miscellaneous Glass and
  Glazing

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  08900

  	
   

  	
  Glazed Curtain Wall and
  Ceramic Tube Sunshade Revised

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION
  9 - FINISHES

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  09216

  	
   

  	
  Veneer Plastering

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  09250

  	
   

  	
  Gypsum Drywall

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  09290

  	
   

  	
  Glass Reinforced Gypsum
  Fabrications

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  09310

  	
   

  	
  Tile
  Work

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  09510

  	
   

  	
  Acoustic Panel Ceilings

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  09560

  	
   

  	
  Wood Strip Flooring

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  09660

  	
   

  	
  Resilient
  Tile Flooring

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  09665

  	
   

  	
  Resilient
  Sheet Flooring

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  09681

  	
   

  	
  Carpet
  (Glue Down)

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  09721

  	
   

  	
  Interior Elastomeric
  Waterproof Walking Surface

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  09815

  	
   

  	
  High Performance Coatings

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  09900

  	
   

  	
  Painting and Finishing

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  09960

  	
   

  	
  Wallcovering

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  

 

21

 

	
  DIVISION
  10 - SPECIALTIES

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10160

  	
   

  	
  Floor Mounted Toilet
  Partitions

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  10200

  	
   

  	
  Aluminum Louvers

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  10260

  	
   

  	
  Plastic Wall Guards

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  10290

  	
   

  	
  Bird Deterrent System

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  10400

  	
   

  	
  Signage

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  10500

  	
   

  	
  Lockers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  10522

  	
   

  	
  Fire Extinguishers and
  Cabinets

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  10530

  	
   

  	
  Fabric Awning

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  10605

  	
   

  	
  Wire Mesh Partitions

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  10800

  	
   

  	
  Toilet Accessories

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 11 - EQUIPMENT

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  11010

  	
   

  	
  Façade Maintenance
  System

  	
   

  	
  7/31/03

  	
   

  	
  Addendum #14

  
	
  11160

  	
   

  	
  Loading Dock Equipment

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION
  12 - FURNISHINGS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  12480

  	
   

  	
  Foot Mats and Frames

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  12700

  	
   

  	
  Security Desks

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 13 - SECURITY
  SYSTEMS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  13700

  	
   

  	
  Security Systems

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 14 - CONVEYING
  SYSTEMS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  14100

  	
   

  	
  General Vertical
  Transportation

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  14200

  	
   

  	
  Electric Traction
  Elevators

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  14270

  	
   

  	
  Elevator Cabs

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  14400

  	
   

  	
  Hydraulic Elevators

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  14420

  	
   

  	
  Wheelchair Lifts

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  14900

  	
   

  	
  Elevator Maintenance

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  

 

22

 

	
  DIVISION 15 - MECHANICAL

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  FIRE PROTECTION

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  15300

  	
   

  	
  Separation of Work Between Trades

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15301

  	
   

  	
  Fire Protection Special Conditions

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15302

  	
   

  	
  Scope of Work

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15303

  	
   

  	
  Unit Prices

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15304

  	
   

  	
  Access Doors in General Construction

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15306

  	
   

  	
  Fire Protection Firestopping

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15308

  	
   

  	
  Fire Protection Basic Materials and Methods

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15310

  	
   

  	
  Piping and Fitting Materials

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15311

  	
   

  	
  Hangers, Supports, Anchors and Guides

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15312

  	
   

  	
  Valves

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15316

  	
   

  	
  Wet Pipe Sprinkler Systems

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15317

  	
   

  	
  Dry Pipe Sprinkler Systems

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15320

  	
   

  	
  Standpipe and Hose Systems

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15328

  	
   

  	
  Insulation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15340

  	
   

  	
  Pumps

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15350

  	
   

  	
  Electric Heat Tracing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  PLUMBING

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  15400

  	
   

  	
  Separation of Work Between Trades

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15401

  	
   

  	
  Plumbing Special Conditions

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15402

  	
   

  	
  Scope of Work

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15403

  	
   

  	
  Unit Prices

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15404

  	
   

  	
  Access Doors in General Construction

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15405

  	
   

  	
  Plumbing Firestopping

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15406

  	
   

  	
  Testing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15408

  	
   

  	
  Plumbing Basic Materials and Methods

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15410

  	
   

  	
  Piping and Fitting Materials

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  15411

  	
   

  	
  Hangers, Supports, Anchors and Guides

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15412

  	
   

  	
  Valves

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  15413

  	
   

  	
  Disinfecting of Water Supply System

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15414

  	
   

  	
  Backflow Prevention

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15415

  	
   

  	
  Plumbing Fixtures and Trim

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15416

  	
   

  	
  Domestic Water Heaters

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  15417

  	
   

  	
  Domestic Water System

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  15419

  	
   

  	
  Sanitary and Storm Drainage Systems

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15421

  	
   

  	
  Tanks

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  15424

  	
   

  	
  Water Meters

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15425

  	
   

  	
  Vibration Isolation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15428

  	
   

  	
  Insulation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15429

  	
   

  	
  Natural Gas System

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  15440

  	
   

  	
  Pumps

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
  15450

  	
   

  	
  Electric Heat Tracing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  

 

23

 

	
  HVAC

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  15500

  	
   

  	
  Separation of Work Between Trades

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15501

  	
   

  	
  HVAC Special Conditions

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15502

  	
   

  	
  Scope of Work

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15503

  	
   

  	
  Unit Prices

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15504

  	
   

  	
  Access Doors in General Construction

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15505

  	
   

  	
  Systems Identification

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15506

  	
   

  	
  Firestopping

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15507

  	
   

  	
  Instruments

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15509

  	
   

  	
  Piping and Accessories

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15512

  	
   

  	
  Hangers, Anchors and Supports

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15513

  	
   

  	
  Valves

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15514

  	
   

  	
  Expansion Compensators

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15515

  	
   

  	
  Pipe Cleaning and Chemical Water Treatment

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15516

  	
   

  	
  Testing, Adjusting and Balancing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15525

  	
   

  	
  Steam Specialties

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15526

  	
   

  	
  Water Specialties

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15530

  	
   

  	
  Sheet Metal

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15531

  	
   

  	
  Dampers

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15540

  	
   

  	
  Pumps

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  15590

  	
   

  	
  Fuel Handling Systems

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15680

  	
   

  	
  Refrigeration Machines (Water Cooled)

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  15681

  	
   

  	
  Refrigeration Machines (Air Cooled)

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  15710

  	
   

  	
  Cooling Towers

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15711

  	
   

  	
  Water Filters and Cleaners

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15755

  	
   

  	
  Heat Exchangers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15781

  	
   

  	
  Air Cooled Air Conditioning Units

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15783

  	
   

  	
  Computer Room Air Conditioning Units

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  15790

  	
   

  	
  Coils

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15810

  	
   

  	
  Steam Humidifiers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15830

  	
   

  	
  Space Heating Units

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15831

  	
   

  	
  Fan Coil Units

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15855

  	
   

  	
  Factory Assembled Air Handling Units

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  15860

  	
   

  	
  Fans

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15885

  	
   

  	
  Air Filters and Cleaners

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  15920

  	
   

  	
  Acoustics

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15925

  	
   

  	
  Vibration Isolation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15928

  	
   

  	
  Insulation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15930

  	
   

  	
  Air Terminal Units

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15940

  	
   

  	
  Air Outlets and Inlets

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15945

  	
   

  	
  Electric Motors

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15946

  	
   

  	
  Electric Motor Controllers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15947

  	
   

  	
  Variable Frequency Controllers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  15950

  	
   

  	
  Electric Heat Tracing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  

 

24

 

	
  DIVISION 16 - ELECTRICAL

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  16000

  	
   

  	
  Separation of Work Between Trades

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16001

  	
   

  	
  Electrical Special Conditions

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16002

  	
   

  	
  Scope of Work

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16003

  	
   

  	
  Unit Prices

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16004

  	
   

  	
  Access Doors in General Construction

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16005

  	
   

  	
  Systems Identification

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16006

  	
   

  	
  Testing, Adjusting and Balancing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16007

  	
   

  	
  Temporary Lighting and Power

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16010

  	
   

  	
  Equipment Connections and Coordination

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16011

  	
   

  	
  Alternative Proposals

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  16030

  	
   

  	
  Vibration Isolation and Seismic Restraints

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16110

  	
   

  	
  Raceways and Boxes

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16115

  	
   

  	
  Bus Duct

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16120

  	
   

  	
  600 Volt Wire and Cable

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16130

  	
   

  	
  Wiring Devices

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16132

  	
   

  	
  Poke-Through Floor Outlets

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16140

  	
   

  	
  Installation of Individual Motor Controllers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16145

  	
   

  	
  Relays and Remote Control Switches

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16150

  	
   

  	
  Disconnect Switches

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16160

  	
   

  	
  Fuses (600 V and Less)

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16170

  	
   

  	
  Panelboards

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16190

  	
   

  	
  Ceiling, Floor and Wall Electrical Penetration Fire
  Seals

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16210

  	
   

  	
  Engine Generator(s) and Accessories

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  16215

  	
   

  	
  Natural Gas Fire Engine Generator(s) and Accessories

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16220

  	
   

  	
  Automatic Transfer Switches

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16230

  	
   

  	
  Automatic Paralleling/Synchronizing Switchgear

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16290

  	
   

  	
  Automatic Metering System Specification

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16420

  	
   

  	
  Switchboards

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16430

  	
   

  	
  Dry Type Transformers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16450

  	
   

  	
  Grounding System

  	
   

  	
  5/30/03

  	
   

  	
  Addendum #10

  
	
  16460

  	
   

  	
  Lightning Protection System

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16500

  	
   

  	
  Luminaires & Accessories

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16510

  	
   

  	
  Architectural Lighting

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
  16530

  	
   

  	
  Individual Dimmer Switches

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  16720

  	
   

  	
  Fire Alarm-Life System

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  16751

  	
   

  	
  Telecommunications Pathways

  	
   

  	
  5/2/03

  	
   

  	
  Addendum #9

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 17 - BUILDING MANAGEMENT AND CONTROL SYSTEM

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SECTION

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  17000

  	
   

  	
  Request for Proposal

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  17100

  	
   

  	
  Special Conditions

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
									

 

25

 

	
  17101

  	
   

  	
  Unit Prices

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  17102

  	
   

  	
  Identification

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  17103

  	
   

  	
  Testing, Acceptance and Start-Up

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  17104

  	
   

  	
  Central Computer Console Hardware

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  17105

  	
   

  	
  Field Hardware and Materials

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  17106

  	
   

  	
  Signal Transmission

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  17107

  	
   

  	
  Central Computer Console Software

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  17108

  	
   

  	
  Installation

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  17109

  	
   

  	
  Sequence of Controls

  	
   

  	
  8/29/03

  	
   

  	
  Addendum #16

  
	
  17110

  	
   

  	
  Metering and Submetering

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  17111

  	
   

  	
  Chiller Plant Optimization Alternate

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SUBWAY STAIR RELOCATION TECHNICAL
  SPECIFICATIONS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 01 - GENERAL

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1A

  	
   

  	
  Brief Description of the Work

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  1B

  	
   

  	
  General Clauses

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  1C

  	
   

  	
  Contractor’s Liability and Insurance

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  1D

  	
   

  	
  Drawings

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  1E

  	
   

  	
  Manner of Prosecution of Work

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  1F

  	
   

  	
  Maintenance and Protection of Traffic and Work Site

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 02 - SITE WORK

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2A

  	
   

  	
  Excavation

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  2B

  	
   

  	
  Controlled, Uncontrolled Fills and Backfills

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  2D

  	
   

  	
  Surface, Subsurface and Overhead Structures

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  2J

  	
   

  	
  Surfaces Restored

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  2L

  	
   

  	
  Asphaltic Concrete Pavement

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  2P

  	
   

  	
  Removals, Relocations and Repairs

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 03 - CONCRETE

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3A

  	
   

  	
  Concrete

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  3B

  	
   

  	
  Concrete Reinforcement

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  3C

  	
   

  	
  Grout

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 04 - MASONRY

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4A

  	
   

  	
  Masonry Mortar

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  4B

  	
   

  	
  Unit Masonry, General

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  
	
  4D

  	
   

  	
  Concrete Masonry Units

  	
   

  	
  4/1/03

  	
   

  	
  98%
  GMP

  

 

26

 

	
  4E

  	
   

  	
  Masonry Accessories

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  4G

  	
   

  	
  Masonry Restoration

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 05 - METALS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5A

  	
   

  	
  Structural Steel

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  5B

  	
   

  	
  Miscellaneous Metals

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  5C

  	
   

  	
  Metal Fabrications

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 06 -WOOD AND PLASTICS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6B

  	
   

  	
  Tight Board Fence

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  6C

  	
   

  	
  Carpentry

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  6F

  	
   

  	
  Wood Barriers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 07 - THERMAL AND MOISTURE PROTECTION

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  7A

  	
   

  	
  Membrane Waterproofing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  7R

  	
   

  	
  Joint Sealers

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 08 - DOORS AND WINDOWS

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  8G

  	
   

  	
  Railings and Gates

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  8H

  	
   

  	
  Stainless Steel Roll-Up Grilles

  	
   

  	
  7/3/03

  	
   

  	
  Addendum #12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 09 - FINISHES

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9A

  	
   

  	
  Painting

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  9C

  	
   

  	
  Ceramic Tile

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  9CC

  	
   

  	
  Tile Repair

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  9HH

  	
   

  	
  Granite Floor Tile

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 10 - SPECIALTIES

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10E

  	
   

  	
  Signs

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DIVISION 15 - MECHANICAL

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  15B

  	
   

  	
  Drainage Work

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  

 

27

 

	
  DIVISION 16 - ELECTRICAL

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  16B

  	
   

  	
  Basic Electrical
  Requirements

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16BB

  	
   

  	
  Lighting Fixtures

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16C

  	
   

  	
  Wire and Cable

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16D

  	
   

  	
  Conduit, Boxes and
  Fittings

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
  16K

  	
   

  	
  Testing

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DOCUMENTS

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  RWDI Final Report:
  Cladding Wind Loads Study

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  MRCE Final Subsurface
  Investigation

  	
   

  	
  4/1/03

  	
   

  	
  98% GMP

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Pentagram Base Building
  Graphics Package

  	
   

  	
  8/29/03

  	
   

  	
  Addendum 16

  

 

28

 

EXHIBIT G

Affirmative
Action Requirements

 

 

42nd St.
DEVELOPMENT PROJECT, INC. AND EMPIRE STATE DEVELOPMENT

NON-DISCRIMINATION
AND AFFIRMATIVE ACTION CONSTRUCTION CONTRACT PROVISIONS

 

I.              Policy

 

It is the policy of the State of New York, Empire
State Development (“ESD”) and 42nd St. Development Project, Inc., (“42DP”) to
comply with all federal, State and local law, policy, orders, rules and
regulations which prohibit unlawful discrimination because of race, creed,
color, national origin, sex, sexual orientation, age, disability or marital
status, and to take affirmative action to ensure that Minority and Women-owned
Business Enterprises (M/WBEs), Minority Group Members and women share in the
economic opportunities generated by ESD’s and/or its subsidiaries’ participation
in projects or initiatives, and/or the use of ESD/42DP funds.

 

1)             The Contracting Party
represents that its equal employment opportunity policy statement incorporates,
at a minimum, the policies and practices set forth below:

 

(a)           Contracting Party shall
(i) not discriminate against employees or applicants for employment because of
race, creed, color, national origin, sex, sexual orientation, age, disability
or marital status, (ii) undertake or continue existing programs of affirmative
action to insure that Minority Group Members and women are afforded equal
employment opportunities without discrimination, and (iii) make and document
its conscientious and active efforts to employ and utilize Minority Group
Members and women in its workforce on Contracts.  Such action shall be taken with reference to,
but not limited to, recruitment, employment, job assignment, promotion,
upgrading, demotion, transfer, layoff or termination, rates of pay or other
forms of compensation, and selection for training or retraining, including
apprenticeship and on-the-job training.

 

(b)           At the request of the
AAO, the Contracting Party shall request each employment agency, labor union,
or authorized representative of workers with whom it has a collective
bargaining or other agreement or understanding, to furnish a written statement
that such employment agency, labor union, or representative does not unlawfully
discriminate, and that such union or representative will affirmatively
cooperate in the implementation of the Contracting Party’s obligations herein.

 

(2)           Commencing not more
than 30 days after the later of (i) execution of the Contract, or (ii) start of
construction, the Contracting Party shall submit to the AAO a Monthly
Employment Utilization Report (Schedule A-1) of the workforce actually utilized
on the Contract, itemized by ethnic background, gender, and Federal
Occupational Categories or other appropriate categories specified by the AAO.

 

(3)           The Contracting Party
shall also include with the first Monthly Employment Utilization Report and as
part of the documentation required for final payment, such data describing: a)
the total number of company employees at commencement of the project, b) the
total number of company employees at the completion of the project and c) any
net increases in the number of employees in the company.  Net increases in employment shall be further
classified by ethnicity, gender and occupational code.

 

The Contracting Party shall include, or cause to be included, the
provisions of clauses (1) through (3) in every Contract or purchase order that
it enters into in order to fulfill its obligations under the Contract, in such
a manner that such provisions will be binding upon each and every Contracting
Party with respect to any Contract or Subcontract.

 

II.            Goals for Minority and
Women-Owned Business Enterprise Participation (Core and Shell)

 

(a)           Contracting Party is
required to use its “Best Efforts” to achieve an overall M/WBE participation
goal of 18.0% of the total dollar value of the Contract, as it pertains
solely to the hard costs of Tenant’s construction of the core and shell of the
new building, and shall exclude so called “soft costs” including, but not
limited to, architect, engineering, legal, design and other fees to
professionals and consultants, application and permit fees, cost of surveys,
inspections, furnishings and decorative items not being affixed into the new
building.

 

1

 

(b)           The goal for M/WBE participation in the performance of the work is
expressed as a percentage of the
contract price.  The term “hard costs” as
used in this Section II (a) and Section III (a), shall be deemed to exclude
architectural, engineering and other such design consulting costs.

 

(c)           The total dollar value of the work performed by M/WBEs will be
determined as: (i) the dollar value of the work subcontracted to M/WBEs; (ii)
where the Contracting Party is a joint venture, association, partnership or
other similar entity including one or more M/WBEs – the contract price
multiplied by the percentage of the entity’s profits/losses which are to accrue
to the M/WBE(s) under the Contracting Party’s agreement; or (iii) where the
M/WBE is the Contracting Party – the contract price.

 

(d)           The Contracting Party shall include, or cause to be included, the
provisions of clauses (a) through (c) in every Contract or purchase order that
it enters into in order to fulfill its obligations under the Contract, in such
a manner that such provisions will be binding upon each and every Contracting
Party with respect to any Contract or Subcontract.

 

III.           Goals for Minority and
Female Workforce Participation (Core and Shell)

 

(a)           The Contracting Party is required to use its
“Best Efforts” to achieve the overall goal of 20 %  minority and female workforce (M/FWF)
participation in the work performed pursuant to Contracts entered into in
connection with the Lease as it pertains to the hard costs of Tenant’s
construction of the core and shell of the new building.

 

(b)           The M/FWF participation goals are expressed as a percentage equal to
the person hours of training and employment of minority or female workers, as
the case may be, used by any Contracting Party, divided by the total person
hours of training and employment of all workers (including supervisory
personnel).

 

(c)           The required participation for minority and female employment and
training must be substantially uniform throughout the performance of the work.

 

(d)           The Contracting Party shall not participate in the transfer of minority
or female employees or trainees from employer-to-employer or from
project-to-project for the sole purpose of meeting the Contracting Party’s
obligations herein.

 

(e)           In striving to achieve the goals for M/FWF participation, Contracting
Party shall use its “Best Efforts” to identify and employ qualified minority
and female supervisory personnel and journey persons.

 

(f)            The non-working hours of trainees or
apprentices may not be considered in meeting the goals for M/FWF participation
contained herein unless:  (i) such
trainees or apprentices are employed by Contracting Party during the training
period; (ii) the Contracting Party has made a commitment to employ the trainees
or apprentices at the completion of their training, subject to the availability
of employment opportunities; and (iii) the trainees are trained pursuant to an
approved training program.

 

(g)           The Contracting Party shall include, or cause to be included, the
provisions of clauses (a) through (f) in every Contract or purchase order that
it enters into in order to fulfill its obligations under the Contract, in such
a manner that such provisions will be binding upon each and every Contracting
Party with respect to any Contract or Subcontract.

 

IV.          Goals for Minority and
Women-Owned Business Enterprise Participation (Leasehold Improvements)

 

(a)           Contracting Party is required to use its best efforts to achieve the
following M/WBE participation goals with respect to the Tenant’s or subtenant’s
construction of leasehold improvements within the building:

 

2

 

(1)           Seven and one half
percent (7.5%) of the total dollar value of the Contract as it pertains
solely to the hard costs in connection with the leasehold improvements to leasehold space measuring 500,000 or
more square feet;

 

(2)           Five percent (5.0%)
of the total dollar value of the Contract as it pertains solely to the hard
costs in connection with the leasehold improvements to leasehold space totaling
more than three floors or leasehold space measuring 100,000 or more
square feet, but not exceeding 500,000 square feet.

 

(b)           To the extent that any
subtenant shall undertake the construction of leasehold improvements within the
building for three floors or less or leasehold space not exceeding 100,000
square feet, then such subtenant shall represent that it shall not discriminate
against employees or applicants for employment because of race, creed, color,
national origin, sex, sexual orientation, age, disability or marital status and
be in compliance with all applicable federal, State and local law, policy,
orders, rules and regulations which prohibit unlawful discrimination.

 

V.            Goals for Minority and
Female Workforce Participation (Leasehold Improvements)

 

(a)           The Contracting Party
is required to use its “Best Efforts” to achieve the following M/FWF
participation goals in the work performed pursuant to contracts entered into in
connection with the leasehold improvements:

 

1)             Fifteen percent
(15%) minority and female workforce participation in the work performed
pursuant to contracts entered into in connection with a subtenant’s leasing of 500,000
or more square feet of floor space;

 

(2)           Ten percent (10%)
minority and female workforce participation in the work performed pursuant to
contracts entered into in connection with a subtenant’s leasing of more than
three floors or 100,000 or more square feet, but not more than 500,000  square feet of floor space.

 

(b)           To the extent that any
subtenant shall undertake the construction of leasehold improvements within the
building for three floors or less or leasehold space not exceeding 100,000
square feet, then such subtenant shall represent that it shall not discriminate
against employees or applicants for employment because of race, creed, color,
national origin, sex, sexual orientation, age, disability or marital status and
be in compliance with all applicable federal, State and local law, policy,
orders, rules and regulations which prohibit unlawful discrimination.

 

VI.           Equal Employment
Opportunity - Operation of the New Building

 

(a)           Tenant agrees that it
will neither commit nor knowingly permit discrimination by reason of race,
creed, color, national origin, sex, sexual orientation, age, disability, or
marital status in the sale, transfer or assignment of its interest under this
Lease or in the subletting, use or occupancy of the Premises or any part
thereof.

 

(b)           Tenant agrees that with
regard to the maintenance, management and operation of the building, it shall
be bound by, to the extent it operates the building and, in any event, shall
cause any person or entity Tenant employs to operate the building with respect
to the maintenance, management and operation thereof, to be bound by the
provisions of paragraph (a) above.

