Code Red Consultants
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Experience: Market: Residential

Winthrop Center – Boston, MA

Winthrop Center is a new state of the art 53-story, 1.8 million square foot mixed-use residential development located in downtown Boston, MA. The building contains commercial office space on Floors 6-26, residences on Floors 35-62, below grade parking, amenity areas, and an impressive ground floor public atrium known as the Connector. Winthrop Center is the largest Passive House office project in the world, surpassing LEED Platinum to set the most rigorous global standards for energy and efficiency.

Code Red Consultants worked closely with Suffolk Construction Company and Millennium Partners during the construction phase of the project to navigate the life safety inspection and approval processes with Boston Inspectional Services Department (ISD) and the Fire Department (BFD). Specifically, we served as the phased occupancy/turnover consultant, Construction Fire Safety Consultant, Firestopping Special Inspector, and Smoke Control Special Inspector.

Code Red Consultants worked with Millennium Partners in the development of a Phased Occupancy Plan for the building (including phasing of the fire alarm system) which helped to allow the building to open on time with ongoing Connector/upper floor construction while maintaining the necessary levels of fire protection and life safety for the building.

In conjunction with Suffolk Construction, we worked to develop a comprehensive NFPA 241, Construction Fire Safety Program to ensure the project was completed on time while mitigating the risk of fire during construction. Code Red also worked with Millennium Partners to develop and implement an owner’s master construction fire safety program that allowed for building occupancy with continued ongoing base building work.

In serving as both the Firestopping and Smoke Control Special Inspector, our scope was to confirm that all fire rated joint assemblies and penetrations of passive fire rated barriers had been appropriately installed and the buildings stair pressurization, below-grade smoke control, and atrium smoke control systems were adequately installed, commissioned, and integrated ensuring a fire safe environment for building occupants.

Location

Boston, Mass.

Size

1.8 million SF
53 stories

Cost

$1.3 billion

Completion

2023

Winthrop Center – Boston, MA

Winthrop Center is a new state of the art 53-story, 1.8 million square foot mixed-use residential development located in downtown Boston, MA. The building contains commercial office space on Floors 6-26, residences on Floors 35-62, below grade parking, amenity areas, and an impressive ground floor public atrium known as the Connector. Winthrop Center is the largest Passive House office project in the world, surpassing LEED Platinum to set the most rigorous global standards for energy and efficiency.

Code Red Consultants worked closely with Suffolk Construction Company and Millennium Partners during the construction phase of the project to navigate the life safety inspection and approval processes with Boston Inspectional Services Department (ISD) and the Fire Department (BFD). Specifically, we served as the phased occupancy/turnover consultant, Construction Fire Safety Consultant, Firestopping Special Inspector, and Smoke Control Special Inspector.

Code Red Consultants worked with Millennium Partners in the development of a Phased Occupancy Plan for the building (including phasing of the fire alarm system) which helped to allow the building to open on time with ongoing Connector/upper floor construction while maintaining the necessary levels of fire protection and life safety for the building.

In conjunction with Suffolk Construction, we worked to develop a comprehensive NFPA 241, Construction Fire Safety Program to ensure the project was completed on time while mitigating the risk of fire during construction. Code Red also worked with Millennium Partners to develop and implement an owner’s master construction fire safety program that allowed for building occupancy with continued ongoing base building work.

In serving as both the Firestopping and Smoke Control Special Inspector, our scope was to confirm that all fire rated joint assemblies and penetrations of passive fire rated barriers had been appropriately installed and the buildings stair pressurization, below-grade smoke control, and atrium smoke control systems were adequately installed, commissioned, and integrated ensuring a fire safe environment for building occupants.

