GS-05P-LWI00853 - Exhibit K - TI Shell Guide (SSA).pdf

TENANT IMPROVEMENT & SHELL COSTS GUIDE

ITEM

SHELL

TENANT

IMPROVEMENT

Demolition Yes No Suite Entry Doors (from common hallway in multi-tenant space)

No Both public and employee doors including all associated hardware

Exterior Entry Doors (single tenant building only)

Canopies over public and employee exterior entrances (single tenant building only)

Public entrance door (and vestibule are) and employee entrance door to SSA space if the employee entrance door serves as a required fire/life safety egress

Yes (public entrance only unless employee entrance door is required by fire/lifesafety egress code)

• SSA requested changes, such as glass in employee door if not the building standard

• Locks and other hardware requested by SSA above shell requirement (cipher locks; proximity or card reader systems)

• Employee entrance door that is not related to fire/lifesafety egress code requirement

Vestibules (if entry if from out-of-doors) – single tenant building only

Public entrance vestibule (single tenant building only)

• Treat walls as core walls

• Finishes in vestibules

Finish paint and/or wall-covering on SSA side of vestibule (core) walls – single tenant building only

Vestibule Doors (to office areas) – single tenant building only

No Both public and employee doors including all hardware

Emergency Exit Doors Yes If added to meet fire and life safety requirements due to SSA’s layout

Automatic Door Openers No For any door (exterior or interior) when installation requested by SSA

Exterior Perimeter Walls (SSA demised area)

Gypsum wallboard, spackled and primed

Finish paint and/or wall-covering on SSA side of walls

Core Walls (mechanical/electrical room, janitor closet and set of employee restrooms)

• Gypsum wallboard, spackled and primed on both sides

• Wall finishes on Lessor side

Finish paint and/or wall-covering on SSA side of core walls

Columns Enclosed & capped (gypsum wallboard, spackled and primed)

Finish paint and/or wall-covering on columns in SSA space

Ceiling Complete acoustical ceiling systems which includes grid and lay-in tiles

Adjustments to grid required due to SSA partitioned layout

Lighting • One 2’ x 4’ deep-cell parabolic fluorescent fixture per 80 usable square feet

• Two per 80 usable square feet if 2 ‘ x 2’ fixtures used, such as for IVT room

• Exterior lighting

• Any fixtures above shell requirement

• Special recessed lighting if requested for IVT room

• Any other interior/exterior lighting request exceeding Shell requirement specified in RLP

• Occupancy sensors (if required)

INITIALS: _______ & ________

GOV’T LESSOR

IMPROVEMENT

HVAC

Adequate central heating, ventilation and air conditioning system installed and operational with all electrical service and, as appropriate, main and branch lines, VAV boxes, dampers, flex ducts and diffusers, to maintain satisfactory even temperature for an open office layout.

• Adjustments to HVAC system required due to SSA partitioned layout

• Separate HVAC requirement for DCR

• Separate zoning for IVT room

• Thermostats

Mechanical / Electrical Rooms & Janitor Closet (room interiors)

Yes, including all electrical, plumbing, ceilings, lighting, finishes and entry doors to these rooms

No

Plumbing • Hot and cold water risers, vents and waste lines should be in place and ready for connections

• Plumbing for set of restrooms in shell, janitors closet as noted above, hi-lo drinking fountain in shell

Plumbing for set of restrooms in TI, sink in multi-purpose room hi-lo drinking fountain in TI with connections to riser

Electrical Distribution panels and circuit breakers for convenience outlets, mechanical and Shell lighting loads.

• General service for SSA demised areas

• IG panels and service to wall mounted outlets and feeds to furniture power poles via overhead junction boxes, TVSS & all other SSA IWS/LAN requirements

Restrooms See note on page 4.

If the building/floor does NOT have restrooms in the common area for the public, then the set for SSA employees in the secured area within the leased space. Restroom includes all electrical, plumbing, ceiling, lighting, fixtures, entry doors and finishes.

