RiverRock Real Estate Group

Transcription

1 RiverRock Real Estate Group 2050 Main Street Tenant Handbook Updated December 19, 2014

2 2050 Main Street Tenant Handbook The tenant information provided in this Electronic Tenant Handbook is meant to provide you with an overview of 2050 Main Street, to facilitate your company s operations and will become a valuable resource for you and your company. Navigate through the Sections listed on the left to learn in detail about specific functions, operations and procedures. Every attempt will be made to keep this site current and accurate. You will find a great deal of information at your fingertips, however you may always contact the Property Management Team with any questions. Welcome to 2050 Main Street.

3 Introduction About Our Property 2050 Main Street completes the Irvine Concourse development and brings the total office area of the Irvine Concourse to over 2 million square feet. The building offers 314,074 square feet of space in 13 stories at the intersection of MacArthur Boulevard and Main Street, acclaimed to be one of the most attractive urban areas in the county. The expanded parking structure provides easy access visitor parking on the ground floor and generous employee parking on levels two through six. The entry plaza is manicured with a beautiful walkway and water features complimenting the people spaces fully equipped with several park like seating areas. Operating Instructions Navigation You move through the Tenant Handbook just as you would a traditional Internet site. It is as simple as pointing and clicking. The main page features a Table of Contents that provides links to each Chapter. Upon entering a Chapter, you will find links to the specific information provided in that chapter s sub sections. You may return to the Table of Contents or Chapter Overview at any time by clicking the clearly labeled link on every page. Special Features This Tenant Handbook has special features, such as a Forms Section and Search Engine. In order to take advantage of these useful features, you must have Adobe Acrobat Reader installed on your computer. This software is free and easy to use, and can be obtained by clicking here. Updates The Tenant Handbook is updated on a regular basis, so please be sure to periodically check for updates and new information. If you are having trouble accessing the Tenant Handbook or need assistance, please e mail or call the Management Office.

4 Building Operations Accounting Rent Payment Unless otherwise specified in your Lease, all rental payments are due and payable on or before the first day of each month. This is true whether or not you receive a courtesy monthly rent statement. Lockbox Address for payments by Check: 2050 Main Street, LLC Bank of America P.O. Box Los Angeles, CA Building Management The Property Management staff of 2050 Main Street is dedicated to making your work environment as safe and pleasant as possible. The Property Management Office is located in Suite 220. Please do not hesitate to contact the management office at: Phone: Fax: Address: RiverRock Real Estate Group CA License # Main Street, Suite 220 Irvine, CA The office is open from 8:00 AM to 5:00 PM, Monday through Friday, excluding holidays. The following personnel are available to address your needs: Jami Small Property Manager (949) jsmall@riverrockreg.com Brett Weekley Project Coordinator (949) bweekley@riverrockreg.com

5 Don Smith Chief Engineer (949) Anthony Martinez Utility Engineer (714) Alex Gonzalezz Dayporter (714) For After Hours building emergencies, please contact the answering service at Holidays The Management office will be closed on federally observed holidays and the following building services will be in effect: Janitorial and maintenance service will not be provided. Card access for building entry and elevator access will be required. Air conditioning will be available through the After Hours Emergencies system, at an hourly rate. Leasing The leasing company for 2050 Main Street is CB Richard Ellis. Listed below is the contact information for the authorized representatives. Dean Chandler Listing Broker (949) John Weiner Listing Broker (949) For more detailed leasing information please visit

6 Building Security Overview One security officer is located in the lobby of 2050 Main Street daily from 6:30 AM to 10:30 PM Monday through Friday, and from 7:00 AM to 1:00 PM on Saturday. You may contact the lobby desk by calling The on duty security officer can also be reached by cell phone during the daily hours at If at any time, while the security officer is on duty, you would like an escort to your vehicle please contact the security officer by cell phone and they will meet you in the lobby. (Please note that this is when a buddy might not be available to walk with you to your vehicle.) After Hours Emergencies For After Hours building emergencies, please contact the answering service at Building Access Building Hours Building hours, per your lease, have been established as 7:00 AM to 6:00 PM Monday through Friday and 8:00 AM to Noon on Saturday. The building will be open during these times. The building will be closed on Sundays and during federally recognized holidays, and will require a security access card for entry. You will need to make accommodations for visitor access after building hours, as the building and elevators will be closed to entry except with an access card. Access Cards The exterior doors to the building are open from 6:30 AM to 6:00 PM Monday through Friday, and 8:00 AM to Noon on Saturday, after which time the building is automatically locked by the computerized building access system. The building will also be locked during federally recognized holidays. Upon your move in, access cards will be issued that will provide building entry and elevator access after hours. Initial cards at move in will be at no charge. Any other new or replacement cards issued will require $25.00 for each card. Please complete and return the card access form indicating how many cards you will need. Below is a list of guidelines and rules that should be followed for building access cards. If you should require additional or replacement cards, we ask that you complete a Card Access Form and return it to our office. There will be a $25.00 charge for each additional card. All employees should be instructed not to lend their card to others, and to keep the card in a safe place.

