Code Red Consultants
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Experience: Service: NFPA 241 & Impairment Consulting

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.

180 CityPoint – 180 Third Avenue, Waltham, MA

The new BXP Life Sciences building located at 180 CityPoint Third Avenue in Waltham, MA, was turned over in a core and shell condition in late 2023 upon completion of construction by the General Contractor, Consigli. The building will provide over 330,000 rentable square feet across 6 levels of tenant space in addition to 5 Levels of parking built into the sloping grade of the site. Code Red Consultants worked alongside Consigli to develop and implement a complex and ever-changing NFPA 241 Fire Prevention Program starting at the infancy of the project from existing building demolition through occupancy and tenant fit-out to allow for safe operations to be conducted and provide key information at milestones to the Authorities Having Jurisdiction. As the project neared completion Code Red Consultants worked alongside the Consigli team on behalf of BXP as the project Smoke Control Special Inspector to ensure the buildings stair and elevator pressurization systems were installed and commissioned in accordance with the requirements of the City of Waltham. Code Red Consultants also consulted with BXP on the installation of firestop systems in accordance with the appropriate UL Listings.

Additionally, Code Red Consultants served as the fire protection and life safety code consultant for the fit-out Architect, Jacobs Engineering, on the 5th and 6th Floors for the new tenants, Dragonfly and Skyhawk Therapeutics. Key design features included implementing new egress strategies, construction of new high-hazard chemical storage rooms, maximization of the planned base building control area strategy, and coordination for multi-tenant floors.

Location

Waltham, Mass.

Size

300,000 RSF
6 levels of tenant space
5 levels of parking

180 CityPoint – 180 Third Avenue, Waltham, MA

The new BXP Life Sciences building located at 180 CityPoint Third Avenue in Waltham, MA, was turned over in a core and shell condition in late 2023 upon completion of construction by the General Contractor, Consigli. The building will provide over 330,000 rentable square feet across 6 levels of tenant space in addition to 5 Levels of parking built into the sloping grade of the site. Code Red Consultants worked alongside Consigli to develop and implement a complex and ever-changing NFPA 241 Fire Prevention Program starting at the infancy of the project from existing building demolition through occupancy and tenant fit-out to allow for safe operations to be conducted and provide key information at milestones to the Authorities Having Jurisdiction. As the project neared completion Code Red Consultants worked alongside the Consigli team on behalf of BXP as the project Smoke Control Special Inspector to ensure the buildings stair and elevator pressurization systems were installed and commissioned in accordance with the requirements of the City of Waltham. Code Red Consultants also consulted with BXP on the installation of firestop systems in accordance with the appropriate UL Listings.

Additionally, Code Red Consultants served as the fire protection and life safety code consultant for the fit-out Architect, Jacobs Engineering, on the 5th and 6th Floors for the new tenants, Dragonfly and Skyhawk Therapeutics. Key design features included implementing new egress strategies, construction of new high-hazard chemical storage rooms, maximization of the planned base building control area strategy, and coordination for multi-tenant floors.

66 Galen Street, Watertown, MA

66 Galen Street is a new research and life sciences building, conveniently situated within the Watertown Yards area of Watertown, MA. The core-shell building offers 200,000 square feet of leasable laboratory space with 270 below-grade parking spaces. Elkus-Manfredi was the architect for the building, and John Moriarty & Associates served as the General Contractor on the project.

Code Red Consultants was retained directly by the Davis Companies to serve as both the Firestopping Special Inspector and the Smoke Control Special Inspector for the core and 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, development of Test Plans for building smoke control systems, conducted field inspections of smoke control system equipment during construction, and verified performance of the smoke control systems at the completion of construction. As the Firestopping Special Inspector, Code Red Consultants conducted visual and destructive inspections of firestop systems. Code Red Consultants worked in conjunction with John Moriarty & Associates to coordinate requirements and testing across multiple trades to ensure successful testing with the City of Watertown Building and Fire Departments and on-time delivery of the building.

Code Red Consultants was additionally retained by John Moriarty & Associates to provide NFPA 241 Construction Safety Plan documentation and Construction Fire Safety consulting services throughout construction.  In this capacity, Code Red Consultants developed a Fire Prevention Program for the project and conducted periodic site walks with the general contractor to ensure continued compliance with the requirements of NFPA 241.