 

VII.         Reporting Requirements

 

The Contracting Party will permit access to its relevant books, records and accounts, with
respect to the Contract, by the AAO solely for
purposes of investigation to ascertain compliance with the provisions
herein.  Not later than three business
days after a request, the Contracting Party shall periodically file, or cause
to be filed, reports, substantially in the format attached hereto as Schedule
A-l and A-2 (MBE/WBE Compliance Report to be filed monthly), with the AAO
detailing compliance with the provisions of these non-discrimination and
affirmative action clauses.  Accuracy of
the information contained in the reporting documentation shall be certified to
as to the actual knowledge of an owner or officer of the Contracting Party.

 

3

 

VIII.        Non-Compliance and Sanctions

 

In the event that any Contracting Party violates any of the provisions
herein, the ESD and/or 42DP may require that the following sanctions and
remedies for non-compliance be imposed:

 

(a)           Within twenty (20) days after the end of each calendar month, the AAO
will review the Monthly Employment Utilization Report and the MBE/WBE
Compliance Report filed with the AAO to assess compliance with the established
program.  If the Contracting Party has
failed to file the required monthly reports and/or if in the reasonable
judgment of the AAO, an analysis of the reports reveals apparent
underutilization, the AAO may elect to notify (which notification shall be in
writing) the Contracting Party in writing (the “First Notice”), which notice
shall describe the nature and extent of the apparent underutilization.

 

(b)           If the AAO’s review and analysis of the Contracting Party’s reports
filed in the month next following the month in which the Contracting Party
received the First Notice reveals that there continues to be apparent
underutilization, then the AAO may notify the Contracting Party in writing (the
“Second Notice”) which notice shall describe the nature and extent of the
continuing apparent underutilization and will arrange a conference (allowing
three days advance notice to the Contracting Party) which the Contracting Party
must attend, at which the AAO will identify in consultation with Tenant,
specific reasonable and practicable corrective measures from among those available
to demonstrate Best Efforts which the Contracting Party will undertake.

 

(c)           If the AAO’s review and analysis of the Contracting Party’s reports
filed in the month next following the month in which the Contracting Party
received the Second Notice reveals continuing apparent underutilization and if
the Contracting Party has not already undertaken the specific corrective
measures agreed upon to demonstrate its Best Efforts, the AAO may notify the
Contracting Party in writing (the “Final Notice”), which notice shall describe
the nature and extent of the continuing apparent underutilization.  Upon receipt of the Final Notice, the
Contracting Party shall be required to comply with the following sanctions and
remedies for compliance:

 

(1)           The Contracting Party shall attend a hearing with the AAO.

 

(2)           After any such hearing, and a determination by the AAO that the
Contracting Party has failed to comply with any of these provisions, and the
passage of time in which to remedy such failure has transpired, and as the sole
remedy for non-compliance, the AAO, in his/her sole discretion, may assess
liquidated damages against the Contracting Party for failure to demonstrate its
best efforts in complying with the affirmative action program.  Liquidated damages may be assessed in an
amount equal to the dollar value of Contracts that would have been realized by
M/WBEs if the goals had been achieved.

 

(3)           If such an award is assessed against any Contracting Party, the amount
of such assessment may be withheld from any monies due to the Contracting Party
by the ESD and/or 42DP or, may be paid to the ESD and/or 42DP by the
Contracting Party that has been found to fail to comply with the affirmative
action program provided, however, that nonpayment of any such assessment by any
Contracting Party shall be subject to the right and time to cure of a
recognized mortgagee pursuant to subsection 11.3(b) of this Lease.  Any liquidated damages collected hereunder
shall be paid into one or more M/WBE technical assistance funds administered by
the ESD and/or 42DP.

 

(d)           Such sanctions that may be imposed and remedies invoked hereunder,
shall be considered independent of, or in addition to, sanctions and remedies
otherwise provided by law.

 

(e)           In no event shall ESD and/or 42DP terminate the Lease or any Contract,
or order the cessation of work under any Contract, due to any Contracting
Party’s failure to comply with the provisions of this affirmative action
program.

 

(f)            In no event shall any Recognized Mortgage (or  its designee or other successor-in-interest)
which acquires Tenant’s interest in the Lease by foreclosure (or deed-in-lieu
of foreclosure) of its Recognized

 

4

 

Mortgage be liable for any damages accruing prior to
the time of such acquisition of Tenant’s interest in the Lease.

 

5

 

42nd St.
DEVELOPMENT PROJECT, INC. AND EMPIRE STATE DEVELOPMENT

NON-DISCRIMINATION
AND AFFIRMATIVE ACTION DEFINITIONS

 

Affirmative Action

 

Shall mean the actions to be undertaken by the Contracting Party in
connection with work performed under the Lease, to ensure non-discrimination
and Minority/Women-owned Business Enterprise and minority/female workforce
participation, as set forth in Sections II, III, IV, and V herein, and
developed by ESD and/or its subsidiaries.

 

With regard to the obligations imposed on the Tenant to comply and to
cause its Contractors to comply with the provisions set forth herein, shall
mean the taking by the Tenant of reasonable and practicable affirmative steps
to ensure compliance on its own part and on the part of its Contractors and
subtenants including the imposition of reasonable sanctions, where required
under the provisions of the Lease.

 

Affirmative
Action Officer (“AAO”)

 

Shall mean ESD’s Affirmative Action Officer or his/her designee,
managing the affirmative action program for ESD and/or its subsidiaries.

 

Contract

 

Shall mean a written agreement or purchase order instrument, or
amendment thereto, executed by or on behalf or a Contracting Party, providing
for a total expenditure in excess of $10,000 for labor, services, supplies,
equipment, materials or any combination of the foregoing regarding the
implementation of the project.  Notwithstanding
the foregoing definition, it is understood and agreed by ESD and the Tenant
that achievement of the percentage goals set forth in Sections II, III, IV and
V shall be based upon an assessment of the overall project upon completion.

 

Contracting Party

 

Shall mean (i) the Tenant, or parties with whom the Tenant has executed
a contract, to perform services, including construction work, resulting from
the lease, (ii) any party which undertakes to construct leasehold improvements
within the building, but not including improvements to leasehold space
measuring less than 100,000 square feet and (iii) any contractor,
subcontractor, consultant, subconsultant or vendor supplying goods or services,
pursuant to a contract or purchase order in excess of $1,500, in connection
with work performed under the Lease. 
Notwithstanding the foregoing definition, it is  understood and agreed by ESD and the
Tenant that achievement of the percentage goals set forth in Sections II, III,
IV and V shall be based upon an assessment of the overall project upon
completion.

 

Subcontract

 

Shall mean an agreement providing for a total expenditure in excess of
$1,500 between a Contracting Party and any individual or business enterprise,
for goods or services rendered in connection with construction work performed
under the Lease.  Notwithstanding the
foregoing definition, it is understood and agreed by ESD and the Tenant that
achievement of the percentage goals set forth in Sections II, III, IV and V
shall be based upon an assessment of the overall project upon completion.

 

Minority Business Enterprise (“MBE”)

 

Shall mean a business enterprise, including a sole proprietorship,
partnership or corporation that is: (i) at least fifty-one percent (51%) owned
by one or more Minority Group Members; (ii) an enterprise in which such minority
ownership is real, substantial and continuing; (iii) an enterprise in which
such minority ownership has and exercises the authority to control and operate,
independently, the day-to-day business decisions of the enterprise; (iv) an
enterprise authorized to do business in the State of New York and is
independently owned and operated; and (v) an enterprise certified by New York
State as a minority business.

 

6

 

Minority Group Member

 

Shall mean a United States citizen or permanent resident alien who is
and can demonstrate membership in one of the following groups: (i) Black
persons having origins in any of the Black African racial groups; (ii) Hispanic
persons of Mexican, Puerto Rican, Dominican, Cuban, Central or South American
descent of either Indian or Hispanic origin, regardless of race; (iii) Asian
and Pacific Islander persons having origins in any of the Far East countries,
South East Asia, the Indian subcontinent or the Pacific Islands; and (iv) Native
American or Alaskan native persons having origins in any of the original
peoples of North America.

 

Women-owned Business Enterprise
(“WBE”)

 

Shall mean a business enterprise, including a sole proprietorship,
partnership or corporation that is: (i) at least fifty-one percent (51%) owned
by one or more citizens or permanent resident aliens who are women; (ii) an
enterprise in which the ownership interest of such women is real, substantial
and continuing; (iii) an enterprise in which such women ownership has and exercises the authority to control
and operate, independently, the day-to-day business decisions of the
enterprise; (iv) an enterprise authorized to do business in the State of New
York and is independently owned and operated; and (v) an enterprise certified
by New York State as woman-owned.

 

7

 

42nd St.
DEVELOPMENT PROJECT, INC. AND EMPIRE STATE DEVELOPMENT

NON-DISCRIMINATION AND AFFIRMATIVE ACTION DEFINITIONS

 

Best Efforts - Minority and Women-owned Business Enterprise
Participation

 

Although Best efforts shall not be limited to the efforts specified
herein, the compliance with the following list shall be prima facie evidence
that Best Efforts are being made.  The
role of M/WBE firms are not restricted to that of a
subcontractor/subconsultant.  Where
applicable, M/WBE firms should be considered for roles as prime contractors.

 

(a)           Dividing the contract
work into smaller portions in such a manner as to permit subcontracting to the
extent that it is economically and technically feasible to do so;

 

(b)           Actively and affirmatively soliciting bids from qualified M/WBEs,
including circulation of solicitations to minority and women’s trade
associations.  Each Contracting Party
shall maintain records detailing the efforts made to provide for meaningful
M/WBE participation in the work.  Such
record keeping must include the names and addresses of all M/WBEs contacted
and, if an M/WBE is the low bidder and is not selected for such work or portion
thereof, the reasons for such decision;

 

(c)           Making plans and specifications for prospective work available to
M/WBEs in sufficient time for review;

 

(d)           Utilizing the services and cooperating with those organizations
providing technical assistance to the Contracting Party in connection with
potential M/WBE participation on the Contract;

 

(e)           Utilizing the resources of the AAO to identify New York State certified
M/WBE firms for the purpose of soliciting bids and subcontracts; and

 

(f)            Encouraging the formation of joint ventures,
associations, partnerships, or other similar entities , where appropriate, to
ensure that the Contracting Party will meet its obligations herein.

 

(g)           The Contracting Party
shall remit payment in a timely fashion.

 

Best
Efforts - Minority Group Member and Female Workforce Participation

 

Although Best efforts shall
not be limited to the efforts specified herein, the compliance with the
following list shall be prima facie evidence that Best Efforts are being made
to provide for meaningful Minority Group Member and female workforce
participation.

 

(a)                                  Ensure and maintain a working environment
free of harassment, intimidation, and coercion at the premises.  The Contracting Party shall specifically
ensure that all foremen, superintendents, and other on-site supervisory
personnel are aware of and carry out the obligation to maintain such a working
environment, with specific attention to Minority Group Member or female
individuals working at the premises;

 

(b)                                 State in all solicitations or advertisement
for employees that all qualified applicants will receive consideration for
employment without regard to race, creed, color, national origin, sex, sexual
orientation, age disability or marital status;

 

(c)                                  Send to each labor union or representative of
workers with which a collective bargaining agreement or understanding is in
place, a notice advising the said labor union or workers’ representative of
commitments under this Section, and post copies of the notice in conspicuous
places available to employees and applicants for employment;

 

(d)                                 Establish and maintain a current list of
Minority Group Member and female recruitment sources and community
organizations, and provide written notification to them when employment
opportunities are available.  Maintain a
record of the organizations’ responses;

 

8

 

(e)           Maintain a current file of the name, address and telephone number of
each Minority Group Member and female applicant and any referrals from a union,
recruitment source or community organization, and of the action taken with
respect to each individual.  If such
individual was sent to the union hiring hall for referral and was not referred
back by the union or, if referred, was not employed, this shall be documented
in writing in the file with the reasons therefore, along with whatever
additional actions the Contracting Party may have taken;

 

(f)            Disseminate the Contracting Party’s equal
employment opportunity policy by providing notice of the policy to unions and
training programs and requesting their cooperation in meeting its Equal
Employment Opportunity obligations, by including it in any policy manual and
collective bargaining agreement, by publicizing it in the company newspaper, annual report, and other similar items, by
specific review of the policy with all management personnel and with all
Minority Group Member and female employees at least once a year, and by posting
the company Equal Employment Opportunity policy on bulletin boards accessible
to all employees at each location where work is performed under this Contract;

 

(g)           Disseminate the Contracting Party’s Equal Employment Opportunity policy
externally by including it in any advertising in the news media, specifically
including Minority Group Member and female news media, and providing written
notification to and discussing the Equal Employment Opportunity policy with any
contractor with whom the Contracting Party does or anticipates doing business;
and,

 

(h)           Ensure that all facilities and company activities are non-segregated
except that separate or single-user toilets and necessary changing facilities
shall be provided to assure privacy between the sexes.

 

9

 

420P/EMPIRE
STATE DEVELOPMENT

MONTHLY
EMPLOYMENT UTILIZATION REPORT

(See reverse side for instructions)

 

	
  COMPANY 

  NAME:

  	
   

  	
   

  	
   

  	
  PROJECT

  NAME:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  CONTRACTOR START

  DATE: 

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ADDRESS:

  	
   

  	
   

  	
   

  	
  PROJECT

  LOCATION:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  ESTIMATED 

  COMPLETION DATE:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  COMPANY
  EMPLOYMENT DATA

  	
   

  
	
  TELEPHONE NUMBER:

  	
   

  	
   

  	
   

  	
  COUNTY:

  	
   

  	
   

  	
   

  	
  ZIP:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  PERCENT

  OF JOB

  COMPLETED 

  (for reporting period)

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  A.

  	
   

  	
  B.

  	
   

  	
  C. NET INCREASE (Applies only to change, if any,

  to Company's employee makeup at the end of project)

  	
   

  
	
  FEDERAL ID NO.:

  	
   

  	
   

  	
   

  	
  REPORTING PERIOD: 
  Month

  	
   

  	
   

  	
   

  	
  Year

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  CONTRACT NO.:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  TOTAL

  COMPANY

  EMPLOYEES

  (at the beginning of project)

  	
   

  	
  TOTAL

  COMPANY

  EMPLOYEES

  (at the end of

  project)

  	
   

  	
  TOTAL
  MALE

  	
   

  	
  TOTAL
  FEMALE

  	
   

  
	
  CHECK IF NOT-FOR-

  PROFIT:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  CONTRACT 

  AMOUNT:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  C1

  Employees

  	
   

  	
  C2

  OCCUPATIONAL

  CODE/NUMBER OF

  EMPLOYEES

  	
   

  	
  C3

  Employees

  	
   

  	
  C4

  OCCUPATIONAL 

  CODE/NUMBER OF EMPLOYEES

  	
   

  
	
   

  	
   

  	
  

  1.WORKER HOURS OF EMPLOYMENT

  	
   

  	
  

  2.NUMBER OF WORKERS

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  1a.ALL
  WORKER HOURS

  	
   

  	
  1b.BLACK
  (Not of Hispanic Origin)

  	
   

  	
  1c.HISPANIC

  	
   

  	
  1d.ASIANor
  PACIFIC ISLANDER

  	
   

  	
  

  1e.NATIVE AMERICAN/ ALASKAN NATIVE

  	
   

  	
  2a.ALL

  	
   

  	
  2b.MINORITY

  	
   

  	
  3.CONSTRUCTION
  TRADES

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

	
  CLASSIFICATION

  	
   

  	
  MALE

  	
   

  	
  FEMALE

  	
   

  	
  TOTAL

  	
   

  	
  MALE

  	
   

  	
  FEMALE

  	
   

  	
  MALE

  	
   

  	
  FEMALE

  	
   

  	
  MALE

  	
   

  	
  FEMALE

  	
   

  	
  MALE

  	
   

  	
  FEMALE

  	
   

  	
  MALE

  	
   

  	
  FEMALE

  	
   

  	
  MALE

  	
   

  	
  FEMALE

  	
   

  	
   

  	
   

  	
  Total White

  	
   

  	
   

  	
   

  	
  Total White

  	
   

  	
   

  	
   

  
	
  

  Supervisory

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Journey Worker

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total Black

  	
   

  	
   

  	
   

  	
  Total Black

  	
   

  	
   

  	
   

  
	
  Apprentice

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Trainee

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Subtotal

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Journey Worker

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total Hispanic

  	
   

  	
   

  	
   

  	
  Total Hispanic

  	
   

  	
   

  	
   

  
	
  Apprentice

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Trainee

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Subtotal

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Journey Worker

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total Asian

  	
   

  	
   

  	
   

  	
  Total Asian

  	
   

  	
   

  	
   

  
	
  Apprentice

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Trainee

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Subtotal

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TOTAL
      SUPERVISORS

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TOTAL JOURNEY     WORKERS

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total Native American

  	
   

  	
   

  	
   

  	
  Total Native American

  	
   

  	
   

  	
   

  
	
  TOTAL     APPRENTICES

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TOTAL TRAINEES

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  GRAND TOTAL

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

	
  CERTIFICATION: I,

  	
   

  	
  (Print Name), the

  	
   

  	
  (Title), do certify that (i) I have read 

  
	
  this Monthly Employment Utilization Report and (ii)
  to the best of my knowledge, information and belief the information contained
  herein is complete and accurate.

  

 

	
  SIGNATURE

  	
   

  	
   

  	
  DATE

  	
   

  	
   

  	
   

  

 

 

10

 

MONTHLY
EMPLOYMENT UTILIZATION REPORT

Instructions
for Completion

 

The Monthly Employment Utilization Report (“MEUR”) is to be completed
by each subject contractor (both Prime and Sub) and signed by a responsible
official of the company.  The reports are
to be filed by the 5th day of each month during the term of the project, and
they shall include the total work-hours for each employee classification in
each trade in the covered area for the monthly reporting period.  The prime contractor is responsible for
submitting its subcontractors report, along with its own.  Additional copies of this form may be
obtained from Empire State Development (“ESD”).

 

Minority:  Includes Blacks, Hispanics, Native Americans,
Alaskan Natives, and Asian and Pacific Islanders, both men and women.

 

	
  1.

  	
  Worker Hours of Employment (a-e)

  	
   

  	
   

  
	
   

  	
  a) All Worker Hours:

  	
   

  	
  The total number of male hours, the total number of
  female hours, and the total of both male and female hours worked under each
  classification.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  b) through e) Minority Worker
  Hours

  	
   

  	
  The total number of male hours and the total number
  of female hours worked by each specified group of minority worker in each
  classification.

  
	
  2.

  	
  Number of Workers (a-b):

  	
   

  	
   

  
	
   

  	
  a) All Workers

  	
   

  	
  Total number of males and total number of females
  working in each classification of each trade in the contractor’s aggregate
  workforce during reporting period.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  b) Minority Workers

  	
   

  	
  Total number of male minorities and total number of
  female minorities working in each classification, in each trade in the
  contractor’s aggregate workforce during reporting period.

  
	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
  Construction Trade:

  	
   

  	
  Only those construction crafts which contractor
  employs in the covered area.

  
	
   

  	
   

  	
   

  	
  Construction Trades include:    Field
  Office Staff (Professionals and Office/Clerical), Laborers, Equipment
  Operators, Surveyors, Truck Drivers, Iron Workers, Carpenters, Cement Masons,
  Painters, Electricians, Plumbers and Other.

  

 

Note: ESD may demand payroll records to substantiate work hours listed
on the Monthly Employment Utilization Report, if discrepancies should arise.

 

COMPANY
EMPLOYMENT DATA (Sections A through C):

 

The Contractor shall also include with the first MEUR report and as
part of the documentation required for final payment, such data describing: a)
the total number of company employees at commencement of the project, b) the
total number of company employees at the completion of the project and c) any
net increases in the number of employees in the company.  Net increases in employment shall be further
classified by ethnicity, gender and Occupational Code; and shall be
attributable to the contractor’s participation in an ESD and/or 42DPproject or
Initiative.

 

	
  A.

  	
  Total Company Employees:

  	
   

  	
  Total number of company employees in N.Y.S. offices,
  upon commencement of project.

  
	
   

  	
   

  	
   

  	
   

  
	
  B.

  	
  Total Company Employees:

  	
   

  	
  Total number of company employees in N.Y.S. offices,
  upon completion of project.

  
	
   

  	
   

  	
   

  	
   

  
	
  C.

  	
  Net Increase (C1 through C4):

  	
   

  	
  Provide information identifying any net increase in
  the number of employees in the company upon project completion.  Classify any new employee by gender,
  ethnicity and occupation.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Male

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  1.  Employees

  	
   

  	
  Classify any new male employee by ethnic background.

  
	
   

  	
   

  	
  2.  Occupational Codes

  	
   

  	
  Identify occupation by using the Codes provided below and indicate number
  of employees in each category.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Female

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  3.  Employees

  	
   

  	
  Classify any new female employee by ethnic
  background.

  
	
   

  	
   

  	
  4.  Occupational Codes

  	
   

  	
  Identify occupation by using the Codes provided below and indicate number
  of employees in each category.

  

 

	
  OCCUPATIONAL CODES

  	
   

  
	
   

  	
  Officials/Administrators

  	
   

  	
  100

  	
   

  
	
   

  	
  Professionals

  	
   

  	
  110

  	
   

  
	
   

  	
  Technicians

  	
   

  	
  120

  	
   

  
	
   

  	
  Sales Workers

  	
   

  	
  130

  	
   

  
	
   

  	
  Office & Clerical

  	
   

  	
  140

  	
   

  
	
   

  	
  Craft Workers

  	
   

  	
  150

  	
   

  
	
   

  	
  Operatives

  	
   

  	
  160

  	
   

  
	
   

  	
  Laborers

  	
   

  	
  170

  	
   

  
	
   

  	
  Service Workers

  	
   

  	
  180

  	
   

  

 

	
  FORWARD TO:

  	
   

  	
   

  
	
   

  	
  Empire State Development

  
	
   

  	
  Laverne Poole 
  -  Affirmative Action Unit

  
	
   

  	
  633 Third Avenue

  
	
   

  	
  New York, NY 10017

  	
   

  	
  Office: (212) 803-3228

  	
  FAX: (212) 803-3223

  

 

11

 

SCHEDULE
A-2

 

MBE/WBE
COMPLIANCE REPORT

CONSTRUCTION

 

	
  PROJECT SPONSOR/DEVELOPER:

  	
   

  	
   

  	
   

  	
  ESD AA REPRESENTATIVE:

  	
   

  	
  LAVERNE POOLE

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ADDRESS:

  	
   

  	
   

  	
   

  	
  PROJECT NAME:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  PROJECT START DATE:

  	
   

  	
   

  	
   

  	
  PERCENT COMPLETE:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  ACTUAL COMPLETION:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TELEPHONE:

  	
   

  	
   

  	
   

  	
  Attach M/WBE contract documentation, i.e. executed
  contracts, signed purchase orders or canceled checks. This report should be
  completed by an officer of the 
  reporting company, and forwarded to the ESD AA Representative with the
  appropriate  documentation.

  
	
   

  	
   

  	
   

  	
   

  
	
  CONTACT PERSON:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  TOTAL NUMBER OF SUBCONTRACTORS:

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TOTAL DOLLAR AMOUNTS OF SUBCONTRACTS:

  	
   

  	
   

  	
   

  	
   

  

 

 

	
  PRIME CONTRACTOR

  (Name, Address, Contact Person
  and Phone)

  	
   

  	
  TYPE OF CONTRACT (Trade/Service)

  	
   

  	
  CONTRACT AMOUNT

  	
   

  	
  M/WBE SUBCONTRACT DATE

  	
   

  	
  MBE/WBE SUBCONTRACTOR (Name, Address, Contact Person and Phone)

  	
   

  	
  SCOPE OF SERVICES

  	
   

  	
  AMOUNT CONTRACTED TO MBE/WBE

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

CERTIFICATION:

 

	
  I,

  	
   

  	
  (Print Name), the

  	
   

  	
  (Title), do certify
  that (i) I have read this Compliance 

  
	
  Report and (ii) to the
  best of my knowledge, information and belief the information contained herein
  is complete and accurate.