7 Should an employee be fired or leave the company and not return their card, please provide written notice of the card number to our office immediately, so that we can terminate the card. Should you wish to transfer a card from one employee to another, please notify the Management Office in writing, as employee data will need to be updated and the card reassigned within the system. All card additions, deletions and transfers can be made through the building work order system. Although the system has a record of card numbers and holders, we strongly recommend each tenant maintain a record of employee names and card numbers for your files. The card access system is a proximity system. This means that you only need to hold the card in close proximity to the reader in order for the card to be recognized by the system. To use the elevator with the proximity card, simply hold the card close to the reader, and then push the floor button. Tenant access cards will only be coded to the lobby and your suite floor. A card is not required to exit the elevator. A motion sensor will release the lobby doors as you approach them. A push button release located near the doors in the lobby allows building exiting after hours in the event the system is not working properly. This is an extremely reliable system, but should you have any problems with your card, please contact the Management Office. Click here to download an Access Card Form Deliveries Hours of delivery to the building are strictly enforced, and are limited to weekends, holidays and after 6:00 PM Monday through Friday. Shipments and deliveries should be scheduled to permit immediate transportation to tenant s suite. Building management will not be responsible for shipments left unattended. Under no circumstances will a member of the Management Staff or Building Security sign a shipment acceptance. There are no exceptions. If attempts to contact the consignee are unsuccessful, shipments will be returned to the shipper. General Office Security Security Checklist The following is a list of general office security suggestions, which are offered to you as an aid in establishing your internal security procedures: Restrict office keys to those who actually need them. Keep complete, up to date records of the distribution of all office keys. Establish uniform procedures for collecting keys prior to the termination of employees.

8 Establish a rule that keys must never be left unguarded on desks or cabinets. Require that filing cabinet keys be removed from locks and placed in a secure location after opening cabinets. Prevent unauthorized personnel from reporting a lost key and receiving a replacement. Ensure that a responsible person is in charge of issuing all keys. Store keys systematically in a secured wall cabinet of either your own design or one that conforms to a commercial key control system. Insist on identification from repairmen who come to work in your office. Clear all desks of important papers. When working alone in the office at night, lock the front door to prevent anyone else from entering. Keep the police, fire department, and building security telephone numbers posted. Double check to see that all doors are securely locked before you leave. Suspicious Persons If you see suspicious or offensive persons in the building, please call the Management Office immediately at If possible, make note of appearance, clothing, etc. in order to assist building security in locating them. Please be aware of strangers in your Tenant areas and halls. Quite often a question such as May I help you locate someone? will be enough to deter a potential thief. Suspicious encounters of this type should be reported to the Office of the Building immediately. Key & Lock Policy 2050 Main Street has been keyed to a master key system. Prior to your move in, you will be provided with keys to your suite as coordinated with our construction department. During your tenancy, please do not change locks to or within your suite without first contacting the Management Office. We must coordinate all lock additions and modifications in coordination with the current master key system for fire department, cleaning access and emergency access. Should you require additional suite or office keys during your tenancy, please contact the Management Office. There is a $5.00 charge for each additional key. For your security, please note that the Management staff is not authorized to open the suite, or any locked area for tenants during business or after hours. If a key is forgotten or left at home, we are not authorized to let the employees into your space, as management is not privy to access levels granted to employees in your suite. Lost & Found Please contact the Management Office at to claim items that have been lost or found in the buildings. Solicitation Solicitation is not permitted. If someone is soliciting in your suite, then please notify the

