411 East Wisconsin
Center
Construction Handbook
411 East Wisconsin Avenue Milwaukee, WI 53202
Property Management by Colliers International
TABLE OF CONTENTS
SECTION 1 - INTRODUCTION
Introduction -------------------------------------------------------------------------------------------------- 4
Staff Responsibilities -------------------------------------------------------------------------------------------------- 5
SECTION 2 – COLLIERS INTERNATIONAL
Building Construction ------------------------------------------------------------------------------------------------ 5
SECTION 3 - BUILDING BIDDING PROCESS
Bidding Process---------------------------------------------------------------------------------------------------------- 6
Instructions ------------------------------------------------------------------------------------------------------------ 6
Interpretation of Documents ----------------------------------------------------------------------------------------- 6
Contractor’s Proposed Alternatives -------------------------------------------------------------------------------- 7
Submission of Proposals ------------------------------------------------------------------------------------------ 7
Rights Reserved by Owner ----------------------------------------------------------------------------------------- 7
Getting Started ------------------------------------------------------------------------------------------------------ 7
Time for Completion ----------------------------------------------------------------------------------------------- 7
Submittals ------------------------------------------------------------------------------------------------------------ 8
Architect’s Review --------------------------------------------------------------------------------------------------- 8
Temporary Facilities and Controls ------------------------------------------------------------------------------- 8
Materials and Product Handling -------------------------------------------------------------------------------- 9
Contract Closeout -------------------------------------------------------------------------------------------------- 9
Re-inspection of Costs ---------------------------------------------------------------------------------------------- 9
Cleaning ----------------------------------------------------------------------------------------------------------- 10
Operation & Maintenance Data --------------------------------------------------------------------------------- 10
Sample Bid Form ---------------------------------------------------------------------------------------------------- 11
Sample Change Order Form --------------------------------------------------------------------------------------- 15
Sample Lien Waivers ----------------------------------------------------------------------------------------------- 17
SECTION 4 - CONSTRUCTION RULES & REGULATIONS
Approved General Contractor List ---------------------------------------------------------------------------------- 21
Approved Sub-Contractor List ------------------------------------------------------------------------------------ 21
Construction Process Guidelines ---------------------------------------------------------------------------------- 27
Construction Rules and Regulation ------------------------------------------------------------------------------- 30
Demolition/Build out ------------------------------------------------------------------------------------------------ 30
Material Delivery ---------------------------------------------------------------------------------------------------- 32
Elevators/Loading Dock -------------------------------------------------------------------------------------------- 33
Conduct --------------------------------------------------------------------------------------------------------------- 34
Systems ----------------------------------------------------------------------------------------------------------------- 35
HVAC ------------------------------------------------------------------------------------------------------------------ 36
Electrical -------------------------------------------------------------------------------------------------------------- 37
Voice & Data Cabling ---------------------------------------------------------------------------------------------- 38
Cabling Specifications ----------------------------------------------------------------------------------------------- 39
Plumbing -------------------------------------------------------------------------------------------------------------- 40
Access Control ------------------------------------------------------------------------------------------------------- 41
Fire/Life Safety ------------------------------------------------------------------------------------------------------- 41
Doors ------------------------------------------------------------------------------------------------------------------- 42
Door Hardware ----------------------------------------------------------------------------------------------------- 42
Ceiling ---------------------------------------------------------------------------------------------------------------- 42
Page - 3 - of 72
411 East Wisconsin Center Construction Handbook
TABLE OF CONTENTS Con’t
Walls & Wall Attachments ----------------------------------------------------------------------------------------- 43
Glass -------------------------------------------------------------------------------------------------------------------- 43
Full Floor Tenant Construction/Renovation -------------------------------------------------------------------- 43
Certificate of Insurance Requirements --------------------------------------------------------------------------- 44
Construction Guidelines & Specifications ---------------------------------------------------------------------- 46
SECTION 5 - EXHIBITS
Exhibit A - Tenant Project Authorization ---------------------------------------------------------------------- 47
Exhibit B - Construction Approval Form ---------------------------------------------------------------------- 48
Exhibit C - After Hours Delivery Approval Form ------------------------------------------------------------ 49
Exhibit D - Freight/Dumpster Charges --------------------------------------------------------------------- 50
Exhibit E – Hot Work Policy and Permit --------------------------------------------------------------------- 51
Exhibit F – LEED Painting Protocol --------------------------------------------------------------------- 57
Exhibit G – LEED Shipping and Receiving Protocol -------------------------------------------------- 60
Exhibit H – Green Cleaning Policy --------------------------------------------------------------------- 62
Exhibit I – Solid Waste Management --------------------------------------------------------------------- 68
Exhibit J – Plumbing Renovations Policy --------------------------------------------------------------------- 71
Page - 4 - of 72
411 East Wisconsin Center Construction Handbook
Introduction This handbook has been developed in order to insure that all construction
at 411 EWC is handled in a professional and problem free manner. Our
intent is to make you aware of the particular nuances of doing
construction in the building. We believe this will help reduce bidding
errors and punch lists further down the road.
On the following pages we have detailed the building contracts,
construction requirements and building standards. We look forward to
working with you on the next build out.
Ownership Middleton Milwaukee Investors LLC
Property Management Colliers International
Page - 5 - of 72
411 East Wisconsin Center Construction Handbook
Staff Responsibilities
General Manager
Selecting contractors to bid
Reviewing and approving bids
Coordinating the efforts of the general contractor, architect, and tenant
Approving change orders
411 Facility Operations Department
Reviewing plans to ensure they meet with building requirements –
Management/Facility Operations are assuming no liability in plan reviews.
Performed only to facilitate the construction process.
Conferring with G.C.’s to answer any questions concerning the build out
Overseeing the construction process on a daily basis
Enforcing building rules and regulations
Building Construction The 411 EWC Management Office is currently located in Suite 500. The
regular business hours are 8:00 a.m. to 5:00 p.m. Monday through Friday,
except holidays.
In order to make the construction process as efficient as possible, we request that
you direct all construction and base building related questions to Building
Management. Building Management and Facility Operations
(“Management/Facility Operations”) are responsible for overseeing the job for
the Owner. Consulting with Management/Facility Operations can be invaluable
in terms of saving time and money by pointing out nuances of the building early
on.
Any questions concerning the tenant, scheduling or the AIA contract should be
directed to the Sr. Property Manager.
The on-site Building Management staff consists of the following personnel:
411 EWC Management Personnel
BUILDING MANAGEMENT
Property Management
Senior Property Manager Susan Johnson 414-347-0411
Assistant Prop. Manager Susan Ertel 414-347-0411
Tenant Serv. Coordinator Maritza Zuege 414-347-0411
Facility Operations Staff
Chief Engineer Jeff Davitz 414-347-0411
Operations Tech
Operations Tech
Kevin Poser
Mike Schoenung
414-347-0411
414-347-0411
411 Security Dept.
Security Director Chris Jackson 414-347-0411
Supervisor Jill Anderson 414-347-0411
Page - 6 - of 72
411 East Wisconsin Center Construction Handbook
Janitorial Service
Cleaning Supervisor Silvia Nikolic 414-289-7749
Account Manager Sasa Milanovic 414-289-7749
Management/Facility Operations Fax Number: 414-347-1116
BIDDING PROCESS
Instructions to Bidders Bids must be made in accordance with the instructions contained
herein to be considered for contract award.
This handbook includes a copy of the Bid Form. Unless instructed otherwise,
bidders should follow this format and submit the bid in that form on their
stationery.
Where both written numbers (words) and numerical figures are given, the
written numbers (words) will govern in the event of conflict. The signer must
initial any erasures or corrections on the Bid Form.
Sign in long-hand and type the name and position of the signer under each
signature. If the bidder is a partnership or co-partnership, each partner must
sign; corporation followed by the name of the state of incorporation, corporate
seal and the legal signature of an officer authorized.
The Contract Documents (i.e. the space plan or scope drawings) are not to be
used for construction. Subsequent documents will be issued after bidding. The
bidder is to use reasonable judgment based on their construction knowledge and
professional experience in the establishment of the stipulated Guaranteed
Maximum Price (“GMP”).
Each bidder, by submitting their bid, represents that they have read and
understood the information in this handbook and the contract documents.
Each bidder, by submitting their bid, represents that they have visited the site,
familiarized themselves with the local conditions and construction schedule,
compared the Contract Documents with any work in place and informed
themselves of all conditions, difficulties and restrictions attending the
execution of the work, including other work, if any, being performed. Each
bidder must field verify conditions affecting their area of work prior to
submitting their bid. Subsequent change order requests based on lack of
earlier field verification will be denied.
Failure to perform the above shall in no way entitle the bidder to additional
consideration, compensation, or relieve the bidder from any obligation
with respect to their bid or to the Contract.
Interpretation of
the documents Discrepancies to, ambiguities in, or omissions from the architect’s Contract
Documents that raise questions, shall be brought to the attention of the architect
who shall answer by written addendum addressed to all bidders.
Page - 7 - of 72
411 East Wisconsin Center Construction Handbook
Neither Owner, nor the architect will be responsible for oral interpretations.
Questions received less than 24 hours before the time set for receipt of bids may
not be answered.
All addenda issued during the bidding period will be incorporated into the
Contract Documents.
All references to standard specifications shall, unless otherwise specifically
stated, be construed as referring to the latest edition of such specifications,
current as of the date of execution of the Contract Documents.
Contractor’s Proposed If a bidder wishes to propose alternate products,
Alternatives methods or systems to those shown and specified, they may do so by indicating
same in the space provided in the Bid Form
Should the Owner decide to accept any of such Contractor Proposed Alternates,
the written contract or agreement will be so drawn as to include and define such
accepted alternates, after which no substitutions or alternates will be permitted
without a formal Change Order.
Submission of Bids will be received at the time and place set forth.
Proposals Bids should be sent to:
Middleton Milwaukee Investors LLC
C/O Colliers International
411 East Wisconsin Avenue, Suite 500
Milwaukee, Wisconsin 53202
Attention: Susan Johnson
Bidders are responsible for delivery of their bids at or before the time and place
stated on the job summary form.
Any bid may be withdrawn either personally or by written request at any time
prior to the time set for receipt of bids.
Modifications submitted in writing will be considered if received prior to the
time set for receipt of bids.
Rights Reserved By Owner The Owner reserves the right to waive any irregularities, to reject any or all
Bids or negotiate the Bid that, in the opinion of the Owner, will serve the best
interests of the Owner.
Getting Started If applicable, “Tenant Project Authorization” (Exhibit “A”) and “Construction
Approval” (Exhibit “B”) forms must be fully executed.
Time for Completion The work shall be commenced at the time stated in the Contractor’s Notice to
Proceed or the Owner/Contractor Agreement and shall be completed on or
before the time stated on the bid form.
Such Notice to proceed may be given to the Contractor on any date after the
Contractor has executed this Contract and furnished their Performance and Labor
Material Payment Bonds, if required and Certificate of Insurance (required) to
the Owner herein specified as required by the Owner.
Page - 8 - of 72
411 East Wisconsin Center Construction Handbook
Submittals Unless otherwise directed by management, make submittals to the architect
through the Construction Manager or other Owner designee, with such
promptness as to cause no delay in the work. The architect will review
submittals within two (2) weeks or such longer period as may be reasonable.
Two (2) copies of a signed transmittal letter containing project name,
Contractor’s name, reference to applicable specifications section, submittal
items, titles, and other pertinent data shall accompany each submittal.
If shop drawings show variations from Contract requirements of standard shop
practices, make specific reference to such variations in the letter of transmittal in
order that, if acceptable, suitable action may be taken.
Submit only pages that are pertinent. Mark each copy of standard printed date to
identify pertinent products, show reference standards, performance
characteristics; writing and piping diagrams and controls; component parts;
finishes; dimensions; and required clearances.
Submit full range on manufacturer’s standard finishes except when more
restrictive requirements are specified; indicate colors, textures, and patterns for
Architect’s selection.
Samples shall be sufficient size to show general visual effect. When samples
must show range of color, texture, finish, graining, or other properties, submit in
sets of two (2) showing the full scope of this range. Each sample shall bear
identifying labels stating product name.
Samples will be reviewed and the Contractor notified if the samples comply with
the design concept and requirements of the contract documents.
Samples will be retained by the architect and will serve as the standard by which
all materials incorporated in the work will be judged.
Make re-submittals under procedures specified for initial submittal; identify
changes made since previous submittal.
Architect’s Review The architect will review with reasonable promptness, schedules and drawings
for conformance with the design concept of the project and compliance with
the information given in the contract documents.
No extensions of time will be allowed because of the Contractor’s failure to
submit shop drawings in ample time to allow review, possible re-submittal and
final review.
Upon, project completion, Contractor responsible for providing all (including
sub-contractor) as-built drawings in both hard copy and electronic format
acceptable to Owner. See Contract Closeout.
Temporary Facilities and Controls Electricity will be provided by the Owner for necessary temporary wiring for
lighting and power to execute the work.
Page - 9 - of 72
411 East Wisconsin Center Construction Handbook
Construction water will be made available for contractors at the discretion of
management/facility operations department.
Contractor shall be responsible for providing and maintaining heat necessary for
proper conduct of operations needed in the work.
Contractor shall be responsible for making necessary security provisions to
protect the work until project is turned over to the Tenant including, but not
limited to, security lighting, locks, temporary enclosures, etc.
All contractors shall comply with regulations and requirements of all governing
authorities including, but not limited to O.S.H.A., I.E.P.A., and local authorities.
Under direction from the management/facility operations department, Contractor
shall place filter media on return air intake dampers & cover smoke heads.
Materials and Product for Handling The architect may request certification of compliance products specified by
reference standards or by description only. Products specified by naming one
or more manufacturers with a provision for other manufactures as approved by
the architect require a submission of a request for substitution for any
manufacturer not specifically named. If approved by the architect after review,
furnish products of manufacturers specified.
Comply with manufacturer’s recommendations on product handling, storage and
protection.
Protect finished areas of project until accepted by Tenant. In the event of damage,
make replacements or repairs to the approval of the architect at no additional cost
to the Tenant. Protect all project materials; G.C. is responsible for all materials
in case of damage and/or theft.
Contract Closeout Contractor shall submit written declaration to Tenant and Owner:
All aspects of contract documents have been complied with
All items on substantial completion punch list have been completed
All tools, construction equipment and surplus materials haven been removed
from the site.
As-built drawings on AutoCAD and Blue Lines and submitted on DVD or
other acceptable electronic media format to Owner.
Lien waivers with all invoices
Occupancy permit for tenant
What if Owner determines that work is not finally complete?
Owner or the architect shall notify Contractor, in writing stating reason
Contractor shall take immediate steps to remedy the stated deficiencies and
provide written notice to Owner certifying that work is complete
Owner will re-inspect work
Re-inspection and Costs Substantial completion: Should the architect be required to perform subsequent
inspections after the second inspection because of failure to comply with the
original certification of Contractor, the Owner will compensate the architect for
Page - 10 - of 72
411 East Wisconsin Center Construction Handbook
additional services and deduct the amount paid from final payment to the
Contractor.
Cleaning Do not allow scrap, debris, or waste materials to accumulate on the job site.
Daily inspection of the site and pick up of all scrap, debris, and waste materials
is mandatory.
Promptly dispose of all items removed by demolition work. Prior to occupancy,
the General Contractor is responsible for cleaning of all interior glazing and
hydronic heat enclosures.