If building/floor has restrooms in the common area for the public, the set for employees in the secured area within the leased space. If the building/floor does NOT have restrooms in the common are for the public, then the set for SSA’s public visitors in the reception area.

Restroom includes all electrical, plumbing, ceiling, lighting, fixtures, entry doors and finishes.

Drinking Fountains See note on page 4.

Hi-lo (a.k.a. dual-height or two-level) unit meeting AADAG requirements near the set of employee restrooms.

Hi-lo unit near the set of visitor restrooms.

Data for LAN No • All data cable to furniture via power poles and in walls via conduit and outlet boxes – all terminated in jacks and at patch panel

• LAN racks, cable trays and patch panels in DCR

IMPROVEMENT

Telecommunications No • TI: Outlet boxes with conduit and pull strings to above dropped ceiling for wall mounted phone jacks

• NOT TI: SSA vendor will install and terminate all phone cable at jacks in wall boxes and furniture workstations under separate contract

SSA Demised Area No

All non-Shell improvements to SSA open office areas, visitor areas, tenant rooms and private offices as follows :

Partitioning (other than core walls, vestibule walls, exterior perimeter walls and capping of columns), paint and wall-covering (including SSA side of core walls, etc.), flooring, millwork, staining/sealing, interior doors and hardware, window treatments and the following additional features:

• Reception and Interviewing:

pamphlet rack; bulletin board; chair rail; rolling shutters (if required), however, maintenance of the shutters throughout the lease term is the responsibility of the lessor

• Multi-Purpose Room: cabinetry; sink and counter; soap and paper towel dispensers; chair-rail

SSA Demised Area (con’t)

• IVT Room: special lighting as noted above; chair-rail if shown; dry marker board

• DCR: phone and security boards;

and all LAN requirements

• Mail/Storage Room: Cabinets and counter, if requested

• Private Offices: Observation windows with blinds, if requested.

Additional items may be listed on the design intents and the special requirements document, such as the features, below:

• Folding walls for combined Multi-

Purpose/IVT Room

• Cased openings, including countertops and rolling shutters

• Raised platform and ramp

IMPROVEMENT

Signage • Street address marker

• Building directory

• Signage in common areas unrelated to tenant identification

• Suite Entry Signs

• Interior office signs

• Exit signs in SSA space

Security System (IDS, Duress Alarm, CCTV)

No Yes, including all associated electrical

Fenced and Gated Parking (including entry devices and electrical service) – if required

May be treated as a component of the shell rent (building specific amortized capital improvement)If it meets the ISC lease security standards

TI, if it doesn’t meet the ISC lease security standard requirement

IVT Satellite Install No N/A – under separate contract with SSA vendor

Fire Extinguishers Yes (and to be annually maintained/certified by the lessor)

SSA requirement for DCR (and to be annually maintained/certified by the lessor)

Fire Alarm Yes (if local code requires, monitoring to also be the responsibility of the lessor).

Carbon monoxide detectors (if required by local code)

Fire alarm wiring from building core to SSA space and then within SSA space;

pull stations; strobes; and enunciators.

Sprinklers (if required) Sprinkler mains and distribution piping in a protection layout (open plan) with heads turned down, concealed with an escutcheon or trim plate, are installed.

Adjustments due to SSA partitioned layout

Note: SSA field offices need to have a set of public single restrooms separate from a set of employee restrooms. Employees need sole access to secure restrooms, usually built inside the demised premises. Since single restrooms alone will not satisfy code requirements of the leased space, the toilet room requirements specified in the lease contract refer to the set of restrooms for SSA employees (one for men and one for women), and shall be included in building shell costs. If the building satisfies code requirements for the number of employees and visitors, with common area restrooms, any restrooms constructed within the space will be considered tenant improvements.

Note: If there are public drinking fountains in the building common area, the drinking fountains by the employee restrooms will be considered Tenant Improvement costs. If there are no public drinking fountains in the building common area and the drinking fountains for SSA’s visitors are then in reception area within SSA’s leased space, the drinking fountains in SSA’s reception area (within the leased space) are considered Tenant Improvement Costs and the drinking fountains in the employee secured area considered Shell Costs.