Code Red Consultants
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Experience: Market: Residential

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.

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.

Proto Apartments

Boston Properties has been invested in Kendall Square for more than 30 years, and was inspired by the growing energy of the neighborhood to build apartments that offer the right blend of convenience, amenities, culture, and value for residents. Proto, a new Kendall Square apartment building located at 88 Ames Street, is a great example of this connected lifestyle, offering luxury apartments with city views, cool apartment building amenities, proximity to public transportation, and all the best the neighborhood has to offer.

The 22-story, mixed-use tower located in the heart of Kendall Square features 280 apartment residences and 16,000 SF of retail. Resident amenities at Proto include 24-hour concierge service, an outdoor terrace, an indoor fireside lounge, an in-house coffee lounge, collaborative work spaces, a fitness room, and a communal kitchen and dining room. Thirty-six residences at Proto will be designated affordable.

Code Red Consultants served as the smoke control special inspector and fire commissioning agent for the project, responsible for inspecting and testing the building’s smoke control systems as well as performing integrated testing of the building’s fire protection and life safety systems. Due to the project’s tight construction schedule, the firm’s early design reviews played an important role in ensuring the success of the project. Working in conjunction with both the design and construction teams, Code Red Consultants was able to identify ambiguity in the design documents and worked to clarify each trade’s required scope relative to their integration with one another. This level of involvement mitigated the potential for last minute change orders that could have caused a delay to the project’s opening.

FXCollaborative was the architect, and John Moriarty & Associates was the general contractor for the project.

Location

Cambridge, Mass.

Size

22 stories

Cost

$140 million

Completion

2018

Photography Credit

Boston Properties

Proto Apartments

Boston Properties has been invested in Kendall Square for more than 30 years, and was inspired by the growing energy of the neighborhood to build apartments that offer the right blend of convenience, amenities, culture, and value for residents. Proto, a new Kendall Square apartment building located at 88 Ames Street, is a great example of this connected lifestyle, offering luxury apartments with city views, cool apartment building amenities, proximity to public transportation, and all the best the neighborhood has to offer.

The 22-story, mixed-use tower located in the heart of Kendall Square features 280 apartment residences and 16,000 SF of retail. Resident amenities at Proto include 24-hour concierge service, an outdoor terrace, an indoor fireside lounge, an in-house coffee lounge, collaborative work spaces, a fitness room, and a communal kitchen and dining room. Thirty-six residences at Proto will be designated affordable.

Code Red Consultants served as the smoke control special inspector and fire commissioning agent for the project, responsible for inspecting and testing the building’s smoke control systems as well as performing integrated testing of the building’s fire protection and life safety systems. Due to the project’s tight construction schedule, the firm’s early design reviews played an important role in ensuring the success of the project. Working in conjunction with both the design and construction teams, Code Red Consultants was able to identify ambiguity in the design documents and worked to clarify each trade’s required scope relative to their integration with one another. This level of involvement mitigated the potential for last minute change orders that could have caused a delay to the project’s opening.

FXCollaborative was the architect, and John Moriarty & Associates was the general contractor for the project.

UMass Boston Residence Halls

The University of Massachusetts (UMass) Boston opened its first-ever residence halls at the start of the 2018 academic year. The 1,077-bed student housing complex consists of two buildings, ranging from nine to twelve stories, offering a mixture of styles ranging from single-occupancy apartments to four-person units. It includes living-learning amenities open to the entire UMass Boston community, such as seminar rooms, study lounges, and a 500-seat dining commons. Code Red Consultants served as code consultant for the project, preparing a comprehensive code compliance approach report as well as construction fire safety and NFPA 241 programs.

Marking an important milestone for the university, the project aimed to provide an inclusive residential student environment. As such, Code Red Consultants sought and received approval for a plumbing code variance to provide gender neutral showers and bathrooms that are open to the corridors on each residential level for use by all occupants.

The UMass Boston residence halls were designed by Elkus Manfredi Architects and built by Shawmut Design and Construction. The complex was built through a public-private partnership, a model that is the first of its kind for the UMass system. The UMass Building Authority contracted with Capstone Development Partners to lease a portion of the UMass Boston campus to construct the residence halls. Provident Commonwealth Education Resources, Inc., a nonprofit management entity, owns and operates the facility, and UMass Boston oversees student life.

Location

Boston, Mass.

Size

260,000 SF

Cost

$120 million

Completion

2018

Photography Credit

Code Red Consultants

UMass Boston Residence Halls

The University of Massachusetts (UMass) Boston opened its first-ever residence halls at the start of the 2018 academic year. The 1,077-bed student housing complex consists of two buildings, ranging from nine to twelve stories, offering a mixture of styles ranging from single-occupancy apartments to four-person units. It includes living-learning amenities open to the entire UMass Boston community, such as seminar rooms, study lounges, and a 500-seat dining commons. Code Red Consultants served as code consultant for the project, preparing a comprehensive code compliance approach report as well as construction fire safety and NFPA 241 programs.