The 66 Galen building finished core and shell construction in November 2023. Code Red Consultants has been retained by the Davis Companies to continue as the Firestopping Special Inspector for the ongoing tenant fitout projects within the building.

Location

Watertown, Mass.

Size

7-stories
47,000 SF footprint
320,000 SF total

Completion

2023

66 Galen Street, Watertown, MA

66 Galen Street is a new research and life sciences building, conveniently situated within the Watertown Yards area of Watertown, MA. The core-shell building offers 200,000 square feet of leasable laboratory space with 270 below-grade parking spaces. Elkus-Manfredi was the architect for the building, and John Moriarty & Associates served as the General Contractor on the project.

Code Red Consultants was retained directly by the Davis Companies to serve as both the Firestopping Special Inspector and the Smoke Control Special Inspector for the core and 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, development of Test Plans for building smoke control systems, conducted field inspections of smoke control system equipment during construction, and verified performance of the smoke control systems at the completion of construction. As the Firestopping Special Inspector, Code Red Consultants conducted visual and destructive inspections of firestop systems. Code Red Consultants worked in conjunction with John Moriarty & Associates to coordinate requirements and testing across multiple trades to ensure successful testing with the City of Watertown Building and Fire Departments and on-time delivery of the building.

Code Red Consultants was additionally retained by John Moriarty & Associates to provide NFPA 241 Construction Safety Plan documentation and Construction Fire Safety consulting services throughout construction.  In this capacity, Code Red Consultants developed a Fire Prevention Program for the project and conducted periodic site walks with the general contractor to ensure continued compliance with the requirements of NFPA 241.

The 66 Galen building finished core and shell construction in November 2023. Code Red Consultants has been retained by the Davis Companies to continue as the Firestopping Special Inspector for the ongoing tenant fitout projects within the building.

12 Farnsworth Street, Boston

12 Farnsworth Street is a 6-story, brick-and-beam Class-A life science research facility located in Boston’s burgeoning Seaport District. As part of a recent conversion project led by Phase 3 Real Estate Partners, the office building underwent extensive upgrades, including new MEP system infrastructure, a new service elevator and life safety generator, and a refreshed lobby and amenity program. Included in Phase 3’s GENESIS spec program, the newly renovated building provides customizable, move-in-ready laboratory spaces that allow prospective tenants to bring their science online and grow over time quickly. Single-floor tenant spaces offer approximately 14,000 RSF, with about 73,000 RSF available across the building.

Code Red Consultants served as the project’s fire protection and life safety code consultant, working alongside architect Perkins & Will, and continued to support Phase 3 Real Estate during construction by collaborating with the General Contractor Suffolk Construction to develop and implement practical and achievable NFPA 241 fire Prevention Programs and life safety system impairment plans. Code Red also supported Phase 3 by performing Third Party Firestop Special Inspections and participating in the building turnover process through inspections and testing with the Authorities Having Jurisdiction. The repositioning of the 12 Farnsworth Street building was further complicated by needing to maintain continuous occupancy of a street-level café tenant, in which through proper impairment planning and coordination with Suffolk Construction, their subcontractors, retail tenant operators, and the AHJ, renovation work was able to be conducted all while base building infrastructure remained available without disruption to the café tenant’s business operations.

Location

Boston, Mass.

Size

75,000 SF

Completion

2023

Rending & Photography Credit

Phase 3 Real Estate

12 Farnsworth Street, Boston

12 Farnsworth Street is a 6-story, brick-and-beam Class-A life science research facility located in Boston’s burgeoning Seaport District. As part of a recent conversion project led by Phase 3 Real Estate Partners, the office building underwent extensive upgrades, including new MEP system infrastructure, a new service elevator and life safety generator, and a refreshed lobby and amenity program. Included in Phase 3’s GENESIS spec program, the newly renovated building provides customizable, move-in-ready laboratory spaces that allow prospective tenants to bring their science online and grow over time quickly. Single-floor tenant spaces offer approximately 14,000 RSF, with about 73,000 RSF available across the building.