9 Management Office at and we will send appropriate personnel to escort them off of the premises.

10 Emergency Procedures Bomb Threat If you receive a bomb threat: 1. Attract the attention of a co worker. 2. Have them call the Police at Get as much information as possible from the caller about the bomb s location, type and time of detonation. 4. Ask about the bomb s appearance and who is placing it. 5. Listen for background noises or distinguishing voice characteristics that might aid Police. 6. Assure that emergency services have been notified and relay all information to your Suite Monitor or Building Manager. 7. Survey your immediate work area and report all suspicious items to Police. Do not touch a suspected bomb or unusual device. Civil Disturbance Should a riot or civil disturbance start outside the Building, the security guards will immediately lock all entrances to the building. The police will be notified. We will keep you informed. If a disturbance should occur in the main lobby, all elevators will be turned off at the first floor and the police will be summoned. Earthquake Before the Earthquake Assess your own work area. Look for: 1. Window/Glass If your workstation is near windows or glass partitions, decide where you will take cover to avoid being injured. 2. Heavy Objects If your workstation is near a temporary wall or partition, make sure they are securely anchored. 3. Loose Objects If you have materials stored on top of cabinets or shelves, determine if these items could be secured or moved. During the Earthquake 1. DUCK Duck or drop down to the floor. 2. COVER Take cover under a sturdy desk, table or other furniture. If that is not possible, seek cover against an interior wall and protect your head and neck with your arms. Avoid danger spots near windows, hanging objects, mirrors or tall furniture. 3. HOLD If you take cover under a sturdy piece of furniture, hold on to it and be prepared to move with it. Hold the position until the ground stops shaking and it is safe to move.

11 4. DO NOT ATTEMPT TO RUN OUT OF THE BUILDING. 5. Do not use the elevators. 6. Do not be surprised if the electricity goes off or if the fire alarm or sprinklers go on. 7. Do not light a match. Carefully extinguish smoking material in case of gas leaks. 8. BE PREPARED FOR AFTER SHOCKS. 9. If you are outside when the quake occurs, stay there. Move away from structures, power poles, lampposts or retaining walls that could fall during the quake and avoid fallen electrical lines. If possible, move to an open area. After the Earthquake 1. Check for injured and assist. Do not attempt to move a seriously injured person unless they are in immediate danger. Inspect the building for damage. Check for fires. Check for gas and water leaks electrical shorts. Clean up any dangerous spills. 2. Replace telephone receivers, so the telephone system will work properly. Use telephones for emergency calls only. 3. Listen to the radio for emergency reports. 4. Alert Floor Warden, Suite Monitor and or Building Manager to anything needing their attention. 5. If instructed to evacuate or relocate, stay clear of power lines, glass, brick walls or any object that could topple. Report to the safe refuge area away from the building and wait for further instructions from authorities. 6. Open doors carefully. Be aware of falling objects. 7. Do not use the elevators! 8. Discourage rumors. Misinformation can cause confusion and panic. 9. Cooperate with Public Safety Officials. To be personally prepared for an earthquake, it is recommended that you have the following at your desk or workstation: 1. A plan for reuniting your family 2. A First Aid Kit (check and maintain quarterly) 3. A transistor radio and extra batteries 4. A pair of rubber soled shoes 5. Flashlight 6. If you are on medication, have a 72 hour (minimum) supply at work 7. Store an extra bottle or two of bottled water. Rotate regularly to ensure freshness Elevator Malfunction If you are in the elevator and it stops for no apparent reason, remember to remain calm. Using the hands free phone located in the front elevator panel depress the designated button. This will contact the 24/7 answering service who will contact the appropriate party to respond. In the event of a power outage, elevators will continue to operate using our emergency power generator. Should an outage occur, elevator lights will remain on, but the car itself will temporarily cease moving. Each elevator will automatically return to the lobby, their doors will open, and they will remain inoperable until the power has been restored.

12 IN THE EVENT OF A FIRE, ELEVATORS MUST NOT BE USED FOR EVACUATION. USE THE STAIRWELLS. Emergency Contacts All Emergencies 911 Building Management Office (949) After Hours Answering Service (714) Security Desk Main Lobby (949) Security Desk Cell Phone (daytime hours) (949) Irvine Fire Dept. (non emergency) (714) Irvine Police Dept. (non emergency) (949) Hoag Memorial Hospital (949) Important Notes If you call 911 as a result of a medical emergency, please be sure also to notify building management with your name, callback number, and location so that security may swiftly guide the paramedics to your exact location. If the audible alarm within the building sounds, please do not call the Management Office, unless you have something specific to report. Building Management is aware of the noise, as well as the source of the alarm, whether it s false or a legitimate emergency. Please keep the telephone lines clear so that Management may attend to the situation as quickly and efficiently as possible. Tenant Emergency Information We ask that you provide us with the names and numbers of those persons in your suite that can be contacted after hours should an emergency occur during this time. These numbers will remain confidential and will only be used in case of an emergency. Click here to download a Tenant Information Emergency Contact Form Evacuation The stairwells are considered emergency exits and are locked from the stairwell side for your protection. If you enter the stairwell, you will be unable to access the floors of the building, and the only exit will be at the bottom of the stairs. It s imperative that the stairway doors are not propped or blocked open, which will impact the air conditioning system and create serious security and fire protection problems. During specific fire emergencies, the stairwells will automatically unlock to allow fire department personnel to traverse the building. Stairwells will remain locked during all other times. Corridors should not be blocked with delivery items, electrical cords, boxes, trash, etc., as the corridors are a means of egress in the event of an evacuation.