Marking an important milestone for the university, the project aimed to provide an inclusive residential student environment. As such, Code Red Consultants sought and received approval for a plumbing code variance to provide gender neutral showers and bathrooms that are open to the corridors on each residential level for use by all occupants.

The UMass Boston residence halls were designed by Elkus Manfredi Architects and built by Shawmut Design and Construction. The complex was built through a public-private partnership, a model that is the first of its kind for the UMass system. The UMass Building Authority contracted with Capstone Development Partners to lease a portion of the UMass Boston campus to construct the residence halls. Provident Commonwealth Education Resources, Inc., a nonprofit management entity, owns and operates the facility, and UMass Boston oversees student life.

Hub on Causeway Tower – Mixed-use Development

Code Red Consultants worked closely with Boston Properties (BXP) and John Moriarty Associates (JMA) on the new 100 Causeway office tower which is the last major phase of The Hub on Causeway development project in Boston, Massachusetts. The 100 Causeway office tower consisted of 24 newly constructed stories above the recently completed East Podium. The base building received temporary certificate of occupancy in Spring 2021 with ongoing fit-out by anchor tenant Verizon Communications Inc.

Code Red Consultants collaborated with both BXP and JMA to develop and implement a complex NFPA 241 Construction Fire Safety Plan for the project. In addition, Code Red assisted in the development of a phased occupancy plan for the building which helped to allow the building to open on time with ongoing fit-out construction while maintaining the necessary levels of fire protection and life safety for the building.

Code Red Consultants was also responsible for performing Smoke Control Special Inspections of the building’s three pressurized stairways. During inspection, the smoke control special inspector (SCSI) verified that the smoke control equipment and system complied with the requirements contained within the applicable codes. The systems were accepted by the Boston Fire Department on the first acceptance test, helping JMA and BXP complete the project. In this spirit, the firm commissioned the building’s smoke control systems and achieved the Boston Fire Department approval on the first acceptance test visit.

Lastly, Code Red Consultants performed firestopping special inspection services for the project, helping to ensure the passive fire protection systems were appropriately selected and installed.

Location

Boston, Mass.

Size

1.8 million SF

Cost

$950 million

Completion

Ongoing

Rending Credit

Gensler

Hub on Causeway Tower – Mixed-use Development

Code Red Consultants worked closely with Boston Properties (BXP) and John Moriarty Associates (JMA) on the new 100 Causeway office tower which is the last major phase of The Hub on Causeway development project in Boston, Massachusetts. The 100 Causeway office tower consisted of 24 newly constructed stories above the recently completed East Podium. The base building received temporary certificate of occupancy in Spring 2021 with ongoing fit-out by anchor tenant Verizon Communications Inc.

Code Red Consultants collaborated with both BXP and JMA to develop and implement a complex NFPA 241 Construction Fire Safety Plan for the project. In addition, Code Red assisted in the development of a phased occupancy plan for the building which helped to allow the building to open on time with ongoing fit-out construction while maintaining the necessary levels of fire protection and life safety for the building.

Code Red Consultants was also responsible for performing Smoke Control Special Inspections of the building’s three pressurized stairways. During inspection, the smoke control special inspector (SCSI) verified that the smoke control equipment and system complied with the requirements contained within the applicable codes. The systems were accepted by the Boston Fire Department on the first acceptance test, helping JMA and BXP complete the project. In this spirit, the firm commissioned the building’s smoke control systems and achieved the Boston Fire Department approval on the first acceptance test visit.

Lastly, Code Red Consultants performed firestopping special inspection services for the project, helping to ensure the passive fire protection systems were appropriately selected and installed.

The Beverly

The Beverly is a new 484,000 SF workforce and affordable housing development at 101 Beverly Street in Boston’s North Station neighborhood. The mixed-use building offers 239 income-targeted apartments with top amenities, a hotel, and ground floor retail in a premier transit-oriented location. The 14-story tower was designed by CBT Architects and built by Consigli Construction.

Code Red Consultants worked with owner/developer Related Beal, Consigli, and the City of Boston to create a comprehensive Construction Fire Safety (NFPA 241) Plan for this project. The NFPA 241 Plan was developed to address fire safety concerns for the occupants of the building (including construction workers and residents), pedestrians and adjacent buildings, and emergency first responders from the initial excavation phase all the way through to occupancy.

