Experience: Service: Fire Protection & Life Safety System Testing and Commissioning

David Rubenstein Treehouse at Harvard University

The David Rubenstein Treehouse at Harvard University is a conference center and collaboration hub comprising a three‑story building with a mezzanine totaling approximately 60,250 gross square feet. Designed to bring students, faculty, and visitors together, the facility includes meeting and event spaces, a ballroom, catering kitchens, a media studio, retail and bar areas, and an exterior terrace. Its mass timber structure, paired with innovative low‑carbon concrete, supports Harvard’s sustainability goals as part of the Enterprise Research Campus.

Working in collaboration with Studio Gang Architects, Code Red Consultants served as the project’s code consultant, providing expertise in life safety, performance‑based design, and accessibility compliance. Our services included a comprehensive code analysis, ongoing design reviews, life safety and place‑of‑assembly permit plans, and advanced atrium fire modeling to support the design of the atrium smoke control system.

During construction, Code Red Consultants developed and maintained the NFPA 241 Construction Fire Safety Program and conducted monthly site walks to verify compliance and address construction fire safety challenges. We also provided turnover consulting services in coordination with the Boston Fire Department on behalf of the owner, assisting the project team in successfully passing all required tests. In addition, we performed NFPA 4 Integrated Testing and served as the Smoke Control Special Inspector, commissioning the integrated life safety systems and atrium smoke control system. Through close coordination with the project team, we helped resolve complex code and life safety challenges associated with mass timber construction, egress, and vertical openings, supporting the successful delivery of this distinctive facility.

Location

Boston, MA

Size

55,000 sq ft

Completion

2025

Photography Credit

Jason O’Rear Photography

David Rubenstein Treehouse at Harvard University

The David Rubenstein Treehouse at Harvard University is a conference center and collaboration hub comprising a three‑story building with a mezzanine totaling approximately 60,250 gross square feet. Designed to bring students, faculty, and visitors together, the facility includes meeting and event spaces, a ballroom, catering kitchens, a media studio, retail and bar areas, and an exterior terrace. Its mass timber structure, paired with innovative low‑carbon concrete, supports Harvard’s sustainability goals as part of the Enterprise Research Campus.

Working in collaboration with Studio Gang Architects, Code Red Consultants served as the project’s code consultant, providing expertise in life safety, performance‑based design, and accessibility compliance. Our services included a comprehensive code analysis, ongoing design reviews, life safety and place‑of‑assembly permit plans, and advanced atrium fire modeling to support the design of the atrium smoke control system.

During construction, Code Red Consultants developed and maintained the NFPA 241 Construction Fire Safety Program and conducted monthly site walks to verify compliance and address construction fire safety challenges. We also provided turnover consulting services in coordination with the Boston Fire Department on behalf of the owner, assisting the project team in successfully passing all required tests. In addition, we performed NFPA 4 Integrated Testing and served as the Smoke Control Special Inspector, commissioning the integrated life safety systems and atrium smoke control system. Through close coordination with the project team, we helped resolve complex code and life safety challenges associated with mass timber construction, egress, and vertical openings, supporting the successful delivery of this distinctive facility.

UCI Health – Irvine Campus Medical Complex

The University of California, Irvine – Campus Medical Complex (ICMC) is a state-of-the-art healthcare campus designed to advance patient care, clinical innovation, and sustainability. Anchored by a five-story hospital and a four-story ambulatory care center, the complex brings together emergency, inpatient, surgical, imaging, and outpatient services within a highly coordinated environment. Officially opened in December, ICMC is one of the few major hospitals worldwide to operate entirely on electricity, supported by an all-electric central utility plant. Complemented by a multi-level parking structure, the campus embodies UCI Health’s commitment to high-performance, forward-looking healthcare infrastructure that promotes both clinical excellence and long-term environmental responsibility.

In collaboration with CO Architects, Code Red Consultants brought specialized fire engineering expertise to the project, helping navigate complex construction challenges. We carefully reviewed multiple Engineering Judgments (EJs) for rated assemblies and provided conformance letters to address situations where tested joint and through-penetration firestop systems were unavailable. Our work ensured full compliance with HCAI EJ criteria while enabling the project team to achieve their design and construction goals efficiently and effectively.

Location

Irvine, CA

Size

~500,000 sq ft

Completion

2025

UCI Health – Irvine Campus Medical Complex

The University of California, Irvine – Campus Medical Complex (ICMC) is a state-of-the-art healthcare campus designed to advance patient care, clinical innovation, and sustainability. Anchored by a five-story hospital and a four-story ambulatory care center, the complex brings together emergency, inpatient, surgical, imaging, and outpatient services within a highly coordinated environment. Officially opened in December, ICMC is one of the few major hospitals worldwide to operate entirely on electricity, supported by an all-electric central utility plant. Complemented by a multi-level parking structure, the campus embodies UCI Health’s commitment to high-performance, forward-looking healthcare infrastructure that promotes both clinical excellence and long-term environmental responsibility.

