Managed By
Cassidy Turley
9100 Keystone Crossing, Suite 150
Indianapolis, Indiana 46240
317-848-8000
Leased By
Jones Lang LaSalle
8900 Keystone Crossing, Suite 1150
Indianapolis, Indiana 46240
317-810-7172
KEYSTONE AT THE CROSSING TENANT HANDBOOK
Keystone at the Crossing is managed by:
Core Values
Solid driving principles guide us to successful outcomes.
Fundamental to our success are our core values – our cornerstone principles. These principles reflect what is most important to us as a firm and are the foundation of our company’s culture.
Our vision is to be a world-class provider of fully integrated commercial real estate services. Supported by outstanding resources, our talented people meet client needs with responsiveness, adaptability, excellent execution and unwavering commitment to clients’ success.
§ Exceptional Results for Our Clients
We do whatever it takes, wherever it takes us.
§ Dedication to Our Communities
We don’t just work in our communities, we belong to them.
§ Growth for Our Company
We grow to get better, not just bigger.
§ Energizing Workplace for Our Associates
Our people are more than assets; they are Cassidy Turley.
Visit our website at www.cassidyturley.com
KEYSTONE AT THE CROSSING
Partnership Statement
Keystone at the Crossing is committed to providing an environment that is safe for all tenants and their clients or visitors. In the area of life safety, however, the landlord-tenant relationship is one of mutual dependence and responsibility. The following information will provide you with instructions regarding responding to a fire, bomb threat, natural disaster, medical, or other emergency situation. Please familiarize yourself with this information and cooperate and participate in evacuation drills and training sessions.
The Tenant Emergency Information Guideline will help prepare you in the event of an emergency situation. Duties should be assigned to employees within your company should an evacuation be necessary. If you have any questions regarding this information, please contact the Cassidy Turley Management Office at 317-848-8000.
TABLE OF CONTENTS
I. CONTACT INFORMATION
A. General Information
1. Management Office ...... 8
2. Leasing Office ...... 8
B. Emergency Personnel Information
1. Indianapolis Police/Sheriff/Fire ...... 8
2. Poison Control ...... 8
3. FBI ...... 8
4. Biological Hazard ...... 8
5. Fire Department ...... 8
C. Non-Emergency Personnel Information
1. Indianapolis Police and Sheriff’s Department ...... 8
2. State Police ...... 8
3. Road Conditions
a. Indianapolis Area ...... 8
b. Outside Indianapolis Area ...... 8
D. Hospital Information
1. St. Vincent’s Hospital ...... 8
2. St. Vincent’s Carmel Hospital ...... 8
3. St. Vincent’s Women’s Hospital ...... 8
4. Methodist Hospital ...... 8
5. IU Medical Center ...... 8
6. Riley Children’s Hospital ...... 8
7. Wishard Memorial Hospital ...... 8
8. Community Hospital North ...... 8
9. Community Hospital East ...... 8
II. PROPERTY INFORMATION
A. Park Map ...... 9
B. Management Office Hours ...... 9
C. Property Ingress/Egress ...... 9
D. Elevators ...... 9
E. Engineering/Maintenance ...... 9
F. Heating/Cooling (HVAC) ...... 10
G. Building Directory and Tenant Signage...... 10
H. Move-In/Move-Out Policy ...... 10
I. Emergency Notification ...... 10
J. Building and Suite Keys...... 11
K. Parking ...... 11
L. Tenant Alterations ...... 11
M. Non-Smoking Building ...... 11
N. Conference Facilities ...... 11
O. Fitness Center ...... 12
P. Janitorial Policies ...... 12
Q. Janitorial Schedule
1. Daily ...... 12
2. Weekly ...... 13
3. Monthly ...... 13
4. Annually ...... 13
R. Window Cleaning ...... 13
S. US Postal Service ...... 14
T. Express Mail ...... 14 - 15
U. Vending ...... 15
V. Rent Payments ...... 15
W. Holiday Schedule ...... 16
III. FIRE/LIFE/SAFETY INFORMATION
A. Building Construction Profile ...... 17
B. Fire Alarm System ...... 17
C. Fire Extinguishers/Pull Stations ...... 17
D. Stairwells ...... 17
E. Building Security...... 17
F. Security Card Access System ...... 17
G. Security/Property Rules...... 18
IV. EMERGENCY PROCEDURES
A. Tenant Emergency Personnel Duties
1. Safety Warden Definition ...... 19
2. General Duties of the Safety Warden ...... 19 - 20
B. Evacuation
1. Tenant Evacuation Procedures ...... 20 - 22
2. Safety Warden’s Checklist ...... 22
C. Fire Protection Duties
1. Smoke/Fire Emergency Procedures ...... 22
2. Safety Warden On Fire Floor...... 22
3. Property Manager/Building Engineer Responsibilities ...... 22
4. Types of Fires ...... 23
5. Fire Extinguisher Operation ...... 23
6. Fire Prevention Tips ...... 24
V. BOMB THREAT INFORMATION
A. Reasons Callers Report Bomb Threats ...... 25
B. Suspicious Items ...... 25
C. Do Not’s ...... 25
D. Bomb Threats Received by a Tenant ...... 25
E. Bomb Threats Received by the Management Office ...... 26
F. Tenant Evacuation ...... 26
VI. BUILDING SECURITY
A. Tenant Security Responsibilities
1. Building Thefts/Suspicious Activities ...... 27
2. Building Response to a Theft ...... 27
3. Security Tips for Deterring Theft in Your Suite ...... 28
B. Lost and Found ...... 28
VII. BIOLOGICAL HAZARD RESPONSE PROCESS ...... 29
VIII. MEDICAL EMERGENCIES ...... 29
IX. POWER FAILURES ...... 29-30
X. SEVERE WEATHER
A. Types of Weather Conditions ...... 30
B. Basic Instruction for Storm Emergencies ...... 31
XI. EARTHQUAKE SAFETY PROCEDURES
A. Precautions to take during the Earthquake ...... 31
B. Precautions to take after the Earthquake ...... 32
XII. ENVIROMENTAL SPILL OR LEAK ...... 33
EXHIBITS
A Park Map/Area Amenities
B Bomb Threat/Nuisance Call Check List
C Severe Weather Procedures
D Evacuation – What to Do & What Not to Do
E If You Discover A Fire . . .