  

 

	
  SIGNATURE

  	
   

  	
  DATE

  	
   

  	
   

  

 

Forward to:

Empire State
Development

Affirmative Action
Unit — Laverne Poole

633 Third Avenue

New York, NY
10017-6754   Office: (212) 803-3224          Fax: (212) 803-3223

 

12

 

CLE EMPLOYER PARTICIPATION

 

The Contractor and Subcontractor will each employ
the fourth person to work on this project for their respective company, through
the Community Labor Exchange Program.  In addition, each fourth person
employed thereafter, will be hired through the Community Labor Exchange. 
(Every 4th job slot will be filled by an employee hired from the CLE).

 

In the event of temporary jobs for specific tasks,
of intense labor, for short term duration, the employer will hire at no less
than the same proportions from the Community Labor Exchange Program as defined
in the previous paragraph.  Termination of such employees will be based on
industry accepted practices of “last hired, first fired” basis, applied to all
temporary employees without preference.  Contractors and Subcontractors
who employ smaller numbers, will negotiate the hiring of Community Labor
Exchange workers on an individual basis with the intent of achieving the best
results possible.

 

LOCAL EMPLOYMENT

 

DEGA will set up meetings with the residents
community resource or trade organizations to address the compiling of lists of
qualified skilled local residents for employment.  The list compiled will
be used by the Construction Manager to fill its own work crew, if any, on the job
with qualified, local, skilled persons.

 

AGENCY AND COMMUNITY REFERRALS

 

Referrals by the community agencies must be made to
the CM’s on site office.  The CM’s EEO/AA representative will immediately
have the referred person fill out an application and will add the name to the
log indicating the name, address, union affiliation where applicable, and
referral.  The person’s name will be added to the list of other walk-ins
and will be referred to the appropriate trade when work begins.  The On
Site Manager or designated superintendent will maintain a log on all referrals,
hires, etc. and will share said information with DEGA personnel.  DEGA
will disseminate on site an information sheet on how walk-ins to the job,
seeking work, can apply for training certification.

 

CONTRACTORS PRESENT WORKFORCE

 

To ensure that opportunities are afforded to local
applicants and other walk ins, wherever possible the contractor/subcontractor
will be required to submit a pre-award workforce list with the name address,
social security, ethnic background, or the workforce which she/he is bringing
on to the site from its existing workforce and how many jobs will afford new
opportunities for employment of local or walk-ins or referrals from other
community sources.

 

 

FOLLOW-UP ON REFERRALS

 

Upon request DEGA may follow-up on referrals made by
community sources, or officials or it may opt to respond to these matters
through its EEO staff or other designated person.

 

Contractors will accept referrals for walk-in,
unskilled laborers, trainees, journey persons, etc.  Wherever possible,
referral sources will be asked to send the person to the trailer.  Once
the application is completed, the information on persons referred will be
submitted to the contractor/subcontractor related to their trade or job
function, for employment consideration.

 

WALK-INS

 

All walk-ins will report to the on site office where
they will receive an application.

 

Walk-In Procedures

 

Walk-ins must be directed to the CM’s on site office
regardless of the position they are seeking.  The person making the
referral to the trailer must point out that an application must be filled out
and they must be interviewed before they can come on the worksite.

 

All referrals to the on site office must be
documented in a log which indicates the date, name of the applicant, address,
telephone, position applied for, who referred them to the position applied for,
whether they belong to a union, etc. whether person was referred, back to the
contractor.

 

Protected Information

 

Under law no one may be asked their ethnic
background or other protected information.  Therefore, all information
relative to ethnicity and sex (Black, Hispanic, Asian etc.) and gender ( M, F)
required in the application and many required logs or forms on the site which
must be filled in based on what the person who is filling out the application,
log, or report has observed.

 

The law does not allow contractors to request the
ethnic background and sex of the applicants.  It does however, allow the
person interviewing or filling out the information based on their personal
observation to jot down the information in order to comply with Civil Rights,
Equal Employment and Affirmative Action reporting regarding the workforce at
the project.

 

The person who is filling out the information at the
trailer will complete the bottom part of the application and keep that stub for
inclusion in reports.  The top part of the application will be made
accessible without the ethnic or sex information to the contractor who will
employ the person.

 

 

All letters sent out for the above named referral
sources must be maintained ready for inspection.  Upon reasonable notice
by authorized representatives the contractor/subcontractor is to produce the
records.

 

Walk-Ins/Referral Records:

 

The contractor/subcontractor must also maintain a
current file names, addresses and telephone numbers of each minority and female
off-the-street applicant and source, or community organization and the actions
taken with respect to each individual.  If such individual was sent to the
union hiring hall for referral and was not referred back to the contractor by
the union or if, referred was not employed by the contractor, this shall be
documented in the file with the reasons, along with actions the contractor may
have taken.

 

Current Applicant File

 

The Contractor must also maintain a current file of
names, addresses and telephone numbers of each minority and female
off-the-street applicant source, or community organization and the actions
taken with respect to each individual.  If such individual was sent to the
union hiring hall for referral and was not referred back to the contractor by
the union or if, the person referred, was not employed by the contractor, shall
be documented in the file with the reasons, along with other actions the
contractor may have taken.

 

Union Caused Impediments

 

The contractor must provide immediate written
notification to DEGA when the union or unions with which the contractor has
collective bargaining agreements fails to return thereferral to the contractor
of a minority group person or woman sent by the contractor, or when the
contractor has other information that the union referral process impeded the
contractor’s efforts to meet its obligations.  The contractor must have
copies of letters to unions, responses from unions, minutes of meetings, etc.
relating to the claim that the union is impeding the contractor’s efforts to
comply.  In addition, the contractor must have copies of letters sent to
DEGA to verify its claim that the union is impeding the contractor’s efforts to
comply.

 

Neither the provisions of any collective bargaining
agreement, nor the failure by a union with whom the Contractor has a collective
bargaining agreement, to refer either minorities or women shall excuse the
contractor’s obligations under these specifications, Executive Order 12246, or
the regulations promulgated pursuant thereto

 

 

EXHIBIT H

Waiver of
Lien and Release Forms

 

 

MECHANICS
LIEN WAIVER

 

	
  Contractor:

  	
   

  	
   

  	
  Date:

  	
   

  	
   

  	
   

  
	
  Trade:

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Project:

  	
  New York Times

  	
   

  	
  Contract Price:

  	
  $

  	
   

  
	
   

  	
   

  	
  Net Extras and Deductions:

  	
  $

  	
   

  
	
  Construction Manager:

  	
   

  	
  Adjusted Contract Price:

  	
  $

  	
   

  
	
  AMEC Construction Management, Inc.

  	
   

  	
  Amount Previously Paid:

  	
  $

  	
   

  
	
   

  	
   

  	
  Balance Due:

  	
  $

  	
   

  
	
  Owner:

  	
  The New York Times Building, LLC

  	
   

  	
   

  	
   

  	
   

  
								

 

THE UNDERSIGNED (1) acknowledges
receipt of the amount set forth above as payments received to date, (2) to
the extent of such payments, waives and releases any claim which it may now or
hereafter have upon the land and improvements described above in the project
description, (3) that the amount of payments received to the date of this
waiver represents the current amount due in accordance with our contract and
work completed, and (4) warrants that it has not and will not assign any
claims for payment or right to perfect a lien against such land and
improvements and warrants that it has the right to execute this waiver and
release.

 

THE UNDERSIGNED further
warrants that (1) all workmen employed by it or its subcontractors upon
this Project have been fully paid to the date hereof, (2) all materialmen
from whom the undersigned or its subcontractors have purchased materials used
in the Project have been paid for materials delivered on or prior to the date
hereof, (3) none of such workmen and materialmen has any claim or demand
or right of lien against the land and improvements described above, and (4) stipulates
that he is an authorized officer with full power to execute this waiver of
lien.

 

THE UNDERSIGNED agrees that
the owner of the Project,                               ,
and any other lender and any title insurer may rely upon this waiver.

 

WITNESS the signature and
seal of the undersigned as of this     day of      ,
200  .

 

	
   

  	
   

  
	
  STATE OF

  	
   

  	
  By:

  	
   

  
	
  COUNTY OF

  	
   

  	
  Name:

  	
   

  
	
   

  	
  Title:

  	
   

  
	
   

  	
   

  	
   

  
	
  Sworn to before me this

  	
   

  	
   

  
	
      day of                 ,
  200  .

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
           Notary
  Public

  	
   

  	
   

  
	
   

  	
   

  	
   

  
					

 

 

FINAL
WAIVER OF CLAIMS AND LIENS AND RELEASE OF RIGHTS

 

	
  Contractor:

  	
   

  	
   

  	
  Date:

  	
   

  
	
  Trade:

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Project:

  	
  New York Times

  	
  Contract Price:

  	
  $

  	
   

  
	
   

  	
  Net Extras and Deductions:

  	
  $

  	
   

  
	
  Construction Manager:  AMEC Construction

  	
   

  	
   

  	
   

  
	
   

  	
  Management, Inc.

  	
  Adjusted Contract Price:

  	
  $

  	
   

  
	
   

  	
  Amount Previously Paid:

  	
  $

  	
   

  
	
  Owner:

  	
  The New York Times Building, LLC

  	
  Balance Due - Final Payment:

  	
  $

  	
   

  
								

 

The undersigned hereby
acknowledges that the above Balance Due when paid represents payment in full
for all labor, materials, etc., furnished by the below named Contractor or
Supplier in connection with its work on the above project in accordance with
the Contract made by it with               .

 

In consideration of the
amounts and sums previously received, and the payment of $         ,
being the full and Final amount due, the below named Contractor or Supplier
does hereby waive and release the Owner and Construction Manager from any and
all claims and liens and rights of liens upon the premises described above, and
upon improvements now or hereafter thereon, and upon the monies or other
considerations due or to become due from Owner or Construction Manager or from
any other person, firm or corporation, said claims, liens and rights of liens
being on account of labor, services, materials, fixtures or apparatus
heretofore furnished by the below named Contractor or Supplier to the Project.

 

The undersigned further
represents and warrants that he/she is duly authorized and empowered to sign
and execute this waiver on his/her own behalf and on behalf of the company or
business for which he/she is signing; that it has properly performed all work
and furnished all materials of the specified quality per plans and
specifications and in a good and workmanlike manner, fully and completely; that
is has paid for all the labor, materials, equipment and services that it has
used or supplied, that it has no other outstanding and unpaid applications,
invoices, retentions, holdbacks, expenses employed in the prosecution of work,
charge backs or unbilled work or materials against Owner or Construction
Manager as of the date of the aforementioned last and final payment application
and that any materials which have been supplied or incorporated into the above
premises were either taken from its fully-paid or open stock or were fully paid
for and supplied on the last and final payment application or invoice.

 

The undersigned further
agrees to defend, indemnify and hold harmless Owner and Construction Manager
for any losses or expenses (including without limitation reasonable attorney’s
fees) should any such claim, lien or right of lien be asserted by the below
named Contractor or Supplier or by any of its or their laborers, materialmen or
subcontractors.

 

In addition, for and in
consideration of the amounts and sums received, the below named Contractor or
Supplier hereby waives, releases and relinquishes any and all claims, rights or
causes of action in equity or law whatsoever arising out of through or under
the above mentioned Contract and the performance of work pursuant thereto.

 

The below named Contractor
or Supplier further guarantees that all portions of the work furnished and
installed are in accordance with the Contract and that the terms of the
Contract with respect to this guarantee will remain in effect for the period
specified in said Contract.

 

	
  Sworn before me this 

      day of     ,
  200  .

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  
	
          Notary
  Public

  	
  Title:

  

 

 

EXHIBIT I

Consultants

 

	
  Consultant

  	
   

  	
  Discipline

  	
   

  
	
  RPBW / Fox & Fowle

  	
   

  	
  Architect

  	
   

  
	
  Thornton Tomasetti

  	
   

  	
  Structural
  Engineer

  	
   

  
	
  Flack & Kurtz

  	
   

  	
  MEP Engineer

  	
   

  
	
  Jenkins & Huntington

  	
   

  	
  Elevator
  Consultant

  	
   

  
	
  Skertzo

  	
   

  	
  Projection
  Consultant

  	
   

  
	
  SP Technologies

  	
   

  	
  Mast
  Consultant

  	
   

  
	
  Vollmer

  	
   

  	
  Subway
  Consultant

  	
   

  
	
  Amec

  	
   

  	
  Preconstruction
  Manager

  	
   

  
	
  OVI

  	
   

  	
  Lighting
  Consultant

  	
   

  
	
  RWDI

  	
   

  	
  Wind Tunnel

  	
   

  
	
  CSTB

  	
   

  	
  Wind Tunnel

  	
   

  
	
  Lovell & Belcher

  	
   

  	
  Surveying

  	
   

  
	
  AKRF

  	
   

  	
  Environmental
  Engineer

  	
   

  
	
  Mueser Rutledge

  	
   

  	
  Geotechnical
  Engineer

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Cerami

  	
   

  	
  Acoustic
  Engineer

  	
   

  
	
  Heitmann

  	
   

  	
  Curtain Wall
  Consultant

  	
   

  
	
  Entech

  	
   

  	
  Façade
  Maintenance Consultant

  	
   

  
	
  Kroll Schiff

  	
   

  	
  Security
  Consultant

  	
   

  
	
  HW White

  	
   

  	
  Landscape
  Arch

  	
   

  
	
  Ekistics

  	
   

  	
  Garden
  Microclimate

  	
   

  
	
  Jack Green Associates

  	
   

  	
  Curtain Wall
  Consultant

  	
   

  
	
  Jaffe Holden

  	
   

  	
  Acoustic
  Engineer - SPU

  	
   

  
	
  Fisher Dachs

  	
   

  	
  Theater
  Design - SPU

  	
   

  
	
  Kling Lindquist

  	
   

  	
  MEP Peer
  Review

  	
   

  
	
  Wiss Janney Elstner

  	
   

  	
  Ceramic Tube
  Testing

  	
   

  
	
  Howard Shapiro

  	
   

  	
  Derrick
  Design

  	
   

  
	
  Electric Research & Mgmt

  	
   

  	
  EMF Study

  	
   

  
	
  Pentagram

  	
   

  	
  Graphics

  	
   

  

 

 

EXHIBIT J

OCIP Manual

 

 

EXHIBIT “J”

 

The New
York Times Headquarters Project

(FCRC/NYT)

 

OWNER
CONTROLLED INSURANCE PROGRAM

(OCIP)

 

CONTRACTOR’S
MANUAL

 

March 16,
2001

(Revised September 22,
2003)

 

PREARED BY:

 

	
  Gallagher Pipino, Inc.

  	
   

  	
  Construction Insurance Partners,
  LLC

  
	
  7600 Market Street

  	
   

  	
  308 North 21st Street

  
	
  Youngstown, Ohio 44513–3849

  	
   

  	
  St. Louis, Missouri 63103

  

 

IMPORTANT: This Contractor’s Manual is an outline of
the coverages proposed by the insurers, based on the information provided by
The New York Times Headquarters Project (FCRC/NYT).  It does not include all
the terms, coverages, exclusions, limitations, and conditions of the actual
insurance contract language.  The policies themselves must be read for
those details.  Policy forms for your reference will be made available
upon request

 

 

FCRC– OCIP

 

CONTRACTOR
INSURANCE MANUAL

 

TABLE OF
CONTENTS

 

	
   

  	
   

  	
  PAGE

  
	
  I.

  	
  INTRODUCTION

  	
  2

  
	
   

  	
   

  	
   

  
	
  II.

  	
  OCIP–TRADE CONTRACT
  ARTICLE 5-EXHIBIT C REPLACEMENT CONTRACT  LANGUAGE

  	
  3

  
	
   

  	
   

  	
   

  
	
  III.

  	
  OCIP INSURANCE COVERAGE SUMMARIES

  	
  9

  
	
   

  	
   

  	
   

  
	
  IV.

  	
  COVERAGES NOT INCLUDED IN THE
  OCIP

  	
  16

  
	
   

  	
   

  	
   

  
	
  V.

  	
  ENROLLMENT PROCEDURES

  	
  17

  
	
   

  	
   

  	
   

  
	
   

  	
  ·              REQUEST
  FOR INSURANCE (RFI) FORM

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  ·              SUPPLEMENTAL
  BID INFORMATION — FORM 1/FORM 1A

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  ·              CERTIFICATE
  OF INSURANCE REQUIREMENTS

  	
   

  
	
   

  	
   

  	
   

  
	
  VI.

  	
  PAYROLL REPORTING

  	
  22

  
	
   

  	
   

  	
   

  
	
  VII.

  	
  CLAIM REPORTING

  	
  24

  

 

1

 

	
  VIII.

  	
   

  	
  CONTRACTOR SAFETY REQUIREMENTS

  	
   

  	
  26

  

 

I.              INTRODUCTION

 

Owner has implemented an Owner Controlled Insurance
Program (OCIP) for the construction of this project.  Certain insurance
coverages are being provided for the term of your contract.  This manual
details the coverages provided under the OCIP, the steps necessary to enroll,
and the procedures in the event of a claim.

 

To enroll in the program, the application in this
manual must be completely filled out and returned to Construction Insurance
Partners along the required certificate of insurance within 10 business days
after notification of winning bid by the Owner or General Contractor.

 

Since your subcontractors will also be covered by
the OCIP while performing work at the project site, it is mandatory that you provide a list of all
subcontractors to the General Contractor.  Once identified, your
subcontractors will receive a copy of this manual.

 

Should you have any questions regarding the OCIP,
please contact:

 

	
  Construction Insurance Partners,
  LLC

  	
   

  	
   

  
	
  308 North 21st Street

  	
   

  	
   

  
	
  St. Louis, Missouri 63103

  	
   

  	
   

  
	
  (800) 316-4031

  	
   

  	
   

  
	
  (314) 342-7170 fax

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Contacts:

  	
   

  	
   

  
	
  John J. Campbell,

  	
   

  	
  Ext. 754

  
	
  Terry Schlick,

  	
   

  	
  Ext. 742

  
	
  Larry Jackson,

  	
   

  	
  Ext. 750

  
	
  Brian Billhartz,

  	
   

  	
  Ext. 745

  
	
  Cindie Allscheid

  	
   

  	
  Ext. 743

  
	
  Debby Wilson,

  	
   

  	
  Ext. 749

  
	
   

  	
   

  	
   

  
					

 

Owner and the General Contractor are committed to
safety on the job site, and require all contractors to share in this
commitment.

 

2

 

II.            OCIP – “Exhibit C”-Replacement Contract Language

 

Unless specifically noted, the provisions set forth
below in this insurance exhibit replace the requirements contemplated by Forest
City Enterprises, Inc. (Owner) standard form agreement.  Nothing in
these provisions modifies the indemnification requirements in your
agreement.  The
following Article 5, Exhibit C will constitute the insurance
provisions of the Contract Documents for this Project:

 

ARTICLE 5 – Insurance

 

5.1                                                                               Owner’s Controlled Insurance
Program

 

5.1.1                                                In accordance with the Owner Controlled
Insurance Program (“OCIP”) being implemented by the Owner on this Project, the
Owner has purchased and will provide to the Contractor, its Subcontractors, and
all tiers of Sub-subcontractors insurance as set forth below, for claims which
may arise out of, or result from work performed by them under this Contract,
for which they may be legally liable.  All bidders are required to submit
their bid(s) with their insurance costs INCLUDED
for this Project.  The winning bidder(s) and all tiers of
their subcontractors will be required to identify their cost(s) to provide
Workers’ Compensation, General Liability and Excess Liability for this
Project.  The OCIP enrollment forms (outlined in this Contractors Manual)
must be completed and returned within 10 business days by the Contractor, its
Subcontractor and Sub-subcontractors after they have been awarded a
contract.  Please note that each party must also include a copy of their
Workers’ Compensation Experience Modification Worksheet, along with a copy of
the Policy Declarations Page(s) from their Workers’ Compensation
General Liability and Excess Liability policies.  The contract award will
then be reduced by the costs identified by the winning bidder(s) and this
total will be identified as a withhold amount.  At the conclusion of the
contract, an audit will be performed and this withheld amount will be adjusted
based upon actual payrolls incurred on the project site and work performed
including change orders.  Each enrolled Contractor (any tier) will provide
documentation as follows: Declarations or information page, Rating page(s),
Verification of Experience Modification for Workers’ Compensation and a Minimum
of 3 years Loss History for Contractors (any tier) that participate in self-insured,
large deductible or retrospective rated insurance programs.  If a
Contractor is participating in a retained loss program of this type(s), an
insurance credit will be developed using the contactors actual loss history
during the requested time period and program fixed costs (e.g. Excess Insurance
premiums, Claims Administration charges and Claim Development factors,
etc.).  Loss History calculations will be based upon a Contractor’s
experience outside of this program provided by the Owner.  The final adjustment
will be addressed with a change order at the conclusion of the Project. 
All insurance credits will be adjusted to reflect any change in the
Contractor’s (any tier) insurance costs (higher or lower) that occur throughout
their involvement in this project.  In the event that a contractor
overstates their insurance estimate, the Contractor will be credited
accordingly.

 

The Owner reserves the right to
elect the alternative of not implementing the Owner Controlled Insurance
Program at any time.

 

3

 

.2                                       Claims under Workers’ Compensation and other
similar laws which are applicable to the work to be performed at the Project
site.

 

.3                                       Claims for damages because of bodily injury,
occupational disease or sickness, or death of the Contractor’s employees.

 

.4                                       Claims for damages because of bodily injury,
sickness, or death of any person other than the Contractor’s employees.

 

.5                                       Claims for damages which are sustained by any
person as a result of the following offenses: false arrest, libel, slander,
invasion of privacy discrimination, and other personal injuries, excluding
claims for employment practice liability.

 

.6                                       Claims for damages, other than to the Work
itself because of injury to or destruction of tangible property including loss
of use resulting there from.

 

5.1.2                                                The amount and type of coverage to be
provided by the Owner under its OCIP program for the types of claims set forth
in Subparagraph 5.1.1 above is as follows:

 

.1                                       Statutory Workers’ Compensation and
Employer’s Liability with limits of $1,000,000 Bodily Injury by Accident,
$1,000,000 Bodily Injury by Disease and $1,000,000 Policy Limit by
Disease.  Workers’ Compensation insurance covers all Contractor,
Subcontractor, and Sub-subcontractor employees whose regular duties include
performing work at the Project Site.

 

.2                                       Commercial General Liability Insurance
(excludes Automobile Liability).  This policy includes Completed
Operations Coverage for a period of 5 years after acceptance of the work by
Owner with a limit of liability of $2,000,000 each occurrence/$5,000,000
general aggregate for Bodily Injury/Property Damage.  No Automobile
Liability insurance will be included and shall be provided for by the
appropriate contractor (of any tier).  This insurance applies to the
operations of all insured parties at the Project site, including any work site
set up by the Owner for use by an insured party exclusively for the storage of
material or equipment, or for fabrication of material to be used at the Project
site.  The limits of liability apply collectively to all insured parties
under the policy.

