Code Red Consultants
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Experience: Market: Residential

University of Virginia Bond House

Bond House is a new six-story high-rise dormitory at the University of Virginia in Charlottesville, VA that accommodates 304 students in apartment-style housing and parking for 137 vehicles. An open courtyard facing the south and west provides outdoor spaces for socializing as well as access to landscaped areas containing terraced seating steps and walkways integrated into the existing sloped topography of the site. There are ADA compliant connections between the proposed Upper Class Housing building and the existing adjacent Bice House.

The new dormitory creates a vibrant collaborative community for students to live and engage in student activities. It serves as an anchor for the new Brandon Avenue community, while achieving a visual presence that connects back to the historic Central Grounds. Some of the design objectives included embracing the sustainability goals of the University, leveraging unseen opportunities such as podium parking and green spaces, and providing places of transparency to put learning and activity on display.

Location

Charlottesville, Virginia

Size

208,000 SF

Cost

$46 million

Completion

September 2019

University of Virginia Bond House

Bond House is a new six-story high-rise dormitory at the University of Virginia in Charlottesville, VA that accommodates 304 students in apartment-style housing and parking for 137 vehicles. An open courtyard facing the south and west provides outdoor spaces for socializing as well as access to landscaped areas containing terraced seating steps and walkways integrated into the existing sloped topography of the site. There are ADA compliant connections between the proposed Upper Class Housing building and the existing adjacent Bice House.

The new dormitory creates a vibrant collaborative community for students to live and engage in student activities. It serves as an anchor for the new Brandon Avenue community, while achieving a visual presence that connects back to the historic Central Grounds. Some of the design objectives included embracing the sustainability goals of the University, leveraging unseen opportunities such as podium parking and green spaces, and providing places of transparency to put learning and activity on display.

Emerson College: Little Building

Code Red Consultants worked extensively with Suffolk Construction and Emerson College over the duration of the complex renovations to the existing college dormitory building on the Emerson College Campus in Boston, MA. Renovations to the building included the complete gut renovation and construction of new, pressurized, exit stairs, and a one-story vertical addition, all while the adjacent buildings remain occupied at the tight intersection of Boylston and Tremont Streets on the Common. Code Red worked closely to ensure that an accurate construction fire safety plan was developed and updated, as the project included a complete replacement of the existing façade and all fire protection/life safety systems.  This required regular site visits and open communication with the Boston Fire and Inspectional Services Departments.  Additionally, Code Red Consultants served as the Smoke Control Special Inspector to ensure that the new smoke control systems were retrofit into the existing building in accordance with the applicable codes and standards for their installation.

Location

Boston, Mass.

Size

275,900 SF

Cost

$100 million

Completion

Summer 2019

Emerson College: Little Building

Code Red Consultants worked extensively with Suffolk Construction and Emerson College over the duration of the complex renovations to the existing college dormitory building on the Emerson College Campus in Boston, MA. Renovations to the building included the complete gut renovation and construction of new, pressurized, exit stairs, and a one-story vertical addition, all while the adjacent buildings remain occupied at the tight intersection of Boylston and Tremont Streets on the Common. Code Red worked closely to ensure that an accurate construction fire safety plan was developed and updated, as the project included a complete replacement of the existing façade and all fire protection/life safety systems.  This required regular site visits and open communication with the Boston Fire and Inspectional Services Departments.  Additionally, Code Red Consultants served as the Smoke Control Special Inspector to ensure that the new smoke control systems were retrofit into the existing building in accordance with the applicable codes and standards for their installation.

Citizen M Hotel

Code Red Consultants worked closely with Boston Properties and John Moriarty & Associates (JMA) on this affordable, luxury hotel as part of the HUB on Causeway mixed-use development that is transforming North Station. The hotel was erected in the midst of an atmosphere which brought heightened awareness to construction fire safety in the Commonwealth of Massachusetts. To that end, Code Red Consultants worked hand-in-hand with Boston Properties to develop and implement a pre-incident fire plan that was ever-changing in a project that impacted a major transportation hub and a professional athletic arena.

Code Red Consultants was responsible for commissioning the building’s smoke control systems and achieved Boston Fire Department approval on the first acceptance test, helping JMA complete and open the project on time. Additionally, Code Red worked to develop and implement an owner’s master construction fire safety program which allowed for the building to become occupied while base building and tenant fit-out construction work continued.

Location

Boston, Mass.