Provide adequate storage for all items awaiting removal from job site, observing
requirements for fire protection and environmental protection.
Dispose of all waste and debris in a legal manner from the building enclosure.
Replace air-handling (HVAC) filters if units were operated during construction.
Clean ducts, blowers and coils, if air-handling (HVAC) units were operated
without filters during construction.
Remove filter media from return air intake dampers.
Remove covers on smoke detection.
Operation & Maintenance Data Prior to final acceptance of the project, Contractor shall provide Tenant with
the following materials pertaining to various equipment and products installed
in the project.
Manufacturer’s Operation & Instruction Manual
Copies of all Manufacturer’s guarantees or warranties
Manufacturer’s cuts, bulletins, and recommendations concerning
maintenance of product and materials
List of product sources with telephone and addresses for repair and
maintenance service
Contractor shall arrange for a demonstration and indoctrination sessions with
Tenant for all electrical and mechanical equipment installed in the project.
Before construction will be allowed to commence, a proposal and an AIA
contract must be executed between the Owner and the contractor.
Page - 11 - of 72
411 East Wisconsin Center Construction Handbook
Sample Bid Form
Name of Bidder:
Address:
Phone:
1. BASE BID
The undersigned, having carefully examined the Contract Documents, Addenda,
, , , , thereto, and other data as prepared by the
architect, and having visited the site (411 East Wisconsin Center ), and become familiar with all
conditions affecting the Work, hereby propose to furnish everything required for the completion of the
above named Work for the above named project, all in accordance with the law at the place of the Work
for the following amount.
Guaranteed Maximum Price, base bid:
Dollars, ($ ).
2. BASE BID BREAKDOWN
The Guaranteed Maximum Price base bid breakdown shall not be deemed to limit or modify the scope
of the work. It shall be issued as a basis for the Owner to analyze the bids and evaluate the various types
of work in the Proposed Project Work.
Page - 12 - of 72
411 East Wisconsin Center Construction Handbook
Area of Work Amount Proposed Subcontractors
Demolition $
Finish & Rough Carpentry $
Millwork $
Gypsum Wallboard $
Acoustical Ceiling & Grid $
Wall covering/Painting $
Glazing $
Fire Protection $
Resilient Floor or Vinyl Base $
HVAC $
Electrical $
Voice/Data Cabling $
Hardware/Doors $
Plumbing $
Permits $
Blinds $
Cleaning $
Contingency $
Subtotal $
General Conditions $
Overhead/Profit $
Total Guaranteed $
Maximum Price Base Bid
Page - 13 - of 72
411 East Wisconsin Center Construction Handbook
3. CONTRACTOR PROPOSED ALTERNATIVES
The following alternates are proposed in accordance with the “Instructions to Bidders”. Supporting
information, if any, is attached: (insert “none” in open space below if no alternate construction is
proposed).
ADD DEDUCT
Alternate For
Alternate For
Alternate For
Alternate For
Alternate For
4. CHANGES IN THE WORK
For parts of the Work not included in the Base Bid and not covered by unit prices, the undersigned agrees
to charge for additional work and credit for omitted work as Contractor’s overhead and profit the
following percentages of cost of said work:
For portions of the Work performed by Contractor’s own forces not involving subcontractors.
Extra Credit
For portions of the Work performed by the subcontractor’s forces.
Extra Credit
5. TIME OF COMPLETION
The estimated date of completion for all work described by the Contract is to be days from
the awarding of the Contract.
Page - 14 - of 72
411 East Wisconsin Center Construction Handbook
6. AWARD
The undersigned agrees to, upon the awarding of the job based on this bid, provide Insurance Bonds (if
required) and enter into Contract within five (5) days.
DATE:
SIGN HERE IF AN INDIVIDUAL:
CONTRACTOR
ADDRESS
SIGN HERE IF A PARTNERSHIP OR CORPORATION:
COMPANY
BY:
TITLE:
ADDRESS
CORPORATE SEAL HERE
ATTEST:
(Secretary)
Page - 15 - of 72
411 East Wisconsin Center Construction Handbook
Sample Change Order Form
Contractor Name:
Address:
Phone:
Job Name:
Job Location (Floor/Suite)
Guaranteed Maximum Price per approved Bid:
Previously approved Change Orders (Detailed):
1.
2.
3.
Additional Change Orders (List):
1.
2.
3.
Revised Bids
(Sum of Original Bid and Work Orders):
Description of additional Change Order:
Page - 16 - of 72
411 East Wisconsin Center Construction Handbook
DATE:
SIGN HERE IF AN INDIVIDUAL:
CONTRACTOR
SIGN HERE IF A PARTNERSHIP OR CORPORATION:
COMPANY
BY:
TITLE:
CORPORATE SEAL HERE
ATTEST:
(Secretary)
AGREED TO BY OWNER:
OWNER
BY:
TITLE:
DATE:
Page - 17 - of 72
411 East Wisconsin Center Construction Handbook
WAIVER OF LIEN TO DATE STATE OF WISCONSIN Gty# _________________________________
} SS COUNTY OF Escrow# ______________________________ TO WHOM IT MAY CONCERN: WHEREAS the undersigned has been employed by ____________________________________________________________________________ to furnish _____________________________________________________________________________________________________________ for the premises known as ________________________________________________________________________________________________ of which _____________________________________________________________________________________________________is the owner. THE undersigned, for and in consideration of __________________________________________________________________________________ ______________________________________________________________________________ ($ _____________________________________) Dollars, and other good and valuable consideration, the receipt whereof is hereby acknowledged, do(es) hereby waive and release any and all lien or claim of, or right to, lien, under the statues of the State of Wisconsin, relating to mechanics’ liens, with respect to and on said above-described premises, and the improvement thereon, and on the material, fixtures, apparatus or machinery furnished, and on the moneys, funds or other considerations due or to become due from the owner, on account of all labor services, material, fixtures, apparatus or machinery, furnished to this date by the undersigned for the above-described premises, INCLUDING EXTRAS.* This waiver is a valid and binding waiver of construction lien rights under Wisconsin Statutes section 779.05. DATE ___________________________________ COMPANY NAME ____________________________________ ADDRESS __________________________________________ SIGNATURE AND TITLE ________________________________________________________________________________________________ *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.
CONTRACTOR’S AFFIDAVIT STATE OF WISCONSIN } SS COUNTY OF TO WHOM IT MAY CONCERN: THE UNDERSIGNED, (NAME) ___________________________________________________________________BEING DULY SWORN, DEPOSES AND SAYS THAT HE OR SHE IS (POSITION) ________________________________________________ OF (COMPANY NAME) _____________________________________________________________________________ WHO IS THE CONTRACTOR FURNISHING _____________________________________________________________________________________ WORK ON THE BUILDING LOCATED AT _________________________________________________________________________________________________________ OWNED BY That the total amount of the contract including extras* is $ ____________________ on which he or she has received payment of $ _______________________________ prior to this payment. That all waivers are true, correct and genuine and delivered unconditionally and that there is no claim either legal or equitable to defect the validity of said waivers. That the following are the names and addresses of all parties who have furnished material or labor, or both, for said work and all parties having contracts or sub contracts for specific portions of said work or for material entering into the construction thereof and the amount due or to become due to each, and that the items mentioned include all labor and material required to complete said work according to plans and specifications:
NAMES AND ADDRESSES
WHAT FOR
CONTRACT PRICE INCLDG EXTRAS*
AMOUNT PAID
THIS PAYMENT
BALANCE DUE
Page - 18 - of 72
411 East Wisconsin Center Construction Handbook
TOTAL LABOR AND MATERIAL INCLUDING EXTRAS* TO COMPLETE
That there are no other contracts for said work outstanding, and that there is nothing due or to become due to any person for material, labor or other work of any kind done or to be done upon or in connection with said work other than above stated. DATE _______________________________ SIGNATURE ___________________________________________ SUBSCRIBED AND SWORN TO BEFORE ME THIS _______________________ DAY OF _________________, 20 ____.
_________________________________________________________________
NOTARY PUBLIC *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.
Page - 19 - of 72
411 East Wisconsin Center Construction Handbook
FINAL WAIVER OF LIEN
STATE OF WISCONSIN
Gty # _______________________________________
} SS COUNTY OF Loan # _______________________________________
TO WHOM IT MAY CONCERN: WHERE AS the undersigned has been employed by ________________________________________________________________________ to furnish ___________________________________________________________________________________________________________ for the premises known as ______________________________________________________________________________________________ of which __________________________________________________________________________________________________ is the owner. THE undersigned, for and in consideration of _______________________________________________________________________________ ______________________________________________________________________________________ ($ ___________________________) Dollars, and other good and valuable consideration, the receipt whereof is hereby acknowledged, do(es) hereby waive and release any and all lien or claim of, or right to, lien, under the statutes of the State of Wisconsin, relating to mechanics’ liens, with respect to and on said above-described premises, and the improvements thereon, and on the material, fixtures, apparatus or machinery furnished, and on the moneys, funds or other considerations due or to become due from the owner, on account of labor services, material, fixtures, apparatus or machinery furnished, or which may be furnished at any time hereafter, by the undersigned for the above-described premises, INCLUDING EXTRAS.* This waiver is a valid and binding waiver of construction lien rights under Wisconsin Statutes section 779.05.
DATE ____________________ COMPANY NAME _______________________________________________________________________
ADDRESS ______________________________________________________________________________ SIGNATURE AND TITLE ______________________________________________________________________________________________ *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.
STATE OF WISCONSIN
CONTRACTOR’S AFFIDAVIT
} SS COUNTY OF TO WHOM IT MAY CONCERN: THE UNDERSIGNED, (NAME) ________________________________________________________________________ BEING DULY SWORN DEPOSES AND SAYS THAT HE OR SHE IS (POSITION) of the ____________________________________________OF (COMPANY NAME) ____________________________________________________________________________ WHO IS THE CONTRACTOR FURNISHING ___________________________________________________________________________________ WORK ON THE BUILDING LOCATED AT _____________________________________________________________________________________________________OWNED BY ___________________________________________________________________. That the total amount of the contract including extras* is $_____________________________________________________on which he or she has received payment of $___________________________ prior to this payment. That all waivers are true, correct and genuine and delivered unconditionally and that there is no claim either legal or equitable to defect the validity of said waivers. That the following are the names of all parties who have furnished material or labor, or both, for said work and all parties having contracts or sub contracts for specific portions of said work or for material entering into the construction thereof and the amount due or to become due to each, and that the items mentioned include all labor and material required to complete said work according to plans and specifications:
CONTRACT AMOUNT THIS BALANCE
Page - 20 - of 72
411 East Wisconsin Center Construction Handbook
NAMES AND ADDRESSES WHAT FOR PRICE INCLUDING EXTRAS*
PAID PAYMENT DUE
TOTAL LABOR AND MATERIAL INCLUDING EXTRAS* TO COMPLETE
That there are no other contracts for said work outstanding, and that there is nothing due or to become due to any person for material, labor or other work of any kind done or to be done upon or in connection with said work other than above stated. DATE _______________________________________________________ SIGNATURE ___________________________________________ SUBSCRIBED AND SWORN TO BEFORE ME THIS _______________ DAY OF ___________________ , 20_________.
_______________________________________________________
NOTARY PUBLIC *EXTRAS INCLUDE BUT ARE NOT LIMITED TO CHANGE ORDERS, BOTH ORAL AND WRITTEN, TO THE CONTRACT.
Page - 21 - of 72
411 East Wisconsin Center Construction Handbook
411 EAST WISCONSIN CENTER
GENERAL CONTRACTORS
The following is a list of pre-qualified GENERAL CONTRACTORS who have provided satisfactory services
to the property and are considered to be in good standing. However, Building Management reserves the
right to add or delete General Contractors at its sole discretion.
CONSTRUCTION FIRM CONTACT PHONE EMAIL
Bear Construction Neil Ribarcheck 414-399-3444 [email protected]
Tim Wiedenbauer 414-347-0411 [email protected]
Berghammer Construction Matt Iwanski 262-790-8124 [email protected]
Leif Nesheim 262-790-4750 [email protected]
Dahlman Construction JS Dahlman 414-962-3102 [email protected]
Ben Dahlman 414-962-3102 [email protected]
Integrity Interior Construction David Fricker 414-727-8180 [email protected]
VJS Construction Services, Inc. Craig Jorgensen 262-446-6439 [email protected]
Joe Widmann 262-446-6417 [email protected]
SUB-CONTRACTORS
The following is a list of pre-qualified sub-contractors who have provided satisfactory services to the
property and are considered to be in good standing. However, General Contractors may propose the use of
other sub-contractors and vendors, who are subject to the Owner’s prior approval.