Raffles Hotel, Boston, MA

One of Boston’s most exciting developments in decades, Raffles Boston, opened its doors earlier this year. Residents began moving in during the summer months and the hotel had its grand opening on September 15th. The property marks the first mixed-use development in North America for the illustrious, world-renowned, 136-year-old Raffles Hotels & Resorts brand and writes a new story for Boston’s hospitality and real estate industries. The 35-story, $400 million+ LEED Gold building is an urban oasis where global cultures and local influences converge. Offering an unprecedented hotel experience in the heart of the city’s Back Bay, Raffles Boston features 147 guestrooms and 16 distinct gathering spaces. From top to bottom, Raffles Boston showcases and celebrates what makes the Raffles brand so special: a sense of adventure and style, gracious and intuitive hospitality, and thoughtful, locally inspired design, all while enhancing the cosmopolitan charm of the Back Bay.

Code Red Consultants worked with The Architectural Team, Suffolk Construction, Noannet Group, Saunders Hotel Group, and Cain International to provide a variety of fire protection and life safety related engineering services on the project. Code Red served as the Firestopping Special Inspector providing inspections for opening protectives in fire-rated wall and floor assemblies and the Smoke Control Special Inspector reviewing design documentation and commissioning the two-building stairway pressurization smoke control systems. Additionally, the firm worked with the Suffolk Construction and Owner representation develop both a Phased Occupancy Plan and Construction Fire Safety Plan that met the requirements of NFPA 241, the expectations of the City of Boston, and the construction methods of the contractor. Construction administration related bench strength was provided on an as-needed basis to facilitate acceptance testing with the local AHJ and assistance in obtaining certificates of occupancy for each phase of the project, all while maintaining occupancy and compliance with NFPA 241 as the associated construction operations and hazards changed throughout construction.

Location

Boston, Mass.

Size

35 stories

Cost

$400 million

Completion

2023

Photography Credit

The Architectural Team, Image by Binyan Studios

Raffles Hotel, Boston, MA

One of Boston’s most exciting developments in decades, Raffles Boston, opened its doors earlier this year. Residents began moving in during the summer months and the hotel had its grand opening on September 15th. The property marks the first mixed-use development in North America for the illustrious, world-renowned, 136-year-old Raffles Hotels & Resorts brand and writes a new story for Boston’s hospitality and real estate industries. The 35-story, $400 million+ LEED Gold building is an urban oasis where global cultures and local influences converge. Offering an unprecedented hotel experience in the heart of the city’s Back Bay, Raffles Boston features 147 guestrooms and 16 distinct gathering spaces. From top to bottom, Raffles Boston showcases and celebrates what makes the Raffles brand so special: a sense of adventure and style, gracious and intuitive hospitality, and thoughtful, locally inspired design, all while enhancing the cosmopolitan charm of the Back Bay.

Code Red Consultants worked with The Architectural Team, Suffolk Construction, Noannet Group, Saunders Hotel Group, and Cain International to provide a variety of fire protection and life safety related engineering services on the project. Code Red served as the Firestopping Special Inspector providing inspections for opening protectives in fire-rated wall and floor assemblies and the Smoke Control Special Inspector reviewing design documentation and commissioning the two-building stairway pressurization smoke control systems. Additionally, the firm worked with the Suffolk Construction and Owner representation develop both a Phased Occupancy Plan and Construction Fire Safety Plan that met the requirements of NFPA 241, the expectations of the City of Boston, and the construction methods of the contractor. Construction administration related bench strength was provided on an as-needed basis to facilitate acceptance testing with the local AHJ and assistance in obtaining certificates of occupancy for each phase of the project, all while maintaining occupancy and compliance with NFPA 241 as the associated construction operations and hazards changed throughout construction.

Carnegie Mellon University Forbes Beeler Apartments

Forbes Beeler Apartments is a new dormitory at Carnegie Mellon University, scheduled to open in the fall of 2023. This highly anticipated four-story building spans an impressive 113,000 square feet, featuring 37 meticulously designed apartment units to accommodate 266 beds for upper-class students. One of the primary goals behind this dormitory’s development was to establish a comfortable residential environment for undergraduate students, while simultaneously enhancing the overall experience for the campus and the City of Pittsburgh.

The student residences are thoughtfully designed, organized into “pods” consisting of four and eight units, with a strategic setback from the street to ensure privacy. Noteworthy amenities offered within the building include a common lounge space on each floor, four dedicated study areas per floor, a well-equipped game room featuring a pool table and a ping pong table, a digital gaming room equipped with two large TVs for video game enthusiasts, a rejuvenation room, a spacious community area on the main floor, and an outdoor patio equipped with WIFI. In addition to residential living, the building also has an 8,000-square-foot market to support the grocery needs of the building occupants.