13 Fire & Life Safety Emergency Fire/Life Safety Training Occupant fire safety training is required by Federal, State and local code and is designed to help save lives in the event of an emergency. California Code of Regulations; Title 8, Section 8407 provides employers instruct employees of Emergency Procedures, including evacuation plans. Please visit the Forms page to view the Exterior Safe Refuge Map for 2050 Main Street. Be sure to print a copy and post it in your office s kitchen or common area for reference. Click here to Download the Emergency Occupant Manual Fire Procedures Upon discovery of fire or smoke: 1. Clear the area remove all persons in immediate danger. 2. Confine the fire by closing doors 3. Call: 1. Dial 911 to call the Fire Department. Give them the following information: 1. Building name 2. Address 3. Cross Street 4. Floor, suite or area 5. All known information on the situation 6. A call back number 7. Do not hang up until the Emergency Operator does so first 2. Notify your Floor Warden or Suite Monitor 4. Proceed to the safest stairwell exit and evacuate the floor. 5. After arriving at the out of building Safe Refuge Area: 1. Move to the open area. 2. Keep well away from the building staff and fire department operation. 3. Wait for instructions from authorities before returning to the building. Note: The safe refuge location may change depending upon the nature and location of the emergency. If Trapped Inside An Office 1. Wedge cloth material along the bottom of the door to keep out smoke. 2. Close as many doors as possible between you and the fire. 3. Use telephone (if available) and notify the Fire Department of your problem and your exact location. 4. If windows are operable and you must have air, open the window. NOTE: Never break the window, as it will become impossible to close if necessary. When Alarm Is Activated

14 1. Remain calm but react immediately. 2. When leaving your office, feel doors before opening them and do not open any that are hot. 3. Do not return to the office for personal belongings. 4. If smoke is present, stay low. The best quality air is near the floor. Do not attempt to run through heavy smoke or flames. 5. Do not use the elevators. If you are in an elevator when the alarm sounds, do not push the emergency stop button. 6. Proceed to the nearest stairwell exit and evacuate. NOTE: You may be called upon to assist the Floor Warden with the physically challenged on your floor. Fire drills and emergency training will be conducted each year. The cooperation of your company during this period is greatly appreciated. Flooding In the event of a flood that may cause damage to tenant property or affect the normal operation of the building, designated tenant representatives will be contacted by Building Management personnel, regardless of the time of day. The first priority is to ensure that no personal injury occurs as the result of a flood. The second priority is to discover the cause and prevent or minimize additional flooding. Once the flooding has been contained, clean up operations will be commenced. Tenants will need to contact their insurance carrier for any damage to their property. Should you notice any water leakage within the building please contact Building Management immediately. Homeland Security 2050 Main Street recommends that each tenant have an emergency action plan in place to help their employees prepare for, and react quickly to, a regional emergency, including terrorist attacks. Click on the links below to access a variety of resources that aid in preparing for a regional emergency. Department of Homeland Security Federal Emergency Management Association American Red Cross Center for Diseases Control and Prevention Emergency Preparedness and Response

15 Local media outlets will provide important information during an emergency situation. Medical Emergency In the event of a Medical Emergency, the following procedures should be followed: 1. Immediately summon local qualified assistance (CPR or First Aid, as required). 2. If outside emergency medical services are required, dial 911. Give them the following information: 1. Exact location of victim building address, nearest cross street, floor/room number 2. Nature of the emergency 3. Victim s name, general condition and location 4. A call back number 5. Do not hang up until the emergency operator does so first 3. Notify Building Manager. Give the same information as above. 4. Station a person at the freight elevator lobby on the floor where the victim is located. They will provide guidance for emergency personnel directly to the victim. CAUTION: If you are not qualified in proper First Aid procedures or CPR, DO NOT attempt to move the patient or victim unless it is absolutely necessary. CPR and First Aid training are both available through the American Red Cross and are recommended. Pandemic Preparedness What You Need To Know An influenza (flu) pandemic is a worldwide outbreak of flu disease that occurs when a new type of influenza virus appears that people have not been exposed to before (or have not been exposed to in a long time). The pandemic virus can cause serious illness because people do not have immunity to the new virus. Pandemics are different from seasonal outbreaks of influenza that we see every year. Seasonal influenza is caused by influenza virus types to which people have already been exposed. Its impact on society is less severe than a pandemic, and influenza vaccines (flu shots and nasal spray vaccine) are available to help prevent widespread illness from seasonal flu. Influenza pandemics are different from many of the other major public health and health care threats facing our country and the world. A pandemic will last much longer than most flu outbreaks and may include "waves" of influenza activity that last 6 8 weeks separated by months. The number of health care workers and first responders able to work may be reduced. Public health officials will not know how severe a pandemic will be until it begins. Importance and Benefits of Being Prepared The effects of a pandemic can be lessened if you prepare ahead of time. Preparing for a disaster will help bring peace of mind and confidence to deal with a pandemic.