ELECTRICAL
Staff Electric Company Contact: Jamie Sullivan
N133 W5030 Campbell Drive Phone: 262-781-8230
Menomonee Falls, WI 53051 Fax: 262-781-1680
Email: [email protected]
Lemberg Electric Contact: Tim Hagen
4085 N. 128th Street Phone 262-781-1500
Brookfield, WI 53005 Fax: 262-781-1540
Email: [email protected]
Pieper Power Contact: Wade Roberts
5070 North 35th Street Phone: 414-462-7700
Milwaukee, WI 53209 Fax: 414-462-7711
Email: [email protected]
Wil-Surge Electric Contact: Daryl Willing
13201 W. Silver Spring Rd. Phone: 262-781-9610
Butler, WI 53007 Email: [email protected]
Page - 22 - of 72
411 East Wisconsin Center Construction Handbook
HVAC
Dillett Mechanical Service Contact: Tom Dillett
21625 Doral Road Phone: 262-650-0770
Waukesha, WI 53186 Fax: 262-650-0880
Email: [email protected]
J. M. Brennan Contact: Nick Wesolowski
2101 W. St. Paul Ave. Phone: 414-342-3829
Milwaukee, WI 53201 Fax: 414-342-3209
Email: [email protected]
Johnson Controls Inc. Contact: Dan Hoffmann
N22 W22922 Nancys Court Phone 262-970-5853
Waukesha, WI 53186 Fax: None
Email: [email protected]
FIRE PROTECTION (SPRINKLERS, FIRE EXTINGUISHERS)
United States Alliance Fire Protection, Inc. Contact: JoElle Bertsche
2936 South 166th Street Phone: 262-782-3311
New Berlin, WI 53151 Fax: 262-782-3539
Email: [email protected]
ACM. Fire Protection Contact: Clark Anderson
2206 W. Miller Parkway Phone: 414-541-9000
Milwaukee, WI 53219 Fax: 414-384-1135
Email: [email protected]
Secure Fire & Safety LLC Contact: Don Hoppe
11905 W. Ripley Avenue Phone: 414-257-4222
Wauwatosa, WI 53226 Fax: 414-257-9865
Email: [email protected]
PLUMBING
J. M. Brennan Contact: Nick Wesolowski
2201 W. St. Paul Ave. Phone: 414-342-3829
Milwaukee, WI 53201 Fax: 414-342-3209
Email: [email protected]
Butters-Fetting Contact: Brian Tonn
1669 South 1st Street Phone: 414-645-1535 x2104
Milwaukee, WI 53204 Fax: 414-645-7622
Email: [email protected]
Page - 23 - of 72
411 East Wisconsin Center Construction Handbook
PAINTING
Programmed Painting Service, Inc. Contact: Fred Kunz
4029 W. Greenfield Ave. Phone: 414-643-8003
Milwaukee, WI 53215 Fax: 414-643-1020
Email: [email protected]
State Painting Contact: Linda Lepak
2141 South 55th Street Phone: 414-545-6774
West Allis, WI 53219 Fax: 414-545-0213
Email: [email protected]
Hess Sweitzer Contact: Jill Sweitzer
2805 S 160th St. Phone: 262-641-9100
New Berlin, WI 53151 Fax: 262-641-6362
Email: [email protected]
Service Painting Corporation Contact: Will Stevens
2727 West Mill Road Phone: 414-247-9400
Milwaukee, WI 53209 Fax: 414-247-9499
Email: [email protected]
GLASS/GLAZING
Klein-Dickert Glass Contact: Mark Wanzer
W231 N2837 Roundy Circle East Phone: 262-650-7200
Pewaukee, WI 53072 Fax: 262-650-7210
Email: [email protected]
Schneiders-Vetter Glass Co. Inc. Contact: Dennis Little
2224 S. 162nd Street Phone: 262-754-0866 x226
New Berlin, WI 53151 Fax: 262-754-0867
Email: [email protected]
Glassworks Contact: Dave Nohr
S83 W18749 Saturn Drive Phone: 262-971-9011
Muskego, WI 53150 Fax: 262-971-9015
Email: [email protected]
ACOUSTICAL CEILINGS
Quality Ceilings Contact: Jim Stewart
4665 Lincrest Drive Phone: 262-790-1490
Brookfield, WI 53045 Fax: 262-790-1491
Email: [email protected]
Ver Halen, Inc. Contact: Travis Hanke
3205 North 124th Street Phone: 262-783-6600
Brookfield, WI 53005 Fax: 262-783-7335
Page - 24 - of 72
411 East Wisconsin Center Construction Handbook
Email: [email protected]
Central Ceiling Systems Contact: AJ Lowrey
105 N. Industrial Park Rd. Phone: (608) 764-5445
Deerfield, WI 53531 Fax: (608) 764-8380
Email: [email protected]
FLOORING
Rickmeyer Floor Covering Contact: Jeff Meyer
W213 N11231 Mequon Road Phone: 262-255-4250
Germantown, WI 53022 Fax: None
Email: [email protected]
Hetzel Tile & Marble Contact: Russ Brester
5260 N. 126th St. Phone: 414-760-9787
Butler, WI 53007 Fax: 414-760-9658
Email: [email protected]
DeanAllan Construction Services Contact: Paul Reamer
N89 W14260 Patrita Drive Phone: 262-437-9688
Menomonee Falls, WI 53051 Fax: 262-437-9689
Email: [email protected]
ACM. Fire Protection Contact: Clark Anderson
2206 W. Miller Parkway Phone: 414-541-9000
Milwaukee, WI 53219 Fax: 414-384-1135
Email: [email protected]
Lippert Flooring and Tile Contact: Bryon Spinler
N89W14260 Patrita Dr. Phone: 262-437-9300
Menomonee Falls, WI 53051 Email: [email protected]
DOORS & HARDWARE
R. H. Seifert Co., Inc. Contact: Mike Gariepy
2807 S. 163rd Street Phone: 262-786-7150
New Berlin, WI 53151 Fax: 262-786-3475
Email: [email protected]
American Millwork and Hardware Contact: Greg Ademec
11712 West Dixon Street Phone: 414-774-8248
Milwaukee, WI 53214 Fax: 414-774-1773
Email: [email protected]
La Force Contact: Paul Olson
N58 W16780 Ridgewood Drive Phone: 262-252-5150
Menomonee Falls, WI 53051 Fax: 262-252-5155
Email: [email protected]
Page - 25 - of 72
411 East Wisconsin Center Construction Handbook
Precision Metals & Hardware Contact: Stacy Raad
5265 N. 124th Street Phone: 262-781-3240
Milwaukee WI 53225 Fax: 262-781-3643
Email: [email protected]
Builders Hardware and Hollow Metal
W165 N5690 Continental Parkway Phone: 262-781-5525
Menomonee Falls, WI 53051 Fax: 262-781-4232
MILLWORK
American Woodwork, Inc. Contact: Gary Busateri
4997 N. 33rd Street Phone: 414-438-0400
Milwaukee, WI 53209 Fax: 414-438-1495
Email: [email protected]
Milwaukee Millwork Contact: Greg Adamec
11712 W. Dixon St. Phone: 414-774-8248
Milwaukee, WI 53214 Fax: 414-774-1773
Email: [email protected]
Stuck Wood Works Inc. Contact: Jeff Stuck
3403 West Kiehnau Avenue Phone: 414-351-5595
Milwaukee, WI 53209 Fax: 414-351-5582
Email: [email protected]
Builders Hardware and Hollow Metal
W165 N5690 Continental Parkway Phone: 262-781-5525
Menomonee Falls, WI 53051 Fax: 262-781-4232
BLINDS
M.A. Lichter Co., Inc. Contact: Sharon Lichter
221 E. Buffalo Street Phone: 414-276-6006
Milwaukee, WI 53202 Fax: 414-276-9949
Email: [email protected]
Julien Shade Shop Inc. Contact: Brian Julien
403 E. St. Paul Avenue Phone: 414-271-3864
Milwaukee, WI 53202 Fax: 414-271-9802
Email: [email protected]
The following sub-contractors are required for their particular trades. DEVIATION from this list will not be
allowed without the written consent of building management prior to bid date.
LOCK KEYING
Whitlow Security Specialists Contact: Mike Custer or Jim Peters
Page - 26 - of 72
411 East Wisconsin Center Construction Handbook
10714 W. Greenfield Avenue Phone: 414-475-0550
Milwaukee, WI 53214 Fax: 414-475-1147
Email: [email protected]
FIRE/LIFE SAFETY (SPEAKERS & STROBES)
Johnson Controls Contact: Scott Galaszewski
10201 Innovation Drive Phone: 414-259-2807
Suite 300 Fax: 414-259-2775
Milwaukee, WI 53226 Email: [email protected]
STRUCTURAL ENGINEERING
Thornton Tomasetti Contact: Glenn Thater P.E. LEED AP
51 Madison Avenue Phone: 917-661-7800
New York, NY 10010 Fax: 917-661-7801
Email: [email protected]
CARD ACCESS SYSTEM
ClearCom, Inc. Contact: Adam Markham
1443 S. 27th Street Phone: 262-898-2020
Caledonia, WI 53108 Fax: 262-898-1010
Email: [email protected]
POST-CONSTRUCTION CLEANING & BLIND CLEANING
ABM Janitorial Services Contact: John Baltz
411 East Wisconsin Avenue, Suite 115 Phone: 414-289-7749
Milwaukee, WI 53202 Fax: 414-289-7756
Email: [email protected]
RECYCLING
Allied Resource Recovery Contact: Dan Grabowski
1909 S. 80th St. Phone: 414-321-4134
West Allis, WI 53219 Email: [email protected]
Page - 27 - of 72
411 East Wisconsin Center Construction Handbook
CONSTRUCTION PROCESS GUIDELINES
411 EAST WISCONSIN CENTER
GENERAL INFORMATION
A copy of these rules must be posted on the job site at all times.
Building permits must be posted on the job site at all times.
The General Contractor will be responsible for supplying a Certificate of Insurance to The Building
Management Office. See attached list for additional insured.
The General Contractor will be responsible for obtaining an Occupancy Certificate from the City of
Milwaukee for each construction job.
PRECONSTRUCTION PROCESS
The Owner requires the following plans to be submitted by the Architect for review and approval prior to any
construction project performed in the 411 East Wisconsin Center.
1. Demolition Plans
2. Construction Plans
3. Architectural Plans with details
4. Plumbing Plans
5. Electrical Plan (including Lighting)
6. HVAC Plan
The Owner and the Architect for the benefit of the General Contractors, will hold pre-Bid meetings. This
meeting will be considered a prerequisite to submitting a construction bid. Bids submitted by a General
Contractor not in attendance may not be accepted.
CONSTRUCTION PROCESS
After a General Contractor has been selected, a meeting will be scheduled to discuss the construction
project. At this meeting, the General Contractor must submit a detailed construction schedule and a listing
of all of the Sub Contractors to Building Management for approval. This meeting should have the
following parties in attendance:
Architect
Owner/Landlord Representative
General Contractor
Primary Sub Contractors
Tenant Representative
Contractor shall coordinate a pre-construction walk-through with the Owner/Landlord designated
representative to document all existing damage in the space and at all areas which will be used by
contractor, i.e. washrooms, loading docks, service corridors, etc. if walk through is not scheduled it will be
left to the Building Management to determine if damage was preexisting. General Contractor will be billed
for all repairs to property for damage done by GC, or any subcontractors or vendors.
Page - 28 - of 72
411 East Wisconsin Center Construction Handbook
After the project has begun, the general contractor will conduct “job site” progress meetings. The
frequency of these meetings will depend upon the size and duration of the project. The following parties
are required to attend the first job site meeting:
*Architect
*Owner/Landlord Representative
*General Contractor
Primary Sub Contractors
Tenant
*Required to attend all job site meetings.
After the initial meeting, the sub-contractors that are currently performing work, or are on the “detailed
construction schedule” for the upcoming meeting date are required to attend. Meeting “minutes” are the
responsibility of the Contractor or the Architect and shall be forwarded to all in attendance in hardcopy or
email form, within two (2) days of the job site meeting.
Before the ceiling tile is installed, the Architect must complete a “punchlist” for construction work items
performed above the ceiling line. The Architect and the General Contractor, Project Supervisor and
Owner/Landlord representative shall conduct the inspection. The punchlist findings shall be forwarded in
writing to all in attendance. The punchlist shall include dates of completion for each item listed.
A final meeting shall be scheduled after the punchlist items have been completed. At this time, As-Built
plans should be submitted to Building Management. The Architect, Owner, and the General Contractor
shall attend this meeting.
PROJECT COMPLETION
The General Contractor is responsible for balancing the HVAC systems to the satisfaction of the
Management/Facility Operations and must approve a written report of the balance test results. Any
additional work done by Management/Facility Operations staff will be charged back to the General
Contractor. The General Contractor must have an independent firm test and balance the space at General
Contractor’s expense.
The General Contractor is responsible for providing complete sets of as-built drawings on auto CAD and
blue lines and submitted on DVD or other acceptable electronic media format to the Owner (Building
Management Office) upon completion of the work. These must be provided no later than six (6) weeks
after completion.
The General Contractor shall contract with the building’s janitorial contractor, ABM Janitorial Services
(414) 289-7749, for a complete cleaning of the construction/renovation area(s) prior to occupancy.
Cleaning to include, but not limited to:
Window/ Glass side lights
Carpeting/flooring
Baseboard covers/fin tube
Light fixtures lenses/lamps
Page - 29 - of 72
411 East Wisconsin Center Construction Handbook
Upon completion of any particular construction project, stairwells and common areas must be repaired or
touched up as necessary, including but not limited to elevator doors, ceilings, etc.
There may be an additional charge if Management/Facility Operations staff are utilized on the job site
beyond their normal working hours or for unusually long periods of time which disrupt their normal work
responsibilities.
Page - 30 - of 72
411 East Wisconsin Center Construction Handbook
CONSTRUCTION RULES & REGULATIONS
411 East Wisconsin Center
The following has been designed to provide information regarding construction guidelines and building rules
and regulations to contractors performing work at 411 E. Wisconsin. Please note that any contractor working
in our building must recognize that they and their employees will be expected to employ courtesy and respect
for tenants and building staff at all times. Building Management is obligated to provide its tenants a safe, clean
and quiet environment at all times. Any work, which interferes with tenant’s rights, will be halted or delayed
at Building Management discretion. All contractors doing work at 411 EWC will adhere to the following
building rules and regulations.
DEMOLITION/BUILDOUT
GENERAL GUIDELINES
Unless otherwise directed by Building Management, demolition & new construction may be done during
normal business hours when the following Rules & Regulations are adhered to. All work schedules must
be submitted to and approved by the Building Management Office.
Each Contractor/Vendor must comply with the stated regulations. The General Contractor is responsible
for the enforcement of these regulations. Daily inspections will be conducted by building personnel.
When demolition takes place on a partial floor, affected common areas must be blocked off to reduce noise
and dust. Evacuation exits must remain clear.
All smoke detectors must be covered during demolition.
Any core, hammer drilling, or high noise operation is only allowed between 6:30 p.m. and 7:00 a.m., unless
the Building Management Office gives prior approval. No floor coring is permitted without prior
approval from Building Management. All cores will require the approval of a structural engineer,
designated by Owner, at contractor’s expense unless otherwise noted.
Demolition of building systems (HVAC, Security, Fire System, Plumbing, Electrical) must be coordinated
with Management/Facility Operations. Disregarding this regulation could compromise building
systems’ functionality and /or unintentionally activate the building’s Fire and Life Safety System.
Any building system materials/items above the ceiling line that are not to be re-used must be removed.
Any vacated lines, cables, wiring, etc. in tenant spaces or in the building riser system, must be removed
back to its source. Unless otherwise directed by the Owner, any hardware not being re-used is to be
returned to the Owner.
Details and specifications of any roof penetrations or equipment mounting on the roof must be submitted
in writing to Management/Facility Operations for written approval by the Owner.
Any material, used on a Project, may not be installed, applied or open to the air during normal business
hours if it emits a noxious odor. Products, which require the contractor to wear special clothing and/or
respiratory protection, are not permitted at any time unless prior approval from Management/Facility
Operations is obtained. The Owner reserves final control of all materials used on any project(s).
Page - 31 - of 72
411 East Wisconsin Center Construction Handbook
The use of any WELDING EQUIPMENT or other OPEN FLAME tools and/or
EQUIPMENT is prohibited, unless the General Contractor has obtained Owner’s prior written approval,
and the necessary fire protection measures (Hot Work Procedures – See Exhibit E) are provided by the
General Contractor.
The demolition/construction site must have available Material Safety Data Sheets for any chemicals used
during the demo/construction process. Additionally, the demolition site must have First Aid supplies and
a sufficient number of Fire Extinguishers throughout the site.
If access to another tenant spaces is required, it will be coordinated with the 411 Security Department and
the Building Management at least 48 hours in advance. All work done in another tenant space shall be
scheduled outside normal office hours, and may involve hourly charges to contractor for building security,
engineering, and/or cleaning coverage.
A 40-yard open top dumpster is available in the building’s Loading Dock for discarded demolition material.
The General Contractor is responsible for the cost incurred for the removal/replacement of the open top
dumpster. Coordinate the removal of the open top dumpster with Building Management. Nightly clean-
up of the demolition area is required. (Please see exhibit “D” for freight and dumpster charges)
Contractor shall use protective film on carpet in all areas leading from the construction area to the freight
elevator and restrooms.
All work areas should be cleaned daily of trash, debris and non-useful materials. Failure to do so will
result in the Owner providing this service and back charging the General Contractor accordingly. General
Contractors will be required to monitor all traffic and work through the public elevator lobbies and
corridors to insure that dust and debris are not tracked into public areas.
The General Contractor is responsible for providing “walk-off” mats at the exit(s) from the tenant
protection area. If necessary, mats are to be wetted to reduce the tracking of dust and debris outside the
construction area.
The Owner will not provide any construction materials, supplies, tools, ladders or equipment. General
Contractors and/or subcontractors must provide all such items.
In the event of emergency please contact The Building Management at 414-347-0411.