I. CONTACT INFORMATION
A. General Information
1. Management Office – Cassidy Turley
a. Tenant Help Line (Monday-Friday – 8am-5pm) ...... 317-848-8000
. b. Main Management Office Number ...... 317-848-8000
c. After-Hours Emergency Number ...... 317-848-8000
d. Fax Number ...... 317-848-8001
e. Website / E-mail Tenant
Request Service . . . www.keystone-crossing.com or
g. Security Patrol Service ...... 317-848-8000
2. Leasing Office – Jones Lang LaSalle
a. Leasing Information ...... 317-810-7172
B. Emergency Personnel Information
1. Indianapolis Police/Sheriff/Fire ...... 911
2. Poison Control ...... 800-222-1222
3. FBI ...... 317-639-3301
4. Biological Hazard ...... 800-424-8802
5. Fire Department ...... 911
C. Non-Emergency Numbers
1. Indianapolis Police and Sheriff’s Department ...... 317-327-3811
2. State Police ...... 317-899-8577
3. Road Conditions
a. Indianapolis Area ...... 317-232-8300
b. Outside Indianapolis Area ...... 800-261-7623
D. Hospital Information
1. St. Vincent’s Hospital ...... 317-338-2345
2. St. Vincent’s Carmel Hospital ...... 317-582-7000
3. St. Vincent’s Women’s Hospital ...... 317-415-8111
4. Methodist Hospital ...... 317-962-2000
5. IU Medical Center ...... 317-274-5000
6. Riley Children’s Hospital ...... 317-274-5000
7. Wishard Memorial Hospital ...... 317-639-6671
8. Community Hospital North ...... 317-621-6262
9. Community Hospital East ...... 317-355-1411
II. PROPERTY INFORMATION
A. Park Map/Area Amenities – see Detailed Map and Amenities - Exhibit A
B. Management Office Hours
1. Office Hours - Monday-Friday (8:00 am – 5:00 pm), excluding holidays
2. On-Site Building Engineers - Monday-Friday (7:00 am - 5:30 pm)
C. Property Ingress/Egress
1. 86th Street and Keystone Crossing Boulevard
2. Keystone Crossing Boulevard and Keystone Crossing Parkway
3. Keystone Crossing Parkway and Commerce Drive
D. Elevators
Each elevator cab is equipped with an emergency phone that is monitored twenty-four hours per day, seven days per week. Do not use the red emergency button to hold the elevator. Should the elevator stop between floors, please check to be certain the emergency button hasn’t accidentally been pressed. Please report any minor elevator problems to the Management Office.
8500 Keystone Crossing
The elevators may be used for large deliveries and those requiring the use of handcarts or dollies. However, the Management Office must be contacted in advance so the elevator can be padded in order to prevent damage to the elevator.
All Other Keystone Crossing Buildings
Only the freight elevators may be used for large deliveries and those requiring the use of handcarts or dollies.
E. Engineering/Maintenance
On-site maintenance technicians are located at the property to handle all maintenance requests. For any required service needs, please open your web browser and go to www.keystone-crossing.com. Click on the “Tenant Services Login” link on the left and this will take you to the Log In page. We will monitor this system closely to ensure service requests are completed in a timely manner. You can also monitor the status of each service request through this website. Of course, this online system is an optional service for all of Keystone at the Crossing tenants. Tenants can, of course, make requests to the management office via phone at 317-848-8000 or e-mail during regular business hours. The management office is open from 8:00 a.m. – 5:00 p.m. Monday through Friday. For emergency calls outside of these hours, please call 317-848-8000 to reach our call center.