In collaboration with CO Architects, Code Red Consultants brought specialized fire engineering expertise to the project, helping navigate complex construction challenges. We carefully reviewed multiple Engineering Judgments (EJs) for rated assemblies and provided conformance letters to address situations where tested joint and through-penetration firestop systems were unavailable. Our work ensured full compliance with HCAI EJ criteria while enabling the project team to achieve their design and construction goals efficiently and effectively.

Maine Medical Center: Malone Family Tower Expansion, Portland, ME

The Malone Family Tower at Maine Medical Center—a state-of-the-art, 300,000-square-foot facility on Congress Street in Portland—marked the final phase of the hospital’s major expansion and modernization initiative. Designed to support cardiac and cardiovascular care, the eight-story tower features 96 private patient rooms, 10 operating rooms, 9 procedure rooms, and 40 pre- and post-procedure beds. Atop the tower sits a 20,000-square-foot sterile processing department that supports all surgical and procedural activities within the facility.

Code Red Consultants provided a comprehensive suite of services, including firestopping and smoke control special inspections, fire door inspections, and field reviews focused on overall life safety compliance. Our team verified the construction of fire- and smoke-rated assemblies, means of egress, and other critical life safety and fire protection systems in accordance with the Maine Uniform Building Code, the Rules of the Maine State Fire Marshal, and NFPA 101: Life Safety Code, as adopted by The Joint Commission and the Centers for Medicare & Medicaid Services (CMS).

In collaboration with Maine Medical Center, Colliers International, Perkins&Will, and Turner Construction, Code Red Consultants worked closely with project stakeholders to ensure alignment with all applicable codes and standards. In addition to inspection services, Code Red Consultants also developed master life safety drawings for Maine Medical Center, which now serve as a foundational tool for accreditation and licensing inspections.

Location

Portland, ME

Size

300,000 SF

Cost

$378 million

Completion

June 2024

Photography Credit

Anton Grassl

Maine Medical Center: Malone Family Tower Expansion, Portland, ME

The Malone Family Tower at Maine Medical Center—a state-of-the-art, 300,000-square-foot facility on Congress Street in Portland—marked the final phase of the hospital’s major expansion and modernization initiative. Designed to support cardiac and cardiovascular care, the eight-story tower features 96 private patient rooms, 10 operating rooms, 9 procedure rooms, and 40 pre- and post-procedure beds. Atop the tower sits a 20,000-square-foot sterile processing department that supports all surgical and procedural activities within the facility.

Code Red Consultants provided a comprehensive suite of services, including firestopping and smoke control special inspections, fire door inspections, and field reviews focused on overall life safety compliance. Our team verified the construction of fire- and smoke-rated assemblies, means of egress, and other critical life safety and fire protection systems in accordance with the Maine Uniform Building Code, the Rules of the Maine State Fire Marshal, and NFPA 101: Life Safety Code, as adopted by The Joint Commission and the Centers for Medicare & Medicaid Services (CMS).

In collaboration with Maine Medical Center, Colliers International, Perkins&Will, and Turner Construction, Code Red Consultants worked closely with project stakeholders to ensure alignment with all applicable codes and standards. In addition to inspection services, Code Red Consultants also developed master life safety drawings for Maine Medical Center, which now serve as a foundational tool for accreditation and licensing inspections.

The Casco Apartments, Portland, ME

Code Red Consultants is thrilled to have contributed to Maine’s tallest building, The Casco, located at 201 Federal Street in Portland, Maine. This multi-use residential high-rise is 18 stories tall, centered in Portland’s historic Old Port District.  It was developed by Redfern Properties, managed by Cordjia Capital Projects Group, designed by Ryan Senatore Architecture, and constructed by Landry French Construction. Code Red Consultants provided Fire and Life Safety Code Consulting and assisted with Smoke Control (stair pressurization) design review and system commissioning as the project approached inspections and turnover with the City of Portland.

Location

Portland, ME

Size

18 stories

Completion

December 2023

The Casco Apartments, Portland, ME

Code Red Consultants is thrilled to have contributed to Maine’s tallest building, The Casco, located at 201 Federal Street in Portland, Maine. This multi-use residential high-rise is 18 stories tall, centered in Portland’s historic Old Port District.  It was developed by Redfern Properties, managed by Cordjia Capital Projects Group, designed by Ryan Senatore Architecture, and constructed by Landry French Construction. Code Red Consultants provided Fire and Life Safety Code Consulting and assisted with Smoke Control (stair pressurization) design review and system commissioning as the project approached inspections and turnover with the City of Portland.