The General Contractor should provide the Management/Facility Operations with a list of sub-contractor
names and telephone numbers to use in the event of an emergency. Contact persons must be accessible 24
hrs. /day.
In case of an accident, the General Contractor must notify the 411 Security Department at the time of the
incident. Copies of the accident reports must be sent to both Building Management and to the 411 Security
Department.
The General Contractor and all subcontractors will use rubber wheeled carts when moving material through
the building or removing trash from the building. If metal-wheeled moving devices are used, floors must
be protected. Tile, carpet or wall damage will be the General Contractor’s and/or subcontractor’s
responsibility. All trash and debris must be covered, to limit airborne dust, before entering freight elevator.
Page - 32 - of 72
411 East Wisconsin Center Construction Handbook
Protection of all public corridor surfaces is the responsibility of the General Contractor. Masonite floor
protection and cardboard protection will be required throughout the job. Protection devices must be
removed daily to facilitate cleaning.
General Contractor shall not display on or about the premises any sign, trademark or other advertisement
without the prior written consent of the Building Management.
Hard hats must be worn and provided by the General Contractor; adherence to OSHA standards is required
by all trades.
General Contractor to comply with NFPA and OSHA Standards to minimize risk and injury associated
with potential Arc Flash conditions.
MATERIAL DELIVERY
All delivery of materials to the site shall be delivered to the loading dock. No materials may be delivered
through the main entrance doors or through the building lobby. The General Contractor or subcontractor
must have its own supervisor on-site at any time material is delivered or moved. Building Management
will not coordinate any deliveries or be responsible for signing or accepting any materials.
Major deliveries of drywall, studs, light fixtures, etc., can only be made after 6:30 p.m. and before 6:00
a.m. This type of delivery must be scheduled with the Security Department and Building Management
Office. The building’s janitorial contractor has exclusive use of the Service Elevator from 10:00 pm to
1:30 am weekdays.
Small deliveries during business hours must be in accordance with the Loading Dock Rules and
Regulations.
Delivery and work vehicles are not allowed to park in the Loading Dock area.
Any weekend deliveries must be scheduled with the 411 Security Department and Building Management
Office, three (3) business days prior to delivery.
On site storage space is not available. The General Contractor and/or subcontractors must store all
materials within the construction area or at a mutually agreed staging area. The General Contractors and
subcontractors are responsible for keeping the loading dock clear of material.
Storage of supplies or trash is not allowed in the area at any time
Storage of flammable substances is not allowed in the Building unless approved in writing by the Sr.
Property Manager.
Page - 33 - of 72
411 East Wisconsin Center Construction Handbook
ELEVATORS/LOADING DOCK
General Contractor, sub-contractors, vendors etc. must use the service elevator to travel through the
building to the job site.
All contractors must sign-in with Security at the loading dock office to receive a 411 Contractor Badge.
When in the building the 411 Contractor Badge must be worn at all times, on the upper left side of shirt.
All tools used on site must be brought in through the loading dock.
The General Contractor must reserve the freight elevator for use after normal business hours by requesting
the same through the 411 Security Department and Building Management. The 411 Security Department
and Building Management do not provide an elevator operator for after business hours activity. The 411
Security Department will provide an operator when required and any costs associated with the use of the
freight elevator shall be General Contractor’s responsibility. Absolutely no materials shall be placed on
top of the freight elevators.
Blocking, or holding the freight elevator doors to keep from closing are strictly prohibited.
The service/freight elevator has the following specifications:
Capacity 5,000 lbs.
Door Size 4' x 7'
Platform Size 5'3" x 8'9"
Height 8'6"
Floors Served Concourse - 30th Floor
Ceiling Hatch Yes
Requests to open the ceiling hatch require 48-hour notice through the Security Department and
Building Management.
The Loading Dock is located on the West side of the building on Milwaukee Street.
Since tenant areas are adjacent to the Loading Dock, noise must be kept to a minimum to avoid disruption
of tenants’ business.
The Loading Dock has two (2) enclosed truck bays with entrances measuring 13.8' high x 20' wide and 12'
high x 20' wide.
The Loading Dock has an operator on duty Monday through Friday from 5:30 a.m. to 6:00 p.m. There is
an intercom system that is available by the Loading Dock door for after-hours entry.
The "High Dock" is equipped with a Hydraulic Dock Leveler for unloading various height trucks.
Delivery and work vehicles are not allowed to park in the Loading Dock area.
All delivery vehicles must fit inside the Loading Dock bay so that the overhead doors can be completely
closed. The length of the south dock bay is 58 feet. Dropping the trailer is acceptable.
Page - 34 - of 72
411 East Wisconsin Center Construction Handbook
Reasonable care must be taken to protect the painted floor surfaces of the Loading Dock area.
The Loading Dock/freight elevator can only be scheduled for large delivery of material before 6:00 A.M.
and after 6:30 P.M. The Loading Dock/freight elevator is not available for large deliveries on the
following days and times:
Monday - Friday (6:00 a.m. - 6:30 p.m.) and (10:00 p.m. - 1:30 a.m.)
Contact Building Management at 414-347-0411 to determine if your delivery needs to be scheduled.
The optimal days to schedule the Loading Dock and/or freight elevator are Saturdays and Sundays.
General Contractors and delivery people are responsible for removing cardboard boxes, debris, and other
trash from the Loading Dock.
CONSTRUCTION
CONDUCT
Contractors must obtain a “411 Contractor Badge” while in the building. Badges should be obtained from
the Loading Dock Operator on a daily basis. Badges should be affixed to the left breast area of the shirt
and the badges must be turned in when leaving for the day.
All workers shall enter and exit the building through loading dock area only.
All workers, while working in the building or on the property, shall act in a professional manner and
observe the following rules:
a. No abusive language
b. No smoking
c. No alcohol or illegal substances
d. No physical violence or fighting
e. Absolutely no weapons are allowed in the building or in the parking structures
f. No standing in lobbies
g. No riding in passenger elevators
h. No article deemed hazardous, such as firearms
While on site, construction workers will be limited to construction areas only. 411 Security officers will
periodically inspect all areas of the building. Any construction worker found in an unauthorized place may
be subject to dismissal from the job site. Construction workers are prohibited from loitering in or around
the building.
The appropriate contractor must supervise consumption of food and beverages on the job site. No cooking
of any kind will be allowed on the site. Food trash must be removed from the work site on a daily basis.
For safety and noise reasons, the playing of radios, CD players, MP3 players and televisions are not
permitted.
Page - 35 - of 72
411 East Wisconsin Center Construction Handbook
Any keys or access cards that are signed out to a contractor must be turned in nightly. Failure to comply
will result in a $100.00 charge. Lost keys will result in a $500 charge. A driver’s license may be required
for deposit.
The 411 Security Department and Management/Facility Operations reserve the right to deny access to any
contractor for disregarding these Rules and Regulations, or for any other reason we deem reasonable.
SMOKING - the ONLY designated area for smoking is located at the South East corner of the buildings
east courtyard. The courtyard is located on the East side of the building (Jefferson Street).
PARKING - When parking in the either the attached or annex structures, contractors are to park above the
fourth floor. All extended length vehicles must park on the top deck of the parking structure. Any vehicle
extending into the traffic lanes will be ticketed, and or towed.
SYSTEMS
Before any demolition and/or construction work may begin, it must be determined whether such work will
affect the fire alarm system. If it is determined that such demolition and/or construction work may trigger
the fire alarm system, it will be necessary for the General Contractor to notify Management/Facility
Operations and the 411 Security Department so that a security officer can remove the system from service
and restore it to service upon completion of the activity. Service must be restored daily.
Contractor is responsible for protecting building smoke detectors from dirt and damage during any
construction /demolition work.
Under no circumstances will the building allow the fire alarm system to be shut down overnight, on
weekends or on holidays. A minimum of twenty-four (24) hours prior notice to Management/Facility
Operations and to the 411 Security Department is required before any work affecting the fire alarm system
is undertaken. The notification form is available from Building Management.
The General Contractor is responsible for removal of unused or abandoned conduit, cables, ductwork or
other materials.
Each sub-contractor/vendor must comply with the stated regulations. The General Contractor is
responsible for the enforcement of these regulations. Daily inspections will be conducted by Building
Management personnel.
The Contractor must shut off all lighting (other than for safe passage) in construction area.
Under no circumstances shall the contractor drill, burn, or fasten anything to any structural system without
prior consent of Building Management.
The General Contractor shall be responsible for the furnishing and installation of all building firestopping,
including, but not limited to the following:
Through-penetration firestopping in fire-rated construction
Construction-gap firestopping at connections of the same or different materials in fire-
rated construction
Page - 36 - of 72
411 East Wisconsin Center Construction Handbook
Construction-gap firestopping occurring within fire rated wall, floor, or floor-ceiling
assemblies
Construction-gap firestopping occurring at the top of fire rated walls
Through-penetration smoke stopping in smoke partitions
Construction-gap smoke stopping in smoke partitions
The latest editions to the following publications are reference as a guideline regarding the design and
installation of fire stopping materials:
Underwriters Laboratories (UL)
o UL Fire Resistance Directory (ULFRD)
o Surface Burning Characteristics of Building Materials (UL723)
o Fire Tests of Through Penetration Firestops (UL1479)
American Society for Testing and Materials Standards:
o ASTM E-814: Standard Test Method for Fire Tests of Through Penetration
Firestops
National Fire Protection Association (NFPA)
o NFPA 101 – Life Safety Code
o NFPA 70 – National Electric Code
o NFPA 1 – National Fire Prevention Code
o NFPA 70E - Standard for Electrical Safety in the Workplace – 2012 Edition
HVAC
HVAC plans must be submitted to the Management/Facility Operations for approval prior to installation.
Any building system tie-in must be coordinated with the Management/Facility Operations prior to work
commencement.
In new build outs, General Contractor will supply, install and commission all DDC VAV boxes, room
sensors, zone bus, along with any required transformers and wiring to power units per manufacturer’s
specifications. (Note: pneumatic controls are not allowed in new construction). See Construction
Guidelines and Specification for Building Standards.
Power for DDC Controls and Transformer location shall be tied to Transformer Enclosure in West
Electrical Closet. If Enclosure needs to be added, Contractor to add as part of its construction cost,
including all parts and labor for installation. Enclosure to match building standard. See page 43 for
Enclosure specifications.
Management/Facility Operations will coordinate with General Contractor to make final terminations of N2
bus at the NC device for required zone.
Patch, paint, and provide factory seams, splice plates, new covers, and end caps as required for repairing
Hydronic Units where demolition occurred.
Do not build walls around Hydronic covers. General Contractor to remove portion of Hydronic Unit as
required at new wall locations and patch, paint, and provide factory seams, splice plates, covers, grilles,
and end-caps, as needed for Hydronic unit where wall was removed.
Page - 37 - of 72
411 East Wisconsin Center Construction Handbook
Partitions (Hard Wall or Furniture) – for maintenance and repairs purposes, partitions must be at least 12
inches away from the hydronic covers.
General Contractor must obtain approval from Management/Facility Operations prior to connecting
tenant’s water-cooled air conditioning units to the building’s condenser water loop.
The power supply is located in each floor’s electrical closet. If additional electrical power is needed, the
General Contractor is to provide sufficient transformers to meet power requirements.
Tenant’s water cooler condensers will be installed with inline pumps, and controlled to operate only on a
call for cooling basis.
Exterior offices shall not be zoned with interior offices; all zones to include no more than 4 offices.
The following room types must each have their own zone: Corner Offices, Conference Rooms, Kitchens,
Break Rooms, Libraries, Copy/Fax Rooms, Restrooms, Reception Areas and Computer/LAN Rooms.
All zones may have no more than three feet of flex duct to the VAV box.
All exterior zones must be hard piped to the closest office associated to that zone, and may have 3 feet of
flex duct to VAV box.
All duct runs to VAV boxes may not have any bends within 5 feet before the inlet of the box.
The following rooms must each have their own exhaust fans: Kitchens, Copy/Fax Rooms, Restrooms. All
exterior offices must have return air grills.
The following conference room must each have their own zone/thermostat: Exterior conference rooms
larger than 250 sq. ft., exterior conference rooms located in a corner of the building, and interior conference
rooms larger than 300 sq. ft.
Large open areas 300 square feet or more must have at least 1 return air grill. The location of return air
grills must be coordinated with Management/Facility Operations.
All VAV boxes must be located in areas so that easy access is possible for commissioning and balancing.
Each diffuser shall have a hand damper for balancing.
If a large open area requires more than 1 cooling zone, the zones shall be made as interior and exterior.
All VAV boxes need to be at least 6 feet from the corner or turning vanes of the medium pressure loop.
Any rooms built deck to deck must have a fire rated plenum return.
ELECTRICAL
The General Contractor will notify the Management/Facility Operations 30 days prior to shutting down
Page - 38 - of 72
411 East Wisconsin Center Construction Handbook
any electrical service which might affect existing tenants.
All high voltage wiring above ceiling must be in EMT, also known as “Thinwall”. Metal Clad may be
used in wall cavities.
Any building system tie-in must be coordinated with the Management/Facility Operations prior to work
commencement.
All wiring above the ceiling line must be “plenum rated”. Any fire system wiring must be in conduit.
When routing wiring over/around existing fixtures above the ceiling line, provide sufficient “slack” for
future work and/or fixture removal.
Wiring floor to floor can be accomplished through the East and/or West telephone closets. Any core
drilling for wiring must be pre-approved with Management/Facility Operations and performed after normal
business hours. All floor to floor wiring passages must be properly “fire stopped”.
New tenant space fluorescent light fixtures shall be 120 volt.
All fluorescent light fixtures (whether reused, relocated, or new) must be cleaned, re-lamped and re-
ballasted.
Tenant spaces must be separately metered for electrical consumption. The electrical contractor shall
provide, install and program the EMON DMON Class 2000 electric sub-meter if it does not already exist.
Any subdivided suites must be individually metered. Contact Steve Mercer at Mercer Sales for EMON
DMON specifications (920-778-0044).
The tenant space building standard emergency light fixture is: Lithonia Red Diode Edge Light LRP 1R
BZ-120/277; or equal, provided it is pre-approved by building management.
Core area fluorescent light fixtures shall be 277 volt and match building standard.
Electrical, telephone, and any other tenant control panels or equipment must remain inside the tenant suite,
and cannot be installed in the telephone closet or any other common area of the building, without prior
written building management approval.
2x2 and 2x4 fluorescent light fixtures shall have side slot return air passages.
All tenant renovation/construction shall have 24 hour, non-switchable, battery back-up fluorescent
lighting. These lights shall be strategically located to provide sufficient lighting to locate the emergency
exits in the event of a power failure. This may not be connected to the building’s emergency power.
Fluorescent lamps shall be GE brand, T8, and SPX30. All fixtures shall have electronic ballasts. Unless
otherwise noted, lamps should always match existing lamp specifications.
Suite lighting control shall meet energy codes established by the City of Milwaukee. Tenants shall be
made aware of the options available in controlling their space either through individual office occupancy
sensors, or the use of a main lighting control panel.
Page - 39 - of 72
411 East Wisconsin Center Construction Handbook
The Electrical Contractor is responsible for the recycling of discarded bulbs. Coordinate recycling with
Management/Facility Operations.
If “Dual Switching” is specified, additional ballast is required per fluorescent light fixture.
Electrical subcontractors are responsible for clearly labeling all electrical panel directories.
All cables in the building riser system must be tie wrapped, properly tagged, including the tenant name,
point of origin and termination point.