F. Heating and Cooling
Heating and air-conditioning is provided during the following hours:
Monday – Friday (excluding holidays) 7:00 a.m. - 6:00 p.m.
Saturday 8:00 a.m. - 1:00 p.m.
HVAC requirements outside of these hours must be scheduled a minimum of 24 hours in advance. The current charge for after-hours HVAC usage is $45.00 per hour.
Programmable thermostats are set and calibrated to maintain a reasonable comfort level in all areas of the building. Tenant adjustment of individual thermostats will result in inconsistent temperature control in the adjusted area as well as the adjoining areas. Blinds have also been installed in your suite as a building standard item for your convenience.
G. Building Directory & Tenant Signage
Upon move-in, each tenant is provided with one suite entry sign and one lobby directory sign. Both signs identify the company name and suite number. It may be necessary to limit the number of directory listings per tenant. Additional listings beyond those provided at move-in would be at tenant’s expense.
Please contact Building Management to make signage changes. The cost of any changes to tenant signage will be the responsibility of the tenant. All signage must conform to building standards. Any variation from the building standard must be approved by Building Management, including glass door signage.
H. Move-In/Move-Out Policy
Please notify Building Management at least forty-eight (48) hours in advance if you plan to move furniture or equipment in or out of the building. 8500 Keystone Crossing: Upon notification, arrangements will be made to pad the elevators and provide any other assistance that may be necessary. All Other Keystone Crossing Buildings: Only freight elevators may be used to move furniture or equipment in or out of the building. All major moves are restricted to 5:30 p.m or later (weekdays) or during the weekend.
Please do not put excessive trash in the building’s dumpster. Boxes must be broken down prior to placement in the dumpster. Additional trash pickup charges will be the responsibility of the tenant.
Any moving company working with the tenant must provide a certificate of insurance evidencing General Liability Insurance ($2 Million limit) as well as statutory Workers’ Compensation and Auto Liability coverage. Such insurance must list the following entities as Additional Insureds:
Ø Keystone Investors, LLC
Ø SunAmerica Life Insurance Company
Ø Cassidy Turley
I. Emergency Notification
Tenants are asked to provide Building Management with the name and home phone number of the responsible individual(s) who are to be contacted in the event of an emergency. Emergency notification forms are sent to all new tenants and periodically thereafter. Please notify the Building Management Office of any contact information change.
J. Building and Suite Keys
Tenants are prohibited from installing additional locks or changing any locks on doors leading to the leased premises without the prior consent of Building Management. To order additional keys or to have locks installed or changed, please have your company’s authorized representative contact the Management Office. This procedure must be followed to assure Fire Department and Building Management access to all areas in case of an emergency.
Telephone and electrical room keys are not distributed to tenants. Please contact the Management Office to gain access.
K. Parking
Please observe all restricted zones accordingly:
Ø No Parking
Ø Handicapped Parking
Ø Visitor Parking, as specified
Ø Red Zone Parking
Ø Marked Fire Zones
Ø Yellow/Loading Zones
Ø Reserved Parking
All parking violations are enforced through Security and the Management Office. Vehicles may receive a violation sticker or be towed at the vehicle owner’s expense.
L. Tenant Alterations
All tenant improvements/construction, remodeling or electrical work performed after move-in must be completed by a Landlord-approved contractor and coordinated by the Management Office. This is to ensure the appropriate insurance certificates are on file and that all work meets building, safety, and fire code requirements. If improvements to your space are contemplated, please notify Building Management as early as possible to prevent any unnecessary delays.
All work must have the necessary State/Local permits.
M. Non-Smoking Building
Smoking is not permitted in any area, including stairwells, restrooms or other building facilities including individual suites. Ash/trash containers have been placed at various side entrances to accommodate smoking outside of the building. Smoking is not permitted at the main entrance of any building. All smokers must stand no closer than 20 feet from any entrance and keep the exterior doors closed while smoking to prevent smoke from entering the building. If you are unsure of your building’s designated smoking areas, please contact the Management Office.
N. Conference Facilities
Conference rooms may be rented by contacting the Management Office 317-848-8000. The cost for renting either the Board Room or the large Conference Room is $50.00 for 4 hours, and $100.00 for full day (more than 4 hours).
O. Fitness Center
Keystone at the Crossing Fitness Center is located at 9100 Keystone Crossing. The facility includes treadmills, elliptical trainers, recumbent and upright bicycles, life fitness machines, hammer strength machines, benches, and free weights. The men’s and women’s restrooms each have showers and a locker area. While the fitness center is open 24 hours a day, 7 days a week, the locker rooms do close for an hour each day Monday through Friday for cleaning. The men’s locker room is closed from 10:00 pm – 11: 00 pm and the women’s locker room is closed from 11:00 pm – 12:00 am.