2 Harbor Street, Boston, MA

2 Harbor Street is a new research and life sciences building situated on a 1-acre parcel at the edge of Marine Industrial Park within the coveted and highly sought-after Seaport district in Boston, MA. The core-shell building offers over 400,000 square feet of leasable laboratory space with 250 below-grade parking spaces. Handel Architects was appointed as the architect for the building, while Suffolk Construction Co. Inc. acted as the general contractor on the project. Code Red Consultants was retained directly by Beacon Capital Partners to serve as the Firestopping Special Inspector for the core & shell construction of the building. In this capacity, Code Red Consultants was responsible for conducting design and shop drawing level documentation reviews across multiple disciplines and conducting visual and destructive inspections of firestop systems. Code Red Consultants worked in conjunction with Suffolk Construction to coordinate requirements and across numerous trades to ensure successful inspections with the City of Boston Building and Fire Departments and on-time delivery of the building.

Suffolk Construction additionally retained Code Red Consultants to provide comprehensive NFPA 241 Construction Safety Plan documentation, Construction Fire Safety consulting services throughout the project, and Turnover consulting services as construction neared completion. Our scope included developing a tailored Fire Prevention Program and conducting regular site walks with the general contractor to ensure ongoing compliance with NFPA 241 requirements. Code Red Consultants facilitated a simpler path to overcome permitting challenges with the AHJ, reviewed BFD fire alarm permit documentation, and engaged in responsive negotiations with BFD/ISD as needed. Additionally, at the client’s request, Code Red Consultants conducted multiple life-safety door inspections and provided several other turnover consulting services. These efforts aimed to ensure the readiness of life safety systems and support a seamless transition toward project completion.

Location

Boston, Mass.

Size

9 stories
51,000 SF footprint
418,000 SF total

Completion

May 2024

2 Harbor Street, Boston, MA

2 Harbor Street is a new research and life sciences building situated on a 1-acre parcel at the edge of Marine Industrial Park within the coveted and highly sought-after Seaport district in Boston, MA. The core-shell building offers over 400,000 square feet of leasable laboratory space with 250 below-grade parking spaces. Handel Architects was appointed as the architect for the building, while Suffolk Construction Co. Inc. acted as the general contractor on the project. Code Red Consultants was retained directly by Beacon Capital Partners to serve as the Firestopping Special Inspector for the core & shell construction of the building. In this capacity, Code Red Consultants was responsible for conducting design and shop drawing level documentation reviews across multiple disciplines and conducting visual and destructive inspections of firestop systems. Code Red Consultants worked in conjunction with Suffolk Construction to coordinate requirements and across numerous trades to ensure successful inspections with the City of Boston Building and Fire Departments and on-time delivery of the building.

Suffolk Construction additionally retained Code Red Consultants to provide comprehensive NFPA 241 Construction Safety Plan documentation, Construction Fire Safety consulting services throughout the project, and Turnover consulting services as construction neared completion. Our scope included developing a tailored Fire Prevention Program and conducting regular site walks with the general contractor to ensure ongoing compliance with NFPA 241 requirements. Code Red Consultants facilitated a simpler path to overcome permitting challenges with the AHJ, reviewed BFD fire alarm permit documentation, and engaged in responsive negotiations with BFD/ISD as needed. Additionally, at the client’s request, Code Red Consultants conducted multiple life-safety door inspections and provided several other turnover consulting services. These efforts aimed to ensure the readiness of life safety systems and support a seamless transition toward project completion.

Cambridge Crossing Parcel U (441 Morgan Ave)

441 Morgan Ave (Parcel U) is the latest building to be completed in the Cambridge Crossing Development.  Consisting of 490,000 sq. ft. over ten stories plus three levels of below-grade parking, the project is a core and shell high-rise prepped for lab tenants with two mechanical penthouse levels of state-of-the-art MEP lab infrastructure. Code Red Consultants provided design reviews, developed test procedures, performed integrated fire protection and life safety system testing, and served as the Smoke Control Special Inspector.  Code Red also assisted with acceptance testing and final walkthroughs with Cambridge Inspectional Services and Fire Departments.

Code Red Consultants was proud to contribute to the team consisting of DivcoWest (developer), Consigli Construction (GC), Jacobs (Architect), BR+A (Engineer), and Cornerstone Commissioning (MEP Commissioning Agent).