Tenant telephone systems may not be installed in the building telephone closets. This includes peripheral
equipment such as network dialers or other similar devices. Space for tenant’s systems must be included
within the tenant’s premises. The only tenant provided equipment permitted in the telephone closets will
be termination blocks for the purpose of connecting to the building riser system. New suites shall be
equipped with a minimum of a 4’ x 4’ fire rated plywood backboard for mounting wiring blocks, telephone
system, and other peripheral equipment.
VOICE & DATA CABLING
The installation of telephone systems in the building telephone closets is not allowed. This includes
peripheral equipment such as battery back-up, network dialers or other similar devices. All telephone
equipment must be located within the tenant’s premises.
The only tenant-provided equipment permitted in the telephone closets will be termination blocks for
the purpose of connecting to the building riser system.
All new suites must be equipped with a minimum of a 4’ x 4’ x ¾’ fire rated plywood backboard for
mounting wiring blocks, telephone system and other peripheral equipment. The tenant will be
responsible for this cost. A larger backboard may be installed if approved in writing by the Building
Management.
All telecom equipment will be properly identified and tagged by the General Contractor. Tags must
include tenant name, origin and termination points.
Station Wiring: All station wiring for individual telephones, fax machines, modems, etc. will be
located within the tenant’s suite. This includes all wiring for computers attached to Local Area
Networks (LANs). No LAN equipment such as concentrators, hubs or patch panels may be installed
in the common area telephone closets.
CABLING SPECIFICATION
These cabling specifications apply to any and all low voltage wiring below 48 volts. Practically
speaking, these specifications apply to telephone wiring, all data wiring and cables, temperature sensing
wiring, coaxial cable, thermostat wiring, any sensor wiring, e.g. water detection tape, antennae wire,
sound and intercom systems and all LAN Local Area Network wiring, CATV and CCTV wiring and
cables.
Page - 40 - of 72
411 East Wisconsin Center Construction Handbook
All outlets for cabling to be installed in a new or existing wall shall be provided with a code conforming
outlet box (not plastic), a conduit run to the finished ceiling line and finished cover or trim plate.
Conduit shall be a minimum of one half inch inside trade size.
Wiring that has emerged from the wall outlet shall be neatly bundled or wrapped, but shall not be
fastened to building surfaces in any way unless approved by Building Management.
In accordance with the industry standards, all wire and low voltage cable runs in the ceiling must be
independently supported. The building standard method of support is by wire rack or trapeze. Wire
racks may exist on some floors. Where racks do not exist, they must be installed. Wiring may not be
run in the open on a finished ceiling, wall or floor of an occupied area unless installed in a
communication room, phone closet or electrical closet.
Wiring Type: All cable must be run in the ceiling or under the floors of any given area. Cable runs in
conduit running from point to point may have PVC or Thermo plastic wire and may be run in the
existing trench duct system in the building, if available. Any cable that is run in the ceiling or under
floor area may be run without conduit as long as it meets the municipal smoke and fire requirements
and applicable building codes. All outlets are still required with a box and conduit to ceiling with this
method. All cables must be fastened to ceiling wire in an approved fashion, or supported by their own
hangers to the slab above.
All work must be performed in a neat and workmanship like manner. The phone rooms will be
inspected for order and cleanliness upon completion to verify conformation to policy. General
Contractor is required to correct any deficiencies found in the inspection.
No additional/new tenant phone equipment is allowed in the building telephone closets. Switches and
equipment must be locked within the tenant’s own space. This includes but is not limited to LAN hubs,
modems, patch panels and power supplies.
All cable must be clearly identified by suitable marking devices at both ends. Any new cabling that
terminates in a phone room must be labeled with the tenant’s names.
All cables going through a fire rated wall must be in an EMT sleeve with putty fire barrier installed at
each end.
At least three days prior to commencing any cabling work, please contact Building Management to
coordinate cabling infrastructure and to identify whether access is required in areas outside of the tenant
suite.
PLUMBING
Any building system tie-in must be coordinated with Management/Facility Operations prior to work
commencement.
Fire Protection Contractor to provide and install additional sprinkler heads as required, matching existing
suite standard. Refer to fire protection drawings for sprinkler locations. Coordinate new locations with
electrical and HVAC sub-contractors.
Contractor will install “future” hookups to wet column anytime last connection point has been used.
Page - 41 - of 72
411 East Wisconsin Center Construction Handbook
Water heaters must be installed with both the drain pan and blow off line piped to an accessible drain.
All water lines to appliances must have shut off valves at the connection point of each device.
All water lines and vent lines shall be copper.
All waste lines under 3” in diameter shall be copper; all waste lines 3” or larger shall be cast iron pipe.
ACCESS CONTROL
If a Card Access System is specified, it must conform to building standard requirements. ClearCom, Inc.
shall be contracted for the work. Contact ClearCom at 262-898-2020, for system requirements,
specifications, and pricing.
If electric locking hardware is specified, it must meet building standard requirements. ClearCom, Inc. shall
be contracted for the work. Contact ClearCom at 262-898-2020 for system requirements, specifications,
and pricing.
If an automatic fire release is required per building code, Johnson Controls shall be contracted for the work.
Coordinate with Building Management for system requirements, specifications, and pricing.
All Access Card System doors in route to an emergency/evacuation exit shall be a ‘fail open’ electric strike.
All “Magnetic” lock Access Card System doors must be tied into the building’s fire release point.
Coordinate exact requirements with Johnson Controls for the Fire and Safety system tie-in.
On any Magnetic Lock application, a motion detector and an egress button are required per City of
Milwaukee Code.
FIRE/LIFE SAFETY
The General Contractor is responsible for notifying Management/Facility Operations forty-eight (48) hours
prior to any sprinkler system tie in. The notification form is available at the Building Management Office.
Forty-eight (48) hours notification to Management/Facility Operations and the 411 Security Department is
required regarding any HOT WORK or before testing any fire alarm systems. Contractors must obtain
approval and a Hot Work Permit from Management/Facility Operations. See Exhibit E for the Hot Work
Policy and Procedure.
The building’s service contractor for the Fire and Safety System is Johnson Controls. Johnson Controls
shall be contracted for the termination and testing of any building fire related system.
Evacuation Speakers shall match building standard. Electrical contractor to route wiring to appropriate
Transponder located in small electrical closet. Field verify the exact location and wiring requirements with
Johnson Controls and coordinate with Management/Facility Operations.
Strobe lights shall match building standard and be current to ADAAG regulations. Electrical Contractor
shall route wiring to appropriate strobe power supply and/or Transponder located in the small electrical
Page - 42 - of 72
411 East Wisconsin Center Construction Handbook
closet. Electrical Contractor to coordinate with Johnson Controls regarding installation of a strobe light
power supply to match building standard. Field verify the exact location, wiring requirements, and model
numbers with Johnson Controls.
Fire System tie-ins must be coordinated through the Building Management. Disregarding this regulation
could affect building systems and/or activate the building’s Fire and Life Safety Systems.
If a “panic alarm” is specified, Johnson Controls shall be contracted for the work.
The General Contractor will provide an adequate number of fire extinguishers in the work area throughout
the construction period.
DOORS
All building standard wood doors shall be Rift sawn White Oak.
All undercuts shall be coordinated with HVAC contractor.
Hollow metal frames shall be 1-1/2 inch. Any door requiring an electric strike shall have a two (2) inch
frame. Door to frame tolerances shall be no more than 1/4 inch on the latch side of the door.
Reuse existing doors, frames, and hardware whenever possible. Reuse policy is subject to approval from
tenant and architect. Provide new door(s), frame(s), and/or hardware to match existing where required.
DOOR HARDWARE
All door hardware shall comply with ADAAG Requirements.
Whitlow Security shall be contracted to perform all tenant locksmith services. Contact Mike Custer at
414-475-0550 for requirements, specifications, pricing.
The tenant representative and the Architect shall determine lock functions. Tenant suite entrances must be
a “Storeroom function” lock.
Door hinge finish shall match door hardware finish. Spring hinges may be used instead of a door closer
with the approval of the Architect.
All doors that may have a door closer installed shall have wood blocking secured in the header of the
doorframe for extra mounting support.
CEILING
Remove damaged grid and tiles and replace as required to match existing. When reusing existing ceiling
tile, no room shall be a combination of existing and new tile. Coordinate with Architect for approval.
Clean and repaint all existing HVAC perforated grilles and diffusers.
Page - 43 - of 72
411 East Wisconsin Center Construction Handbook
Ceiling grid should align properly between new and existing ceilings.
Patch existing ceilings at adjacent areas of construction as required to matching existing conditions.
New construction - building standard ceiling grid and tile specifications:
Grid – Standard 15/16” Grid
Tile – Armstrong 2x2 Optima 3150
WALLS AND WALL ATTACHMENTS
Wall studs shall be 2-1/2 inches in thickness with 5/8-inch fire rated drywall, unless otherwise specified.
Match existing office suite height, unless otherwise specified.
Provide six (6) inch metal studs in lieu of 2-/1/2 inch metal studs for plumbing walls and walls to receive
recessed equipment greater than building standard wall thickness.
Provide and relocate fire extinguisher(s) and cabinet(s) as required by code.
Provide wood blocking for all items such as coat hooks, marker boards, wall-hung cabinets, work surfaces,
etc., or as specified.
Demising walls (between tenant and tenant or between tenant and common area) must be built to deck and
insulated with sound type insulation. The building standard common area door frame paint is Benjamin
Moore #HC-172 Revere Pewter Semi-Gloss.
GLASS
If exterior glasswork is specified, Dave Granlich from Klein-Dickert shall be contracted for the work
at (262) 650-7200 ext. 108.
General Contractor shall be responsible for the supplying, repairing, and replacement of window blinds in
the construction/renovation area.
General Contractor is responsible for ultrasonically cleaning window blinds before reinstallation of
existing blinds.
FULL FLOOR TENANT CONSTRUCTION/RENOVATION
Unless otherwise noted, all restroom partitions shall be electro-statically painted to match existing.
All restroom ceilings to be painted to match existing. Repair any damaged floor and wall tiles.
Strobe Lights shall be installed in the common areas and restrooms if not existing.
Page - 44 - of 72
411 East Wisconsin Center Construction Handbook
If any common area doors are replaced to match tenant doors, existing common doors must be returned to
Building Management.
If stairwell doors are to be replaced they must be fire rated to meet City of Milwaukee code. Door must
have mortised lockset to match existing. Any damage to hinges, wiring, or access control equipment, will
be back charged to the General Contractor.
Contractor to coordinate with the Owner and Architect regarding any ADA restroom upgrades for finishes
and other requirements – if such upgrade is required by the City of Milwaukee.
CERTIFICATE OF INSURANCE REQUIREMENTS***
Unless otherwise specified in the contractor’s agreement/contract for services, the following insurance
requirements must be followed:
CONTRACTOR'S/VENDOR’S INSURANCE. Contractor/Vendor shall provide and maintain during
performance of the Work, and for one year thereafter, primary insurance as approved by Owner and naming
Owner and Owner's Agent as additional insureds as follows:***
***Coverage requirements (amounts) may vary by project.
GENERAL LIABILITY
Bodily Injury Limit - $2,000,000
Property Damage Limit - $2,000,000
Excess umbrella policy Limit - $3,000,000
Occurrence Coverage - Yes
Including Products and Completed Operations Coverage - Yes
Additional Insured Endorsement - Yes
Primary and Noncontributory Endorsement - Yes
Waiver of Subrogation Endorsement - Yes
Automobile Liability
AUTOMOBILE LIABILITY
Per Accident/Per Person Limit - $1,000,000
Insuring Owned, Hired and Non-owned - Yes
Note: If no owned automobiles, need hired & non-owned liability.
Workers Compensation
WORKERS COMPENSATION
Coverage A - Limit Statutory
Coverage B - Limit $1,000,000
Waiver of Subrogation – Yes
Property/Builders Risk
PROPERTY/BUILDERS RISK
Contractor Property - Yes
Builder’s Risk – Cost of the Work (Minimum)
Other Provisions
OTHER PROVISIONS
Minimum A.M. Best’s Rating - A- VII
Maximum Deductible - $10,000
Advanced Notice of Cancellation - 30 Days
A.M. Best’s Rating - A- VII
Page - 45 - of 72
411 East Wisconsin Center Construction Handbook
CERTIFICATE HOLDER:
Middleton Milwaukee Investors LLC
C/O Colliers International
Suite 500
411 East Wisconsin Avenue
Milwaukee, WI 53202
ADDITIONAL INSUREDS:
Additional insureds on a primary and non-contributory basis shall include:
Middleton Milwaukee Investors LLC, Middleton Management Company, Inland Companies Inc., d/b/a Collies International,
Morgan Stanley Bank, N.A. ISAOMA, ATIMA, Morgan Stanley Bank, N.A. ISAOA, ATIMA c/o Wells Fargo Bank, N.A., as
servicer and shall include and shall include a waiver of subrogation in favor of such additional insured. All endorsements
are attached.
All insurance certificates should be sent to:
Middleton Milwaukee Investors LLC
C/O Colliers International
411 East Wisconsin Avenue
Suite 500
Milwaukee, WI 53202
Fax # (414) 347-1116
Email to: [email protected]
Page - 46 - of 72
411 East Wisconsin Center Construction Handbook
CONSTRUCTION GUIDELINES & SPECIFICATIONS Unless otherwise provided by architectural plans and specifications, General Contractors, sub-contractors, vendors
and suppliers should follow these guidelines. You should contact Building Management whenever you have a
question or require clarification regarding a construction project at 411 East Wisconsin Center.
VENTILATION
HVAC Supply Grills…………………………………………….Krueger-PLQ Series or equal.
Coordinate new locations with electrical and fire protection sub-contractors and the Chief Engineer.
HVAC Return Grills……………………………………. ………Metal Aire Model 7600-R-9.
Coordinate new locations with electrical and fire protection sub-contractors and the Chief Engineer.
Cooling only VAV Box: Trane VCCF ENON or Price SDV5
Thermostats (pneumatic replacements). …………Johnson Controls Model T4002-201 cooling only
…………………………………………...……….Johnson Controls Model T4506-201 heating
Thermostats covers……………………………….Johnson Controls color by architect, no window & no logo.
NOTE: DDC Controls: new transformer panel box by JCI; Part # 0 2075 0200
Other Recommendations:
Conference rooms and kitchens will have separate VAV boxes and exhaust fans.
Rooms with high heat loads need separate VAV box and possibly a plenum exhaust fan.
Management/Facility Operations shall review final stat locations; rooms with floor to deck walls should have
return air openings with sound boots.
FLOOR/CEILING
General Contractor must submit for approval, a floor plan to Building Management and/or Owner’s structural
engineer, showing all cores and indicating location and diameter of each core.
Floor consists of 12”-15” pre-stressed precast planks with 2”-4” of concrete topping
Floor loading typical floor
…………………………………..Dead Load 30 P.S.F.
…...……………………………...Live Load 50 P.S.F.
Floors 12-16, 18, and 19
…………………………………..Dead Load 30 P.S.F.
…………………………………..Live Load 100 P.S.F.
Mechanical areas………………..Live Load 100 P.S.F.
Roof……………………………..Live Load 50 P.S.F.
Ceiling tile (Existing/Re-use) 2x2 Armstrong Fine Fissured #1758. Unless otherwise specified, ceiling
grid shall be Chicago Metallic/Rockfon 3500/4500 Series or equivalent in white.