 

.3                                       Excess Insurance.  Excess liability
insurance is provided, insuring the Owner, Contractor, Subcontractors, and all
tiers of Sub-subcontractors working on the Project.  This insurance will
cover only operations at the Project site and will provide excess coverage over
the limits of coverage described in .1 and .2 above.  No Automobile Liability insurance will be included. 
Coverage (excess of $2,000,000 per occurrence / $5,000,000 aggregate) will
apply collectively to all insured parties on all covered projects with a single
set of limits not less than $100,000,000 each Occurrence/Aggregate excess of
the primary.

 

.4                                       Builder’s Risk Insurance, as provided for in
more detail in Paragraph 5.3 below and as outlined in the Contract for General
Contracting Services document.

 

5.1.3                                                The insurance provided for in Subparagraph
5.1.2, written on an occurrence basis, shall be maintained without interruption
from the date of commencement of the Work until

 

4

 

 

date
of final payment, and for a minimum period of five years after final payment
for completed operations coverage.  In the event that insurance coverages
as provided by the Owner and as described in Subparagraph 5.1.2 are canceled,
lapsed or otherwise become unavailable, the Owner has the option to procure and
provide alternate insurance to the Contractors.  As an alternative, the
Owner shall have the right to require the Contractor and all tiers of
Subcontractors to provide insurance coverage, with reimbursement being made to
the Contractor for the actual cost thereof by Change Order (but without any
markup for overhead and profit).

 

5.1.4                                                                        Each Contractor participating in the OCIP
will be issued an individual Worker’s Compensation policy.  Certificates
of Insurance will be issued for the coverages of Commercial General Liability
and Excess Liability that will evidence the coverages furnished by the
Owner.  These shall be filed with the Contractor prior to commencement of
the Work.  Both the Worker’s Compensation Policy and the Commercial
General Liability and Excess Liability certificates shall contain a provision
that coverage as afforded under the policies will not be canceled or allowed to
expire until at least 30 days prior written notice has been given to the
Contractor.

 

5.2                                                                               Contractor’s Insurance

 

5.2.1                                                                        The Contractor, Subcontractors, and
Sub-subcontractors shall provide, at their own expense, the following
insurance:

 

.1                                       Comprehensive Business/Automobile liability
Insurance.  The Contractor, Subcontractors and all tiers of
Sub-subcontractors working on the Project (and any material dealers, suppliers,
and vendors who enter the Project site) shall, at their own expense, carry
automobile liability insurance covering all owned, non-owned, and hired
vehicles used in connection with the Work.  The Contractor shall include
this requirement in all of its subcontracts and purchase orders.  The
limits of liability for this insurance shall be at least $1,000,000 per
occurrence - bodily injury and property damage combined including uninsured and
underinsured motorist coverage.

 

.2                                       Workers’ Compensation and Commercial General
Liability Insurance.  The Contractor shall carry and maintain at least the
following insurance coverages in connection with operations away from the
Project site as outlined:

 

.1                                       Workers’ Compensation – Statutory Limits

 

.2                                       Employer’s Liability - $1,000,000 (per bodily
injury/disease and aggregate)

 

.3                                       Commercial General Liability Insurance with
limits of at least $10,000,000 combined single limit bodily injury and property
damage, and including protection for contractual liability, products, completed
operations, work performed by independent contractors, and broad form property
damage coverage.  The Owner reserves the right to require alternative
limits (higher or lower) to individual Contractors (any tier) at their
discretion.

 

.4                                       Hazardous Material Liability Insurance
covering bodily injury and/or property damage of limits not less than
$2,000,000, if the work involves

 

5

 

abatement,
removal, replacement, repair, enclosure, encapsulation and/or disposal of any
hazardous material or substance.  The Owner reserves the right to require
alternative limits (higher or lower) to individual Contractors (any tier) at
their discretion.  This coverage must
remain in force for both on-site and off-site exposures.

 

5.2.2                                                                        The Contractor shall require all
Subcontractors and all tiers of Sub-subcontractors (and material dealers,
suppliers, vendors and Project participants not covered under the Owner’s OCIP)
to maintain appropriate levels of the insurance as identified in Article 5.2.1
of this Exhibit C.

 

5.2.3                                                                        A Certificate of Insurance evidencing the
Contractor provided insurance under this Paragraph 5.2 shall, prior to
commencement of any Work at the Project site, be furnished to the Owner’s
insurance agency at the following address:

 

Construction
Insurance Partners, LLC

308
North 21st Street Suite 650

St.
Louis, Missouri 63103

(800)
316-4031

(314)
342-7170 fax

Contact: 
Cindie allscheid Ext. 743

 

And

 

Owner
and General Contractor

 

5.2.4                                                                        Certificates of Insurance provided under the
provisions in Article 5-Exhibit C and Subparagraph 5.2.3 shall
provide for a 10-day advance written notice of cancellation, lapse or policy
change to Construction Insurance Partners at the address indicated above. 
The Contractor shall also require their Subcontractors and all tiers of
Sub-subcontractors to furnish similar Certificates of Insurance, copies of
which shall be filed with the above Construction Insurance Partners
representative.  Failure of any Contractor or Subcontractor or other party
to file such Certificates of Insurance shall not relieve such party of its
responsibility to carry and maintain such insurance.

 

5.2.5                                                                        The Owner-Controlled Insurance Program as
previously outlined is intended to afford broad coverage and relatively high
limits of liability, but may not provide all the insurance needed by a
Contractor.  Any insurance for higher limits or other coverages that the
Contractor may be required by law to carry or may need for its protection shall
be at the Contractor’s expense.  Any policy of insurance covering any
Contractor’s, Subcontractor’s or Sub-subcontractor’s owned or leased machinery,
watercraft, vehicles, tools, or equipment against physical loss or damage shall
provide for a Waiver of Subrogation as to any claims against any insured
parties under the Owner Controlled Insurance Program.

 

5.3                                                                               Builder’s Risk Insurance

 

5.3.1                                                                        The Owner shall purchase and maintain
Builder’s Risk insurance in the amount of the initial contract sum, as well as
subsequent modifications thereto for the entire Work at the site on a
replacement cost basis as outlined in Article 5-Exhibit C Paragraph
1.15.  Such Builder’s Risk insurance shall be maintained unless otherwise
provided in the

 

6

 

Contract
Documents, until final payment has been made as provided in Paragraph 1.15 of Exhibit C or until
no person or entity other than the Owner has an insurable interest in the
property.  This insurance shall include the Owner, the Contractor, the
Subcontractors, and Sub-subcontractors performing the Work as named Insureds.

 

.2                                       Builder’s Risk insurance shall be on an All
Risk policy form basis and insure against the perils of fire and extended
coverage, and physical loss or damage including, without duplication of
coverage, theft, vandalism, malicious mischief, collapse of false work,
temporary buildings and debris removal, including demolition occasioned by
enforcement of any applicable legal requirements.  This Builder’s Risk
insurance shall also include transit coverages for materials to be incorporated
into the project, as well as temporary offsite storage locations. 
Sublimits may apply with respect to transit and offsite coverages.  Such
insurance shall include loss of use coverage.  The Builder’s Risk
insurance will not provide coverage against loss by theft or disappearance
of any materials (unless the materials are to be incorporated into the
Project), tools, or equipment of the Contractor, any Subcontractor any
Sub-subcontractor, or any other person furnishing labor or materials for the
Project.

 

.3                                       Boiler & Machinery Insurance. 
To the extent not previously provided for herein, the Owner shall purchase and
maintain boiler and machinery insurance which shall specifically cover such
insured objects during installation until final acceptance by the Owner. 
This insurance shall include the interests of the Owner, Contractor,
Subcontractors, and Sub-Subcontractors for the Work, and the Owner and
Contractor shall be listed as named insureds.

 

5.4                                                                               General Provisions

 

5.4.1                                                                        Other Insurance.  If the Contractor
requests in writing that insurance risks other than those described herein or
insurance for special hazards be included, the Owner shall, if possible, obtain
such insurance and the cost to Owner shall be reimbursed by the Contractor.

 

5.4.2                                                                        Waivers of Subrogation.  The Owner and
Contractor hereby waive all rights against each other and any of their
Subcontractors, Sub-subcontractors, agents, consultants and employees, each of
the other; as to claims and damages covered by insurance obtained by the Owner
under its OCIP program, except the parties do not waive such rights as they
have with respect to proceeds of such insurance held by the Owner as a
fiduciary.  The Owner or Contractor as appropriate shall require of the
separate Contractors and the Subcontractors, Sub-subcontractors, agents and
employees of any of them, by appropriate written agreements, similar waivers,
each in favor of other parties enumerated herein.  The OCIP program
obtained by the Owner shall provide such waivers of subrogation by endorsement
or otherwise.  A waiver of subrogation shall be effective as to a person
or entity even though that person or entity would otherwise have a duty of
indemnification, contractual or otherwise, did not pay the insurance premium
directly or indirectly, and whether or not the person or entity had an
insurable interest in the property damage.

 

5.4.3                                                                        A loss insured under the Owner’s Builder’s
Risk insurance shall be adjusted by the Owner as fiduciary and made payable to
the Owner as fiduciary for the insureds subject to any applicable morgagee
clause and of Subparagraph 5.4.10.  The Contractor shall pay
Subcontractors their just shares of insurance receipts received by the
Contractor, and

 

7

 

by
appropriate written agreements shall require Subcontractors to make payments to
their Sub-subcontractors in similar manner.

 

5.4.4                                                                        Occupancy prior to completion shall not
affect the coverage under the Builder’s Risk insurance.

 

5.4.5                                                                        Insurance provided by Owner in favor of the
Contractor and Subcontractors in its OCIP program, as described in this Article 5
shall not extend to vendors or suppliers of the Contractors or Subcontractor not
performing work at the project site.

 

5.4.6                                                                        The Contractor and their Subcontractors and
all tiers of Sub-subcontractors warrant that no cost for insurance is, or shall
be, included in any cost or fee charged to the Owner on the Project, other than
those costs which are reimbursable pursuant to the Contract for General
Contracting Services document and Paragraph 5.2 of this document.

 

5.4.7                                                                        Contractor, Subcontractors and
Sub-subcontractors agree to comply with policy conditions of the insurance
policies provided by the Owner under this Exhibit C, and to comply with
any claims handling procedures, payroll reporting procedures, loss prevention
program, or other similar programs related to the Owner’s Controlled Insurance
Program, including, without limitation, filing any claims in a timely fashion
in accordance with the requirements set forth in such insurance policies.

 

5.4.8                                                                        Contractor and their Subcontractors and
Sub-subcontractors expressly agree to procure and provide Workers’
Compensation, General Liability and Automobile Liability coverage at their
own expense respecting operations not conducted at the project site.

 

5.4.9                                                                        To the extent any Subcontractor is, for
whatever reason, not covered as an insured under the Owner Controlled Insurance
Program, the Contractor shall require that Subcontractor to provide applicable
Workers’ Compensation, General Liability, and Automobile Liability Insurance at
their own expense in a form and amount acceptable to Owner.  Such
coverages shall include the Owner as an additional insured and shall provide
appropriate waiver of subrogation with the following limits:

 

.1                                       Workers’ Compensation – Statutory Limits

 

.2                                       Employer’s Liability - $1,000,000 (per bodily
injury/disease and aggregate)

 

.3                                       Commercial General Liability Insurance with
limits of no less than $1,000,000 per occurrence/$2,000,000 general aggregate
for Bodily Injury/Property Damage, including protection for contractual
liability, products, completed operations, work performed by independent
contractors, and broad form property damage coverage.

 

.4                                       Auto Liability - $1,000,000 Combined Single
Limit

 

.5                                       The Owner reserves the right to require
alternative limits (higher or lower) to individual Contractors (any tier) at
their discretion.

 

8

 

5.4.10                                                                  The indemnification provisions as outlined in
the Contract for General Contracting Services document shall remain in force
for all applicable coverages unless specifically not required and identified
under the OCIP program provisions.

 

9

 

III.                                 COVERAGE SUMMARY

 

This section outlines the coverages provided
for you by the OCIP.  Owner makes no warranty or representation that the
OCIP coverages constitute an insurance portfolio, which adequately addresses
all the risks faced by the contractor.  The Owner grants permission should
you desire to supplement coverages provided by the OCIP at your expense.

 

The coverages outlined in the following pages are
a summary of what is provided by the OCIP.  The policies are the governing
documents to refer to for actual terms and conditions.

 

10

 

WORKERS’
COMPENSATION AND EMPLOYER’S LIABILITY

 

	
  Insurance Carrier:

  	
   

  	
  St. Paul Mercury Insurance Company

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Policy Term:

  	
   

  	
  Date of Contract until project completion

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  *Named Insured:

  	
   

  	
  The Owner (any tier of contractor, subcontractor
  and sub-subcontractors thereof, or other entity or person while performing
  work at the Owner project and for whom the Owner has agreed by contract to
  provide an Owner Controlled Insurance Program.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Interest:

  	
   

  	
  Covering only operations related to the Owner’s
  Project.

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Limits of Liability:

  	
   

  	
  Workers’ Compensation

  	
   

  	
   

  
	
   

  	
   

  	
  Statutory Benefits - Applicable States

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Employers Liability:

  	
   

  	
  Bodily Injury by Accident

  	
   

  	
  $1,000,000 Each Accident

  
	
   

  	
   

  	
  Bodily Injury by Disease

  	
   

  	
  $1,000,000 Each Employee

  
	
   

  	
   

  	
  Bodily Injury by Disease

  	
   

  	
  $1,000,000 Policy Limit

  
							

 

*     There will be a
separate policy issued to each contractor or subcontractor as individual Named
Insured.  You will receive your policy after all the necessary forms have
been completed.

 

	
  NOTE:

  	
   

  	
  This policy applies only to operations related to
  the project conducted at the location designated below and operations
  necessary or incidental thereto:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Forest City Ratner Companies and
  The New York Times New York Times Headquarters Project

  
	
   

  	
   

  	
   

  
	
  Endorsements:

  	
   

  	
  NCCI or St. Paul endorsement forms as follows:

  
	
   

  	
   

  	
  Designated Workplace Exclusion Endorsement

  
	
   

  	
   

  	
  Assignment of Consent Endorsement

  
	
   

  	
   

  	
  Maritime Coverage Endorsement

  
	
   

  	
   

  	
  Waiver of Our Right to Recover from Others
  Endorsement

  
	
   

  	
   

  	
  Federal Employers Liability Act endorsement
  $1,000,000 each

  
	
   

  	
   

  	
  Occurrence / Aggregate Endorsement

  
	
   

  	
   

  	
  Named Insured

  
	
   

  	
   

  	
  Cancellation Provision-60 days notice non-payment
  of premium or failure to comply with reasonable engineering recommendations

  
	
   

  	
   

  	
  Alternate Employers Endorsement

  
	
   

  	
   

  	
  U.S. Longshoremen & Harbor Workers Act
  endorsement

  
	
   

  	
   

  	
  Experience modification endorsement

  
	
   

  	
   

  	
  Pending Rate Change endorsement

  
	
   

  	
   

  	
  Deductible Reimbursement endorsement

  
	
   

  	
   

  	
  Voluntary Compensation endorsement $1,000,000
  limit

  
	
   

  	
   

  	
  Repatriation endorsement

  
					

 

11

 

Fraud and Misrepresentation
Endorsement

 

12

 

COMMERCIAL GENERAL LIABILITY

 

	
  Insurance Carrier:

  	
  St.
  Paul Mercury Insurance Company

  
	
   

  	
   

  
	
   

  	
   

  
	
  Policy Term:

  	
  From
  start of project until project completion plus 10 years completed operations.

  
	
   

  	
   

  
	
  Named Insured:

  	
  (1)

  	
  Owner

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  And

  
	
   

  	
   

  	
   

  
	
   

  	
  (2)

  	
  All
  tiers of contractors, subcontractors and sub-subcontractors who work on the
  project and for whom the Owner has agreed by contract to provide coverage
  under the Owner Controlled Insurance Program.

  
	
   

  	
   

  
	
  Interest:

  	
  This
  policy applies only to operations related to the project conducted at the
  location designated below and operations necessary or incidental thereto:

  
	
   

  	
   

  
	
   

  	
  Forest City Ratner Companies and The New York Times New
  York Times Headquarters Project

  
	
   

  	
   

  
	
   

  	
   

  
	
  Limits of Liability:

  	
  Primary:

  
	
   

  	
  $5,000,000
  General Aggregate, per project

  
	
   

  	
  $5,000,000
  Products/Completed Operations Aggregate, per project

  
	
   

  	
  $2,000,000
  Personal Injury and Advertising Injury

  
	
   

  	
  $2,000,000
  Each Occurrence

  
	
   

  	
  $1,000,000
  Fire Damage (any one fire)

  
	
   

  	
  $   100,000
  Medical Payments (each accident)

  
	
   

  	
  LIMITS
  SHOWN ARE ANNUALLY REINSTATED except for

  Completed Operations

  

 

13

 

	
  Endorsements:

  	
  St.
  Paul using form 47500 or by endorsement as follows:

  
	
   

  	
  Products
  and Completed Operations Ext. (1 set of limits) – 10 years

  
	
   

  	
  Named
  Insured

  
	
   

  	
  Additional
  Protected Persons

  
	
   

  	
  Contractor’s
  Fraud and Misrepresentation Endorsement

  
	
   

  	
  Notice
  of Accident Endorsement

  
	
   

  	
  Notice
  of Accident-Workers Compensation First Reported Endorsement

  
	
   

  	
  Sole
  Agent

  
	
   

  	
  Waiver
  of Rights of Recovery from Others Endorsement

  
	
   

  	
  Other
  Insurance

  
	
   

  	
  Described
  Premises or Projects Limitation Endorsement

  
	
   

  	
  Amend
  Occurrence to include Reasonable Force

  
	
   

  	
  Cancellation
  Provision-60 days notice non-payment of premium or failure to comply with
  reasonable engineering recommendations

  
	
   

  	
  Assignment
  Consent Endorsement

  
	
   

  	
  Additional
  Definitions Endorsement

  
	
   

  	
  Inclusion
  of Alcoholic Beverage coverage

  
	
   

  	
  Waiver
  of Subrogation / Property Damage Endorsement

  
	
   

  	
  Contractors
  Personal Injury Endorsement

  
	
   

  	
  Damage
  to Your Products or Completed Work Endorsement

  
	
   

  	
  Contractual
  Liability

  
	
   

  	
  Worldwide
  Coverage

  
	
   

  	
  Fellow
  Employee Bodily Injury Endorsement All Employees

  
	
   

  	
  In
  Rem Endorsement

  
	
   

  	
  Non-owned
  Watercraft & Aircraft Exception

  
	
   

  	
  Incidental
  Medical Malpractice Endorsement

  
	
   

  	
  Composite
  Rate Endorsement

  
	
   

  	
  Deductible
  Endorsement

  
	
   

  	
  Architect,
  Engineer or Surveyor Professional Services Exclusion

  
	
   

  	
  Exclusion
  Lead

  
	
   

  	
  Exclusion
  Asbestos (remediation work)

  
	
   

  	
  Nuclear
  Energy Liability Exclusion

  
	
   

  	
  State
  mandatory Endorsements

  
	
   

  	
  Stop
  Gap Liability Endorsement

  
	
   

  	
  Limited
  Sudden & Accidental Pollution Liability $1 MM/$2 MM Sub-limit

  
	
   

  	
  Waiver
  of Rights of Recovery Endorsement

  
	
   

  	
  Fraud
  and Misrepresentation Endorsement

  
	
   

  	
  Notice
  of an Event Endorsement

  
	
   

  	
  Notice
  of an Accident Endorsement

  
	
   

  	
  Contractors
  Professional Services Exclusion Endorsement

  

 

14

 

EXCESS LIABILITY

 

	
  Insurance Carrier(s):

  	
  TBD –
  Layer 1 ($50 MM Excess of Primary)

  
	
   

  	
  TBD –
  Layer 2 ($50 MM Excess of $50 MM Excess of Primary)

  
	
   

  	
   

  
	
  Policy Term:

  	
  From
  date bound until project completion

  
	
   

  	
   

  
	
  Named Insured:

  	
  Owner
  and all tiers of enrolled contractors and subcontractors

  
	
   

  	
   

  
	
  Interest:

  	
  Coverage
  in respect of the Insured’s operations, solely with respect to the
  construction of the specified the Owner projects.

  
	
   

  	
   

  
	
  Limits of Liability per Project:

  
	
   

  	
   

  
	
   

  	
  $100,000,000
  x $2,000,000/$2,000,000/$5,000,000

  
	
   

  	
  REINSTATED
  ANNUALLY except for Completed Operations

  
	
   

  	
   

  
	
  Conditions:

  	
  Terms
  and conditions per policy on file with the Owner.  Policy period is
  construction term plus an additional sixty (60) months of completed
  operations coverage

  

 

15

 

BUILDER’S RISK INSURANCE

 

Owner
has arranged the Builder’s Risk insurance for the project’s entire construction
phase.  The coverage protects all involved parties including the Owner and
all contractors and subcontractors.  This insurance does not protect certain property of
contractors used at the construction site, including contractors’ tools and
equipment (including office trailers, tool sheds and any other temporary
structures) not intended to become a permanent part of the project.  The
following are details of the coverage:

 

	
  Insurers:

  	
  TBD
  Property Program

  
	
   

  	
   

  
	
  Named Insured:

  	
  Owner
  and contractors of every tier.

  
	
   

  	
   

  
	
  Coverage Form:

  	
   

  
	
  (Perils)

  	
  “All
  Risks” of direct physical loss of or damage to insured property subject to
  policy terms, conditions, and exclusions.

  
	
   

  	
   

  
	
  Contact:

  	
  Gallagher Pipino, Inc.

  
	
   

  	
  7600 Market Street

  
	
   

  	
  Youngstown, Ohio 44513–3849

  
	
   

  	
  Telephone:  800-726-8177

  
	
   

  	
  Fax:  330-726-1891

  

 

16

 

IV.           COVERAGES NOT INCLUDED IN THE OCIP

 

1.             Automobile Insurance

 

The OCIP does not include Automobile Liability,
uninsured and underinsured motorist coverage and Physical Damage Insurance for
licensed vehicles.  All subcontractors are required to provide certificate
of insurance showing auto liability coverage limit of $1,000,000 with Owner and
General Contractor named as additional insureds.  The Owner reserves the
right to require alternative limits (higher or lower) to any individual
Contractor (any tier) at their discretion.

 

2.             Off-Site Workers’ Compensation

 

The OCIP only covers
work-related injuries occurring at the work site.  It does not cover Workers’ Compensation risks
associated with your other jobs or activities.  All subcontractors are
required to provide a certificate of insurance showing statutory Workers’
Compensation limits and Employer’s Liability limit in the amount of
$1,000,000.  The Owner reserves the right to require alternative limits
(higher or lower) to any individual Contractor (any tier) at their discretion.

 

3.             Off-Site General Liability

 

The OCIP only covers
third-party liability claims arising from activities at the work site.  It
does not cover liability risks associated with your other jobs or
activities.  All subcontractors are required to provide certificate of
insurance showing $10,000,000 combined single limit and showing The New York
Times Headquarters Project (FCRC/NYT) and the General Contractor as additional
insureds.  This limit can be provided through a combination of Primary and
Excess policy limits.  The Owner reserves the right to require alternative
limits (higher or lower) to any individual Contractor (any tier) at their
discretion.