Code Red Consultants served as the code consultant throughout the design and construction phases of the project, collaborating closely with Goody Clancy to navigate the intricate code requirements associated with the dormitory.

Code Red Consultants was responsible for developing the comprehensive code compliance strategy for the project and reviewing the building plans at each stage of the design process. They actively engaged in ongoing discussions with the design team, offering insights and recommendations to ensure compliance with applicable codes. Additionally, Code Red Consultants developed the Life Safety Plans for the building, which play a crucial role in safeguarding the well-being of its occupants.

Code consulting services were extended throughout the construction administration phase of the project to offer valuable assistance regarding questions and design changes. Code Red Consultants remained actively involved, providing prompt guidance and solutions to the construction team. Their comprehensive understanding of the applicable codes allowed them to effectively navigate potential challenges and propose appropriate modifications when necessary.

Location

Pittsburgh, Penn.

Size

113,000 SF

Cost

$40 million

Completion

2023

Carnegie Mellon University Forbes Beeler Apartments

Forbes Beeler Apartments is a new dormitory at Carnegie Mellon University, scheduled to open in the fall of 2023. This highly anticipated four-story building spans an impressive 113,000 square feet, featuring 37 meticulously designed apartment units to accommodate 266 beds for upper-class students. One of the primary goals behind this dormitory’s development was to establish a comfortable residential environment for undergraduate students, while simultaneously enhancing the overall experience for the campus and the City of Pittsburgh.

The student residences are thoughtfully designed, organized into “pods” consisting of four and eight units, with a strategic setback from the street to ensure privacy. Noteworthy amenities offered within the building include a common lounge space on each floor, four dedicated study areas per floor, a well-equipped game room featuring a pool table and a ping pong table, a digital gaming room equipped with two large TVs for video game enthusiasts, a rejuvenation room, a spacious community area on the main floor, and an outdoor patio equipped with WIFI. In addition to residential living, the building also has an 8,000-square-foot market to support the grocery needs of the building occupants.

Code Red Consultants served as the code consultant throughout the design and construction phases of the project, collaborating closely with Goody Clancy to navigate the intricate code requirements associated with the dormitory.

Code Red Consultants was responsible for developing the comprehensive code compliance strategy for the project and reviewing the building plans at each stage of the design process. They actively engaged in ongoing discussions with the design team, offering insights and recommendations to ensure compliance with applicable codes. Additionally, Code Red Consultants developed the Life Safety Plans for the building, which play a crucial role in safeguarding the well-being of its occupants.

Code consulting services were extended throughout the construction administration phase of the project to offer valuable assistance regarding questions and design changes. Code Red Consultants remained actively involved, providing prompt guidance and solutions to the construction team. Their comprehensive understanding of the applicable codes allowed them to effectively navigate potential challenges and propose appropriate modifications when necessary.

The Bon, Boston, MA

The Bon on Boylston Street in Boston, MA is a newly constructed residential high-rise building with ground floor retail and space for a future black box theater. The project was part of the BPDA’s Compact Living pilot program, providing residents with efficient living units and large amenity areas for socializing and living.

For the design phase of the project, Code Red Consultants served as the project’s code consultant to Gensler, to provide Fire Protection, Life Safety and Accessibility Consulting Services.  Our involvement included discussions with the City of Boston and securing state variances.

During the construction, Code Red Consultants, in collaboration with SCAPE USA and Suffolk Construction, developed a NFPA 241 Construction Fire Safety Plan, provided turnover services, and served as the smoke control special inspector.

Location

Boston, Mass.

Size

16,000 SF

Completion

2022

Rendering Credit

Gensler

The Bon, Boston, MA

The Bon on Boylston Street in Boston, MA is a newly constructed residential high-rise building with ground floor retail and space for a future black box theater. The project was part of the BPDA’s Compact Living pilot program, providing residents with efficient living units and large amenity areas for socializing and living.