NEW CONSTRUCTION – Armstrong Supra Fine BP 7500 White – See Page 42
HARDWARE
All door hardware shall be Schlage D-Series (key in lever, heavy duty) Lever Handle. All door hardware shall
be “Sparta” style with finish No. 618 (Oil Rubbed Bronze) unless otherwise specified. Lock cylinders shall
be 6 Pin (F) tumblers. Entrance doors will have a two-hour fire rating.
Page - 47 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “A” TENANT PROJECT AUTHORIZATION
*Before any Tenant Project is started at 411 EWC, the following form (at General Manager’s discretion) may
need to be completed, and approved by Building Management.
Submit To: Middleton Milwaukee Investors LLC
C/O Colliers International
411 East Wisconsin Avenue, Suite #500
Phone: 414-347-0411 Fax: 414-347-1116
Date of work: ______________________ to _________________________________________
Tenant/Floor work is to be done on:
Please describe in detail the work to be performed at (Insert Building Name):
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
General Contractor:
Name:
Phone Number:
Alternate Number:
Cell Phone Number:
List all Sub-Contractors:
______________________________________________________________________________
Space Plans Submitted:
Certificates of Insurance Submitted for all contractors:
Authorizing Tenant Contact:
Title:
Department:
Signature:
BUILDING MANAGEMENT’S SIGNATURE:
___________________________________________
Page - 48 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “B”
CONSTRUCTION APPROVAL
*Before any non-tenant work is done at 411 EWC, the following form (at property manager’s discretion) may
need to be completed, and approved by Building Management.
Submit To: Middleton Milwaukee Investors LLC
C/O Colliers International
411 East Wisconsin Avenue, Suite #500
Phone: 414-347-0411 Fax: 414-347-1116
Contractor: ____________________________________________________________________
Date of work: ______________________ to _________________________________________
Tenant/Floor work is to be done on: ________________________________________________
Freight Elevator Usage: __________________________________________________________
_______________________________________________________________________________________
_____________________________________________________________________
Please describe in detail the work to be performed at 411 East Wisconsin Center:
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
__________________________________________
List all employees that will need access to the building:
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
___________________________________________________
Supervisor in charge of this project:
Name:
Phone Number:
Alternate Number:
Cell Phone Number:
Authorizing Tenant Contact:
Title:
Department:
Signature:
BUILDING MANAGEMENT’S SIGNATURE:
__________________________________________
Page - 49 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “C”
AFTER HOURS DELIVERY AND DUMPSTER APPROVAL
*Before any after hour deliveries are scheduled at 411 EWC, the following form may need to be completed,
and approved by the General Manager.
Submit To: Middleton Milwaukee Investors LLC
C/O Colliers International
411 East Wisconsin Avenue, Suite #500
Phone: 414-347-0411 Fax: 414-347-1116
Contractor: ____________________________________________________________________
Date of work: ______________________ to _________________________________________
Tenant: _______________________________________________________________________
Floor accepting delivery: _________________________________________________________
Freight Elevator Usage:
o Date: ___________________________________________________________________
o Time: __________________________________________________________________
Dumpster Needed: Yes No
Please describe in detail the contents of the delivery:
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
__________________________________________
Authorizing Tenant Contact: ______________________________________________________
Title: ________________________________________________________________
Phone: ___________________________Cell ________________________________
Department: __________________________________________________________
Signature: ____________________________________________________________
BUILDING MANAGEMENT’S SIGNATURE:
__________________________________________
Page - 50 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “D”
Freight/Dumpster Charges* 411 East Wisconsin Center
RUBBISH REMOVAL
15 Yard Container $455.00
20 Yard Container $512.00
30 Yard Container $570.00
*Freight/Dumpster charges are subject to change without notice.
Page - 51 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “E”
HOT WORK POLICY:
I. PURPOSE
The purpose of the 411 East Wisconsin Center Hot Work policy is to protect personnel and property from a
fire caused by hot work. The 411 Hot Work policy defines the responsibilities and requirements for performing
hot work and establishes controls through the use of a hot work permit.
This policy establishes the means to assess the work area and the planned hot work activity to ensure
sufficient and necessary controls are in place to prevent a fire. Hot work will only be performed in
areas that are or have been made fire safe. Where fire prevention precautions, such as a fire
suppression system or a fire or smoke detection system are not sufficient, a fire watch person shall be
assigned to monitor the area for fire, as needed.
II. AUTHORITY
The Code of Federal Regulations (CFR)
The codification of final rules published by the executive departments and agencies of the
Federal Government. Each volume is updated once each calendar year.
OSHA Title 29 of the CONFIRM – 1910.252-255, the Department of Labor's section of the
Code of Federal Regulations.
III. SCOPE
This policy applies to all hot work performed on 411 East Wisconsin Center property, including work
performed by 411 staff, employees and external contractors. Hot work includes any temporary operation,
scheduled or emergency, indoor or outdoor, involving open flames or producing heat and/or sparks. Examples
of hot work include torch cutting, welding, soldering, brazing, grinding. Permanent areas which are designated
areas for long term or permanent performance of hot work, such as a maintenance shop or a detached outside
location are not considered hot work as defined above. Hot work is any work that involves burning, welding,
using fire- or spark-producing tools, or that produces a source of ignition. Welding and cutting operations are
common to drilling and servicing operations. Test for flammable gases in the work area before starting any
hot work.
A hot work permit is not required for:
A. Operations performed that do not generate sufficient heat or sparks to be considered a
significant source of ignition to surrounding combustibles;
B. Operations performed in permanent areas, which are designated areas for long term or
permanent performance of hot work, such as a maintenance shop or a detached outside
location;
Permanent areas where welding, torching, or cutting will be performed must have the following
conditions to be exempt from this policy:
area constructed of noncombustible or fire resistive material
essentially free of combustible and flammable content
suitably segregated from adjacent areas
Page - 52 - of 72
411 East Wisconsin Center Construction Handbook
equipped with a suitable exhaust system capable of removing the fumes and spent gases
associated with Hot Work;
IV. RESPONSIBILITIES
A. Operations Manager
The Operations Manager is responsible for:
overseeing the Hot Work Policy to provide for regulatory compliance
assisting in evaluating specific work to determine if potential hot work exists
inspecting and approving the job site for hot work, as needed
prescribing any additional personal protective equipment (PPE) beyond the minimum
required PPE
maintaining copies of hot work permits for one year.
B. Authorized Person
An Authorized Person, as designated by the Building Owner (Middleton Milwaukee Investors
LLC) or Building Manager, shall be responsible for ensuring compliance with this policy. The
applicable Operations Manager will be the Authorized Person for contracted work. The
authorized person shall have sufficient technical knowledge, training and practical experience in
the hot work processes and their associated hazards. The authorized person is responsible for:
ensuring hot work is identified and performed in accordance with this policy
performing a hazard assessment of the scheduled hot work and the work area, as needed,
to establish controls and fire watch requirements (see precautions &requirements section
below)
notifying the Operations Manager of scheduled Hot Work
obtaining any alarm system bypass that may be necessary and ensuring such alarm
system is reactivated upon completion of hot work
making sure that persons who will perform hot work have read and understand the Hot
Work Policy
assuring that persons who will perform hot work have demonstrated competency in
the use of hot work equipment and are trained in performing hot work
ensuring that high energy sources are isolated as needed in accordance with the Lockout/tag
out policy
approving hot work permits
submitting a copy of the permit to the Operations Manager.
C. Hot Work Employee
The Contractor/Worker who is performing the hot work is responsible for:
completing classroom hot work training to the requirements of this policy
performing hot work in accordance with the requirements of this policy
being familiar with the facility and how to sound an alarm in the event of a fire
filling out the work area preparation section of the hot work permit
making the work area fire safe and verifying on the permit that work can start
insuring the required safety precautions per the hot work permit are followed.
D. Fire Watch
Page - 53 - of 72
411 East Wisconsin Center Construction Handbook
The Fire Watch, which simultaneously can be the Contractor/Worker, is responsible for:
being alert to all conditions that may directly involve the safety of the cutter or welder and
observing the cutter or welder for sparks, flame, or slag that lands on clothing or
protective equipment
being trained to the requirements of this policy
having the appropriate fire extinguishing readily available
being familiar with the facility and how to sound an alarm in the event of a fire
extinguishing a fire and/or sounding the fire alarm
calling 911 emergency and 411 East Wisconsin Center Security Dept. at 414-223-1555 as
needed
completing the Closeout section of the permit.
V. PRECAUTIONS AND REQUIREMENTS
A hot work permit must be completed prior to initiating hot work and posted at the work
area. The work process shall include (1) an assessment of the facility condition, (2)
preparation of the work area, (3) hot work activity, (4) closeout.
Hot work must be approved by the Authorized Person. For externally contracted work
the applicable Operations Manager is the Authorized Person.
Hot Work is permitted only in areas that are or have been made fire safe.
Hot Work equipment shall be in good working condition and fully inspected.
The Authorized Person shall perform a hazard assessment of the scheduled hot work and
the work area where the following conditions exist:
fire suppression system is not operable or does not exist
fire/smoke detection system is localized only or does not exist
special potential hazards such as work in a confined area, attic, or crawlspace in
which an increased fire risk may exist
This hazard assessment includes the identification on the permit any special precautions
and controls and the fire watch requirements, which will be at least 60 minutes after
completion and may include periodic checks for 2 or 3 hours.
The floor around the area where the hot work is to be performed shall be swept clean and
clear of debris for a radius of 35 feet.
Combustibles shall be adequately protected or shielded, using flameproof materials. For
torch cutting or welding, combustibles shall be relocated at least 35 feet horizontally from
the work area. The edges of covers at the floor shall be tight to prevent sparks from going
under the covers.
Openings or cracks in walls, floors, or ducts within 35 feet of the Site shall be tightly
covered to prevent the passage of sparks to adjacent areas.
When torch cutting or welding is performed near combustible partitions or ceilings, fire
resistant guards shall be provided to prevent ignition.
Welding shall not be attempted on a metal partition, wall, ceiling, or roof having a
combustible covering. Oil-based paints and epoxies shall be no closer than three feet in
any direction.
Fully charged and operable fire extinguishers shall be available in the hot work area. The
use of wall-mounted fire extinguishers, provided in the facility, is prohibited. Available
Page - 54 - of 72
411 East Wisconsin Center Construction Handbook
portable fire extinguishers shall include as a minimum, one 4A:40B:C rated extinguisher
within 40 feet of the activity.
Special precautions shall be taken to avoid accidental operation of automatic fire
detection or suppression systems. If the possibility exists that automatic fire detection or
suppression systems will be activated as a result of the work activities, then the automatic
fire detection or suppression systems shall be isolated from the detectors located in the
immediate area.
Nearby personnel shall be relocated or suitably protected from heat, sparks, slag, arc
flashing, and infrared or ultraviolet radiation.
The Hot Work permit is valid for only one day unless otherwise approved by the
Operations Manager.
Page - 55 - of 72
411 East Wisconsin Center Construction Handbook
Hot Work Policy PERMIT
411 East Wisconsin Center
Middleton Milwaukee Investors LLC
Colliers International
August – 2014
Name of Contractor/Worker: ________________________ Building/Location: _____________________
Authorized person: _________________________ Phone: ____________ Date of Issue: ____________
Description of work: ____________________________________________________________________
Facility / Area Conditions (completed by the Authorized Person)
Is a fire suppression system (sprinklers) in place? (Yes / No)
Is an alarm detection system in place? (Yes / No)
Can the area be made fire safe with no special considerations? (Yes / No)
Describe special precautions to be implemented and fire watch requirements if any answer is negative.
Mark NA if not applicable.
____________________________________________________________________________________
____________________________________________________________________________________
411 Oper. Manager notified: ___________ Signature of Authorized Person: _______________________
Work Area Preparation (completed by Contractor/Worker)
□ Fire suppression sprinklers, fire hoses, or fire extinguishers available and operable
□ Smoke/fire detectors/alarms in immediate area temporarily disabled
□ No combustible and flammable materials within 35 ft. or protected with covers or guards
□ Adequate mechanical or natural ventilation provided
□ Floors swept, debris cleared, cracks or holes in floors, walls covered
□ Area barricaded from building occupants
□ Hazards from energized electrical equipment properly controlled, i.e. properly grounded
□ Personnel trained on the use of equipment and how to sound alarm
□Appropriate fire extinguisher certified for use and available
□ Required PPE: safety glasses, flame resistant coveralls, flame resistant gloves, safety shoes
Comments for unchecked items: __________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
Page - 56 - of 72
411 East Wisconsin Center Construction Handbook
Permit approval
Authorized Person Signature: __________________________________ Date: ____________________
Closeout
Completion of work (initial and time, mark NA if not applicable)
Work area cleaned and inspected ______ Time _____ Alarms/detectors reactivated ______ time______
Fire Watch _______ Time _______ Fire Watch ______ Time _______ Fire Watch _______ Time _______
Print Name: __________________________________ Date & time closed: _______________________
Signature: ____________________________________________________________________________
Page - 57 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “F”
LEED EB: O&M - IEQC1.1: INDOOR AIR QUALITY (IAQ) MANAGEMENT PROGRAM: PAINTING PROTOCOL
411 E. WISCONSIN
LAST UPDATED: DECEMBER 28, 2015
GOALS The goal of the Painting Protocol is to bolster the Indoor Air Quality (IAQ) Management Program implemented
at the building and to maintain good IAQ while minimizing the negative environmental and health impacts
of indoor air pollutants introduced by paint during facility alterations and additions.(this is a test)
SCOPE The scope of this Painting Protocol pertains only to facility alterations and additions under control of facility
management at 411 E. Wisconsin.
RESPONSIBLE PARTY The Chief Engineer is responsible for developing and managing the implementation of the Painting Protocol
with the support of the property’s assigned IAQ Manager. In house personnel and contractors responsible for
purchasing painting materials for facility alterations or additions must follow the Protocol and shall carry out
their tasks according to their contracts and report all relevant activities to the aforementioned parties. To
ensure an effective and coordinated effort, the building staff responsible for overseeing the Protocol shall
review and approve all proposed activities and subsequent paint materials prior to the start of construction
and installation.
GUIDANCE FOR RESOURCES AND IMPLEMENTATION: As facility alterations or additions occur, the IAQ Management Program will be communicated to the
contractors and/or in-house staff that will be conducting those activities.
In addition to the IAQ Management Program, the painting protocol shall be added to the building’s
Standard Operating Procedures and shall be consistently followed, managed, and audited.
Participation in the Indoor Air Quality Management Program and thorough reading of this Painting
Protocol is required for all contractors and staff persons.
Page - 58 - of 72
411 East Wisconsin Center Construction Handbook
RECOMMENDED RESOURCES FOR VENDORS AND BUILDING PERSONNEL: SMACNA IAQ Guidelines for Occupied Buildings Under Construction, second addition, November 2007, Chapter 3
https://www.smacna.org/
Green Seal database: Find Green Products & Services
http://www.greenseal.org/FindGreenSealProductsandServices.aspx?vid=ViewProductDetail&cid=10
GS-11 Green Seal Standard for Paints and Coatings, Third Edition
http://www.greenseal.org/Portals/0/Documents/Standards/GS-11/GS-
11_Paints_and_Coatings_Standard.pdf
PROCEDURES AND STRATEGIES Use low-VOC, fast-drying paints where feasible.