 

4.             Tools, Equipment and Machinery

 

The OCIP does not cover loss of, or damage to, your
tools and equipment at the job site.  Nor does it cover your employee’s
tools or equipment.  Other property such as scaffolds, machinery, crane,
earth-moving equipment, consumables, office trailers, tool sheds and any other
temporary structures not intended to become a permanent part of the project is
not covered under this OCIP.

 

17

 

V.            ENROLLMENT PROCEDURES

 

·                  NOTICE OF SUBCONTRACT
AWARD: This
form must be completed by any contractor that has sub-contractors. They must
advise Construction Insurance Partners, LLC of name, address, contact name,
telephone number and fax number of all contractors that will be working on-site
on this project.

 

·                  REQUEST FOR INSURANCE
(RFI): THIS
FORM MUST BE RETURNED TO Construction Insurance Partners, LLC by the
Contractor prior to the Contractor going onto
the job-site. This form is necessary to provide coverage for the
Contractor on the project. If the Contractor is uncertain as to the estimated
on-site date, leave this part of the form blank and call Construction Insurance
Partners, LLC at 314-554-9743 – Cindie Allscheid before going on-site. Be sure
to provide your NCCI number in the spaced market Bureau Identificiation Number
and your PIN number. All payroll estimates should be for on-site payroll only.

 

Complete attached  Request for Insurance  (RFI) application and mail and/or fax to:

 

Construction Insurance Partners, LLC

308 North 21st Street

St. Louis, Missouri 63103

(800) 316-4031

(314) 342-7170 fax

Contact: Cindie Allscheid, Ext. 743

 

·                  SUPPLEMENTAL BID
INFORMATION FORM I: Contractors whose insurance programs are fully
insured use the Form I. the contractors will identify their insurance
costs for both Worker’s Compensation and Deferred Liability coverages. When
using the same information provided on the RFI form be sure to provide
classification codes, workers’ compensation codes and estimated payroll for
on-site work only. Contractors are asked to provide a copy of the Declarations
or information page(s), Rating page(s), Verification of Experience Modification
of their current insurance policy along with the completed Form 1.

 

LOSS
SENSITIVE (I.E. Large deductible or retrospective rated program, etc.) FORM 1A: Complete form 1A if you are a qualified
self-insured for Workers’ Compensation and/or General Liability or have a “loss
sensitive’’ (i.e. large deductible or restropective reated program, etc.).
These forms are provided to assist in the calculation of the insurance credit
your company will be providing to the Owner for the coverages; Workers’
Compensation, General Liability and Excess Liability. Each enrolled Contractor
(any tier) will provide documentation as follows: Declarations or information
page(s), Rating page(s), Verification of Experience Modification for Workers’
Compensation and a Minimum of 3 years Loss History for Contractor’s (any tier)
that participate in self-insured, large deductible or retrospective rated
insurance programs. If a Contractor is participating in a retained loss program
of this type(s), please complete Form 1A. An insurance credit will be
developed using the contractors actual loss history during the requested time
period and program fixed costs (e.g. Excess Insurance premiums, Claims
Administration charges and Claim Development factors, etc.). Loss History
calculations will be based upon a Contractors experience outside of this
program provided by the Owner.

 

·                  The final adjustment will be addressed
with a change order at the conclusion of the Project. All insurance credits
will be adjusted to reflect any change in the Contractor’s (any tier) insurance
costs

 

18

 

(higher or lower) that
occur throughout their involvement in this project.  In the event that a
contractor overstates their insurance estimate, the Contractor will be credited
accordingly.

 

·                  Contractors will be required to provide a
“Certificate of Insurance” naming Construction Insurance Partners, LLC as the
Certificate Holder and Forest City Enterprises, Inc. as additional insured
and the General Contractor (see sample cert for complete wording) evidencing
their Workers’ Compensation, General Liability, Excess, Automobile and
Disability coverages.

 

·                  MONTHLY PAYROLL REPORT:  Because Workers’ Compensation and
General Liability insurance premiums are calculated based on employer payroll
data, contractors are asked to provide a Monthly Payroll Report outlining the
actual payroll insured on the project.  This information must be turned in
to Construction Insurance Partners, LLC.

 

·                  Construction Insurance Partners, LLC will
provide all Contractor’s with an individual Workers’ Compensation policy,
Certificate of Insurance and an audit slip for the contractor to submit to
their Contractor’s individual insurance carrier.  This report will reflect
the amount of payroll and insurance coverages affected by the Owner Controlled
Insurance Program.

 

·                  Reminder: Suppliers, vendors, material
men and haulers are excluded from the OCIP.  However, a Certificate of
Insurance is still required as an evidence of Insurance.

 

·                  If you have subcontractors, they will
need complete this same packet

 

19

 

NOTICE OF SUBCONTRACT AWARD

 

Construction Insurance Partners, LLC

308 North 21st

St. Louis, MO 63103

 

COMPLETE
THIS FORM ONLY IF YOU HAVE SUB-CONTRACTORS

 

	
  Prime or General Contractor

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  We have awarded a subcontract as
  follows:

  
	
   

  	
   

  	
   

  
	
  Project Name

  	
   

  	
  New York Times Headquarters Project

  
	
   

  	
   

  	
   

  
	
  Type of Work

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Subcontractor

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Address

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Contact

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Telephone & Fax Number

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Date of Subcontract

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Estimated Contract Amount

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Probable Starting Date

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Authorized Signature

  	
   

  	
  Typed Name

  
	
   

  	
   

  	
   

  
	
  Date

  	
   

  	
   

  

 

20

 

REQUEST FOR INSURANCE - Forest City Enterprises, Inc. –
OCIP

Underwritten by: St. Paul Mercury Insurance Company

 

	
  Sub-Contractor
  Name:

  	
   

  
	
   

  	
   

  
	
  Address:

  	
   

  
	
   

  	
   

  
	
  Audit

  	
   

  
	
   

  	
   

  
	
  Telephone
  / Fax:

  	
  Contact Name:

  	
   

  
	
   

  	
   

  
	
  E-Mail
  Address:

  	
   

  
	
   

  	
   

  
	
  Scheduled On-Site Dates:

  	
  From:

  	
  To:

  
	
   

  	
  This
  will be the effective date of the OCIP policy

  
	
   

  	
   

  	
   

  
	
  Federal
  Employee Identification Number:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Bureau
  Identification Number (NCCI):

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Experience
  Mod:

  	
   

  	
  Date
  of Modifier:

  
	
   

  	
   

  	
   

  
	
  Job
  Name:

  	
  New
  York Times Headquarters Project

  
	
   

  	
   

  	
   

  
	
  Prime Contractor:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  CLASSFICATION

  	
  CLASS CODE

  	
  ESTIMATED ON-SITE PAYROLL

  
					

 

CONTRACTOR’S INSURANCE INFORMATION

 

Each
contractor must attach a Certificate of Insurance evidencing offsite workers’
compensation, offsite general liability and auto liability coverage and
indicate that your GL and WC coverages exclude your work on Forest City
Enterprises, Inc. – OCIP.  Contact your Insurance Agent for this
Certificate. It is your responsibility to notify your Insurance Agent to
exclude all work to be done at this Project Site from your regular GL and WC
policies. This certificate should also name Forest City Enterprises, Inc.
and General Contractor as additional insureds on the auto liability and offsite
general liability.

 

ASSIGNMENT BY CONTRACTOR OR SUBCONTRACTOR FOR SPONSOR
CONTROLLED INSURANCE PROGRAM

 

The
undersigned, a contractor or subcontractor under construction, contract with
Forest City Enterprises, Inc.(“Owner”) or the General Contractor in
consideration of the agreement of Owner to arrange insurance and pay premiums
as provided by said Contract for the Contractor and for each Subcontractor of
any tier thereunder, and for other good and valuable consideration hereby
assigns to Owner all return premiums, premium refunds, dividends, and any
monies due or to become due to the Undersigned in connection with said insurance.

 

	
  Name
  of Contractor or Subcontractor

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Authorized
  Signature

  	
  Typed
  Name

  	
  Date

  
	
   

  	
   

  	
   

  
	
  Completed form and Certificate of

  	
   

  	
   

  
	
  Insurance should be returned to:

  	
  If questions, contact:

  	
   

  
	
  Construction Insurance Partners

  	
  Controlled
  Insurance Program Unit

  	
   

  
	
  (314)-342-7170
  Fax

  	
  800-316-4031

  	
   

  
	
   

  	
  Cindie
  Allscheid

  	
   

  
						

 

21

 

	
  Forest City Ratner Companies and

  	
   

  	
   

  
	
  The New York Times Company

  	
   

  	
  Form 1

  

 

SUPPLEMENTAL
BID INFORMATION

Insurance Information Form/General Contractor and
Subcontractor

 

	
  Contractor
  Name:

  	
   

  	
   

  	
  Contact
  Person:

  	
   

  
	
  Address:

  	
   

  	
   

  	
  Telephone:

  	
   

  
	
  City,
  State, Zip:

  	
   

  	
   

  	
  e-mail:

  	
   

  
	
  Your
  Contract Value

  	
  $

  	
   

  	
  Prime
  Contractor:

  	
   

  
	
  Job
  Name

  	
  New
  York Times Headquarters Project

  	
   

  	
   

  	
   

  

 

	
  Workers’ Compensation (project site
  payroll only)

  
	
  *attach additional pages if required

  
	
  Important:  Attach current
  Workers’ Compensation Policy Declaration Page and Schedule of
  Classifications.

  

 

	
  Classification

  	
   

  	
  Code

  	
   

  	
  WC Rate

  incl. Tier 1 Rate

  	
   

  	
  Estimated
  Payroll

  	
   

  	
  Premium

  Rate* Payroll/100

  
	
  1.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Total

  	
   

  	
  $

  	
   

  	
  $

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Increased
  Limits

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Contractor
  Credit if applicable

  	
   

  	
   

  
	
  WC Insurance Company:

  	
   

  	
   

  	
   

  	
  EMR

  	
   

  	
   

  
	
  Experience Modifier (ERM):

  	
   

  	
   

  	
   

  	
  Assigned
  Risk Surcharge, if app.

  	
   

  	
   

  
	
  Effective Date of ERM:

  	
   

  	
  /    /

  	
   

  	
  State
  Disability and, if app.

  	
   

  	
   

  
	
  Effective Date of WC Policy:

  	
   

  	
  /    /

  	
   

  	
  State
  Assessment Fund, if app.

  	
   

  	
   

  
	
  Expiration Date of WC Policy:

  	
   

  	
  /    /

  	
   

  	
  Premium
  Discount

  	
   

  	
   

  
	
  Employer’s Liability Limit:

  	
   

  	
  $

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  $

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  $

  	
   

  	
  Total
  Estimated Project

  Workers’ Comp. Premium

  	
   

  	
  $

  	
  (A)

  

 

	
  B. General Liability (including
  completed operations)

  
	
  *attach additional pages if required

  

 

	
  Classification

  	
   

  	
  Code

  	
   

  	
  Current
  Rate

  	
   

  	
  Estimated
  Payroll

  	
   

  	
  Premium

  Rate* Payroll/1000

  
	
  1.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  General Liability Premium

  	
   

  	
  $

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Excess/Umbrella Liability Premium

  	
   

  	
  $

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total Liability Premium

  	
   

  	
  $

  	
  (B)

  
	
  C.            Subcontractor Premiums
  (all tiers)

  For each
  Sub-Contractor, there should be a Form 1

  	
   

  	
  $

  	
  (C)

  
	
  D.            Total Premium (A+B+C)

  This estimated
  amount must equal the insurance withhold that will be shown on your contract.

  	
   

  	
  $

  	
  (D)

  

 

“Total
Premiums” indicated in D, represent the amount of insurance premiums the
contractor has identified as their insurance cost estimate that will be
identified as a withhold amount.  This is outlined in the General
Conditions (including any superseding supplemental conditions), since the owner
is furnishing the construction insurance.  A final adjustment will be approved based upon the actual payrolls and applicable
rates submitted by the contractor at the conclusion of their contract.  In
the event insurance is not provided by Owner, this amount will not be withheld.

 

	
  Signed
  by:

  	
   

  	
   

  	
  Title:

  	
   

  

 

A copy of your master WC and GL
insurance program Declarations Page and Experience Modification

Worksheet must be attached with this
form.

 

22

 

Return completed forms to
Construction Insurance Partners

 

23

 

Form 1A

 

New York Times Headquarters – OCIP
PROJECT

SUPPLEMENTAL BID INFORMATION FORM 1A

 

	
  Contractor
  Name:

  	
   

  	
   

  	
  Policy
  Period:

  	
   

  
	
  Contact:

  	
   

  	
   

  	
  Reporting
  Period:

  	
   

  
	
  Telephone:

  	
   

  	
   

  	
  Self-Insured
  Retention for

  	
   

  
	
   

  	
   

  	
   

  	
  WC:

  	
    $

  
	
   

  	
   

  	
   

  	
  GL:

  	
    $

  
	
  Contract
  Value:

  	
   

  	
   

  	
  %
  Self Performed

  	
   

  
	
  Your Contract Value Only (Do not include
  subs)

  	
   

  	
  %
  Subcontracted

  	
   

  
	
  Awarding
  Contractor

  	
   

  	
   

  	
  Prime
  Contractor

  	
   

  
	
  Estimated
  No. of

  	
   

  	
   

  	
  Estimated
  Job-hours

  	
   

  
	
  Subcontractors

  	
   

  	
   

  	
   

  	
   

  

 

Workers’ Compensation (project site payroll only) for the New York Times Headquarters

 

	
  A. Self Insured Calculation

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Premium
  Program Cost

  
	
  Payroll

  	
   

  	
  $

  
	
  Expected Loss Rate per $100/payroll or Company
  Allocation including loss handling charge*

  	
   

  	
  $

  
	
  Total Section A

  	
   

  	
  $

  

 

	
  B. Excess Workers Compensation Calculation

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Premium
  Program Cost

  
	
  Payroll

  	
   

  	
  $

  
	
  Excess Workers’ Compensation Composite Rate

  	
   

  	
  $

  
	
  Total Section B

  	
   

  	
  $

  

 

	
  C. Assessment Computation

  	
   

  	
   

  

 

	
  W/C Class Code

  	
   

  	
  Estimated On-Site Payroll

  	
   

  	
  Rate

  	
   

  	
  Manual Premium/Program

  Costs

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  TOTAL MANUAL PREMIUM/PROGRAM COSTS

  	
   

  	
   

  
	
  Experience Mod Factor

  	
   

  	
   

  
	
  Discount

  	
   

  	
  (                       )

  
	
  State Disability Fund and State Assessment Fund
  Surcharges, if applicable

  	
   

  	
   

  
	
  Total Section C

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	 

 

	
  D. General and Excess Liability (Including Completed
  Operations)

  
	
  Attach additional pages if required.

  

 

	
  Classification

  	
   

  	
  Code

  	
   

  	
  Current
  Rate

  	
   

  	
  Est.
  Payroll/Gross

  Receipts

  	
   

  	
  Premium/Program
  Costs

  
	
  1.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  General Liability Premium

  	
   

  	
  $

  
	
   

  	
   

  	
   

  	
   

  	
  Excess/Umbrella Liability Premium

  	
   

  	
  $

  
	
   

  	
   

  	
   

  	
   

  	
  Total Liability Premium

  	
   

  	
  $

  
	
  TOTAL CREDIT FOR WC/GL & EXCESS LIAB (A+B+C+D)

  	
   

  	
  $

  	
  (E)

  

 

24

 

Note:
You are required to provide the following:

 

·      Experience
Modifier worksheet

 

·      A
copy of your Excess policies declaration page(s) and rating page(s)

 

·      A
Certificate of Self Insurance from the State of New York

 

·      Loss
Fund Allocation Worksheet and/or rate (Minimum 3 years)

 

“Total
Premiums” indicated in E represent the amount of insurance premiums the
contractor has identified as their insurance cost estimate that will be
identified as a withhold amount.  This is outlined in the General
Conditions including any superseding supplemental conditions), since the Owner
is furnishing the construction insurance. A final adjustment will be approved based upon the actual payrolls and applicable
rates submitted by the contractor at the conclusion of their contract.  In
the event insurance is not provided by Owner this amount will not be withheld.

 

	
  Signed
  by:

  	
   

  	
   

  	
  Title:

  	
   

  	
   

  

 

RETURN
COMPLETED FORM TO:

 

Construction
Insurance Partners, LLC

308
North 21st Street

St.
Louis, Missouri 63103

(800)
316-4031

(314)
342-7170 fax

Contact: 
Cindie Allscheid, Ext. 743

 

25

 

CERTIFICATE REQUIREMENTS

 

You
are required to forward a Certificate of Insurance evidencing coverage for
Automobile Liability, off site General Liability, and off site Workers’
Compensation to Construction Insurance Partners.  Owner and General
Contractor must be named as Additional Insureds as respects to Automobile
Liability and off-site Commercial General Liability.  Please show full
limits for coverage carried.  Carrier ratings and coverage limits the
subject to approval by the Owner and General Contractor. Every Contractor (any
tier) will at a minimum carry the following limits:

 

	
  Coverage

  	
   

  	
  Limits

  
	
  Workers’
  Compensation

  	
   

  	
  Statutory

  
	
  Employer’s
  Liability

  	
   

  	
  $1,000,000

  
	
  Commercial
  General Liability

  	
   

  	
  $10,000,000
  (combined single limit bodily injury and property damage, and including
  protection for contractual liability, products, completed operations, work
  performed by independent contractors, and broad form property damage
  coverages).

  
	
   

  	
   

  	
   

  
	
  Automobile
  Liability

  	
   

  	
  $1,000,000
  Combined Single Limit

  

 

These
minimum insurance requirements do not alleviate the Contractor of their total
liability exposure.  The Owner reserves the right to require alternative
limits (higher or lower) to individual Contractors (any tier) at their
discretion.

 

Please
contact Construction Insurance Partners regarding any question concerning this
certificate of insurance requirement.  The contact name and address is as
follows:

 

Construction
Insurance Partners, LLC

308
North 21st Street

St.
Louis, Missouri 63103

(800)
316-4031

(314)
342-7170 fax

Contact: 
Cindie Allscheid, Ext. 743

 

26

 

VI.           PAYROLL
REPORTING

 

Owner
requires that all contractors submit a monthly
report of man-hours and payroll to Construction Insurance Partners as per the
following form.

 

It
is the Prime Contractor’s responsibility to insure that this information is provided monthly
by all subs.

 

THE CONTRACTORS AND ALL TIERS OF SUBCONTRACTORS WILL MAKE
THEIR PAYROLL RECORDS AVAILABLE TO THE INSURANCE COMPANY AUDITOR AT ANY TIME
DURING THE POLICY PERIOD AND UP TO THREE YEARS AFTER COMPLETION OF THE PROJECT.

 

	
  Payroll:

  	
   

  	
  Payroll
  shall include the total remuneration and hours worked for all employees
  working on the Project Site, including the cost of board and lodging where it
  is considered part of an employee’s earnings.

  
	
   

  	
   

  	
   

  
	
  Payroll Records:

  	
   

  	
  All
  payroll records on the Owner’s Projects should be kept separate from all
  other work.  This will make the audit process easier.

  
	
   

  	
   

  	
   

  
	
  Payroll Reports:

  	
   

  	
  Payroll
  reports should be sent to Construction Insurance Partners within two weeks
  following end of prior month.  You should use the same workers’
  compensation codes and classifications as shown on your current workers’
  compensation policy.  Show only total hours and total payroll for each
  classification of employees.  The report can be handwritten and faxed,
  hold the original copy in your file.  If you have more than one contract
  and/or work order, please either 1) complete a Form for each awarding
  contractor or, 2) show which payroll applies to which contractor.

  
	
   

  	
   

  	
   

  
	
  Overtime:

  	
   

  	
  Earnings
  for overtime should be included only at the normal hourly rate, (DO NOT INCLUDE EXTRA WAGES PAID FOR OVERTIME HOURS). 
  Overtime means those hours in excess of 8 hours worked each day, 40 hours in
  any week or on Saturdays, Sundays, or holidays, but only when there is an
  increase in the hourly rate to work such hours.  Hours should also be
  shown on overtime.

  

 

27

 

New York Times Headquarters Project

OCIP Monthly Payroll Report Form

 

	
  Contractor Name:

  	
   

  	
  Payroll Month

  	
   

  	
   

  
	
  Sub of:

  	
   

  	
  From:

  	
   

  	
  To:

  
	
   

  	
   

  	
  Final Payroll?

  	
   

  	
   

  

 

	
  Workers’ Comp

  Code

  	
   

  	
  Classification

  	
   

  	
  Gross Payroll*

  	
   

  	
  Total Monthly

  Job Hours

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

* Straight time wage rates only.

 

Complete a Separate Form for
Each Contract

 

This form should be turned in monthly
to:

Construction Insurance Partners, LLC

Attn: Cindie Allscheid

Fax 314-342-7170

 

	
  Signed:

  	
   

  	
   

  	
  Date:

  	
   

  	
   

  
	
  Title

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

28

 

VII.                            CLAIM REPORTING

 

As a
participant in Forest City Enterprises, Inc. – OCIP, you will be expected
to cooperate with construction management, Construction Insurance Partners and
the OCIP insurer in the event of a claims situation. It is the responsibility
of each Contractor and Subcontractor (any-tier) to report all claims. This
section outlines the procedures to be followed in the event of an accident.

 

What to do if an injury/incident occurs:

 

·              Injured worker notifies contractor
supervisor

 

·              Contractor supervisor immediately
notifies General Contractor

 

·              Contractor supervisor assists General Contractor with
the completion of the Claim Notification Form(s). Both Workers’ Compensation
and General Liability reporting forms will be available at the job-site.
Insurance carrier will be notified of loss by calling a toll-free telephone
number provided by the carrier. It is the responsibility of all supervisors to
report their claims to the carrier. The General Contractor will assist as
necessary.

 

·              All contractors are required to assist in an accident
investigation as outlined in Section VIII – Contractor Safety Requirements
of this OCIP Contractor Manual.

 

·              If you should have any questions regarding a workers’
compensation or general liability claim, please contact:

 

Larry
Jackson

Construction
Insurance Partners

308
North 21st Street

St.
Louis, Missouri 63103

(800)
316-4031

(314)
342-7170 fax

 

·              General Contractor contacts Construction Insurance
Partners

 

·              Construction Insurance Partners will be copied on all
Loss Notices.

 

29

 

“New York Times Headquarters Project”

OCIP

 

All employee injuries must be reported to the General
Contractor and the injured employee may, at their discretion, elect to receive
treatment at the following facilities:

 

During Normal Working Hours

 

TBD

Hours: 7:00 a.m. – 10:00 p.m.

Monday - Friday

 

Emergency Treatment & After Hours Care

 

TBD

 

St. Paul Mercury Insurance Company

 

Send Bills To:

 

TBD

Address

City, State Zip

(Please write claim number on bill if known)

 

Customer Service – Medical Bill Review:

 

Telephone:

(Call this telephone number to check on the status of a
medical bill)

 

30

 

VIII.        CONTRACTOR
SAFETY REQUIREMENTS

 

The Owner
reserves the right to adopt the safety plan of the General Contractor.  Please refer to the Contract Provisions for the
required Safety Procedures titled, “AMEC CONSTRUCTION MANAGEMENT, INC.,
Corporate Safety Policy and Procedure” attached as Exhibit S of
your Contract Document.  The Contractor’s safety policies,
procedures and codes of practice must be in compliance with current federal,
state and local occupational health and safety standards.  Some sections
may exceed the minimum standard.  The importance that safety awareness has
in our corporate philosophy cannot be understated. Our approach is simple;
substandard conditions and substandard practices will not be tolerated. 
The following outline is a sample of the minimum requirements expected
to be followed by the Contractor (any tier).

