Exhibit F Maintenance Specifications EXHIBIT "F"
CITY OF MIAMI BEACH
MINIMUM MAINTENANCE SPECIFICATIONS
FOR MAINTENANCE OF THE MIAM BEACH
BYRON CARLYLE THEATER
These minimum operating and maintenance standards are intended to be considered as a
whole and intended to provide an overall standard for the Facility. Individual discrepancies, as
well as deviations, from any individual standard shall not be considered a default of the
Agreement; it is the intention of the parties that this Exhibit is merely a guide and that Stage
Door is only expected to use good faith efforts to endeavor to meet the standards set forth
herein. In the event of a conflict between the terms or conditions of the Agreement and the
terms or conditions of this Exhibit, the terms and conditions of the Agreement shall control.
PERSONNEL
1. Stage Door shall have the sole responsibility to recruit and employ a full -time general
manager and any necessary administrative and accounting personnel that are
responsible for the overall management and operation of the Facility.
2. Stage Door shall have the sole responsibility to recruit and employ sufficient personnel
to maintain the following functions: general security; janitorial, housekeeping and
cleaning for both event and non -event cleanup; maintenance for electrical systems,
plumbing; and air conditioner operation; painting and general overall maintenance of the
Facility to ensure that the Facility is being maintained consistent with other similar first
class facilities operated by Stage Door.
3. Stage Door shall have the sole responsibility to recruit and employ personnel as it
deems necessary for the staging and coordinating of Events and productions.
4. Stage Door shall maintain personnel policies that assure employment practices do not
discriminate on the basis of race, color, religion, military status, marital status, physical
or mental disability, national origin, age, gender, or sexual preference.
GENERAL SECURITY
1. Stage Door shall provide for the overall security of the Facility, including during non-
event hours.
EMERGENCY PROCEDURES
1. Stage Door shall assign an employee and a backup employee to act as an Emergency
Liaison to the City. This individual will be required to use good faith efforts to attend any
and all meetings, held by the City, that deal with emergency situations, such as extreme
weather events, terrorist acts, etc. The Liaison will serve as the point of contact during
any emergency crisis.
2. Stage Door shall develop and implement a Hurricane Preparedness Procedure, a copy
of which shall be provided to the City.
JANITORIAL, CLEANING AND HOUSEKEEPING
1. The Facility shall be reasonably clean at all times. This includes general cleaning during
non -event times, as well as during Events.
2. Restrooms are to be cleaned during Events and on a periodic basis during non -event
times to assure that they are in a functional and reasonably sanitary condition.
3. Garbage and trash shall be removed on an as- needed basis. Trash receptacles shall be
stationed throughout the Facility.
4. Stage Door shall maintain compactor, garbage areas, waste areas, recycling areas, and
dumpster areas reasonably clean and debris free in order to comply with applicable
codes.
5. Carpets shall be vacuumed and cleaned on an as- needed basis.
6. Flooring shall be cleaned and polished on an as needed basis.
7. Windows shall be maintained in a reasonably clean condition and cleaned on an as
needed basis.
8. Treatment for pests and rodents (except termites) shall occur on a quarterly basis as
needed to prevent infestation or as required by applicable code.
9. Entrance doors and mirrors shall be maintained in a reasonably clean condition and
cleaned on an as needed basis.
LANDSCAPING
1. Indoor landscaping shall be maintained in accordance with specifications of the type of
plant and should be watered and fertilized as the type of plant demands.
2. Indoor landscaping should be reasonably insect -free.
EQUIPMENT MAINTENANCE AND GENERAL MAINTENANCE
1. Equipment shall be maintained in a good and workmanlike manner in order to maintain
in full force and effect all dealer's and manufacturer's warranties. Stage Door shall
develop an annual schedule for equipment inspection and preventative maintenance.
2. Upon termination, cancellation, and /or expiration of the Agreement, Stage Door shall
provide all records maintained in accordance with Section 5.3.4. All existing warranties
that are transferable will be transferred to the City.
3. Stage Door shall develop a preventive maintenance plan for the building and its major
building systems and major equipment. This plan shall be provided to the City Manager
annually or when updated.
4. Stage Door shall post and maintain, as required by any applicable governmental code
and /or regulation, any and all required professional licenses, certifications, and /or
permits.
5. Stage Door shall maintain and inspect all building safety systems including but not
limited to: smoke, fire, and CO detector systems, backup generator operation,
emergency battery backup functions, emergency lighting, emergency egress, special
needs and blackout preparedness equipment. All building safety systems shall be
tested on at least an annual basis or as required by federal, state or local codes and
regulations, and maintained in operating condition at all times.
6. Stage Door shall develop and implement a system for regular inspections of elevator
and escalator controls, motors, suspension systems, and related equipment, and shall
maintain such systems substantially in accordance with manufacturer required
standards.
7. Stage Door shall develop and implement a plan for inspection and maintenance for the
Facility's HVAC systems. This shall include inspection of all HVAC controls on a
quarterly basis to verify proper setting and operation as well as any adjustments and /or
maintenance that may be appropriate, including, but not limited to filter replacement,
blower and /or heat exchanger, proper operation of air intakes /vents, fan units, ducts,
etc.
8. Stage Door shall develop and implement a plan for inspection and maintenance of the
building envelope and roofing systems. This shall include periodic inspection and
maintenance tasks for the roof, roof penetrations, and exterior walls and penetrations.
9. Stage Door has the sole responsibility of maintaining the paint on both, the interior and
exterior of the Facility. The City has the sole right to approve (not to be unreasonably
withheld, conditioned or delayed) the paint color selections used on the exterior of the
Facility.
EXHIBIT "G"
STAGE DOOR STANDARD AGREEMENT
EXHIBIT "H"
CITY OF MIAMI BEACH OWNED PROPERTY INCLUDED IN THE AGREEMENT