Architectural paints must not exceed the VOC and chemical component limits established in Green
Seal Standard GS-11. At least 50% of all paint purchases for facility alterations and additions must meet
these criteria.
All painting must be completed during building unoccupied hours. Exceptions may be granted by
facility management upon request.
Lids must be kept on paint containers when not in use.
PERFORMANCE METRICS Performance for this policy will be measured by the percentage of Green Seal GS-11 certified paint
purchased for individual construction projects at 411 E. Wisconsin and associated grounds. Percentages will
be based on total purchases of applicable material on a cost basis. Documentation of all paint purchases
must also be maintained on an annual basis.
QUALITY ASSURANCE/QUALITY CONTROL PROCESSES A sustainable purchasing policy for construction materials and the continued use of low-emitting paint
has been implemented and shall be followed. Please reference the building’s applicable LEED MRp1
– Sustainable Purchasing Policy.
The dollar amount of purchases in this category of products that are compliant with the environmental
criteria shall be tracked and measured against all purchases of paint products for each individual
facility alteration or addition at 411 E. Wisconsin
An MSDS and listing of each paint product used on construction projects shall be collected and
maintained and should include each product’s manufacturer’s name, product name, specific VOC
data (in g/L, less water), and the corresponding allowable VOC per Green Seal GS-11.
Provide maintenance personnel with information about original paint products and materials to aid in
color matching.
411 E. Wisconsin’s IAQ Manager shall regularly communicate with all contractors and operational staff,
and conduct regular evaluations to ensure that the Protocol is in place and being followed as
intended.
Page - 59 - of 72
411 East Wisconsin Center Construction Handbook
TIME PERIOD This protocol will be put in place for the life of the building beginning June 1, 2015 and receive updates annually
to maintain a high standard in environmental policy. This protocol will be revised as necessary to continue to
meet or exceed the LEED EB: O&M requirements.
Page - 60 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “G”
LEED EB: O&M - IEQC1.1: IAQ MANAGEMENT PROGRAM: SHIPPING & RECEIVING
PROTOCOL 411 E. WISCONSIN
LAST UPDATED: DECEMBER 28, 2015
GOALS Emissions from shipping and receiving vehicles contain nitrogen oxide, particulate matter, carbon monoxide
and volatile organic compounds (VOCs) which are serious health hazards and are a major source of air
pollution. These pollutants have been linked to serious illnesses including asthma, heart disease, chronic
bronchitis and cancer. The goal of the Shipping & Receiving Protocol is to bolster the Indoor Air Quality
(IAQ) Management Program at 411 East Wisconsin Center and to maintain good IAQ while minimizing the
negative health impacts of contaminants introduced to the indoor environment by shipping and receiving
vehicles servicing the project building.
SCOPE The scope of this Shipping and Receiving Protocol aims at preventing dangerous vehicle exhaust from
entering the building, and pertains to only those activities under direct control of facility management at 411
East Wisconsin Center.
RESPONSIBLE PARTY The Chief Engineer is responsible for developing and managing the implementation of the Shipping and
Receiving Protocol with the support of the property’s assigned IAQ Manager. In house personnel and all
outside vendors must follow the Protocol and shall carry out their tasks according to their contracts and report
all relevant activities to the aforementioned parties. To ensure an effective and coordinated effort, the
building staff responsible for overseeing the IAQ Management Program shall inform all security and loading
dock personnel of the Shipping and Receiving Protocol and shall enforce the Program as is necessary.
GUIDANCE FOR RESOURCES AND IMPLEMENTATION: In addition to the IAQ Management Program, the shipping and receiving protocol shall be added to
the building’s Standard Operating Procedures and shall be consistently followed, managed, and
audited.
Participation in the Indoor Air Quality Management Program and thorough understanding of this
Shipping and Receiving Protocol is required for all loading dock and building security staff persons.
Page - 61 - of 72
411 East Wisconsin Center Construction Handbook
RECOMMENDED RESOURCES: IAQ Building Education and Assessment Model (I-BEAM) - Loading Dock Protocols for IAQ
http://www.epa.gov/iaq/largebldgs/i-beam/visual_reference/chapter_1.html
Environmental Defense Fund - Attention Drivers! Turn Off Your Idling Engines
http://www.edf.org/transportation/reports/idling
Whole Building Design Guide - Loading Dock
http://www.wbdg.org/design/loading_dock.php
PROCEDURES AND STRATEGIES Idling vehicles are prohibited at the loading dock and within 25 feet of outside air intakes.
The ban shall be enforced by 24/7 Security at the Building loading dock.
The receiving area is pressurized relative to the outside to insure that contaminants from the loading
area do not enter the building; pressurized vestibules and air locks will be utilized if necessary.
A carbon monoxide alarm shall be installed and tested regularly.
Adequate ventilation is ensured to remove carbon monoxide even when doors and windows are shut.
PERFORMANCE METRICS Performance for this policy will be measured by the general success of the Indoor Air Quality Management
Program and will be measured by results of the IAQ Audit per the LEED-EB: O&M requirements for IEQc1.1 IAQ
Best Management Practices - IAQ Management Program. Success of the Program will be based on IAQ
related issues and complaints reported by building occupants. Occurrences of idling vehicles found in
loading and receiving areas will be logged and reviewed monthly.
QUALITY ASSURANCE/QUALITY CONTROL PROCESSES: Delivery company drivers and supervisors shall be notified of the Management Program and Shipping
and Receiving Protocol and must adhere to the policy.
Pressure relationships and compliance with the Protocol at shipping and receiving areas shall be
periodically checked.
411 E. Wisconsin’s IAQ Manager shall regularly communicate with all personnel and operational staff,
and conduct regular evaluations to ensure that the Protocol is in place and being followed as
intended.
TIME PERIOD This protocol will be put in place for the life of the building beginning June 1, 2015 receiving updates yearly to
maintain a high standard in environmental policy. This protocol will be revised as necessary to continue to
meet or exceed the LEED EB: O&M requirements.
Page - 62 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “H”
LEED EB: O&M - IEQP3 AND IEQC3.1: GREEN CLEANING POLICY & HIGH PERFORMANCE
CLEANING PROGRAM
411 E. WISCONSIN LAST UPDATED: DECEMBER 28, 2015
GOALS The Green Cleaning Policy and High Performance Cleaning Program Plan addresses the employment of
green cleaning products, sustainable cleaning equipment, and other environmental best practices to
effectively maintain a satisfactory standard of disinfection and cleanliness at 411 East Wisconsin Center while
protecting both the environment and the health of people in that environment.
SCOPE 411 East Wisconsin Center is committed to implementing this Green Cleaning Policy and Plan throughout the
entire building including all occupied areas and is applicable to the work directly under control of the
property management company: Riverview Realty Management. Only vendors complying with the Green
Cleaning Policy and the High Performance Cleaning Program will be contracted to work on site. Specifically
the Policy and Plan addresses the following:
The purchase of sustainable cleaning materials, janitorial products, and hard floor and carpet care
products meeting the criteria outlined in IEQ Credit 3.3 Green Cleaning – Purchase of Sustainable
Cleaning Products and Materials.
The procurement of sustainable cleaning equipment (when current equipment has reached its end of
life) that complies with sustainability criteria outlined in IEQ Credit 3.4 Green Cleaning – Sustainable
Cleaning Equipment.
The establishment of standard operating procedures for effective floor cleaning.
The development of guidelines to address the safe dispensing, handling and storage of cleaning
chemicals used in the building, including a plan for managing hazardous spills or mishandling incidents.
The procedures for use of chemical concentrates and dilution systems.
The documentation of a staffing plan and the requirements for training of maintenance and cleaning
personnel appropriate to the needs of the building.
The promotion of improved hand hygiene.
The collection of occupant feedback and how to address the feedback.
Additional strategies for reducing usage of janitorial paper products and other materials.
Page - 63 - of 72
411 East Wisconsin Center Construction Handbook
RESPONSIBLE PARTIES The Assistant Property Manager is responsible for the overall implementation of this Green Cleaning
Policy and Plan, communicating regularly with all service providers, and performing quality control
checks throughout 411 East Wisconsin Center.
The janitorial contractor, ABM Janitorial Services, is responsible for purchasing and tracking sustainable
cleaning chemicals and equipment for use at 411 East Wisconsin Center and is responsible for the
documentation of staff training, standard operating procedures, and the building staffing plan.
The Assistant Property Manager is responsible for tracking purchases of sustainable cleaning products
and paper products by Colliers International and any building staff.
PROCEDURES & STRATEGIES
SUSTAINABLE PURCHASING
Purchasing of sustainable cleaning products and equipment at 411 East Wisconsin Center shall be
purchased according to the following guidelines:
Paper Products and Trash Bags Disposable janitorial paper products and trash bags should meet the minimum requirements of one or more
of the following standards:
U.S. EPA Comprehensive Procurement Guidelines for Janitorial Paper and Plastic Trash Can Liners
Green Seal GS-09 for paper towels and napkins
Green Seal GS-01 for tissue paper
UL 175 for Sanitary Paper Products (Formerly Environmental Choice CCD-082) for toilet tissue
UL 175 for Sanitary Paper Products (Formerly Environmental Choice CCD-086) for hand towels
Janitorial paper products derived from rapidly renewable resources or made from tree-free fiber
CLEANING CHEMICALS
Cleaning products should meet one or more of the following:
Green Seal 37 for general purpose, bathroom, glass and carpet cleaners used for industrial purposes.
UL 2792 Biologically-based Cleaning and Degreasing Compounds (Formerly Environmental Choice
CCD-110) for cleaning and degreasing
UL 2759 Hardsurface Cleaners (Formerly Environmental Choice CCD-146) for hard surface cleaners
UL 2795 Carpet and Upholstery Cleaners (Formerly Environmental Choice CCD-148) for carpet and
upholstery care
Disinfectants, polishes, strippers and products not addressed above should meet one or more of the
following guidelines:
UL 2798 Biological Digestion Additives for Cleaning and Odor Control ( Formerly Environmental Choice
CCD-112) for digestion additives used for cleaning or odor control
UL 2791 Drain and/or Grease Trap Additives - Alternative (Formerly Environmental Choice CCD-113) for
drain and grease trap additives
UL 2796 Odor Control Additives (Formerly Environmental Choice CCD-115) for odor control additives
UL 2777 Hard Floor Care Products (Formerly Environmental Choice CCD-147 for hard floor care)
Green Seal GS-40 for industrial and institutional floor care products
California Code of Regulations maximum allowable VOC levels for specific category
HAND SOAP
All restrooms shall carry hand soaps as outlined below to promote good hand hygiene with limited impact
on the environment. Hand soaps shall meet one or more of the following:
Page - 64 - of 72
411 East Wisconsin Center Construction Handbook
No antimicrobial agents (other than as a preservative) expect where required by health codes and
other regulations
Green Seal GS-41 for industrial and institutional hand cleaners
UL 2784 Hand Cleaners (Formerly Environmental Choice CCD-104) for hand cleaners and hand soaps
MICRO-FIBER RAGS
411 East Wisconsin Center uses high performance micro-fiber rags. The rags are color-coded based on the
items that will be cleaned:
Pink for water closets, urinals and commodes
Blue for all glass and mirrors
Green for all heavy duty cleaning
Yellow for dusting
This system ensures that there are no cross contamination of restrooms and office spaces.
ABM Janitorial Services must ensure a quality control of inventory and if the inventory diminishes they
will be responsible to replace it.
PERFORMANCE METRIC & GOAL The practices/products listed above shall be implemented and tracked with a target goal of 30% for total
annual purchases of products complying, based on cost. The Assistant Property Manager is responsible for
tracking all purchases of sustainable cleaning products and paper products by the building staff and
cleaning staff. The Material Safety Data Sheets for each type of cleaning product purchased for use in the
building must be acquired. Quality control checks will be used to ensure Policy is in place and functioning
as intended.
CLEANING EQUIPMENT
Performance Metric & Goal: 20%, by count, of all the cleaning equipment servicing 411 East Wisconsin
Center must meet one or more of the specified sustainability criteria listed above. Complete adoption of
sustainability requirements will be implemented for all new equipment purchased at the property.
At the end of current equipment life cycle, all cleaning operations equipment will be replaced with
equipment that maximizes effective reduction of building contaminants while also minimizing
environmental impact.
All new equipment acquisitions should comply with the requirements of IEQc3.4: Green Cleaning,
Sustainable Cleaning Equipment:
o Vacuum cleaners should be certified by the Carpet & Rug Institute “Green Label” Testing
Program- Vacuum Cleaner Criteria and operate with a sound level of less than 70dBA.
o Carpet extraction equipment used for restorative deep cleaning should be certified by the
Carpet and Rug Institute’s “Seal of Approval” Testing Program for Certified Deep Cleaning
Extractors.
o Powered Floor maintenance equipment including electric and battery powered floor buffers
and furnishers should be equipped with vacuums, guards and/or other devices for capturing
fine particulates, and shall operate with a sound level less than 70dBA.
o Propane-powered floor equipment should have high-efficiency, low emissions engines with
catalytic converter/muffler which meet the California Air Resources Board (CARB)/EPA
standards for the specific engine size, and operate with a sound level less than 90dBA.
o Automated scrubbing machines should be equipped with variable-speed feed pumps and on-
board chemical metering to optimize the use of cleaning fluids.
Page - 65 - of 72
411 East Wisconsin Center Construction Handbook
o Battery-powered equipment should be equipped with environmentally preferable gel
batteries.
o Powered equipment should be ergonomically designed to minimize vibration, noise and user
fatigue.
o Equipment should be designed to reduce potential damage to building surfaces by using
safeguards such as rollers or rubber bumpers.
A log for all powered cleaning equipment must be kept that documents the date of purchase and all
repair/maintenance activities. Equipment specifications sheets must be kept on file for all equipment
used within the property.
STANDARD OPERATING PROCEDURES
An effective cleaning and hard floor and carpet maintenance system shall be consistently utilized,
managed and audited. Floor-care maintenance shall consistently be performed according to written
protocols, without exception. Quality control checks will be used to ensure 100% adoption. For all carpeted
services a CRI Certified HEPA-Vacuum is required. For all hard floor surfaces a procedure has been put in
place that requires cleaning personnel to dust mop all floors then wet mop with the approved color coded
Micro Fiber mop system. Such cleaning and maintenance includes: regular audit procedures conducted to
ensure a high-performance cleaning program and preventive maintenance programs to ensure the
maximum longevity of the building, floors, carpets, FF&E, etc.
CHEMICAL CONCENTRATES & STORAGE
Performance Metric & Goal: Protocols directing safe handling and storage of cleaning chemicals are to be
wholly adopted. Quality control checks will be used to ensure 100% adoption.
Whenever practical and available, dilution systems for chemicals will be used to minimize exposure risk
to building staff and occupants and reduce chemical use wherever possible.
All cleaning chemicals will be stored according to manufacturer’s recommendations, preferably in an
isolated closet that maintains a negative pressure via an exhaust system ducted to the exterior or in
an approved chemical storage cabinet.
o Acceptable storage locations at 411 East Wisconsin Center:
Main chemical storage room located in the sub-basement (3 locations) of the building.
Any cleaning chemical spills will be handled according to the manufacturer’s recommendations.
o All incidents and actions taken for cleanup must be reported to Susan Ertel, Assistant Property
Manager.
o If any foreign chemicals are spilled, that the cleaning contractor is not using, then the property
management office will call the regional vendor for hazardous clean-ups.