 

Safety Programs

 

·                  Each contractor or subcontractor who
has 50 or more employees on-site at any one time will be required to provide a
full-time on-site safety representative.

 

·                  Each contractor must develop and submit
a written safe work procedure that identifies the hazards of their work and the
equipment/methods that will beused to eliminate or control them prior to
starting their scope of work.  In addition, the name of the “Competent
Person” as described in the OSHA Construction Standard 29CFR 1926 must be
specified.

 

·                  All contractor and subcontractor
employees must receive the “Site Safety Orientation” prior to starting work.
AMEC’s Site Safety Manager will provide this to the Contractor Superintendent
prior to said contractor beginning any work on site.  It will then become
the Contractors responsibility to ensure that each of their employees have
received same prior to starting work.  This will be monitored through the
use of “Hard Hat Stickers”.

 

·                  General Contractor will be provided with
a copy of all programs.

 

·                  Each contractor will maintain on-site, a
fully functional “Hazard Communication/Employer Right-to-Know Program.  A
copy will be provided for General Contractor

 

·                  Each contractor’s safety activities will
be audited based on requirements of the safety program.  OSHA standards
will be the minimum acceptable site standards.

 

·                  Subcontractors or sub-subcontractors who
may not have a written safety program may elect to fall under AMEC’s safety
program.  Should that option be used, each sub or sub-tier is required to
submit a letter to AMEC indicating it will use that option, that he has a copy
of the program and is familiar with the safety requirements under that program
and intends to comply with it.

 

31

 

·                  Straight adoption of these programs will
not be an acceptable option.  Each contractor’s safety program must be
tailored by that contractor to reflect the specific exposures encountered by
its tradesmen.  Construction Insurance Partners and St. Paul Mercury Insurance
Company will offer assistance in this area as requested.

 

·                  All contractors should submit their
safety programs to the General Contractor before they begin work.

 

·                  Basic personal protective equipment
consists of safety glasses with side shields an ANSI approved hard-hat, durable
work shoes or boots, long pants and tee-shirt with sleeves as the
minimum.  A hard hat, safety glasses with side shields and proper footwear
must be worn at all time while on the project.  Hearing protection, dust
masks or respirators shall be worn where hazards to the ears or respiratory
tract exists.  Training on the proper use and limitations of respiratory
equipment will be provided to any worker using such equipment.

 

·                  A strict 100% fall
protection policy shall be adhered to where any worker is exposed to a hazard
of falling six (6) feet or more or when working over dangerous
equipment. (NOTE: The only exception to this rule will be for
employees engaged in structural steel erection.  These individuals will
follow the guidelines of 29CFR 1926 subpart-R)

 

·                  Prior to removing guardrails, temporary
or permanent floor covers, grating or other barriers designed for fall
protection, workers will be provided with fall protection as explained in sub (b) above. 
Guardrails and protective floor coverings shall not be left open and unattended
for any period or for any reason.  Upon completion of the task or
activity, the guardrail or covering must be replaced in a securely fastened
state.  All floor covers must be legibly marked as “hole” or “opening”.

 

·                  Documentation shall be submitted to AMEC
stating the each subcontractor supervisor has been trained to administer first
aid and CPR

 

·                  Each contractor and subcontractor
supervisor will have attended the “OSHA 10 Hour Construction Outreach Training
Program” as evidenced by the appropriate documentation.  If the
supervisors have not received said training, it will be provided at “no cost”
to the contractor.  However, when the training is scheduled, the
contractor MUST make supervisors available for the classes.  (Note: Every
effort will be made to schedule classes during hours that will not impact the
ongoing work)

 

32

 

·                  A “No Drug or Alcohol Policy” will be
enforced by all contractors’ and sub contractors’.  This policy restricts
certain items and substances from being brought on Company premises, prohibits
all employees and others working on Company premises from reporting for work or
from working with detectable levels of illegal or non-prescribed drugs and other
substances.  Post accident drug testing will be required for all personnel
working on site.

 

Safety Committee

 

·                  Each prime and those major subcontractors
selected by General Contractor will appoint a Safety Coordinator.

 

·                  Safety Coordinators will be required to
attend a Safety Training Session by Construction Insurance Partners and St.
Paul Mercury Insurance Company as requested.

 

·                  The Safety Coordinators will form the
Safety Committee.

 

·                  Safety Committee Meetings will be held as
called by General Contractor.  These meetings will usually occur once each
month.  Attendance by Safety Coordinators is mandatory.

 

·                  Safety Coordinators will be required to
accompany Construction Insurance Partners and/or St. Paul Mercury Insurance
Company on safety tours of the job site for the purpose of hazard recognition.

 

·                  Superintendents/supervisors may be
permitted to act as Safety Coordinators.

 

33

 

[DRAFT]

 

Accident Investigations

 

·                  Each contractor and subcontractor is
required to conduct and submit written accident investigations report(s) to
St. Paul Mercury Insurance Company and the General Contractor within 24 hours
after an incident occurs.

 

·                  St. Paul Mercury Insurance Company and/or
Construction Insurance Partners representatives will make accident
investigation forms available for any contractor who does not currently have
them.

 

·                  Construction Insurance Partners and/or
St. Paul Mercury Insurance Company representatives will review all accident
investigation reports for quality.

 

Modified Duty Program

 

·                  The purpose of a Modified Duty Program is
to get the occupationally injured employee back to work as safely and quickly
as possible without causing further harm or injury.  The keys to a
successful program are 1) commitment on the part of the contractor to be
creative and flexible in assigning work and 2) the willingness on the part of
the employee to attempt the modified duty offered.  Each contractor and
subcontractor will work with the OCIP Administration Team in identifying
modified duty work, document that the modified work to be offered is within the
physical limitations outlined by the treating physician and coordinate the
return of the injured employee back into the work place.

 

Safety Meetings

 

·                  Each contractor, subcontractor and
sub-subcontractor is required to conduct safety meetings at the job site as
directed by its established safety program.

 

·                  At a minimum, Safety Meeting are required
weekly.

 

·                  A supply of safety talk topics will be
maintained in the Construction Office for those companies who wish access to
additional topics.

 

·                  Joint safety meetings may be conducted by
or with the prime and/or other subs.

 

·                  The resulting safety meeting report must
clearly identify each employee who attended and be listed - by contractor,
subcontractor or sub-sub.

 

·                  All safety meeting reports should be
forwarded to Construction Insurance Partners and/or St. Paul Mercury Insurance
Company for a review of quality and timeliness.  The results of this
review will be submitted to General Contractor for their action.

 

34

 

[DRAFT]

 

Self-Inspections

 

·                  Each prime and subcontractor must conduct
job-site inspections on a regular basis. While these inspections may conform to
the requirements of the contractor’s own safety program, they are subject to
minimum standards established for the job.

 

·                  Joint inspections or inspections
conducted by a prime contractor for a sub must be identified as such.
Documentation of these inspections must clearly identify the name of the person
who did the inspection and each of the contractors, subcontractors, and sub-sub
for whom the inspection was made and any safety recommendations that resulted
from the inspection.

 

·                  Inspection follow-up will be performed by
each contractor to ensure compliance with recommendations.

 

·                  The quality of inspections will be
audited by Construction Insurance Partners and St. Paul Mercury Insurance
Company loss control personnel and results of those audits provided to General
Contractor for their action.

 

Job Surveys

 

·                  St. Paul Mercury Insurance Company and/or
Construction Insurance Partner’s safety representatives will conduct job-site
safety surveys monthly, in the company of the members of the Safety Committee
for the purpose of hazard recognition.

 

·                  Suggestions and recommendations resulting
from those surveys will be discussed with contractor representatives at the
time of the survey. Recommendations and suggestions will also be discussed
during the regular monthly Safety Committee Meetings.

 

·                  The findings will be submitted in the
loss prevention report directed to General Contractor for their action.

 

Record-Keeping and Files

 

IF IT IS NOT RECORDED IN THE PROJECT’S CONSTRUCTION OFFICE,
IT HAS NOT BEEN COMPLETED!

 

Documentation
is required in the contractor’s safety file located in the General Contractor
construction office. Representatives of St. Paul Mercury Insurance Company and
Construction Insurance Partners will review safety program documentation. It is
very important that any contractor with questions regarding record-keeping
contact General Contractor, Construction Insurance Partners or St. Paul Mercury
Insurance Company’s loss control representative for clarification.

 

35

 

[DRAFT]

 

The
following documentation is required:

 

·                  A written safety program

 

·                  A written hazard/employee right-to-know
program. Material  safety data sheets conforming to the above hazard communication
program. The Hazard Communication standard requires contractors to provide
Material Safety Data Sheets (“MSDS”) for all hazardous products to be used on
this project. The MSDS sheets must be available for workers at all times while
on the project. Workers must receive training to be made aware of the hazards
of these products.

 

·                  Job-site safety meeting reports

 

·                  Accident investigations - In order for
the Company to investigate all accidents, the subcontractor must immediately
notify the Company and submit an accident report within three (3) working
days of the accident.

 

·                  Job-site inspections - Weekly inspections
of the subcontractors operations, equipment and work areas will be performed by
a Competent Person designated by the subcontractor. Documentation of
inspections will be submitted to the Company.

 

·                  The Company has a policy of progressive
warnings for non-compliance. Persons will receive a verbal, then written, and,
thirdly, suspension or removal from the project. In circumstances where
non-compliance threatens life or limb, the Company reserves the right to remove
the person from the project.

 

·                  Fully charged fire extinguishers must be
provided in all site office and storage trailers as well as for all flame
soldering, cutting or welding operations and other operations where hot work is
performed.

 

·                  To minimize fire and injury potential due
to poor housekeeping. Work areas must be kept clean and free from scrap or
reusable materials including lunch garbage

 

·                  All subcontractors must be responsible to
ensure all visitors, inspectors, service or delivery personnel meet the minimum
requirement for personal protective equipment prior to entering the
construction area.

 

·                  Where requested by the Company, and
before commencing the work, the subcontractor shall provide a written safe work
procedure or permit for any portion of the work which may pose unique or
specific hazards to workers performing or exposed to that work or work area.

 

36

 

[DRAFT]

 

File Audits

 

·                  Safety files will be reviewed by St. Paul
Mercury Insurance Company and/or Construction Insurance Partner’s loss control
representatives monthly.

 

·                  Comments as to the quantity and quality
of contractor’s documentation will be addressed to General Contractor for their
action.

 

·                  Contractors are encouraged to discuss
safety record-keeping problems with the representatives of Construction
Insurance Partners and St. Paul Mercury Insurance Company.

 

·                  Construction Insurance Partners and/or
St. Paul Mercury Insurance Company representatives will make a decision each
month as to the contractor with the best quality records for the previous
month. That information will be made known to General Contractor for
appropriate action relative to the job’s safety incentive activities.

 

37

 

EXHIBIT
K

Project
Website Guidelines

 

Project Website Scope

 

The Project Website is an Extranet system managed by
Owners and made available to Architectural, Engineering, Construction and
Specialty Consultant firms actively participating in the project. Features of
the Project Website support collaboration during design and construction, and
document archiving.

 

Project Website Components

 

Software components are loosely integrated permitting
the creation of linkages between applications data and document records.

 

“Prolog” project management software by Meridian
Project Systems, Inc. of Sacramento, CA. Features include: the documentary
record of the job in searchable form including RFI’s, meeting minutes and
contact lists.

 

“ImageSite” document review, markup and reprographic
software by eQuorum Corp. of Atlanta, GA. Features include: the drawings of the
job in searchable, easily viewable Tiff files that are automatically captured
from large CADD files.

 

“ProjectWise” document control software by Bentley
Systems, Inc. of Exton, PA.

 

ProjectWise is an internet-based central repository of
current and historical versions of CADD backgrounds and archives of drawings.

 

Construction Manager’s Project Website
Responsibilities:

 

Construction Manager shall use certain Prolog Manager
and Prolog Website features, specifically RFI’s, meeting minutes, and change
order management. Construction Manager shall coordinate with the Architect and
Consultants and share all information necessary to incorporate trade contractor
Shop Drawings and “verified” as-built conditions for the key trades such as MEP
and life safety into Consultant’s drawings/document set and the Project
archive. In situations where electronic equivalents of paper documents are not
readily available, Construction Manager shall provide and post scanned copies
to the NYT Project Website in accordance with procedures and best practices
established by the Owner.  This coordination and transfer of information
shall be performed continuously throughout the Project.

 

Construction Manager agrees to utilize the Project
Website actively and consistently throughout the project.

 

At the conclusion of the Project, or defined scope of
work, whichever occurs first, Construction Manager agrees that Owner shall
retain ownership of all licenses provided or purchased during the course of the
Project.

 

 

Owner CADD and Website Responsibilities:

Owner shall manage and administer the Project Website
and all of its hardware, software and database components.

 

Owner shall distribute and administer Project
Website-specific application software licenses, provide basic Project
Website-specific training and Project Website-specific Help Desk support
services to enable The Construction Manager, in Owners’ judgment, to
effectively manage project collaboration and documentation via the Project
Website.

 

Owner shall assist Construction Manager in securing
access to the Project Website.

 

 

EXHIBIT
L

Key  Employee Affidavit

 

To: The New York Times Building, LLC (“Owner”)

 

I,                                                                    ,
do hereby certify as follows:

 

1.               I am an employee of AMEC Construction
Management, Inc., Construction Manager for the New York Times project (“Project”).

 

2.               I am a “Key Employee” of Construction
Manager, as that term is defined in the Construction Management Agreement dated
November      , 2003 (“Agreement”) between Owner
and Construction Manager.

 

3.               I have read and understand Article 2
of the Agreement relating to Ethical Obligations.

 

4.               I do hereby certify that I will (have)
during the course of the Project comply (complied) with the requirements set
forth in Article 2 of the Agreement regarding Ethical Obligations.

 

5.               This Certification is made by me with
full knowledge that:

 

1.               execution of this Affidavit is a
condition of my assignment to and participation in the Project.

 

2.               violation by me of the Ethical
Obligations set forth in the Agreement may result in my dismissal from the
Project.

 

3.               my execution of a copy of this Affidavit
at Final Completion of the Project is a condition of Final Payment to
Construction Manager.

 

	
  Name:

  	
   

  	
  (please
  print)

  
	
  Position:

  	
   

  	
   

  
	
  Date:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Signature:

  	
   

  	
   

  

 

 

EXHIBIT
M

Key
Employees

 

John Babieracki – COO

 

Daniel DeLosa – Chief Estimator

 

Patrick Muldoon – Project Executive

 

Andres Sosa – Sr. Project Manager

 

John Fedeli – Sr. Project Superintendent

 

George Mow – Project Manager for  Building Enclosure

 

Robert Filipi – MEP Procurement / Commissioning

 

 

EXHIBIT
N

Not Used

 

 

Exhibit O

Qualifications and Assumptions

 

A.            General

 

1.  Construction schedule assumes a start of
foundation work of March 5, 2004. Owner acknowledges that the delay in the
start date from February 15, 2004 to March 5, 2004 may result in
additional costs from subcontractors which would result in an increase to the
GMP. Construction Manager shall document these additional costs, if any, no
later than March 15, 2004, or such costs shall be waived by Construction
Manager.

 

2.  The GMP is based on some bids that
Construction Manager has solicited, coordinated, and negotiated. A removal or
rejection by Owner of any bidder whose bid was used to determine the GMP may
result in a change to the GMP. The GMP will only be adjusted only to the extent
that the bidder is greater than the line item for that trade in the budget
annexed to the contract as Exhibit S.

 

3.  The Construction Manager will perform the
exterior final cleaning as directed by Owner as follows:

 

a.  Construction Manager will complete the final
cleaning no later than August 30, 2007, as part of the GMP. If the
permanent Façade maintenance equipment is completed and approved at the time
Construction Manager is ready to perform the final cleaning then the Owner will
permit Construction Manager to utilize the equipment for the cleaning.

 

b.  If Owner elects to require the final cleaning
to be completed no later than December, 2006, then Construction Manager will
utilize alternate scaffolding. This option will require an increase to the GMP
in the amount of $59,000 for additional scaffolding, curtainwall leave-outs at
the roof, and any other additional costs associated with this alternate method.

 

4.  Specification Section 09250.1.7,
Environmental Conditions, is excluded. In its stead, Construction Manager has
established and will implement a mold prevention plan to address the approach
to keeping the project moisture-free as part of the Work and within the GMP.
Therefore, notwithstanding anything to the contrary in this plan or in the
contract, to the extent that either (i) Construction Manager fails to
fully implement this plan, or (ii) Construction Manager’s plan was
inadequate to address reasonably foreseeable water infiltration, and there is a
resultant damage, then Construction Manager shall be responsible for all costs
associated with such damage.

 

5.  The Construction Manager’s
schedule is predicated on the following Owner turnover milestones:

 

·                  Excavation/foundation work to start on March 5,
2004, subject to Paragraph Al above.

 

·                  The west end of the site (Lots #1, #5,
#59, #61, & #62) is available for excavation/foundation work starting May 19,
2004, subject to Paragraph A1 above.

 

 

6.  Specification section 01321, Survey of
Existing Conditions. This section is excluded. This shall be provided by
the Owner.

 

7.  NYC Dept. of Buildings Permits and Approvals:
Fees for New Building Permit, Paving Plan and Sewer Connection to be paid by
Owner. All other fees are to be paid by Construction Manager, including but not
limited to, highway permits, sidewalk closing permits, permits to accommodate
site logistics, BEC fees and Fire Department inspection fees.

 

8.  The GMP includes a trade line of two hundred
and fifty thousand ($250,000) dollars to cover the cost of Con Edison fees and
deposits required to bring the temporary electrical service to the site. To the
extent the charges exceed this amount, Construction Manager shall be permitted to
access the Contingency. The GMP includes all usage and consumption charges for
electric service and other utilities for the Work. Temporary load letter was
provided to Owner. Owner to provide same to Con Edison.

 

9.  The GMP includes only Requests for Information
(RFIs) that had been answered and indicated in the New York Times Building
Project GMP BID RFI LOG Updated June 26, 2003. RFI’s to be included in
contract documents.

 

10. Railroad Protective Liability insurance is
excluded from the GMP.

 

11. All out of sequence work and other required
provisions for early start-up and testing of the chilled water and condenser
water systems is included in the GMP.

 

B.            Demolition & Abatement

 

1.  All demolition and abatement work is
excluded.

 

2.  Mueser Rutledge Consulting Engineers Drawings
D-1, D-2 and D-3 are excluded.

 

3.  Demolition sidewalk bridge shall be by the
Owner.

 

4.  The GMP includes the removal of lot line
windows and installation of masonry per drawings.  The GMP excludes
restoration/finish work within the adjacent building except if such
restoration/finish work is required due to damage caused by the Construction
Manager.

 

C.            Sitework

 

1.  Regarding Alternate No. 21 - Individual
concrete footing is assumed for the type 2 bollards, not continuous footing.

 

2.  Owner has obtained approval of the Builders
Pavement Plan.  The final sign offs shall be obtained by Construction
Manager.

 

 

3.  Street restoration is included to one lane
from curbline.

 

D.                                    Excavation and
Foundations

 

1.  The GMP includes the removal of the
demolition debris berm only as indicated on drawings.  Demolition
subcontractor to leave “clean” basements.

 

2.  Photographic survey of NYCTA Subway shall be
by Owner.

 

3.  Vibration monitoring as required by 42DP and
NYCTA shall be by the Owner.

 

4.  Cutting, capping, or relocation of existing
utilities within the site is excluded.

 

5.  Removal of any Hazardous or contaminated
materials/liquids is excluded.

 

6.  The GMP assumes that the existing building to
the east is on rock and excludes the cost of underpinning along the east face
of the excavation. The GMP includes extended anchors per detail on Drawing No. S-2009.

 

7.  The GMP includes excavation for footings to
elevations as indicated on the drawings plus an additional 3’-0”. Construction
Manager shall provide unit prices for additional concrete and excavation.

 

E.             Superstructure Concrete

 

1. Floor flatness is as per the specification
section 03300, dated October 10, 2003. Construction Manager will
arrange to shoot elevations of the bottom of approximately every third beam in
advance of pouring deck to confirm that the design camber exists. If the camber
is less than that required per AISC standards, then the Construction Manager
will arrange to shore those beams at an additional cost to the GMP.

 

F.             Structural Steel

 

1.  The GMP includes the framed openings and beam
penetrations as indicated on the structural drawings and architectural A-9000
series drawings. Construction Manager shall provide unit price for channel
framed openings in steel and miscellaneous metal buyout.

 

2.  Progress payments for value of raw material
received from mill sources are to be process with the monthly basis after
inspection and receipt of insurance certificates, UCC filings and other
documentation required by Owner.

 

3. Crane picks for tenant equipment is excluded. Picks
for all equipment on drawings up to and including Addendum #16 is included.
Unit price to be provided as part of steel bid.

 

 

4.  The GMP includes bolted connections at
interior column splices that develop less than 1000 kips in tension.
Construction Manager will maintain the splice connection within the 2’-6” x 2’-
6” enclosure detail indicated. If detail dimension cannot be maintained, the
connection will be welded.

 

5.  Construction Manager will pursue bolted
connections at any core column splice that develops less than 1000 kips in
tension. Construction Manager will review with the architect to confirm
locations where bolted connections fit within the core construction. If bolted
connection is determined not to fit, then it will be welded.

 

6.  The intermediate floor splice, at the N/S
channels, as indicated on drawing S-5011 is excluded.

 

7.  The GMP includes the use of US channels in
lieu of European channels.

 

8.  The GMP includes 3/8” tolerance at exterior
steel column connections.(i.e 3/8” lippage).

 

9. The GMP includes, at the Construction Manager’s
option, pursuing an alternate splice connection detail at the exterior columns.
Alternate connection detail shall be in accordance with Thornton-Tomasetti
sketch, dated 7/28/03, indicating longitudinal fillet welds in lieu of traverse
partial penetration welds.

 

G.            Miscellaneous and Ornamental Metals

 

1.  The railings at convenience stairs are
excluded.

 

H.            Roofing

 

1.  The stone ballast at the roof setbacks that
receive IPE wood decking is excluded.

 

2.  The GMP includes Hanover pedestal roof pavers
based on standard color and finish. Specification to be revised to include
standard color and finish.

 

I.              Curtain Wall

 

1. Construction Manager acknowledges that they will
enter into the curtainwall contract with Benson Industries. There will be no
increase in the GMP in connection with the curtainwall contract.

 

2. The GMP includes $400,000 for additional support
steel and other items, over and above the current drawings, that may be
required by the curtain wall subcontractor for the rooftop monorail.

 

 

J.             Entrances & Storefront

 

1. The GMP includes an allowance of $8,600,000 for
Storefront, Entrances, Awnings, and Canopies (8th Ave., North, South).

 

K.            Interior Partitions and Finishes

 

1. The GMP includes intumescent dry wrap fireproofing
at the four (4) vibration isolators just below the 5th floor slab at the
Cogen plant as per the drawings.

 

2. The GMP includes mold resistant sheetrock at the
partitions noted in the Addendum #10 room finish schedule.

 

3. The GMP includes note #11 Dwg A0001 Addendum #10 -
application of stain to concrete surfaces at cellar trenches.

 

4. No partitions, doors and finishes are included at
the following spaces as per the drawings:

Outside of core
areas at Cafeteria/kitchen

Auditorium on
ground level/cellar level

Retail areas at
ground level

 

5. All finishes for the Times Center space on the
ground floor are excluded with the exception of the cellar bathrooms as per the
drawings.