Size

272-room hotel

Cost

$63 million

Completion

Spring 2019

Citizen M Hotel

Code Red Consultants worked closely with Boston Properties and John Moriarty & Associates (JMA) on this affordable, luxury hotel as part of the HUB on Causeway mixed-use development that is transforming North Station. The hotel was erected in the midst of an atmosphere which brought heightened awareness to construction fire safety in the Commonwealth of Massachusetts. To that end, Code Red Consultants worked hand-in-hand with Boston Properties to develop and implement a pre-incident fire plan that was ever-changing in a project that impacted a major transportation hub and a professional athletic arena.

Code Red Consultants was responsible for commissioning the building’s smoke control systems and achieved Boston Fire Department approval on the first acceptance test, helping JMA complete and open the project on time. Additionally, Code Red worked to develop and implement an owner’s master construction fire safety program which allowed for the building to become occupied while base building and tenant fit-out construction work continued.

Avenu at Natick

Avenu at Natick is a new senior living community offering high-end apartments and amenities to residents aged 62 years and older. This facility is located at 3 Superior Drive in Natick, MA which is opposite the adjacent Natick Mall. Residents are provided with daily activities, classes and social events with the 164 residential units over 6-stories provided with access to swimming, dining, movies, fitness classes and on-site parking.

Code Red Consultants was engaged for NFPA 241 compliance consulting for the new ground-up, stick-built over podium-style residential building. The firm worked with National Development, Elkus Manfredi Architects, and general contractor Cranshaw Construction to develop a plan that met the requirements of NFPA 241, the expectations of the Town of Natick, the construction methods of the contractor, and the schedule and design-related objectives of the developer.

Throughout the project, Code Red Consultants provided construction administration-related assistance and management on an as-needed basis to ensure that the project remained on track to achieve the target occupancy date and that compliance with NFPA 241 was maintained as the associated construction operations and hazards changed.

Location

Natick, Mass.

Size

6-stories, 60,000 sf max floor area (255,000 sf aggregate)

Cost

$54.6 million

Completion

August 2019

Avenu at Natick

Avenu at Natick is a new senior living community offering high-end apartments and amenities to residents aged 62 years and older. This facility is located at 3 Superior Drive in Natick, MA which is opposite the adjacent Natick Mall. Residents are provided with daily activities, classes and social events with the 164 residential units over 6-stories provided with access to swimming, dining, movies, fitness classes and on-site parking.

Code Red Consultants was engaged for NFPA 241 compliance consulting for the new ground-up, stick-built over podium-style residential building. The firm worked with National Development, Elkus Manfredi Architects, and general contractor Cranshaw Construction to develop a plan that met the requirements of NFPA 241, the expectations of the Town of Natick, the construction methods of the contractor, and the schedule and design-related objectives of the developer.

Throughout the project, Code Red Consultants provided construction administration-related assistance and management on an as-needed basis to ensure that the project remained on track to achieve the target occupancy date and that compliance with NFPA 241 was maintained as the associated construction operations and hazards changed.

Pier 4 Residential Condominiums

Code Red Consultants provided consulting services for the new Pier Residential building located at 300 Pier 4 Boulevard in Boston’s Seaport District. Designed by CBT Architects and developed by Tishman Speyer, the 9-story, residential building offers scenic ocean views and features two below-grade parking levels, Ground Floor retail spaces, an amenity space, and residential condominium units. The building is adjacent to and interconnected with the Pier 4 Office Tower located at 200 Pier 4 Boulevard which opened in 2018. Code Red Consultants was responsible for commissioning the building’s smoke control systems and achieved BFD approval on the first acceptance test, helping Turner complete and open the project on time. Additionally, in collaboration with Turner Construction Company, KVA, and Tishman Speyer, Code Red worked to develop and implement an owner’s master construction fire safety program that allowed for building occupancy with continued base building and tenant fit-out construction work.

Location

Boston, Mass.

Size

240,000 GSF

Completion

2019

Pier 4 Residential Condominiums

Code Red Consultants provided consulting services for the new Pier Residential building located at 300 Pier 4 Boulevard in Boston’s Seaport District. Designed by CBT Architects and developed by Tishman Speyer, the 9-story, residential building offers scenic ocean views and features two below-grade parking levels, Ground Floor retail spaces, an amenity space, and residential condominium units. The building is adjacent to and interconnected with the Pier 4 Office Tower located at 200 Pier 4 Boulevard which opened in 2018. Code Red Consultants was responsible for commissioning the building’s smoke control systems and achieved BFD approval on the first acceptance test, helping Turner complete and open the project on time. Additionally, in collaboration with Turner Construction Company, KVA, and Tishman Speyer, Code Red worked to develop and implement an owner’s master construction fire safety program that allowed for building occupancy with continued base building and tenant fit-out construction work.