In addition, Related Beal wished to occupy the building before construction was complete. Code Red Consultants collaborated with Consigli and the City to identify compliance with the applicable codes and standards and illustrate the manner in which compliance would be achieved during the time active construction was ongoing while the building became partially occupied. Code Red Consultant’s efforts allowed Related Beal to occupy The Beverly and begin generating revenue prior to the completion of the building.

Location

Boston, Mass.

Size

484,000 SF

Cost

$230 million

Completion

2018

Photography Credit

Code Red Consultants

The Beverly

The Beverly is a new 484,000 SF workforce and affordable housing development at 101 Beverly Street in Boston’s North Station neighborhood. The mixed-use building offers 239 income-targeted apartments with top amenities, a hotel, and ground floor retail in a premier transit-oriented location. The 14-story tower was designed by CBT Architects and built by Consigli Construction.

Code Red Consultants worked with owner/developer Related Beal, Consigli, and the City of Boston to create a comprehensive Construction Fire Safety (NFPA 241) Plan for this project. The NFPA 241 Plan was developed to address fire safety concerns for the occupants of the building (including construction workers and residents), pedestrians and adjacent buildings, and emergency first responders from the initial excavation phase all the way through to occupancy.

In addition, Related Beal wished to occupy the building before construction was complete. Code Red Consultants collaborated with Consigli and the City to identify compliance with the applicable codes and standards and illustrate the manner in which compliance would be achieved during the time active construction was ongoing while the building became partially occupied. Code Red Consultant’s efforts allowed Related Beal to occupy The Beverly and begin generating revenue prior to the completion of the building.

Stockton University, Atlantic City Residential Complex

In 2018, Stockton University opened the new Atlantic City Residential Complex, a student housing facility and academic center just 14 miles away from its main campus in Galloway Township, New Jersey. The state-of-the-art residential complex offers students a unique experience of ocean views and access to O’Donnell Memorial Park in the historic Chelsea neighborhood. The five-story building can house more than 530 students in a variety of affordable campus apartments, and also features retail space, staff apartments, a fitness center and amenity spaces.

Working with Elkus Manfredi Architects, Code Red Consultants provided code consulting services during the design phase. The firm’s consultants attended on-site design review meetings with state building inspectors to assist the project team with obtaining a building permit for the project.

Location

Atlantic City, NJ

Size

220,000 SF

Cost

N/A

Completion

2018

Rendering Credit

Elkus Manfredi Architects

Stockton University, Atlantic City Residential Complex

In 2018, Stockton University opened the new Atlantic City Residential Complex, a student housing facility and academic center just 14 miles away from its main campus in Galloway Township, New Jersey. The state-of-the-art residential complex offers students a unique experience of ocean views and access to O’Donnell Memorial Park in the historic Chelsea neighborhood. The five-story building can house more than 530 students in a variety of affordable campus apartments, and also features retail space, staff apartments, a fitness center and amenity spaces.

Working with Elkus Manfredi Architects, Code Red Consultants provided code consulting services during the design phase. The firm’s consultants attended on-site design review meetings with state building inspectors to assist the project team with obtaining a building permit for the project.

St. Helena’s House

Maloney Properties engaged Code Red Consultants to design a retrofit fire alarm system as well as a retrofit sprinkler system in a residential building located at 89 Union Park Street in Boston. The six-story building contains mostly apartments with some offices and assembly areas, and needed to remain occupied throughout the retrofit. Further, the existing fire alarm and fire sprinkler systems needed to remain in a working manner while the new fire alarm and sprinkler systems were retrofit in parallel.

During the fire sprinkler system installation, it was determined that the existing building contained numerous concealed combustible spaces above the ceilings. Code Red Consultants devised various sprinkler system approaches from NFPA 13 Section 8.15 to apply to these spaces, including sprinklering them, removing the concealed combustible spaces, and reducing the size and location of these spaces to eliminate the need for sprinkler protection.

Code Red Consultants utilized the code requirements in NFPA 13 to propose a novel solution to the concealed combustible spaces. The client will realize large cost savings over time by Code Red Consultants’ code approach relative to the removal of specific fire protection systems that were once part of the existing fire alarm system.

Location

Boston, Mass.

Size

74,700 SF

Cost

$590,000

Completion

2018

Photography Credit

Code Red Consultants

St. Helena’s House

Maloney Properties engaged Code Red Consultants to design a retrofit fire alarm system as well as a retrofit sprinkler system in a residential building located at 89 Union Park Street in Boston. The six-story building contains mostly apartments with some offices and assembly areas, and needed to remain occupied throughout the retrofit. Further, the existing fire alarm and fire sprinkler systems needed to remain in a working manner while the new fire alarm and sprinkler systems were retrofit in parallel.