For the design phase of the project, Code Red Consultants served as the project’s code consultant to Gensler, to provide Fire Protection, Life Safety and Accessibility Consulting Services.  Our involvement included discussions with the City of Boston and securing state variances.

During the construction, Code Red Consultants, in collaboration with SCAPE USA and Suffolk Construction, developed a NFPA 241 Construction Fire Safety Plan, provided turnover services, and served as the smoke control special inspector.

Cambridge Crossing Parcel I (Park 151)

Code Red was happy to be a part of the team on the latest phase of the expanding, Cambridge Crossing Development; the Parcel I residential tower (aka Park 151).  Completed in December 2022 and already occupied with tenants, this first-class residential project included a new ground-up 20-story residential tower, first floor retail and amenities, bike parking, outdoor patio and pool, and 3-stories of below-grade parking.

Throughout the project Code Red provided multiple services including Smoke Control Special Inspections, Life Safety Integrated Testing & Commissioning, Mass Architectural Access Board (MAAB) accessibility consulting, and NFPA 241 Construction Safety Plan development.  We coordinated fire protection and life safety testing as well as turnover consulting in order to allow for phased occupancy to get the first group of new residents in on time while ensuring building safety as final construction was being completed.

Serving multiple roles on a project allows us to engage deeply with the Developer, General Contractor, Design Team, and Authorities Having Jurisdictions (AHJs), and take a proactive role in contributing to the project success.  We look forward to ongoing involvement as the Cambridge Crossing development continues to expand with more residential and commercial projects to come.

Location

Cambridge, Mass.

Size

542,000 SF

Completion

2022

Cambridge Crossing Parcel I (Park 151)

Code Red was happy to be a part of the team on the latest phase of the expanding, Cambridge Crossing Development; the Parcel I residential tower (aka Park 151).  Completed in December 2022 and already occupied with tenants, this first-class residential project included a new ground-up 20-story residential tower, first floor retail and amenities, bike parking, outdoor patio and pool, and 3-stories of below-grade parking.

Throughout the project Code Red provided multiple services including Smoke Control Special Inspections, Life Safety Integrated Testing & Commissioning, Mass Architectural Access Board (MAAB) accessibility consulting, and NFPA 241 Construction Safety Plan development.  We coordinated fire protection and life safety testing as well as turnover consulting in order to allow for phased occupancy to get the first group of new residents in on time while ensuring building safety as final construction was being completed.

Serving multiple roles on a project allows us to engage deeply with the Developer, General Contractor, Design Team, and Authorities Having Jurisdictions (AHJs), and take a proactive role in contributing to the project success.  We look forward to ongoing involvement as the Cambridge Crossing development continues to expand with more residential and commercial projects to come.

212 Stuart St, Boston, MA

212 Stuart St is a new ground-up high-end 20-story residential tower in Boston’s Back Bay.

Code Red Consultants was retained by the developer, Greystar, to serve as the Smoke Control Special Inspector. In that role we provided design reviews, system inspections, and witnessed functional testing to validate code compliance as well as safe and proper operation of the smoke control systems.  Additionally, we helped to facilitate a smooth final inspection with the City of Boston Inspectional Services Department (ISD) and Boston Fire Department (BFD) to keep the project on schedule to open for its new residents.

Separately, Code Red partnered with the general contractor, Consigli, and provided construction fire safety consulting services, including an NFPA 241 Construction Fire Safety Plan.  The Construction Fire Safety Plan documented fire and life safety parameters to be implemented by Consigli for protection of the job site and the safety of its occupants during construction.

With our wide range of expertise, we were able to offer multiple services from design through construction which ultimately helped avoid unexpected issues and facilitated project success during the final turnover process.

Location

Boston, Mass.