16 When a pandemic starts, everyone around the world could be at risk. The United States has been working closely with other countries and the World Health Organization (WHO) to strengthen systems to detect outbreaks of influenza that might cause a pandemic. A pandemic would touch every aspect of society, so every part of society must begin to prepare. All have roles in the event of a pandemic. Federal, state, tribal, and local governments are developing, improving, and testing their plans for an influenza pandemic. Businesses, schools, universities, and other faith based and community organizations are also preparing plans. As you begin your individual or family planning, you may want to review your state's planning efforts and those of your local public health and emergency preparedness officials. State plans and other planning information can be found at The Department of Health and Human Services (HHS) and other federal agencies are providing funding, advice, and other support to your state. The federal government will provide up to date information and guidance to the public if an influenza pandemic unfolds. Pandemic Flu Resources There are many publicly available resources in place to help communities, companies, and individuals plan for a possible pandemic flu outbreak. A few of the most useful sites are linked below: Pandemicflu.gov This is the official U.S. Government site for information on pandemic and avian influenza. The material on this site is organized by topic for easy reference. Centers for Disease Control and Prevention (CDC) The CDC Web site is another primary source of information on pandemic influenza. They also have a hotline CDC INFO ( ) that is available in English and Spanish, 24 hours a day, 7 days a week (TTY: ). Or, if you prefer, questions can be e mailed to inquiry@cdc.gov. Department of Homeland Security (DHS) DHS is working on a Business Planning Guide, which will be posted on the DHS home page and on Pandemicflu.gov as soon as it is completed. Also, for businessspecific questions, the DHS has created an e mailbox, DHSPandemic@dhs.gov. BOMA Resources BOMA/Greater Toronto Pandemic Flu Report The report addresses the threat to commercial buildings from an avian flu pandemic. The resources above will provide a lot of information, but we also encourage you to: Listen to local and national radio Watch news reports on television Read your newspaper and other sources of printed and Web based information Look for information on your local and state government Web sites Consider talking to your local health care providers and public health officials. Power Failure In the event the power goes out in the building:

17 1. Remain calm and in place. 2. If possible, notify Building Manager. 3. Listen for information via the PA system or turn on battery powered radio to find out what is happening in the area. 4. Unplug all electrical equipment, computers, and audiovisual equipment. Turn off light switches. When power returns, it may be in a surge and blow out light bulbs and other equipment. 5. Open window coverings, as it will provide natural lighting. 6. If evacuation is necessary, use flashlights or light sticks to evacuate to your designated area. 7. If in an elevator, do not panic. It will stop, but not fail. Back up power will come on soon. 8. Do not try to pry open elevator doors or leave through roof hatches. 9. Return to the building only after given permission by a proper authority. Severe Weather When severe weather conditions become apparent, the U.S. Weather Bureau describes conditions by two (2) classifications, a Watch or a Warning. This applies to the reporting of severe thunderstorms, the approach of weather conditions favoring the formation of tornadoes, a hurricane condition, a winter storm condition, etc. A Watch becomes effective when atmospheric conditions are present that can produce the particular weather phenomenon. A Warning means that the weather condition has been spotted and prompt action must be taken to enhance safety. Except in very rare circumstances, the decision to evacuate the building based on the above weather reports will not be made by Building Management, but rather by each Tenant Company. However, in the event these conditions do exist, the following guidelines should be adhered to: Move away from outside windows. If the windows in your offices are supplied with blinds, close the blinds (this will provide protection from broken glass). Do not panic. If evacuated, lock all desk drawers and take all items of value with you. If evacuated, use a route that is in the building interior and stay away from large expanses of glass and windows. Use the stairwells rather than the elevators. If evacuated, do not return to your office until advised to do so. Toxic Hazards If there is a toxic spill or exposure, proceed immediately to an area where you are no longer exposed. Call 911. Provide the building s address, your floor and phone number, and also what type of spill has occurred.