During the fire sprinkler system installation, it was determined that the existing building contained numerous concealed combustible spaces above the ceilings. Code Red Consultants devised various sprinkler system approaches from NFPA 13 Section 8.15 to apply to these spaces, including sprinklering them, removing the concealed combustible spaces, and reducing the size and location of these spaces to eliminate the need for sprinkler protection.

Code Red Consultants utilized the code requirements in NFPA 13 to propose a novel solution to the concealed combustible spaces. The client will realize large cost savings over time by Code Red Consultants’ code approach relative to the removal of specific fire protection systems that were once part of the existing fire alarm system.

South Bay Expansion

Code Red Consultants worked closely with joint developers EDENS and Pritzker Group, architecture firm Stantec, and general contractor Lee Kennedy Company on this massive 11-acre development and expansion of the existing South Bay Shopping Center in Dorchester. The 700,000 SF mixed-use development added five new buildings and approximately 475 residential units, 120,000 SF of retail space, a 60,000 SF cinema, and a 130-room hotel. A total of five new buildings were built.

The first three buildings achieved early occupancy in November 2017, a significant achievement considering they were erected in the midst of a heightened awareness of construction fire safety in the Commonwealth of Massachusetts. To that end, Code Red Consultants worked in parallel with Lee Kennedy to develop and implement a pre-incident fire plan and construction safety policies that allowed for a phased occupancy and permitted retailers the all-important opportunity to open their doors on Black Friday, and even construction continued on upper levels. This was achieved via continuous negotiations with City of Boston officials, where there was an upfront contract that the fire/life safety systems afforded to building occupants would not be compromised.

Code Red Consultants served as a trusted advisor to EDENS on South Bay, the real estate firm’s first major development project in Boston.

Location

Boston, Mass.

Size

700,000 SF

Cost

$200 million

Completion

2018

Rending Credit

EDENS

South Bay Expansion

Code Red Consultants worked closely with joint developers EDENS and Pritzker Group, architecture firm Stantec, and general contractor Lee Kennedy Company on this massive 11-acre development and expansion of the existing South Bay Shopping Center in Dorchester. The 700,000 SF mixed-use development added five new buildings and approximately 475 residential units, 120,000 SF of retail space, a 60,000 SF cinema, and a 130-room hotel. A total of five new buildings were built.

The first three buildings achieved early occupancy in November 2017, a significant achievement considering they were erected in the midst of a heightened awareness of construction fire safety in the Commonwealth of Massachusetts. To that end, Code Red Consultants worked in parallel with Lee Kennedy to develop and implement a pre-incident fire plan and construction safety policies that allowed for a phased occupancy and permitted retailers the all-important opportunity to open their doors on Black Friday, and even construction continued on upper levels. This was achieved via continuous negotiations with City of Boston officials, where there was an upfront contract that the fire/life safety systems afforded to building occupants would not be compromised.

Code Red Consultants served as a trusted advisor to EDENS on South Bay, the real estate firm’s first major development project in Boston.

Serenity Apartments

Code Red Consultants provided consulting services for the new Serenity Apartments, a mixed-use building located at 101 South Huntington Avenue in Boston’s Mission Hill neighborhood. Designed by Prellwitz Chilinski Associates, Inc. and developed by Longwood Group, the 195-unit apartment complex offers scenic views of Olmsted Park and provides 2,100 SF of retail space along South Huntington Avenue.

Code Red Consultants collaborated with Suffolk Construction to develop and implement a pre-incident fire plan for the project. Additionally, the firm worked closely with Longwood Group to prepare the Boston Fire Department (BFD) Place of Assembly permit application for the amenity areas of the building. Code Red Consultants also commissioned the building smoke control systems and achieved BFD approval on the first acceptance test, helping Longwood and Suffolk complete and open the project on time.

Location

Boston, Mass.

Size

244,700 SF

Cost

N/A

Completion

2017

Photography Credit

Longwood Group

Serenity Apartments

Code Red Consultants provided consulting services for the new Serenity Apartments, a mixed-use building located at 101 South Huntington Avenue in Boston’s Mission Hill neighborhood. Designed by Prellwitz Chilinski Associates, Inc. and developed by Longwood Group, the 195-unit apartment complex offers scenic views of Olmsted Park and provides 2,100 SF of retail space along South Huntington Avenue.

Code Red Consultants collaborated with Suffolk Construction to develop and implement a pre-incident fire plan for the project. Additionally, the firm worked closely with Longwood Group to prepare the Boston Fire Department (BFD) Place of Assembly permit application for the amenity areas of the building. Code Red Consultants also commissioned the building smoke control systems and achieved BFD approval on the first acceptance test, helping Longwood and Suffolk complete and open the project on time.