One Dalton Residences & Four Seasons Hotel

Code Red Consultants worked closely with Carpenter & Company and Suffolk Construction Company on this iconic, 61-story luxury hotel residential tower that transformed the Boston skyline and Back Bay. This project was erected during a period of heightened awareness of construction fire safety in the Commonwealth of Massachusetts. Code Red Consultants helped the building owner achieve early occupancy while still finalizing construction. This was achieved via close negotiations with city officials, where there was an upfront contract that the fire/life safety systems afforded to building occupants would not be compromised. Additionally, in collaboration with Four Seasons, Code Red worked to develop and implement an owner’s master construction fire safety program that allowed for building occupancy with continued base building and tenant fit-out construction work.

Location

Boston, Mass.

Size

712,000 GSF

Cost

$750 million

Completion

2019

One Dalton Residences & Four Seasons Hotel

Code Red Consultants worked closely with Carpenter & Company and Suffolk Construction Company on this iconic, 61-story luxury hotel residential tower that transformed the Boston skyline and Back Bay. This project was erected during a period of heightened awareness of construction fire safety in the Commonwealth of Massachusetts. Code Red Consultants helped the building owner achieve early occupancy while still finalizing construction. This was achieved via close negotiations with city officials, where there was an upfront contract that the fire/life safety systems afforded to building occupants would not be compromised. Additionally, in collaboration with Four Seasons, Code Red worked to develop and implement an owner’s master construction fire safety program that allowed for building occupancy with continued base building and tenant fit-out construction work.

Education First Phase III

Hult International Business School provides students with the ability to travel across the world, retain a college education, and develop the ability to conquer the business world. One of their many campuses is right here in Cambridge Massachusetts, located in the quickly developing Cambridge Crossing campus. The new Education First EF-III building was constructed to provide students with modern dormitories and recreational space allowing for a fluid environment for business relationships to flourish.

The new 12-Story building, constructed by Skanska, stands at 149’ tall and encompasses a total gross square footage of 282,230. The building includes dormitory living units, amenity and recreational spaces, and two floors of parking garage.

Throughout construction, Code Red Consultants developed a fire protection and life safety systems NFPA 3&4 report. The deliverable highlighted the fire protection systems throughout the building as well as the testing and commissioning requirements. This report set guidelines and expectations for construction team regarding how the systems should operate and be tested. Life safety system commissioning included but was not limited to the building fire alarm system, emergency voice alarm communication systems, wet sprinkler systems, dry sprinkler systems, Ansul systems, security system integration, HVAC system integration, smoke removal systems, and smoke control systems. Though the integrated life safety system commissioning required extensive coordination and no shortage of challenges, the Code Red team witnessed a successful test in time for the certificate of occupancy deadline.

Location

Cambridge, Mass.

Size

300,000 GSF

Completion

2019

Education First Phase III

Hult International Business School provides students with the ability to travel across the world, retain a college education, and develop the ability to conquer the business world. One of their many campuses is right here in Cambridge Massachusetts, located in the quickly developing Cambridge Crossing campus. The new Education First EF-III building was constructed to provide students with modern dormitories and recreational space allowing for a fluid environment for business relationships to flourish.

The new 12-Story building, constructed by Skanska, stands at 149’ tall and encompasses a total gross square footage of 282,230. The building includes dormitory living units, amenity and recreational spaces, and two floors of parking garage.

Throughout construction, Code Red Consultants developed a fire protection and life safety systems NFPA 3&4 report. The deliverable highlighted the fire protection systems throughout the building as well as the testing and commissioning requirements. This report set guidelines and expectations for construction team regarding how the systems should operate and be tested. Life safety system commissioning included but was not limited to the building fire alarm system, emergency voice alarm communication systems, wet sprinkler systems, dry sprinkler systems, Ansul systems, security system integration, HVAC system integration, smoke removal systems, and smoke control systems. Though the integrated life safety system commissioning required extensive coordination and no shortage of challenges, the Code Red team witnessed a successful test in time for the certificate of occupancy deadline.

River House

Construction of the new River House in Providence, RI was recently completed with the ribbon cutting at the South Street site along the Providence River. The new 270-bed residence is part of a larger urban planning effort that includes new street grids, parking, and transportation. Beyond the 270 beds for graduate student housing, the 7-story building also includes numerous small amenity spaces and roof deck.

Code Red Consultants provided code consulting services across all phases of the design directly to the architect of record, SGA, including a comprehensive Code Compliant Report which was approved by the Authorities Having Jurisdiction. Beyond providing architectural plan reviews and code coordination, Code Red Consultants also served by directly interfacing with state and local Building and Fire Officials to address code challenges and provide compliance options throughout the construction process.