18 Take appropriate action to contain the hazard; close doors behind you, and always follow all safety procedures when working with toxic materials.

19 Building Services Cleaning Nightly cleaning services are provided five (5) times per week, Sunday through Thursday, with the exception of holidays, commencing at approximately 6:00 PM. Sunday cleaning is completed during the morning hours. Day Porters A full time Day porter will be on the premises during the day to maintain a consistently high level of appearance and cleanliness in the lobbies, corridors and common areas of the building. They will also check the restrooms regularly for proper operation, cleanliness and adequately stocked paper supplies. In addition to their normal duties, day porters will be available to correct any item overlooked in your suite by the nightly janitorial crew. You may obtain this service by contacting the Management Office. Carpet Cleaning Unless otherwise provided in your Lease, carpet cleaning of tenant space during the term of your lease will be at your expense. The janitorial contractor is equipped to provide this service to tenants of 2050 Main Street at a competitive rate. Please contact the Management Office for details, cost estimates and assistance in coordinating this service. Specialized Janitorial Services If you require special cleaning services or would like to discuss cleaning issues, please contact the Management Office. Elevator 2050 Main Street is equipped with six (6) state of the art passenger elevators which provide service to all levels of the building. Additionally, one (1) freight elevator is available by reservation only. The freight elevator must be used for all deliveries within the building. Please contact for usage. In the event of a fire or earthquake the elevators should not be used for evacuation. Please refer to the Emergency Procedures section. After Hours Emergencies to the upper floors can be gained by placing the access card against the black panel located in the elevator and pressing the desired floor. Forms For your convenience, we have included downloadable and printable PDF document forms

20 that will expedite various building management service requests. Hard copies of all forms are available from the Property Management Office as well. To view and print PDF files, you need the Adobe Acrobat Reader software. If not already installed on your computer, it can be obtained for free at After Hours HVAC Summary Instructions Building Access Card Form Directory and Suite Signage Form Exterior Safe Refuge Map Fire Life Safety Emergency Occupant Manual Insurance Requirements Moving Procedures Overnight Parking Form Parking Access Card Form Tenant Information Emergency Contact Form HVAC Heating and air conditioning will be furnished during business hours, pursuant to the hours in your lease, Monday through Friday. Should you require an adjustment to the heating/cooling in your suite, please contact our office, as the controls to the system are through our computerized state of the art energy management system. The thermostats in your office are sensitive devices which can easily be thrown out of calibration, and we ask that you refrain from making your own adjustment with these. At all other times, air conditioning will be available at a charge as indicated in your lease, and will be invoiced monthly. We have provided your offices with instructions and a Tenant Manager for accessing the after hours HVAC access system. To receive after hours heating, ventilation and air conditioning authorized users can utilize a telephone interface system as well as a Web interface. Authorized users have been provided a Tenant ID with a PIN for identification and access into the system. Access to the after hours HVAC access system can be generated from your home telephone or cell phone or by the web, days, weeks, even up to a year in advance. In an effort to exercise good energy management practices the HVAC system will not be running automatically as has occurred in the past on Saturdays and on other days such as the day after Thanksgiving, etc. However, due to lease arrangements with you, all service during normal Saturday lease hours or on those other days will be free, as before. If you plan to occupy your suite during these hours, a request will need to be generated by telephone or Internet Website. You will have the flexibility to order service as long as you desire for that day as well. Again, all after regular lease hour s service will be billable. The telephone access number for the new system is and the web address is Additional information is available in the Forms section of this Tenant Handbook.

21 Mail Service Postal boxes are located on the ground floor. Mail service is delivered to the centralized mail boxes daily, Monday through Saturday. You will be assigned a mailbox and provided with the key prior to your move in. If you require additional or replacement keys, please contact the Management Office. There will be a charge for these keys. Maintenance Requests We ask that you designate one or two individuals to be the contact person for your suite. This way, we can insure that building and service requests are made with your company authorization, and we can prevent possible duplication of effort. Please use the website below to submit new service requests: com Although the entire building staff is available to assist you, we ask that your designated contact person coordinate all service requests through our Project Coordinator, who will be your point of contact for all requests, questions or concerns during your tenancy. We ask that you do not attempt to contact the building engineer directly to initiate a service order. All engineering services are scheduled by the Management Office, which allows us to keep a record of problems and to follow up to be certain that corrective action was taken. Telephone Numbers Building Management Title Name Phone # Project Coordinator Brett Weekley (949) bweekley@riverrockreg.com Property Manager Jami Small (949) jsmall@riverrockreg.com Director of Property Peggy (714) 689 Management Sanchez 1455 psanchez@riverrockreg.com Chief Engineer Don Smith (949) dsmith@riverrockreg.com Utility Engineer Anthony (714) 345 Martinez 8974 amartinez@riverrockreg.com Dayporter (714) 380 Alex Gonzalez maindayporter@gmail.com Building Services