 

6. Color coded painting of mechanical and plumbing
piping is excluded. Adhesive labeling decals as per Division 15 are included.

 

7. Electric locks to be supplied by hardware
contractor as part of the GMP.

 

8. Window blinds are not included

 

L.            Bird Deterrent System

 

1. If the permanent Facade maintenance equipment is
completed and approved at the time Construction Manager is ready to install the
bird deterrent system, then the Owner will permit Construction Manager to
utilize the equipment for the installation. If the equipment is not complete
then Construction Manager will install the bird deterrent system as part of the
GMP. Notwithstanding the forgoing, Construction Manager acknowledges that the
bird deterrent system must be completed by August 30, 2007.

 

 

M.           Conveyances

 

1. A destination based elevator control system
(Miconic) is  not included.

 

2. The GMP includes utilizing Fujitec Serge of New
York for all elevator work on this project. In the event that the Owner directs
Construction Manager to retain a different contractor for this trade, then the
provisions of Item A.2. shall be applied.

 

N.            Electrical

 

1. Quantities of notch lighting (Type ‘AL-40’) taken
from riser.

 

2. All 120V normal circuits in the core area are run
to the respective electric closet and left coiled in a box for future
connection by the Tenant contractor.

 

3. Included are seismic restraints for life safety and
cogen as per specifications.

 

4. Emergency operation of the roll-up grill at the
subway entrance is by chain in lieu of battery back up, if approved by Owner at
Owner’s sole discretion.

 

5. Included are rigid plates with sheet metal sleeves
in lieu of threaded sleeves for the communication system.

 

6. In addition to the conduits shown under slab (to
chiller plant) other feeder conduits originating from the service switchboards
are also run under the slab but only to the extent this meets the design
criteria and other project restraints in Owner’s discretion.

 

7. The GMP includes an allowance of $778,000 for furnishing,
installing, and wiring of security system, and an allowance of $448,000 for
furnishing, installing, and wiring of turnstiles (excluding cladding). Conduit,
raceways, junction boxes and drag lines are included in the GMP.

 

O.            Value
Engineering

 

1. The GMP excludes the permanent temporary heating
system on the FCRC floors, comprising of horizontal piping from the riser shut
off valve up to and including the fan powered boxes, associated ductwork,
appurtenances, and wiring.

 

2. VE#28 ­– GMP is based on a Fixed boom window
washing Rig at the podium Roof in lieu of the specified unit.

 

3. VE#33 –  GMP
is based on a six inch slab on grade at the Chiller Plant Room (el. –22.0).

 

4. VE#49 – GMP is based on eliminating approximately
100 control points from the current BMS System.

 

 

P.            Addendum
No. 16

 

1. Elastomeric waterproofing at the Cogen mezzanine
level is excluded. Reference drawing #A-0001. Fox & Fowle to revise
drawing and note in a future Bulletin.

 

2. VE#26 – Plate column enclosure savings is included
in the GMP. Construction Manager is reviewing alternate means of achieving the
VE savings. Alternate means include thinner plate material and a horizontal
joint.

 

3. All revisions (i.e. drywall, hollow metal, hardware,
paint) to the 51st floor as indicated on drawing A-1051 is excluded.
This work will be priced when the design is complete and issued as a future
Bulletin.

 

4. The second light switch indicated at the typical
tower men’s and women’s core bathroom is excluded. The light switch at the
vestibule shall also control the bathroom lighting. Drawings to be revised by
Flack & Kurtz.

 

5. The four inch (4”) conduit (running to east side of
core) as indicated on the Fire Alarm/Security drawings is excluded. Construction
Manager has also provided a credit for the original conduit, running to the
west side of core, included as part of the GMP. In lieu of the conduits,
Construction Manager has included (2) sleeves at the security closet (on
all typical floors) and one (1) sleeve through each end of the core wall
(at FCRC floors). Drawings to be revised by Flack & Kurtz.

 

 

EXHIBIT
P

Not Used

 

 

EXHIBIT
Q

Early
Access Guidelines and Turnover Protocol

 

Upon completion of the following scope of Core and
Shell work, the NYTC Interiors CM will be permitted access to the floor or
group of floors in order to commence interior improvement work:

 

Metal deck
installed and concrete slab on deck complete.

Fireproofing
complete on the columns, bracing, and underside of floor above.

Main sprinkler
riser installed.

Main HVAC duct
risers installed.

Material and
personnel hoists have been installed to allow for service to the floor.

Base building
stairwells have been erected up to the floor.

 

Currently, the NYTC Interiors CM plans to wait until
the following items are complete prior to commencing work:

 

1.               Perimeter Walls complete except at hoist
openings.

2.               Exterior side core walls, perimeter walls
and columns enclosures will be taped, spackled, sanded and primed.

3.               Core rooms complete, including doors and
hardware.

4.               Elevator opening work is complete.

5.               Floor is flash patched as required by
contract.

6.               Floor is turned over broom clean.

7.               Building Enclosure punch list work is not
complete.

8.               Toilet rooms (tiles, light fixtures, ceilings,
plumbing fixtures, partitions, mirrors and door hardware) are complete and
punch listed. Protection will be by interior contractor.

9.               Building enclosure is complete and
watertight except at hoist openings. Each hoist opening will be protected with
plywood as per OSHA requirements.

10.         Curtain wall closed except for caulking
and crane leave-outs.

11.         Core doors hung, primed and ADA hardware
complete.

12.         SOFP complete except for minor patching.

13.         Core and shell utility closets complete.

14.         Air riser shafts and main ductwork
takeoff serving the floor including dampers, controls and fire alarm devises
shall be installed but not operational.

15.         Supply air insulated and pressure tested.

16.         Piping riser takeoffs serving the floor
including insulation and valves are completed.

17.         All heating hot water connections to FPTU’s
are installed, insulated, pressure tested and balanced.

18.         Chilled water or secondary chilled water
main piping loop and branch piping with valved future outlets is installed, insulated
and pressure tested.

19.         Toilet exhaust trunk duct tied into
vertical shaft.

20.         Floor supply and return airshaft complete
with fire smoke damper terminating at core wall.

21.         Electrical closet fire smoke damper
sleeve set in core wall.

22.         NYT supplemental chilled water supply and
return risers complete with valued outlets where appropriate.

 

 

23.         Bus duct and/or cable risers/feeders
serving the floor are installed.

24.         Utility and UPS power panels are
installed and powered.

25.         Temporary lighting and power grid is
installed as per base building specification.

26.         Core and shell closets complete with high
and low voltage distribution panels.

27.         Core and shell smoke detectors complete
to provide elevator fireman’s re-call.

28.         Core and shell Warden stations complete.

29.         Core and shell strobe and speaker panels
complete and ready to receive NYT tenant work.

30.         Core and shell speakers complete at
toilets not connected, coiled at core wall to be picked up by tenant work.

31.         Core and shell sprinkler flow and tamper
switch installed and operational.

32.         Plumbing and fire protection riser
takeoffs serving the floor are completed including insulation and valves.

33.         Sprinkler work (main) is installed and
pressure tested.

34.         All toilet room and janitor closet
fixtures are installed.

35.         All plumbing and fire protection riser
takeoffs serving the floor (domestic water, waste lines, vent lines, sprinkler,
standpipe, etc.) including insulation and valves.

36.         Vertical conduits and slab openings for
Telecommunication installed.

 

The schedule included in this
Agreement must include floor turnover dates that correspond with the completion
of the conditions listed above.

 

In order to avoid any potential dispute between the
user’s CM and the Core and Shell CM, a walkthrough will take place prior to the
user accessing the floor to commence work. During the walkthrough all
incomplete Core and Shell work will be identified, and any damaged work in
place will be identified.

 

The two CMs will at that time establish a set of
ground rules with regard to storage of materials on the floor and will
coordinate their respective schedules in order avoid conflicts.

 

While the Core and Shell CM will be contractually
obligated to cooperate with and to coordinate their schedule with the
interior improvement CM’s schedule, it is understood and agreed that the
interior improvement work will proceed in a way which will not adversely impact
the construction of the Core and Shell, the Core and Shell schedule or the
Core and Shell budget.

 

 

EXHIBIT
R

Cost
Allocation Guidelines

 

 

TIMES TOWER

GMP ALLOCATION METHODOLOGY 

Updated 7/9/03

 

CM Instructions:

One
of the below codes will be assigned to every detailed line item of the GMP.

The
format of the GMP allocation is attached.

Colored
drawings produced by the owner will contain the allocation codes noted on this
summary.

Show
detailed takeoffs, not summary data.

Pricing
should reflect buy-out estimate.

Process
to calculating a deduct:

•                  Price
out and allocate the higher cost option on the estimate

•                  Price
out the lower cost option - do not show on the estimate

•                  Calculate
the difference in the total costs and allocate the difference on the estimate
to the member entitled to the benefit

 

Code structure:

100                              Percentage GSF allocation 

200’s                    Other allocation method for general work 

300’s                    NYTC office item 

400’s                    FCRC office item 

500’s                    Times Center item 

600’s                    Retail item

 

	
  Code

  	
   

  	
  Allocation Code Description

  	
   

  	
  Allocation Methodology

  
	
  100

  	
   

  	
  Basic
  GSF Allocation

  	
   

  	
  Percentage
  Interest for each of the 4 units provided by the Owner to be applied to each
  detailed line item of the GMP that does not have an alternate allocation
  methodology.

  
	
  200

  	
   

  	
  Elevators

  	
   

  	
  Service
  and tower elevators allocated based on buy. Until then, allocate as follows:

  Service elevators 54.167% NYTC, 45.833% FCRC

  Tower passenger to users (NYTC and FCRC)

  F32 Freight @ east core GSF

  S31 Service @ east core 50% NYT, 50% GSF

  P29 Passenger @ east core 100% NYT

  C30 Times Center 100% Times Center

  Handicap lift @ lobby GSF

  
	
  201

  	
   

  	
  Elevator
  Pits

  	
   

  	
  CM
  to allocate cost of each elevator bank pit per colored drawing S100C1-A.
  Costs include: excavation, concrete, Waterproofing, cast in place suspended
  pits.

  
	
  202

  	
   

  	
  Exterior
  Wall Enclosure - Assigned Contract

  	
   

  	
  Owner
  will provide the allocation of the Benson curtain wall.

  
	
  203

  	
   

  	
  Exterior
  Wall Enclosure - storefront and east wall

  	
   

  	
  CM
  provides costs and Owner provides façade allocation
  percentage.

  Items include: storefront (street and 1st floor garden), east block party
  wall w/ EIFS (all floors), and loading dock O/H door. Included in $8.6 mm
  allocation pending CM buy.

  
	
  204

  	
   

  	
  Not
  used

  	
   

  	
   

  

 

 

	
  205

  	
   

  	
  Not
  used

  	
   

  	
   

  
	
  206

  	
   

  	
  Increased
  Structural Loading

  	
   

  	
  Cm
  to allocate costs in accordance with Kyle Kralis e-mail dated 7/16/03, NYTC
  will be allocated 1.25 pounds per sf for the increased load of the 12th floor
  data center (15 tons) and the 15th floor conference room (7.5 tons). CM to
  price at the rate for milled steel. There is no special allocation for the
  high load on the office floor north and south bays since the spaces are
  approximately equal.

  
	
  207

  	
   

  	
  Integrity
  Enhancements

  	
   

  	
  CM
  to allocate the cost to harden the podium slabs (ground floor, second floor,
  and the loading dock) and the integrity enhancements for the podium columns
  to NYTC based on the costs summarized in AMEC’s 3/26/03 cost study and
  allocated based on the allocation schedule provided to the CM on
  9/24/03. The cost of steel to be revised based on the ratio of the 75% CD
  estimate for steel vs the buyout for steel.

  
	
  208

  	
   

  	
  Finishes
  Division 9 and waterproofing and wainscoting

  	
   

  	
  CM
  to allocate costs based on color coded plan to CM provided by Owner.

  Includes floor, wall and ceiling finishes per A0001, Division 9.

  Excludes Times Center.

  
	
  209

  	
   

  	
  Mirrors,
  Interior Doors, and Hardware (partial Division 8)

  	
   

  	
  CM
  to allocate costs based on color coded plan to CM provided by Owner.

  Includes bathroom mirrors.

  Excludes Times Center.

  
	
  210

  	
   

  	
  Specialties
  (partial Division 10)

  	
   

  	
  CM
  to allocate costs based on color coded plan to CM provided by Owner.

  Toilet and shower partitions, toilet accessories, lockers, and associated
  support steel, if applicable.

  Excludes Times Center

  
	
  211

  	
   

  	
  Millwork
  - (partial Division 6)

  	
   

  	
  CM
  to allocate costs based on color coded plan to CM provided by Owner.

  Includes counter tops.

  
	
  212

  	
   

  	
  Entrance
  Doors

  	
   

  	
  CM
  to allocate costs based on color coded plan to CM provided by Owner.

  Allocate entrance doors for non-common spaces to user (Times Center and
  Retail.)

  The main entrance doors are code 100.

  Included in $8.6 mm allocation pending CM buy.

  
	
  213

  	
   

  	
  Interior
  Storefront (glass)

  	
   

  	
  CM
  to allocate costs based on color coded plan to CM provided by Owner.

  Break out cost of laminated glass and upgraded aluminum alloy and allocate
  based on GSF.

  1st floor Overhead Interior Fire Shutter and related steel support at Times
  Center split between Times Center and Common.

  Included in $8.6 mm allocation pending CM buy.

  
	
  214

  	
   

  	
  Interior
  Partitions

  	
   

  	
  CM
  to allocate costs based on color coded plan to provided by Owner.

  Verify quantities with F&F.

  Includes drywall ceilings, partitions and soffits, glass, etc

  Excludes FCRC elevator shaft enclosure on NYTC floors.

  
	
  215

  	
   

  	
  Grounding
  Wire

  	
   

  	
  CM
  to allocate to beneficial user based on color coded plan: FCRC connection to
  backbone, NYTC sleeves for future ground and wire in basement (Times Center
  and mailroom).

  
	
  216

  	
   

  	
  Bond
  and insurance

  	
   

  	
  CM
  to allocate by trade based on percentage of trade cost allocated to NYTC or
  FCRC.

  

 

 

	
  217

  	
   

  	
  Raised Floor/No Raised
  Floor

  	
   

  	
  Allocate to allocate
  costs based on owner direction:

  NYTC:

  –      raised
  slab at fire stair vestibule (A2101 P7, P10)

  –      curbs
  at elevator lobby (A2101,J7) and curbs at telecom penetrations (A2101AP7,
  P13, A4)

  –      grating
  and rails @ mechanical rooms (A2101B P10)

  –      core
  service corridor duct work, lighting, etc.

  –      bathroom
  waterproofing on floors where there is no stack offset on the floor below
  FCRC:

  –      machine
  room

  –      core
  service corridor duct work, etc.

  
	
  300

  	
   

  	
  NYTC Communicating
  Stairs

  	
   

  	
  Allocated to NYTC: - CM
  to provide breakout pricing for core and shell portion of NYTC Communicating
  Stairs in Tower and Podium, including: steel stair stingers, pans, extension
  of standpipe from core to communication stairs @ 6 locations (2 floors) per
  color coded plan, and additional steel framing required for stair openings.

  
	
  301

  	
   

  	
  NYTC Podium Skylight

  	
   

  	
  Allocated to NYTC. CM to provide breakout cost of
  skylight and associated intumescent paint.

  Provide NYTC with a
  deduct for the full cost of the concrete, metal deck, spray fireproofing, and
  roofing displaced by the skylight.

  
	
  302

  	
   

  	
  Not used

  	
   

  	
   

  
	
  303

  	
   

  	
  NYTC Kitchen Exhaust
  etc.

  	
   

  	
  CM to breakout cost of ductwork, cal sill insulation

  Drywall included with
  interior partitions.

  
	
  304

  	
   

  	
  NYTC UPS

  	
   

  	
  CM to break out costs,
  including empty conduit, pits, grate and waterproofing drip pan

  
	
  305

  	
   

  	
  NYTC Steam Humidifiers

  	
   

  	
  CM to break out costs,
  including equipment and steam piping (and branch piping from LP riser to
  humidifier)

  
	
  306

  	
   

  	
  Cogen

  	
   

  	
  CM to break out cost based on colored drawings,
  including all costs to fill out the interior space:

  Electrical, HVAC, Plumbing, Fire Protection.

  Concrete & metal deck, handrails and steel
  stair, fuel containment curbs, masonry walls, metal panels, screening, ladder
  to roof, acoustic doors, aluminum cladding, fireproofing, drywall duct
  enclosures, interior partitions.

  Structural Steel:

  Vibration and sound isolation

  Waterproofing

  SS Flue (Ornamental Metals)

  Enclosure

  Insulation — thermal & acoustic

  Provide a credit for
  the building back-up generator costs not incurred (housing, waterproofing,
  etc).

  
	
  307

  	
   

  	
  NYTC Air cooled Chiller

  	
   

  	
  CM to allocate costs
  based on color coded plan to CM provided by Owner.

  
	
  308

  	
   

  	
  NYT Telecom

  	
   

  	
  CM to break out costs
  based on colored drawings, including: 2 telecom conduits (1 riser) from 12 to
  51, 4 telecom conduit from the 12th floor to the basement pull box
  at the west garden wall and the two conduit from the pull box to the NYT
  mailroom. Also, break out the cost of the telecom sleeves in the east and
  west risers going through the FCRC floors to 51st floor.
  (Note—allocate the cost of the remaining telecom sleeves, conduit, main
  carrier entrance room ladder rack and slab openings GSF using Code 100.)

  
	
  309

  	
   

  	
  NYTC Kitchen Gas

  	
   

  	
  CM to break out costs
  based on color coded plan, including gas piping and gas meters.

  
	
  310

  	
   

  	
  NYTC Kitchen Power

  	
   

  	
  CM to break out costs
  based on color coded plan for dedicated kitchen power (basement breaker at
  switchboard, riser w/line, and disconnect on floor)

  
	
  311

  	
   

  	
  NYTC telecom chilled
  water

  	
   

  	
  CM to break out costs
  based on color coded plan for the telecom closet chilled water riser
  (CHS/R-4).

  
	
  312

  	
   

  	
  NYTC filtered water
  system

  	
   

  	
  CM to break out cost
  based on colored drawings for central filtered water system supply and drains

  
	
  313

  	
   

  	
  Not used

  	
   

  	
   

  

 

 

	
  314

  	
   

  	
  NYTC Tennant MEP

  	
   

  	
  CM to allocate cost
  based on color coded drawing for tenant MEPS fitout not captured in other
  codes, such as drains, vents, conduit, etc.

  
	
  315

  	
   

  	
  NYTC Intumescent Paint

  	
   

  	
  CM to allocate cost
  of  intumescent paint, net of spray
  fireproofing, for newsroom skylight, Times cafeteria bridge, and Times Center
  bridge.

  
	
  316

  	
   

  	
  NYTC Podium AHU

  	
   

  	
  CM to allocate the
  incremental cost of the podium AHU to NYTC based on the AMEC’s pricing study
  of the on floor unit alternative documented by F&K; and allocate a like
  amount (in total) as a credit to each of the four units

  
	
  317

  	
   

  	
  NYTC Podium Window
  Washing

  	
   

  	
  CM to allocate the
  incremental cost to extend use of the of the podium garden window washing rig
  to the NYTC newsroom skylight

  
	
  401

  	
   

  	
  FCRC Temporary Heat on
  Office Floors

  	
   

  	
  CM to breakout cost
  based on color coded drawing for FPUs, starters, power, piping, controls, fan
  powered boxes, etc.

  
	
  402

  	
   

  	
  Fuel oil facility

  	
   

  	
  CM to allocate tank,
  infill piping, vent piping, relief piping, waterproofing, 40% to common and
  60% to FCRC.

  
	
  403

  	
   

  	
  FCRC elevator shafts on
  NYTC floors

  	
   

  	
  CM to allocate costs
  based on color coded plan to CM provided by Owner.

  
	
  404

  	
   

  	
  FCRC fuel  & gas riser

  	
   

  	
  CM to break allocate
  costs per color coded drawings for fuel and gas riser

  
	
  405

  	
   

  	
  FCRC Sprinkler

  	
   

  	
  CM to allocate cost of
  heads and piping in retail and basement storage areas per color coded chart.

  
	
  406

  	
   

  	
  FCRC telecom

  	
   

  	
  CM to allocate
  firestopping at telecom slots.

  
	
  501

  	
   

  	
  Times Center MEP Owner
  Fitout

  	
   

  	
  CM to break out costs
  based on color coded drawing, including: AHUs 6, 7, & 8, SF, RF, Duct
  controls, piping (including costs of under slab), and starters.

  
	
  502

  	
   

  	
  Times Center Structural
  Street Provisions

  	
   

  	
  CM to allocate lump sum
  for additional cost due to long spans and vibration isolation.

  
	
  503

  	
   

  	
  Times Center and
  Mailroom Toilets

  	
   

  	
  CM to break out all
  costs including plumbing and finishes

  
	
  504

  	
   

  	
  Times Center Lower
  Function Room Elevator

  	
   

  	
  CM to allocate cost of
  the depressed slab for the basement of the Times Center and the corridor
  railing at the basement corridor ramp adjacent to the Times Center.

  
	
   

  	
   

  	
   

  	
   

  	
   

  

 

For clarity, the following items will be allocated using the GSF
allocation (code 100).

–      Steel
supports for retail signage

–      Bird
protection

–      Canopies
and awnings

–      Turnstiles,
lobby reception desks, lobby elevator bank partition.

–      Equipment
to heat water using steam (basement for NYT and 28th floor for FCRC)

–      Empty
electrical conduit and chilled water to retail and Times Center

–      General
conditions and fees

–      Allocate
the trade insurance deduct, sales tax deduct, and bond premium based on the
relative trade cost for each unit. For example, if a particular trade’s
insurance deduct is $1000 and FCRC Office unit’s share of costs for that trade
is 45%, then FCRC would be allocated $450 of the deduct. The cost of the OCIP
insurance premium will be allocated based on each unit’s share of total trade
costs and GCs.

 

Note: This
methodology has

not yet been finalized and is

subject to revision.

 

 

EXHIBIT S

Guaranteed
Maximum Price

 

 

 

AMEC Construction Management, Inc.