Location

Cambridge, Mass.

Size

10 stories
490,000 SF

Completion

2023

Cambridge Crossing Parcel U (441 Morgan Ave)

441 Morgan Ave (Parcel U) is the latest building to be completed in the Cambridge Crossing Development.  Consisting of 490,000 sq. ft. over ten stories plus three levels of below-grade parking, the project is a core and shell high-rise prepped for lab tenants with two mechanical penthouse levels of state-of-the-art MEP lab infrastructure. Code Red Consultants provided design reviews, developed test procedures, performed integrated fire protection and life safety system testing, and served as the Smoke Control Special Inspector.  Code Red also assisted with acceptance testing and final walkthroughs with Cambridge Inspectional Services and Fire Departments.

Code Red Consultants was proud to contribute to the team consisting of DivcoWest (developer), Consigli Construction (GC), Jacobs (Architect), BR+A (Engineer), and Cornerstone Commissioning (MEP Commissioning Agent).

R&D Laboratory

Charles Park is a connected 2-building complex, formerly known as 1 Rogers / 1 Charles and now referred to as 140 & 124 First St, which recently converted from office to Life Sciences Lab.  The complex consists of 400,000 sq. ft. across 6 stories, and required the installation of new MEP (Mechanical, Electrical, Plumbing) and life safety systems. Code Red Consultants provided design reviews, developed test procedures, performed integrated testing of fire protection and life safety systems for both Core/Shell and tenant fit-out projects, developed NFPA 241 Construction Safety Plans, and served as the Smoke Control Special Inspector.  We also assisted with acceptance testing and final walkthroughs with Cambridge Inspectional Services and Fire Departments.

The Charles Park complex comprises two adjoining yet independent buildings that house common tenants across a large floorplate. Code Red Consultants assisted in addressing some of the unique challenges presented by this arrangement, including the coordination of life safety systems between the buildings. Particular attention was devoted to ensuring the provision of clear signage and information to responding emergency personnel, allowing for better ease of navigation between the two buildings.

Location

Cambridge, Mass.

Size

400,000 SF
6 stories

Completion

2023

Photography Credit

Alexandria Real Estate

R&D Laboratory

Charles Park is a connected 2-building complex, formerly known as 1 Rogers / 1 Charles and now referred to as 140 & 124 First St, which recently converted from office to Life Sciences Lab.  The complex consists of 400,000 sq. ft. across 6 stories, and required the installation of new MEP (Mechanical, Electrical, Plumbing) and life safety systems. Code Red Consultants provided design reviews, developed test procedures, performed integrated testing of fire protection and life safety systems for both Core/Shell and tenant fit-out projects, developed NFPA 241 Construction Safety Plans, and served as the Smoke Control Special Inspector.  We also assisted with acceptance testing and final walkthroughs with Cambridge Inspectional Services and Fire Departments.

The Charles Park complex comprises two adjoining yet independent buildings that house common tenants across a large floorplate. Code Red Consultants assisted in addressing some of the unique challenges presented by this arrangement, including the coordination of life safety systems between the buildings. Particular attention was devoted to ensuring the provision of clear signage and information to responding emergency personnel, allowing for better ease of navigation between the two buildings.

Innovation & Design Building Lab Repositioning

The historic Innovation and Design Building, located in Boston’s Seaport District, was originally constructed in 1918 and has served in many different capacities over the prior century. Today, the 8-story complex, a joint venture of Jamestown and Related Beal, consists of 1.4 million square feet across what are known as 17, 19, 21, 23, and 25 Drydock, each separated by a building separation.  The west end of the complex (the historic 17 and 19 Drydock) was combined to a single building and now comprises the Boston Design Center. As part of a recent project, a portion of the building underwent a lab repositioning, which included new base building infrastructure, first-floor chemical storage rooms, core and shell renovations on Floors 4 through 7, and new shaft construction.  Partially overlapping with the base building repositioning, eight tenant fit outs occurred on Floors 5 through 8 for new lab users. The design showrooms comprising the Boston Design Center were concentrated to the building’s first three floors.

On the design side, Code Red Consultants (CRC) worked with the base building architect, SGA, and with the fitout architects of many of the projects as the code consultant.  Key design features included the new building control area strategy planning and coordination for multi-tenant floors.

On the construction side, CRC worked with the base budling contractor, Wise, as well as the fitout contractors, Sterling, Columbia, and Lee Kennedy, to prepare the NFPA 241, Construction Fire Safety Plans, and provide periodic site walks in conjunction with the general contractors.