22 Management Office Phone: (949) Fax: (949) After Hours Emergency / Answering Service Phone: (714) Security Desk Main Lobby Security Desk Main Lobby Phone: (949) Security Desk Cell Phone (day time hours) Phone: (949) Emergency Telephone Numbers Fire or Medical Emergency 911 Irvine Police Dept. (non emergency) Phone: (949) Irvine Fire Dept. (non emergency) Phone: (714) Local Service Providers Electric Service Sotuhern California Edison Phone: (800) Water Company Irvine Ranch Water District Phone: (714) Post Office 1719 Murphy Avenue Irvine, CA Phone: (800) Telecommunications Horizon Communications Technologies Phone: (866) com.com AT&T Phone: (800) TW Telecom Phone: (949) Cox Communications Phone: (949)

23 Telephones Horizon Communication Technologies handles the management of the risers in the 2050 Main Street building. Any telecommunication and data installations which affect or require interfacing within the risers should be directed to: Horizon Communications Technologies Hotline (Answered live during normal business hours) Horizon is tasked with maintaining the security of the common area telephone rooms, reducing accidental communication interruption and an audit of all communication wiring and cables in the building. This will also provide a sound infrastructure within the facilities.

24 Building Amenities Parking Garage Access Tenants will be issued a separate access card for the parking garage upon move in, which is a proximity card. This means that the card only needs to be held closely to the card reader in order for the system to recognize it. Tenants are expected to have their access cards in their possession for entry. Parkers that do not use their monthly parking card are subject to payment of visitor parking rates. Please be aware that your cards must be used in a One in and One out sequence. For example, it must be used to enter before you are allowed to exit and vice versa. Your card will not work to enter twice or exit twice. If your card does not work for any reason, you may exit any visitor cashier booth and they will be happy to assist you. Hours The gates to the parking garage are active from 7:00 AM to 7:00 PM Monday through Friday. An access card will not be required for all other times. Operator The parking garage is managed by ABM Parking. ABM Parking s management is by direction of the Management Office of the Common Area Parking Association. Any concerns regarding parking issues or the structure can be reported to either the building management office or Connie Turcios at ABM Parking directly: Neither ABM Parking nor 2050 Main Street assume care, custody, or control of your vehicle or its contents and is not responsible for fire, theft, damage or loss. Payment of Charges You will be invoiced each month for reserved, unreserved and visitor parking through ABM Parking, and checks should be made payable to ABM Parking unless otherwise directed. Monthly parkers with delinquent accounts are subject to the deactivation of their access card in addition to late fees. We recommend that you store your parking access card in a covered compartment in your vehicle. This keeps it from heat and sun damage and protects it from the view of strangers. If you lose or damage your access card, please contact ABM Parking directly. A replacement fee will be charged for all replacement or additional cards. ABM Parking maintains a list of all parkers and their respective parking structure access cards.

25 If you need to make changes to your company s list, please contact them directly. Reserved Parking Reserved stalls are awarded during Lease negotiation. During your tenancy, if you are interested in purchasing additional reserved stalls, please contact the Property Management offices at As indicated above, you will be invoiced directly by ABM Parking for reserved parking fees. There will be a one time charge for reserved parking signs. Unauthorized vehicles parked in reserved stalls are subject to tow, at the vehicle owner s expense. Services ABM Parking s service includes monthly parking arrangements, maintenance of the parking structure, and the sale of validation stickers and validation stamps. You may contact Connie Turcios directly at for the purchase of validations, along with any questions or concerns regarding the structure. Visitor Parking Both long term and short term visitor parking is located in the parking structure. Click here to download a Parking Access Card Form.