STAFFING PLAN
Performance Metric & Goal: The cleaning company (ABM Janitorial Services) will provide a staffing plan and
organizational chart showing the cleaning objectives within 411 East Wisconsin Center and minimum staffing
requirements are met 100% of the time.
The cleaning company (ABM Janitorial Services) will maintain sufficient staff to effectively clean and
maintain the facilities at 411 East Wisconsin Center.
Factors such as occupancy rates and seasonal variations will be taken into account when adjusting
the staffing plan.
TRAINING
Page - 66 - of 72
411 East Wisconsin Center Construction Handbook
Performance Metric & Goal: All cleaning personnel will receive annual training and vendors and contractors
will supply evidence of training prior to contract award or renewal.
All new cleaning personnel will be thoroughly trained on the equipment, chemicals and procedures
prior to their appointment to 411 East Wisconsin Center and ABM Janitorial Services will provide a letter
of confirmation 411 East Wisconsin Center that training has occurred.
ABM Janitorial Services will ensure that every employee fully understands the SOPs of 411 East Wisconsin
Center and will conduct annual on-site training with staff to ensure full compliance.
Personnel will be trained in the hazards, use, maintenance, disposal and recycling of cleaning
chemicals, dispensing equipment and packaging.
Training must encompass the following:
o Safety: Creating the safest work environment for the procedures
o Tools: Having the right tools available for the procedures
o Execution: Ensuring the correct procedures are utilized the first time to get the job done
o Inspection: Follow-up to be sure the work is completed properly
REDUCED USAGE OF PAPER PRODUCTS AND OTHER STRATEGIES
Performance Metric & Goal: The practices/products listed above shall be implemented and tracked with a
target goal of 30% for total annual purchases of products complying, based on cost. Complete adoption of
these additional sustainability strategies will be implemented for all new dispensers purchased at the
property.
Paper towel dispensers are employed that limit the amount of paper being dispensed.
Product dispensers will hold 2 rolls, which will help eliminate waste by preventing custodians from
having to replace partial rolls that could run out prior to restocking.
Coreless rolls of paper products will be purchased and installed, which reduces packaging/
manufacturing waste.
Hands-free dispensers are in use in the building eliminating levers and cranks which helps reduce
exposure to pathogenic organisms.
HAND HYGIENE Hand soaps will be identified and carried which do not contain antimicrobial agents to promote good hand
hygiene. Building staff will be educated about proper hand cleaning and occupants may be provided with
hand sanitizers. Protocols promoting hand hygiene shall be adopted 100% of the time.
VULNERABLE OCCUPANTS To protect vulnerable building occupants, such as pregnant women, children, asthmatics, and elderly
occupants, individuals with allergies and highly sensitive individuals:
Cleaning at 411 East Wisconsin Center should use only low/no VOC cleaning products
Routine cleaning and floor restoration activities shall be performed after working hours when the
majority of occupants have left the building.
The staff shall limit the number of cleaning chemicals used in the building.
411 East Wisconsin Center shall maintain a high level of cleanliness thus minimizing the presence of
irritants.
OCCUPANT FEEDBACK All questions, comments, and feedback about Green Cleaning Policies, environmental quality, and
continuous improvement to evaluate new technologies, procedures, and processes within the building are
Page - 67 - of 72
411 East Wisconsin Center Construction Handbook
handled by issuing tenant surveys. All tenant contacts have access to the tenant Survey through Monkey
Survey. This system reduces response time and increases efficiency and effectiveness by routing such
feedback from Monkey Survey directly to Assistant Property Manager, via e-mail. Occupants are able to
monitor the progress of their feedback. Also surveys are conducted on an 18-month schedule to solicit
tenant opinion about any continuous or newly implemented technologies, initiatives, or processes.
GUIDANCE FOR RESOURCES AND IMPLEMENTATION Prior to the implementation of this Policy and Program Plan, Assistant Property Manager met with the
vendors responsible for cleaning services being provided to 411 East Wisconsin Center to educate
them and obtain their buy-in on conforming to this Policy and Plan and utilizing acceptable sustainable
cleaning practices.
All vendors are expected to utilize cleaning chemicals that meet requirements of IEQc3.3 according
to the LEED rating system for Existing Buildings: Operation & Maintenance version 2009 and should refer
to the Green Building Operations and Maintenance Reference Guide for guidance.
All cleaning personnel shall receive regular training. Vendors shall supply evidence of compliance with
training requirements prior to contract award or renewal.
Standard Operating Procedures have been established and address how the Green Cleaning Policy
and High Performance Cleaning Program Plan will be consistently followed, managed, and audited.
Participation and thorough reading of the High Performance Cleaning Program Plan is required for all
vendors and staff persons.
OTHER RECOMMENDED RESOURCES FOR VENDORS: www.greenseal.org
www.ul.com/el
http://www.arb.ca.gov/consprod/regs/regs.htm
http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm
QUALITY ASSURANCE/QUALITY CONTROL PROCESSES The Assistant Property Manager shall review all staff training and purchasing records submitted by the
vendors to ensure compliance with environmentally preferred methods.
The Material Safety Data Sheets for each type of cleaning product purchased for use in the building
must be acquired.
The Assistant Property Manager shall regularly communicate with all contractors and vendors, and
conduct regular quality checks and evaluations to ensure that the Policy and Program Plan is in place
and functioning as intended and that sustainable performance persists over time.
TIME PERIOD This Policy and Plan was put into place as of June 1, 2015 and will receive annual updates to maintain a high
standard in environmental policy. This policy will be revised as necessary to continue to meet or exceed the
LEED EB: O&M requirements.
Page - 68 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “I”
LEED EB: O&M - MRP2: SOLID WASTE MANAGEMENT POLICY 411 E. WISCONSIN
LAST UPDATED: MAY 4, 2015
SCOPE Colliers International is committed to implementing this Solid Waste Management Policy for 411 East
Wisconsin Center. The scope of this Policy covers the entire building at 411 East Wisconsin Avenue,
Milwaukee, WI 53202 and the associated grounds.
This policy will apply to, but is not limited to, the following types of materials:
Ongoing Consumables (including, but not limited to) paper, cardboard, glass, plastic, metals,
landscape waste, and batteries
Mercury-containing lamps
Durable Goods (including, but not limited to) electronic equipment and furniture
Building Materials used in facility alterations and additions (including, but not limited to) building
components and structures (wall studs, insulation, doors, windows), panels, attached finishings (drywall,
trim, ceiling panels), carpet and other flooring material, adhesives, sealants, paints and coatings
PERFORMANCE METRICS & RESPONSIBLE PARTY Performance for this policy will be measured by the percentage of waste diverted from landfills or
incineration. The calculation will be based on the weight of applicable goods and materials. It is the
responsibility for the waste hauler or contractor to provide monthly reports of the diversion rate for all
materials sorted offsite. It is the responsibility of the building Assistant Property Manager to track on a
monthly basis all durable goods disposed of and recycled from the site. It is the responsibility of the lamp
recycler to provide documentation whenever mercury-containing light bulbs are recycled. It is the
responsibility of the General Contractor and waste hauler to provide waste haul receipts during construction
projects in the building.
GOALS The goal of this Solid Waste Management Policy is to reuse or recycle materials as much as possible to
protect the environment, preserve natural resources, and minimize landfilling and/or incineration to reduce
toxicity. This Policy includes criteria to reduce the overall waste generated for:
Ongoing consumables by 50%
Durable goods by 75%
Facility alterations/additions by 70%
Batteries by 80%
Mercury-containing light bulbs by 100%
Page - 69 - of 72
411 East Wisconsin Center Construction Handbook
PROCEDURES AND STRATEGIES Each policy is managed and tracked by the building management team, or by the party responsible as
listed below:
Mercury-Containing Lamps – Chief Engineer
Ongoing Consumables Recycling – Chief Engineer
Durable Goods Recycling – Assistant Property Manager
Facility Alterations Waste Recycling – Chief Engineer
MERCURY-CONTAINING LAMPS – MRC4
Recycle 100% mercury – containing lamps that enter the waste stream. Lamp recycler to provide
documentation that the building is meeting this policy.
Provide dedicated storage areas and appropriate containers for lamps in the Mechanical Room until
they are picked up by the recycling service.
The current lamp recycling service, Recycle Technologies, will be periodically evaluated to ensure we
meet or exceed the LEED EB: O&M requirements.
ONGOING CONSUMABLES RECYCLING - MRC7
Reuse, recycle, or compost at least 50% of ongoing consumables. Ongoing consumables include but are
not limited to paper, toner cartridges, glass, plastics, cardboard, old corrugated cardboard, food waste,
and metals.
Provide recycling containers throughout the building:
o Employee workspaces and kitchen areas
o Select building common areas
Promote increased recycling by building occupants by providing recycling information and
distributing recycling promotional materials to building occupants on a regular basis.
Provide storage areas for materials gathered for recycling until these are picked up by the recycling
hauler.
Divert 80% of discarded batteries from the trash, including all portable dry-cell batteries such as single-
use and rechargeables used in radios, phones, cameras, computers and other equipment.
o Maintain a tenant accessible battery recycling center in the lobby of the building.
o Provide battery pick-up by our building day-porter for all tenant battery recycling requests.
DURABLE GOODS RECYCLING - MRC8
Reuse or recycle at least 75% of the durable goods waste stream by weight. Durable goods addressed
include but are not limited to:
Office equipment, appliances, furniture, external power adapters, televisions, and other audiovisual
equipment.
Page - 70 - of 72
411 East Wisconsin Center Construction Handbook
Durable waste stream goods are defined as goods leaving the building, site, and organization that
have fully depreciated and reached the end of their useful lives.
Durable goods that remain useful and functional and are moved to another floor or building do not
qualify and should not be included in waste diversion reports.
Furniture should be evaluated on case by case basis. The following recycling options should be
considered:
o donate to be reused in current state
o salvage functional pieces to be used in another form
o donated to a refurbish, renovation or to other programs (ex – art programs)
o disassemble and recycle all applicable pieces
Furniture that is donated in the current state will be considered useful and not included in any waste
diversion report.
Building will maintain an area in the lobby for tenants to deposit small amounts of durable goods.
Larger amounts of durable goods will be collected directly from tenant space via electronic work
order request.
Durable goods shall be tracked separately from regular/ongoing consumables by the building
Operations Manager.
FACILITY ALTERATIONS AND ADDITIONS WASTE RECYCLING - MRC9
Before the project starts develop a construction waste recycling plan designed to achieve the maximum
practical level of recycling. Divert at least 70% of waste by volume generated by facility alterations and
additions from disposal to landfills and incineration facilities. Examples include, but are not limited to:
building components and structures, panels, attached finishing’s, carpet and floor material, adhesives,
sealants, paints and coatings.
Require that building tradesmen use the building open container for disposal of construction related
debris to maximize recycling levels and subsequent tracking. The building waste hauler is Piranha
Paper Shredding.
Implement a Construction Waste Management Plan.
Building waste hauler will document the total amount of construction waste and the total amount that
is recycled (by weight) and report on a monthly basis. Reports to be reviewed monthly by the building
Assistant Property Manager.
TIME PERIOD This Policy was put into place as of July 1, 2015 and will receive annual updates to maintain a high standard
in environmental policy. This policy will be revised as necessary to continue to meet or exceed the LEED EB:
O&M requirements.
Page - 71 - of 72
411 East Wisconsin Center Construction Handbook
Exhibit “J”
LEED EB: O&M - WEP1: FUTURE PLUMBING RENOVATIONS ECONOMIC ASSESSMENT
POLICY 411 E. WISCONSIN
LAST UPDATED: 12/28/2015
GOALS The purpose of this policy is to ensure that a water efficiency economic assessment is performed at 411 East
Wisconsin Center for any future water fixture upgrades at the building. This policy mandates an economic
analysis of conversion to high-performance plumbing fixtures and fittings as part of any future indoor
plumbing renovations. Any replacement fixtures will meet or exceed the following UPC/IPC Standards and
411 East Wisconsin Center will strive to meet the following EPA WaterSense Standards wherever possible:
Fixture UPC/IPC Standards EPA WaterSense Standards
Water Closet 1.6 GPF 1.28 GPF
Urinal 1.0 GPF 0.5 GPF
Public Lavatory Faucet 0.5 GPM n/a
Private Lavatory Faucet 2.2 GPM 1.5 GPM
Kitchen/Janitorial Sink 2.2 GPM n/a
Shower 2.5 GPM 2.0 GPM
SCOPE This policy applies to all indoor potable water fixtures and fittings within 411 E. Wisconsin. Colliers
International oversees any and all plumbing renovations and maintenance that may occur at 411 East
Wisconsin Center.
PERFORMANCE METRICS An economic analysis is required and must align with the project’s specific water use reduction goals.
Based on the USGBC LEED for Existing Buildings: O&M water efficiency criteria and guidelines for
performance measurement, 411 East Wisconsin Center has set the following goal:
A 10% decrease in indoor potable water use from the LEED for Existing Buildings: O&M baseline*.
*For a plumbing system substantially completed after January 1, 2004 throughout the building, the baseline is
120% of the water usage that would result if all fixtures and fittings met the UPC/IPC Standards cited above.
For a plumbing system substantially completed prior to 1994, the baseline is 160% of the water usage that
would result if all fixtures and fittings met the UPC/IPC Standards cited above.
PROCEDURES AND STRATEGIES Water efficiency strategies and economic evaluations of all future water fixture upgrades at 411 East
Wisconsin Center shall take into account both the first costs and operational savings associated with
equipment purchases, installation labor, and water utility savings. The assessment must account for potential
water supply and disposal cost savings and maintenance cost savings. It is recommended that the analysis
Page - 72 - of 72
411 East Wisconsin Center Construction Handbook
include costs for the fixture itself, installation, 20 year estimated water usage, and ongoing maintenance.
Performance of the proposed fixtures will be evaluated by Colliers International on an economic basis as the
water bill is paid by property management.
SAMPLE CALCULATIONS
Item: Approx. Cost:
New 1.6 gpf (standard) toilet fixture and flush valve $300
Installation costs $300
20 Year Water Usage (1.5 uses per day * 1.6 gallons per flush *
260 annual work days * 20 years) 12.5 thousand gallons per user
Estimated Number of Users 25
Cost per thousand gallons of water $3.25
20 Year Estimated Maintenance $200
Estimated Lifetime Cost Using a Standard Toilet $1815
Item: Approx. Cost:
New 1.28 gpf (WaterSense) toilet fixture and flush valve $350
Installation costs $300
20 Year Water Usage (1.5 uses per day * 1.28 gallons per flush *
260 annual work days * 20 years) 10.0 thousand gallons per user
Estimated Number of Users 25
Cost per thousand gallons of water $3.25
20 Year Estimated Maintenance $200
Estimated Lifetime Cost Using a WaterSense Toilet $1662
Upon completion of the Return On Investment (ROI) calculation, the ROI value must be reported to the
Assistant Property Manager for final evaluation and approval.
RESPONSIBLE PARTY The Assistant Property Manager shall implement this policy within 411 East Wisconsin Center in coordination
with other appropriate personnel, including but not limited to: Chief Engineer and any other applicable
vendors and building staff.
Time Period
This policy was put into place as of July 1, 2015 and will receive updates yearly to maintain a high standard
in environmental policy. This policy will be revised as necessary to continue to meet or exceed the LEED EB:
O&M requirements.
Top Related