Serving in a consulting role, Code Red Consultants was able to provide valuable guidance across both design and construction for a complex residential project, resulting in the successful completion and opening of the new River House.

Location

Providence, Rhode Island

Size

265,000 GSF

Completion

2019

River House

Construction of the new River House in Providence, RI was recently completed with the ribbon cutting at the South Street site along the Providence River. The new 270-bed residence is part of a larger urban planning effort that includes new street grids, parking, and transportation. Beyond the 270 beds for graduate student housing, the 7-story building also includes numerous small amenity spaces and roof deck.

Code Red Consultants provided code consulting services across all phases of the design directly to the architect of record, SGA, including a comprehensive Code Compliant Report which was approved by the Authorities Having Jurisdiction. Beyond providing architectural plan reviews and code coordination, Code Red Consultants also served by directly interfacing with state and local Building and Fire Officials to address code challenges and provide compliance options throughout the construction process.

Serving in a consulting role, Code Red Consultants was able to provide valuable guidance across both design and construction for a complex residential project, resulting in the successful completion and opening of the new River House.

Hyatt Centric Faneuil Hall

The Hyatt Centric Faneuil Hall Boston project consisted of the renovation and addition to an existing office building in Downtown Boston to create a new boutique hotel located at Congress Square. Code Red Consultants provided services directly to building ownership and general contractor, Consigli, including the development of NFPA 241 Construction Fire Safety Programs and the performance of Smoke Control Special Inspections.

Code Red Consultants developed Construction Fire Safety Programs that illustrated compliance with the standard while being cognizant of nearby adjacent buildings that were also under construction or occupied as well as the new Quaker Lane pedestrian area taking shape to the rear of the property. Directly adjacent to the Congress Black Development, the coordination of multiple construction sites was necessary in order to maintain safety for the surrounding buildings. This tight construction site provided multiple challenges throughout construction. The project was successfully completed without incident.

Location

Boston, Mass.

Size

13 stories, approximately 80,000 SF

Cost

Unknown

Completion

2019

Rending Credit | Photography Credit

Sean Fitzgerald

Hyatt Centric Faneuil Hall

The Hyatt Centric Faneuil Hall Boston project consisted of the renovation and addition to an existing office building in Downtown Boston to create a new boutique hotel located at Congress Square. Code Red Consultants provided services directly to building ownership and general contractor, Consigli, including the development of NFPA 241 Construction Fire Safety Programs and the performance of Smoke Control Special Inspections.

Code Red Consultants developed Construction Fire Safety Programs that illustrated compliance with the standard while being cognizant of nearby adjacent buildings that were also under construction or occupied as well as the new Quaker Lane pedestrian area taking shape to the rear of the property. Directly adjacent to the Congress Black Development, the coordination of multiple construction sites was necessary in order to maintain safety for the surrounding buildings. This tight construction site provided multiple challenges throughout construction. The project was successfully completed without incident.

Plymouth State University, Merrill Place Residence Hall and Conference Center

Plymouth State University’s (PSU) newest residence hall, Merrill Place Residence Hall and Conference Center, is a seven-story, 288-bed building that allows PSU to further integrate its academic cluster model into the living-learning experience for students. In addition to being the premier residence hall on campus, Merrill Place also serves as the centerpiece to PSU’s growing conference and events department. With full-service conference facilities and on-site hotel-style housing, Merrill Place will help Plymouth State grow its summer conference business and have a direct, positive impact on regional tourism and economic development.

Code Red Consultants assisted architecture firm Perkins + Will in confirming code compliance for the design of Merrill Place as a student residential structure that doubles as a business center during the non-school months of the year. The code compliant design achieved a balance between student and public access.

Location

Plymouth, New Hampshire

Size

95,000 SF

Cost

$33 million

Completion

2017

Photography Credit

Anton Grassl

Plymouth State University, Merrill Place Residence Hall and Conference Center

Plymouth State University’s (PSU) newest residence hall, Merrill Place Residence Hall and Conference Center, is a seven-story, 288-bed building that allows PSU to further integrate its academic cluster model into the living-learning experience for students. In addition to being the premier residence hall on campus, Merrill Place also serves as the centerpiece to PSU’s growing conference and events department. With full-service conference facilities and on-site hotel-style housing, Merrill Place will help Plymouth State grow its summer conference business and have a direct, positive impact on regional tourism and economic development.

Code Red Consultants assisted architecture firm Perkins + Will in confirming code compliance for the design of Merrill Place as a student residential structure that doubles as a business center during the non-school months of the year. The code compliant design achieved a balance between student and public access.