Size

20 stories

Completion

2022

Photography Credit

Greystar

212 Stuart St, Boston, MA

212 Stuart St is a new ground-up high-end 20-story residential tower in Boston’s Back Bay.

Code Red Consultants was retained by the developer, Greystar, to serve as the Smoke Control Special Inspector. In that role we provided design reviews, system inspections, and witnessed functional testing to validate code compliance as well as safe and proper operation of the smoke control systems.  Additionally, we helped to facilitate a smooth final inspection with the City of Boston Inspectional Services Department (ISD) and Boston Fire Department (BFD) to keep the project on schedule to open for its new residents.

Separately, Code Red partnered with the general contractor, Consigli, and provided construction fire safety consulting services, including an NFPA 241 Construction Fire Safety Plan.  The Construction Fire Safety Plan documented fire and life safety parameters to be implemented by Consigli for protection of the job site and the safety of its occupants during construction.

With our wide range of expertise, we were able to offer multiple services from design through construction which ultimately helped avoid unexpected issues and facilitated project success during the final turnover process.

St. Mark’s Residential Life Building

The new Residential Life Building located at the St. Mark’s campus in Southborough, MA is a 3-story dormitory for students and faculty. This new dormitory is intended to house the incoming third form class and upper-class students at St. Mark’s, replacing the existing West Campus dormitory located on the campus. Spaces in the building include 130 to 140 beds in single and double rooms for students, 12 faculty apartments ranging in size from 3-4 bedrooms, shared common space, a great room, communal kitchen, and outdoor classroom (“Classroom-in-the-Sky”).

Serving as the project’s code consultant, Code Red Consultants was responsible for developing and presenting the building’s code compliance approach to the Town of Southborough’s Building and Fire Departments. Working with architect Goody Clancy, Code Red Consultants’ services included building, fire, and accessibility code consulting. Code Red Consultants also assisted the school with seeking multiple Massachusetts Architectural Access Board (MAAB) variances that provided both the School and the building occupants with greater flexibility and increased security.

Location

Southborough, Mass.

Size

90,000 SF

Cost

$50 million

Completion

2022

St. Mark’s Residential Life Building

The new Residential Life Building located at the St. Mark’s campus in Southborough, MA is a 3-story dormitory for students and faculty. This new dormitory is intended to house the incoming third form class and upper-class students at St. Mark’s, replacing the existing West Campus dormitory located on the campus. Spaces in the building include 130 to 140 beds in single and double rooms for students, 12 faculty apartments ranging in size from 3-4 bedrooms, shared common space, a great room, communal kitchen, and outdoor classroom (“Classroom-in-the-Sky”).

Serving as the project’s code consultant, Code Red Consultants was responsible for developing and presenting the building’s code compliance approach to the Town of Southborough’s Building and Fire Departments. Working with architect Goody Clancy, Code Red Consultants’ services included building, fire, and accessibility code consulting. Code Red Consultants also assisted the school with seeking multiple Massachusetts Architectural Access Board (MAAB) variances that provided both the School and the building occupants with greater flexibility and increased security.

Omni Hotel, Boston, MA

Code Red Consultants worked closely with Davis, John Moriarty Associates (JMA), and Shawmut Design & Construction (Shawmut) on the new Omni Boston Hotel at The Seaport development project in Boston, Massachusetts. The project consists of two 22 story hotel towers connected by five (5) stories of podium space which includes Ballrooms, Pre-function, and Conference space, seven (7) unique food and beverage experiences and a spa.

Code Red Consultants collaborated with ownership and the GC’s in developing and implementing a complex NFPA 241, Construction Fire Safety Plan for the project, including its coordination between the main hotel construction performed by JMA and the two-specialty restaurant fit-outs constructed by Shawmut.

Location

Boston, Mass.

Size

22 stories
1,054 rooms

Cost

$550 million

Completion

2021

Omni Hotel, Boston, MA

Code Red Consultants worked closely with Davis, John Moriarty Associates (JMA), and Shawmut Design & Construction (Shawmut) on the new Omni Boston Hotel at The Seaport development project in Boston, Massachusetts. The project consists of two 22 story hotel towers connected by five (5) stories of podium space which includes Ballrooms, Pre-function, and Conference space, seven (7) unique food and beverage experiences and a spa.