26 Policies & Procedures Building Signage, Directory & Suites Suite/Tenant Identification Upon your move in, a directory listing for your company will be provided based on the number of directory strips as noted in your Lease. We ask that you complete and return the signage form to our office at your earliest convenience so that we can place your order. During your tenancy, should you require changes to your directory listing, there will be an additional charge. An electronic directory board is now used in the building lobby and can be modified relatively quickly once changes are received. Suite Signage To maintain the uniform and attractive appearance of the building, 2050 Main Street tenants are provided with a building standard sign bearing the suite number and your company name as noted in your Lease. Each sign is custom made, and we ask that you complete the signage form and return it to our office as soon as possible. Suite Modifications We ask that you contact the Management Office in the event you require alterations in your suite after move in, for instance, additional electrical outlets, wall changes, or repainting. We will be glad to obtain cost estimates and pricing for this work in addition to providing information on the approved building contractors. As stated in your Lease, all alterations require the review and approval of the landlord. Any work initiated without the express approval of the landlord is subject to removal at the tenant s expense. All contractors/vendors performing work at 2050 Main Street are required to have insurance as outlined in the Insurance Requirements for Independent Contractors form located in the Forms Section of this handbook. Click here to download the Directory and Suite Signage Form Contractors In the event you require a contractor to perform work within your suite: 1. The Property Management Office needs to be notified of the work and the name of the contractor 2. The contractor will be required to provide a Certificate of Insurance as outlined in the Forms Section of this handbook 3. Each tenant will be responsible for providing access to a contractor and all will be

27 required to comply with Rules and Regulations for Contractors at 2050 Main Street. General Rules & Regulations Click here to download a complete copy of the Property's Rules and Regulations. Insurance Protection All tenants are required to provide the Landlord with proof of insurance per the terms of your Lease and to name the owner and manager as additional insured on such policy. It is mandatory that the policy or certificate and additional insured endorsement be received on or before the commencement date of the Lease and/or move in date. Thereafter, you will need to provide us with updated renewal certificates before they expire. This is most easily accomplished by sending a copy of the specific lease clause regarding insurance to your company s insurance agent or carrier along with the Landlord s name, address, and lease commencement date. Click here to download the Insurance Requirements Form Moving Procedures We want your move into 2050 Main Street to be as smooth and trouble free as possible. In order that we may best assist you, please take a few minutes to read the following guidelines. Click here for Moving Procedures Business License A business license is required of all tenants. The business license division of the city of Irvine is located at 1 Civic Center Plaza, Irvine, CA, and is open to provide service to you from 7:30 a.m. to 5:30 p.m. Monday through Friday, alternate Friday 8:00 a.m. to 5:00 p.m. The telephone number is Insurance All tenants are required to provide the Landlord with proof of insurance per the terms of your Lease and to name 2050 Main Street, LLC, AEW Capital Management, L.P. and RiverRock Real Estate Group, Inc. as additional insured on such policy. It is mandatory that the policy or certificate and an Additional insured Endorsement be received on or before the commencement date of the Lease and/or move in date. Further information is available in the Forms Section of this handbook. Move In Guidelines

28 Schedule your move with Management. To ensure that the building will be able to accommodate your move at the requested date and time, we ask that you schedule your move with us with as much advance notice as possible. Either you or your moving company can contact us at Moving activity is limited to Saturday, Sunday, Holidays, or after 6 PM Monday through Friday. No moving activity will be allowed during business hours. There will be no exceptions. All movers are required to provide a certificate of insurance for at least one million dollars liability coverage naming 2050 Main Street, LLC, AEW Capital Management, L.P. and RiverRock Real Estate Group, Inc. as additional insured. This will need to be faxed or mailed and received in our office no later than 24 hours prior to your move. For your convenience, you can fax the page on Insurance Requirements directly to your moving company. Only the service corridor and freight elevators are to be utilized for moving in/out furniture and/or equipment. Absolutely no moving activity will be permitted through the front lobby. Protective covering for the building common areas is required. Please inform your moving company to be prepared to provide this. Your moving company is responsible for any damage to the building or outside area during the move, i.e. elevators, floors, walls. Empty boxes should be marked trash or basura, to be discarded by the janitorial company. Do not place trash or discarded items in the corridors. We will be happy to dispatch a day porter to your office to remove these items for you. The janitors will not remove any boxes that are not marked properly as trash. Building management cannot accept deliveries. Please coordinate your personnel to be onsite if deliveries or furniture will be delivered to your suite prior to your move in. At no time will building management accept deliveries for another company. The repair or damage that might occur during your move will be at the moving company and/or tenant expense. Both the corridors and service elevators will be inspected by building staff before and after your move. We will notify you of any damage and the resulting repairs and cost. All necessary repairs will be completed by building management and billed to the tenant. Alternate arrangements will need to be made for large items that will not fit inside the elevator cab (i.e. oversized conference tables). Any charges incurred as a result of these special arrangements will be at your expense. Movers Insurance Requirements All tenants leasing space at 2050 Main Street shall provide a Certificate of Insurance evidencing insurance and worker s compensation coverage for all and any companies moving equipment and/or furniture to the above referenced property in advance of the delivery date. Further information is available in the Forms Section of this handbook.