New York Times Building

 

	
  Grade
  Code

  	
   

  	
  Item

  	
   

  	
  Amount

  	
   

  	
  Add. #12

  	
   

  	
  Add #13

  MAST - Final

  	
   

  	
  Add.#14

  	
   

  	
  Add.#15

  	
   

  	
  Add.#16

  	
   

  	
  Add.#17

  	
   

  	
  Sub-Total

  	
   

  	
  Other

  Items

  	
   

  	
  Total Budget

  	
   

  
	
  000

  	
   

  	
  General
  Conditions

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  31,054,290

  	
   

  	
  31,054,290

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  000

  	
   

  	
  Sitework
  (Incls Subway work)

  	
   

  	
  1,908,538

  	
   

  	
  1,955

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1,910,493

  	
   

  	
   

  	
   

  	
  1,910,493

  	
   

  
	
  250

  	
   

  	
  Landscaping

  	
   

  	
  482,500

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  482,500

  	
   

  	
   

  	
   

  	
  482,500

  	
   

  
	
  500

  	
   

  	
  Building
  Substructure

  	
   

  	
  12,955,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  12,955,000

  	
   

  	
  (150,000

  	
  )

  	
  12,805,000

  	
   

  
	
  000

  	
   

  	
  Concrete

  	
   

  	
  13,913,000

  	
   

  	
  80,000

  	
   

  	
  incl

  	
   

  	
  60,000

  	
   

  	
   

  	
   

  	
  4,320

  	
   

  	
   

  	
   

  	
  14,057,320

  	
   

  	
   

  	
   

  	
  14,057,320

  	
   

  
	
  200

  	
   

  	
  Masonry

  	
   

  	
  1,111,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1,111,000

  	
   

  	
  51,750

  	
   

  	
  1,162,750

  	
   

  
	
  100

  	
   

  	
  Structural
  Steel

  	
   

  	
  75,590,000

  	
   

  	
   

  	
   

  	
  1,670,500

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  10,000

  	
   

  	
   

  	
   

  	
  77,270,500

  	
   

  	
   

  	
   

  	
  77,270,500

  	
   

  
	
  500

  	
   

  	
  Misc
  Iron

  	
   

  	
  4,500,300

  	
   

  	
  20,900

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  9,300

  	
   

  	
  5,777

  	
   

  	
   

  	
   

  	
  4,536,277

  	
   

  	
  (26,000

  	
  )

  	
  4,510,277

  	
   

  
	
  400

  	
   

  	
  Ornamental
  Metal

  	
   

  	
  2,098,600

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  (134,200

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1,964,400

  	
   

  	
  (30,000

  	
  )

  	
  1,934,400

  	
   

  
	
  100

  	
   

  	
  Rough
  Carpentry (horizontal Nets)

  	
   

  	
  745,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  745,000

  	
   

  	
   

  	
   

  	
  745,000

  	
   

  
	
  200

  	
   

  	
  Finish
  Carpentry & Millwork

  	
   

  	
  568,114

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  568,114

  	
   

  	
  (195,200

  	
  )

  	
  372,914

  	
   

  
	
  240

  	
   

  	
  EIFS

  	
   

  	
  149,984

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  149,984

  	
   

  	
   

  	
   

  	
  149,984

  	
   

  
	
  250

  	
   

  	
  Spray-on
  Fire Proofing & lobby stucco

  	
   

  	
  3,789,000

  	
   

  	
   

  	
   

  	
  incl

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  3,789,000

  	
   

  	
  40,250

  	
   

  	
  3,829,250

  	
   

  
	
  101

  	
   

  	
  Metal
  Panels

  	
   

  	
  264,200

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  264,200

  	
   

  	
   

  	
   

  	
  264,200

  	
   

  
	
  500

  	
   

  	
  Roofing
  & Waterproofing

  	
   

  	
  2,168,500

  	
   

  	
  21,000

  	
   

  	
  incl

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2,189,500

  	
   

  	
  74,000

  	
   

  	
  2,263,500

  	
   

  
	
  910

  	
   

  	
  Caulking

  	
   

  	
  25,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  25,000

  	
   

  	
   

  	
   

  	
  25,000

  	
   

  
	
  100

  	
   

  	
  Metal
  Doors & Frames

  	
   

  	
  251,800

  	
   

  	
  (200

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1,142

  	
   

  	
   

  	
   

  	
  252,742

  	
   

  	
   

  	
   

  	
  252,742

  	
   

  
	
  311

  	
   

  	
  Overhead
  Doors

  	
   

  	
  163,937

  	
   

  	
  (10,083

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  57,577

  	
   

  	
   

  	
   

  	
  231,431

  	
   

  	
   

  	
   

  	
  231,431

  	
   

  
	
  400

  	
   

  	
  Entrances
  & Storefronts

  	
   

  	
  8,600,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  8,600,000

  	
   

  	
   

  	
   

  	
  8,600,000

  	
   

  
	
  801

  	
   

  	
  Skylights

  	
   

  	
  825,000

  	
   

  	
  173,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  998,000

  	
   

  	
   

  	
   

  	
  998,000

  	
   

  
	
  200

  	
   

  	
  Hardware

  	
   

  	
  352,100

  	
   

  	
  (300

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  5,032

  	
   

  	
   

  	
   

  	
  356,832

  	
   

  	
   

  	
   

  	
  356,832

  	
   

  
	
  800

  	
   

  	
  Glazing
  (Incls FR sliding window)

  	
   

  	
  691,600

  	
   

  	
  36,070

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  727,670

  	
   

  	
   

  	
   

  	
  727,670

  	
   

  
	
  900

  	
   

  	
  Curtainwall

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  60,912,683

  	
   

  	
  60,912,683

  	
   

  
	
  250

  	
   

  	
  Gypsum
  Wallboard (Incls ACT.)

  	
   

  	
  14,330,725

  	
   

  	
  4,000

  	
   

  	
   

  	
   

  	
  65,000

  	
   

  	
   

  	
   

  	
  71,997

  	
   

  	
   

  	
   

  	
  14,471,722

  	
   

  	
  110,734

  	
   

  	
  14,582,456

  	
   

  
	
  300

  	
   

  	
  Ceramic
  Tile

  	
   

  	
  978,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  28,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1,006,000

  	
   

  	
   

  	
   

  	
  1,006,000

  	
   

  
	
  550

  	
   

  	
  Wood
  Flooring

  	
   

  	
  839,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  8,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  847,000

  	
   

  	
  (120,000

  	
  )

  	
  727,000

  	
   

  
	
  650

  	
   

  	
  Resilient
  Floorings

  	
   

  	
  41,700

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  41,700

  	
   

  	
   

  	
   

  	
  41,700

  	
   

  
	
  900

  	
   

  	
  Intumescent/Painting

  	
   

  	
  8,205,000

  	
   

  	
   

  	
   

  	
  28,000

  	
   

  	
  (1,425,000

  	
  )

  	
   

  	
   

  	
  287

  	
   

  	
   

  	
   

  	
  6,808,287

  	
   

  	
  (582,500

  	
  )

  	
  6,225,787

  	
   

  
	
  000

  	
   

  	
  Specialties
  (Incls plastic wall guards, lockers, F.E. cabinets, wire mesh part, load dock
  equip, & floor mats)

  	
   

  	
  142,100

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  482

  	
   

  	
   

  	
   

  	
  142,582

  	
   

  	
   

  	
   

  	
  142,582

  	
   

  
	
  160

  	
   

  	
  Toilet
  Partitions

  	
   

  	
  420,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  420,000

  	
   

  	
   

  	
   

  	
  420,000

  	
   

  
	
  290

  	
   

  	
  Bird
  Deterrent Sys

  	
   

  	
  69,800

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  5,178

  	
   

  	
   

  	
   

  	
  74,978

  	
   

  	
   

  	
   

  	
  74,978

  	
   

  
	
  404

  	
   

  	
  Building
  Signage

  	
   

  	
  149,100

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  68,676

  	
   

  	
   

  	
   

  	
  217,776

  	
   

  	
   

  	
   

  	
  217,776

  	
   

  
	
  800

  	
   

  	
  Toilet
  Accessories

  	
   

  	
  130,400

  	
   

  	
  2,100

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  132,500

  	
   

  	
   

  	
   

  	
  132,500

  	
   

  
	
  200

  	
   

  	
  Louvers

  	
   

  	
  464,300

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  464,300

  	
   

  	
  (50,000

  	
  )

  	
  414,300

  	
   

  
	
  012

  	
   

  	
  Façade
  Maintenance Equipment

  	
   

  	
  1,425,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  26,012

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1,451,012

  	
   

  	
  (332,000

  	
  )

  	
  1,119,012

  	
   

  
	
  200

  	
   

  	
  Elevators

  	
   

  	
  17,523,876

  	
   

  	
  (191,524

  	
  )

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  17,332,352

  	
   

  	
   

  	
   

  	
  17,332,352

  	
   

  
	
  050

  	
   

  	
  H.V.A.C.
  (Incls piping, sheetmetal, equipment)

  	
   

  	
  32,073,735

  	
   

  	
  12,000

  	
   

  	
   

  	
   

  	
  30,000

  	
   

  	
   

  	
   

  	
  65,000

  	
   

  	
   

  	
   

  	
  32,180,735

  	
   

  	
  (1,147,424

  	
  )

  	
  31,033,311

  	
   

  
	
  400

  	
   

  	
  Plumbing

  	
   

  	
  6,466,000

  	
   

  	
  16,200

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  30,000

  	
   

  	
   

  	
   

  	
  6,512,200

  	
   

  	
  (75,000

  	
  )

  	
  6,437,200

  	
   

  
	
  500

  	
   

  	
  Fire
  Protection

  	
   

  	
  2,950,000

  	
   

  	
  46,138

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2,996,138

  	
   

  	
   

  	
   

  	
  2,996,138

  	
   

  
	
  900

  	
   

  	
  Controls
  & Instrumentation

  	
   

  	
  3,500,000

  	
   

  	
  10,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  3,510,000

  	
   

  	
  (253,000

  	
  )

  	
  3,257,000

  	
   

  
	
  000

  	
   

  	
  Electrical

  	
   

  	
  25,525,000

  	
   

  	
  (25,000

  	
  )

  	
  60,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  145,790

  	
   

  	
   

  	
   

  	
  25,705,790

  	
   

  	
  (1,114,216

  	
  )

  	
  24,591,574

  	
   

  
	
  800

  	
   

  	
  Security
  Systems (Incls turnstiles)

  	
   

  	
  1,258,000

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  1,258,000

  	
   

  	
   

  	
   

  	
  1,258,000

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  000

  	
   

  	
  Contingency

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  8,431,236

  	
   

  	
  8,431,236

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  000

  	
   

  	
  Fee

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  5,030,935

  	
   

  	
  5,030,935

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  300

  	
   

  	
  Bond Costs

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  2,331,320

  	
   

  	
  2,331,320

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  247,664,909

  	
   

  	
  196,258

  	
   

  	
  1,758,500

  	
   

  	
  (1,342,188

  	
  ) 

  	
  9,300

  	
   

  	
  471,238

  	
   

  	
   

  	
   

  	
  248,758,015

  	
   

  	
   

  	
   

  	
  352,719,873

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  103,961,858

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total
  GMP w/Bonds =

  	
   

  	
  352,719,873

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total GMP w/o Bonds =     350,388,553

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

 

EXHIBIT T

Hoisting and Logistics Plan

 

 

 

 

 

 

 

 

 

 

EXHIBIT U

Allowances

 

The
amounts included as allowances are estimates. To the extent the actual cost
differs from the allowance value, the GMP will be either increased or decreased
to reflect the difference. The following is the list of allowances included in
the GMP:

 

1.  Storefront
Allowance of $8,600,000 includes
complete ground floor exterior glass storefront system including doors at
perimeter of building (Note that cladding on hollow metal doors at the
perimeter is in the Curtain Wall Contractor’s scope.); ground floor exterior
wall system including doors at garden courtyard (Note that floors 2 through 4
of the garden courtyard are included in the Curtain Wall Scope.); interior
glazing system that separates retail areas from lobby and Times Center
auditorium from the lobby; all ground floor entrance doors and vestibules;
glass canopies, including heat tracing located at approximately elevation
+16-0" as shown, for example, on sheets A-5702 and A-5703 (Note that
structural steel supporting the canopies is included in the allowance); retail
awnings located at approximately elevation +12-0" as shown, for example,
in section on sheet A-5502, retail signage support steel, canopy drain
leaders, and all other associated exposed steel elements.

 

2.  Security System
Allowance of $778,000 includes
equipment, cabling, installation, terminations, supervision, engineering,
programming, and training for the Security System as outlined in the
specifications.

 

3.  Lobby Turnstile Allowance of $448,000 includes cost to furnish and install lobby
turnstiles. Not included in the allowance is the cladding, which is included in
the GMP under the millwork and/or ornamental metals scope of work.

 

4.  Con Ed Vault Reconstruction allowance of
$50,000 includes
structural changes required by Con Ed to reinforce the existing vaults at the
north and south loading dock entrances. Not included in the allowance is the
replacement of the grating which is included in the GMP as per the plans and
specifications.

 

 

EXHIBIT V

Guarantee

 

 

Exhibit V

GUARANTEE
OF PERFORMANCE

 

THIS GUARANTEE OF PERFORMANCE (“Guarantee”) is made and entered into as of
the 5 February 2004, by AMEC p.l.c.
(“Guarantor”) for the benefit of The New York
Times Building, LLC and its successors and assigns (collectively
“Beneficiary”).

 

WHEREAS, Beneficiary has entered into that certain Construction Management
Agreement dated as of 22  January 2004
(“the Agreement”) by and between Beneficiary as Owner, and AMEC Construction
Management, Inc. (“AMEC CM”), a wholly-owned subsidiary of Guarantor, for the
construction of a building of approximately 1,540,000 gross square feet on a
site located on Eighth Avenue between 40th and 41st
Street in New York, NY (“the Project”), which Agreement is by reference made a
part hereof as though set forth in full.

 

NOW THEREFORE, in consideration of Beneficiary’s entering into the Agreement with
AMEC CM:

 

1.                                       Guarantor hereby guarantees to Beneficiary
that AMEC CM shall promptly, faithfully and fully complete the Project and the
Agreement in accordance with its terms and conditions.

 

2.                                       The Guarantee shall be a continuing guarantee
and is to be irrevocable and to remain in full force and effect as long as AMEC
CM or its successors or assigns shall be obligated to Beneficiary under the
terms of or as a consequence of the Agreement, subject to Section 3.

 

3.                                       This Guarantee shall be effective and binding
on Guarantor as stated herein, notwithstanding any bankruptcy, rejection of
Agreement in bankruptcy, insolvency or other legal disability (whether
voluntary or involuntary) of AMEC CM or any of its successors or assigns; the
judgment of any court or the award of any arbitration panel having jurisdiction
over AMEC CM or any of its successors or assigns; any limitation or
modification of the liability of AMEC CM pursuant to the operation of any
present or future federal or state statute or rule with respect to bankruptcy,
insolvency or similar statutes; the dissolution of AMEC CM; and/or any
modification of the Agreement agreed to by Beneficiary and AMEC CM.

 

4.                                       If AMEC CM fully performs the Agreement,
Guarantor shall have no obligation under this Guarantee.

 

5.                                       If AMEC CM fails to perform under the
Agreement, and the default has not yet been: (1) remedied by AMEC CM; or (2)
waived in writing by Beneficiary, then Guarantor’s obligation under this
Guarantee shall arise after:

 

5.1                                 Beneficiary has sent a written notice (“First
Notice”) to AMEC CM and Guarantor, at the addresses described in
Section 11, stating that Beneficiary believes AMEC CM has failed to
perform in accordance with the terms and conditions of the Agreement (an “AMEC
CM Default”), and Beneficiary has made reasonable efforts to arrange a
conference with AMEC CM and Guarantor, to be held not later than twenty (20)
days after the date of the First Notice, to discuss a plan for curing the AMEC
CM Default. If Beneficiary, AMEC CM and Guarantor agree upon a plan at such
conference, AMEC CM shall be allowed a reasonable time to cure the AMEC CM Default
in a manner satisfactory to Beneficiary; provided, however, that no agreement
on the part of Beneficiary or any attempt by AMEC CM to cure or commence a cure
of the AMEC CM Default shall constitute a waiver of Beneficiary’s right to
subsequently terminate AMEC CM for default; and

 

5.2                                 Beneficiary has declared an AMEC CM Default
under Section 5.1, and, if the AMEC CM Default has not been cured,
formally terminated AMEC CM’s right to

 

1

 

complete the Agreement. Such a formal termination shall not be declared
earlier than twenty (20) days after the First Notice as set forth in
Section 5.1; and

 

5.3                                 Beneficiary has agreed to pay the Balance of
the Contract Price (as defined in Section 5.4) to Guarantor, in accordance
with the terms of the Agreement, or directly to a contractor selected by
Guarantor pursuant to Section 6.3 to perform the balance of work under the
Agreement in accordance with its terms.

 

5.4                                 For the purposes of this Guarantee, the
phrase “the Balance of the Contract Price” shall mean the total amount payable
by Beneficiary to AMEC CM under the Agreement after all proper adjustments have
been made, including: (1) the deduction of all payments previously made by
Beneficiary to AMEC CM for work properly performed; (2) the deduction of
Additional Costs (as defined in Section 5.5) incurred by Beneficiary as a
result of the AMEC CM Default; and (3) the addition of any insurance proceeds
or other amounts received by Beneficiary in settlement of insurance or other
claims to which AMEC CM would otherwise be entitled.

 

5.5                                 For the purposes of this Guarantee, the
phrase “Additional Costs” shall mean:

 

5.5.1                        Any additional legal and/or design
professional fees resulting from the AMEC CM Default, and/or from the failure
of Guarantor to act as set forth in Sections 6.1 through 6.4, and/or from the
denial of liability by Guarantor as set forth in Section 6.5 if such
denial is found to be invalid; and

 

5.5.2                        Direct damages incurred by Beneficiary by the
delayed performance or non-performance of AMEC CM without regard to any
additional cure period provided to Guarantor herein; provided, however, that
Guarantor shall in no event be liable, in contract, tort or otherwise
(including negligence, warranty, indemnity and strict liability), for any
special, indirect or consequential damages, including specifically, but without
limitation, loss of profits or revenue, loss of full or partial use of any
equipment or facility, costs of capital, loss of goodwill, claims of customers,
governmental entities or other third parties, or similar damages.

 

6.                                       When Beneficiary has satisfied the conditions
of Section 5, Guarantor shall promptly and at Guarantor’s expense take one
of the following actions:

 

6.1                                 Take such measures as are necessary to enable
and cause AMEC CM to perform and complete the Agreement; and pay to Beneficiary
the Additional Costs described in Section 5.5; or

 

6.2                                 Undertake to complete performance of the
Agreement itself, through its agents and/or independent subcontractors
acceptable to Beneficiary; and pay to Beneficiary the Additional Costs
described in Section 5.5; or

 

6.3                                 Obtain bids or negotiated proposals from
qualified contractors, acceptable to Beneficiary, for performance and
completion of the Agreement; arrange for a contract, consistent with the terms
of the Agreement, to be prepared for execution by Beneficiary and the
contractor selected by Guarantor with Beneficiary’s concurrence; and pay to
Beneficiary the Additional Costs described in Section 5.5 in excess of the
Balance of the Contract Price incurred by Beneficiary resulting from the AMEC
CM Default; or

 

6.4                                 Waive
its rights to: (1) have AMEC CM perform and complete the Agreement; (2) arrange
for completion through Guarantor’s agent or independent subcontractors;

 

2

 

or (3) obtain a
new contractor to complete the Agreement with reasonable promptness under the
circumstances. Upon receipt of cost information from Beneficiary, promptly
tender partial payments therefore to Beneficiary.  After investigation, determine the costs to
complete the Project in excess of the Balance of the Contract Price and the
Additional Costs for which Guarantor is liable to Beneficiary and, promptly
tender payment therefore to Beneficiary. Notwithstanding acceptance of such
payment, Beneficiary may dispute the amount of the payment; or

 

6.5                                 Deny
liability, in whole or in part, and notify Beneficiary citing reasons therefor.

 

7.                                       If
Guarantor does not proceed as provided in Section 6 with reasonable
promptness, Guarantor shall be deemed to be in default of this Guarantee twenty
(20) days after receipt of an additional notice (“Second Notice”) from
Beneficiary demanding that Guarantor perform its obligations under this
Guarantee, and Beneficiary shall thereafter be entitled to enforce this
Guarantee by using any legal remedy available to Beneficiary. If Guarantor has
denied liability as set forth in Section 6.5, in whole or in part, then
Beneficiary shall be entitled to enforce any remedy available to Beneficiary
without the requirement for a Second Notice.

 

8.                                       After
Beneficiary has terminated AMEC CM’s right to complete the Agreement, and if
Guarantor elects to act under Sections 6.1, 6.2 or 6.3 above, then the
responsibilities of Guarantor to Beneficiary shall not be greater than those of
AMEC CM to Beneficiary under the Agreement, and the responsibilities of
Beneficiary to Guarantor shall not be greater than those of Beneficiary to AMEC
CM under the Agreement.

 

9.                                       Guarantor
shall not be liable to Beneficiary for obligations of AMEC CM that are
unrelated to the Project covered by the Agreement, and the Balance of the
Contract Price shall not be reduced or set off on account of any such unrelated
obligations. No right of action shall accrue on this Guarantee to any person or
entity other than Beneficiary, its successors, assigns and legal
representatives.

 

10.                                 Any
proceeding under this Guarantee may only be instituted in any court of
competent jurisdiction in the State of New York, and Guarantor hereby submits
to the jurisdiction of the courts of New York and waives any objection based on
venue or forum non convenience or objection to New York choice of law. Any such
action shall be instituted within two (2) years after Guarantor refuses or fails
to perform its obligations under this Guarantee. If the provisions of this
Section are void or prohibited by law, the applicable limitation period
shall be the minimum period of limitation available to guarantors as a defense
in the State of New York.

 

11.                                 Notices
to Guarantor, Beneficiary, and AMEC CM shall be faxed, mailed or hand-delivered
to the following addresses:

 

	
  To Guarantor:

  	
  Group Secretary

  AMEC p.l.c.

  Sandiway House

  Hartford, Northwich, Cheshire

  United Kingdom CWB 2YA

  Telecopier No: 011-44-606-883996

  
	
   

  	
   

  
	
  To Beneficiary:

  	
  The New York Times
  Building, LLC

  C/o The New York Times Co.

  239 West 43rd Street

  New York, NY 10036

  Att’n David Thurm

  Telecopier No: 212-

  

 

3

 

	
  And:

  	
  The New York Times
  Building, LLC

  C/o FC 41st Street Associates, LLC

  One Metrotech Center North

  Brooklyn, NY 11201

  Att’n David Berliner

  Telecopier No: 718-923-8705

  
	
   

  	
   

  
	
  To AMEC CM:

  	
  AMEC Construction
  Management, Inc.

  1633 Broadway

  24th Floor, New York, New York 10019

  
	
   

  	
   

  
	
  with a copy to

  	
  John Babieracki

  Executive Vice-President & Chief Operating Officer

  AMEC Construction Management, Inc.

  1633 Broadway, 24th Floor

  New York, NY 10019

  Telecopier No:

  

 

Beneficiary shall
send Guarantor a copy of any Notice of default that Beneficiary gives to AMEC
CM.

 

12.                                 Guarantor’s
liability under this Guarantee in respect of all claims in the aggregate
hereunder shall be limited to and shall not exceed the liability of AMEC CM
pursuant to the Agreement and this Guarantee. Further, it shall be a
precondition to the establishment of any liability on the part of Guarantor
that Beneficiary shall have complied with the specific requirement for the
Beneficiary to provide sufficient Project financing to compensate AMEC CM or
the Guarantor for the balance of the scope of work under the Agreement.

 

13.                                 This
Guarantee and all rights and obligations hereunder shall be construed and
enforced in accordance with the laws of the State of New York applicable to
contracts made and performed in New York regardless of its or any other
jurisdiction’s choice of law principles.

 

IN
WITNESS WHEREOF, Guarantor has duly executed and delivered
this Guarantee as of the date first above written.

 

	
  ATTEST:

  	
  AMEC
  p.l.c.

  (“Guarantor”)

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/
  Fiona Lockcroft

  	
   

  	
  By:

  	
     /s/
  Peter James Holland

  
	
  Name:

  	
  Fiona
  Lockcroft

  	
   

  	
  Name:

  	
  Peter James Holland

  
	
  Title:

  	
  Secretariat
  Administrator

  	
   

  	
  Title:

  	
  Company Secretary -
  Administration Director

  

 

4

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