Code Red Consultants collaborated with ownership and the GC’s in developing and implementing a complex NFPA 241, Construction Fire Safety Plan for the project, including its coordination between the main hotel construction performed by JMA and the two-specialty restaurant fit-outs constructed by Shawmut.

144 Addison Street, Boston, MA

144 Addison is a new transit-oriented, multi-family residential development in East Boston.  The new 5-story, 230-unit building consists of a single level of open, above-grade parking, with residential floors sitting atop the 179 parking spaces by means of a field of structural columns. The building was occupied by residential occupants over the course of two primary turnovers.

Code Red Consultants was retained directly by the Owner’s Project Manager, Redgate, to develop a comprehensive Phased Occupancy Plan that ensured the fire and life safety of residents, employees, and construction personnel over the course of the project. Additionally, Code Red Consultants provided miscellaneous code consulting to the architect, Arrowstreet, to assist with design progression during construction.

Code Red Consultants’ focus was performing a comprehensive review of the turnover approach and interfacing with Boston city officials, with the objective that the fire and life safety systems afforded to building occupants would not be compromised. Code Red Consultants’ hands-on approach ensured that residences were able to be occupied on schedule without compromise to the fire and life safety systems.

Location

Boston, Mass.

Size

271,000 SF

Cost

$60 million

Completion

2022

Photography Credit

Regate

144 Addison Street, Boston, MA

144 Addison is a new transit-oriented, multi-family residential development in East Boston.  The new 5-story, 230-unit building consists of a single level of open, above-grade parking, with residential floors sitting atop the 179 parking spaces by means of a field of structural columns. The building was occupied by residential occupants over the course of two primary turnovers.

Code Red Consultants was retained directly by the Owner’s Project Manager, Redgate, to develop a comprehensive Phased Occupancy Plan that ensured the fire and life safety of residents, employees, and construction personnel over the course of the project. Additionally, Code Red Consultants provided miscellaneous code consulting to the architect, Arrowstreet, to assist with design progression during construction.

Code Red Consultants’ focus was performing a comprehensive review of the turnover approach and interfacing with Boston city officials, with the objective that the fire and life safety systems afforded to building occupants would not be compromised. Code Red Consultants’ hands-on approach ensured that residences were able to be occupied on schedule without compromise to the fire and life safety systems.

Springhill Suites

Springhill Suites is Revere’s newest hotel offering spectacular views of Revere Beach. The hotel is 6 stories in height and features on site parking, restaurant, and amenities.

Code Red Consultants was retained directly by the general contractor, Callahan, and the Owner, Lixi Hospitality Group, to develop a comprehensive NFPA 241 Plan that ensured the fire safety of residents, employees, and construction personnel over the course of the project which was just feet from Revere Beach. Additionally, Code Red Consultants served as the Smoke Control Special Inspector to ensure that the new stair and elevator pressurization systems were designed and built in accordance with the applicable codes and standards.

Code Red Consultants’ focus was performing a comprehensive review of the turnover approach and interfacing with Revere city officials, where there was an upfront contract that the fire and life safety systems afforded to building occupants would not be compromised. Code Red Consultants’ hands-on approach ensured that the hotel was able to be occupied on schedule.

Location

400 Ocean Avenue, Revere, MA

Size

169,000 SF
6 stories

Completion

2022

Springhill Suites

Springhill Suites is Revere’s newest hotel offering spectacular views of Revere Beach. The hotel is 6 stories in height and features on site parking, restaurant, and amenities.

Code Red Consultants was retained directly by the general contractor, Callahan, and the Owner, Lixi Hospitality Group, to develop a comprehensive NFPA 241 Plan that ensured the fire safety of residents, employees, and construction personnel over the course of the project which was just feet from Revere Beach. Additionally, Code Red Consultants served as the Smoke Control Special Inspector to ensure that the new stair and elevator pressurization systems were designed and built in accordance with the applicable codes and standards.

Code Red Consultants’ focus was performing a comprehensive review of the turnover approach and interfacing with Revere city officials, where there was an upfront contract that the fire and life safety systems afforded to building occupants would not be compromised. Code Red Consultants’ hands-on approach ensured that the hotel was able to be occupied on schedule.