CRC served as the ongoing smoke control special inspector for the stair pressurization systems in the building, working to ensure the continued proper operation of the systems, including keeping them up and running during construction, and also by demonstrating passing test results prior to life safety testing.

Most critically, given the partially occupied nature of the building, the team was responsible for coordination across multiple trades and projects to ensure that a code compliant state of life safety systems was maintained throughout construction, culminating in successful testing with the City of Boston Building and Fire Departments at the time of Base Building turnover, which occurred while multiple fitout projects remained ongoing. Through coordination and planning, the building-wide approach captured the necessary condition of the fitout spaces during the fitout construction, while also appreciating the necessary level of protection afforded at the building-wide level and was fully documented in the building-wide Project Turnover Plan.

Location

Boston, Mass.

Size

250,000 SF

Completion

2022

Innovation & Design Building Lab Repositioning

The historic Innovation and Design Building, located in Boston’s Seaport District, was originally constructed in 1918 and has served in many different capacities over the prior century. Today, the 8-story complex, a joint venture of Jamestown and Related Beal, consists of 1.4 million square feet across what are known as 17, 19, 21, 23, and 25 Drydock, each separated by a building separation.  The west end of the complex (the historic 17 and 19 Drydock) was combined to a single building and now comprises the Boston Design Center. As part of a recent project, a portion of the building underwent a lab repositioning, which included new base building infrastructure, first-floor chemical storage rooms, core and shell renovations on Floors 4 through 7, and new shaft construction.  Partially overlapping with the base building repositioning, eight tenant fit outs occurred on Floors 5 through 8 for new lab users. The design showrooms comprising the Boston Design Center were concentrated to the building’s first three floors.

On the design side, Code Red Consultants (CRC) worked with the base building architect, SGA, and with the fitout architects of many of the projects as the code consultant.  Key design features included the new building control area strategy planning and coordination for multi-tenant floors.

On the construction side, CRC worked with the base budling contractor, Wise, as well as the fitout contractors, Sterling, Columbia, and Lee Kennedy, to prepare the NFPA 241, Construction Fire Safety Plans, and provide periodic site walks in conjunction with the general contractors.

CRC served as the ongoing smoke control special inspector for the stair pressurization systems in the building, working to ensure the continued proper operation of the systems, including keeping them up and running during construction, and also by demonstrating passing test results prior to life safety testing.

Most critically, given the partially occupied nature of the building, the team was responsible for coordination across multiple trades and projects to ensure that a code compliant state of life safety systems was maintained throughout construction, culminating in successful testing with the City of Boston Building and Fire Departments at the time of Base Building turnover, which occurred while multiple fitout projects remained ongoing. Through coordination and planning, the building-wide approach captured the necessary condition of the fitout spaces during the fitout construction, while also appreciating the necessary level of protection afforded at the building-wide level and was fully documented in the building-wide Project Turnover Plan.

Dartmouth Hitchcock Medical Center – New High-Rise Bed Tower

Code Red Consultants was proud to continue our involvement in the healthcare industry by providing testing and inspection services on the new Dartmouth Hitchcock Medical Center Patient Pavilion in Lebanon, NH.  The project consisted of a new, ground-up 240,000 square foot high-rise bed tower, connected to the existing hospital campus.

Serving as the Smoke Control Special Inspector, Code Red Consultants provided design and construction reviews as well as commissioning of both stair pressurization and elevator pressurization systems.  We also performed integrated testing on the fire alarm system to verify accurate and reliable reporting to the redundant alarm monitoring systems in place.

Fire protection and life safety systems are critically important in hospital environments, and we are pleased to be able to contribute to a great team which included Consigli Construction, Cornerstone Commissioning, HDR Architects and TCI Engineers.

Location

Lebanon, NH

Size

6 stories
240,000 SF

Completion

2023

Photography Credit

Dan Schwalm

Dartmouth Hitchcock Medical Center – New High-Rise Bed Tower

Code Red Consultants was proud to continue our involvement in the healthcare industry by providing testing and inspection services on the new Dartmouth Hitchcock Medical Center Patient Pavilion in Lebanon, NH.  The project consisted of a new, ground-up 240,000 square foot high-rise bed tower, connected to the existing hospital campus.

Serving as the Smoke Control Special Inspector, Code Red Consultants provided design and construction reviews as well as commissioning of both stair pressurization and elevator pressurization systems.  We also performed integrated testing on the fire alarm system to verify accurate and reliable reporting to the redundant alarm monitoring systems in place.

Fire protection and life safety systems are critically important in hospital environments, and we are pleased to be able to contribute to a great team which included Consigli Construction, Cornerstone Commissioning, HDR Architects and TCI Engineers.

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.