Code Red Consultants served as the project’s fire protection and life safety code consultant, working alongside architect Perkins & Will, and continued to support Phase 3 Real Estate during construction by collaborating with the General Contractor Suffolk Construction to develop and implement practical and achievable NFPA 241 fire Prevention Programs and life safety system impairment plans. Code Red also supported Phase 3 by performing Third Party Firestop Special Inspections and participating in the building turnover process through inspections and testing with the Authorities Having Jurisdiction. The repositioning of the 12 Farnsworth Street building was further complicated by needing to maintain continuous occupancy of a street-level café tenant, in which through proper impairment planning and coordination with Suffolk Construction, their subcontractors, retail tenant operators, and the AHJ, renovation work was able to be conducted all while base building infrastructure remained available without disruption to the café tenant’s business operations.

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.

Veteran’s Home – Community Living Center, Chelsea, MA

Code Red Consultants teamed with DCAMM, Payette, and Consigli Construction on the construction of the Community Living Center at the Veteran’s Home in Chelsea, MA. This new high-rise living facility was designed to offer Veterans a highly efficient and sustainable residential living environment for Veterans, complete with single occupancy rooms and shared common and dining areas.

In close partnership with Consigli Construction, Code Red developed a comprehensive Fire Prevention Program to ensure the project was completed on time while mitigating the risk of fire and working adjacent to the operational Quigley Building. Additionally, Code Red performed Firestopping Special Inspection Services on behalf of the DCAMM, via Payette. This inspection evaluates the fire rated joint assemblies and penetrations of passive fire rated barriers to ensure the new Veteran residents, faculty, family and visitors are provided with a fire safe environment.

Location

Chelsea, Mass.

Size

247,000 SF

Completion

2023

Veteran’s Home – Community Living Center, Chelsea, MA

Code Red Consultants teamed with DCAMM, Payette, and Consigli Construction on the construction of the Community Living Center at the Veteran’s Home in Chelsea, MA. This new high-rise living facility was designed to offer Veterans a highly efficient and sustainable residential living environment for Veterans, complete with single occupancy rooms and shared common and dining areas.

In close partnership with Consigli Construction, Code Red developed a comprehensive Fire Prevention Program to ensure the project was completed on time while mitigating the risk of fire and working adjacent to the operational Quigley Building. Additionally, Code Red performed Firestopping Special Inspection Services on behalf of the DCAMM, via Payette. This inspection evaluates the fire rated joint assemblies and penetrations of passive fire rated barriers to ensure the new Veteran residents, faculty, family and visitors are provided with a fire safe environment.

Boston College Conte Forum – North Entrance Renovation

Code Red Consultants teamed with Boston College and Suffolk Construction on the North Entrance renovation to the Conte Forum, home of the Men’s and Women’s Basketball and Hockey teams. The project included renovations to the Student Entrance, Power Gymnasium, Athletics Weight Rooms and Band rehearsal spaces. Code Red Consultants assisted Suffolk in the development of a comprehensive Fire Prevention Program to mitigate the risk fire during the renovations.  This was no small accomplishment given the fact that the Forum needed to remain occupied for Basketball and Hockey events, Commencement activities, and other large assembly events supporting the College. The project team sought approvals through the City of Boston Fire Department for phased turnover of the spaces, allowing the Power gym to be occupied in time for Basketball season.

Location

Boston, Mass.

Completion

2023

Boston College Conte Forum – North Entrance Renovation

Code Red Consultants teamed with Boston College and Suffolk Construction on the North Entrance renovation to the Conte Forum, home of the Men’s and Women’s Basketball and Hockey teams. The project included renovations to the Student Entrance, Power Gymnasium, Athletics Weight Rooms and Band rehearsal spaces. Code Red Consultants assisted Suffolk in the development of a comprehensive Fire Prevention Program to mitigate the risk fire during the renovations.  This was no small accomplishment given the fact that the Forum needed to remain occupied for Basketball and Hockey events, Commencement activities, and other large assembly events supporting the College. The project team sought approvals through the City of Boston Fire Department for phased turnover of the spaces, allowing the Power gym to be occupied in time for Basketball season.

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.

21 Hickory Drive – Waltham, MA

21 Hickory Drive is a 6-story, high-rise Class-A life science research facility located in the heart of Waltham. The original office building has recently undergone an extensive conversion project led by Phase 3 Real Estate Partners. The upgrades include the installation of a new MEP system infrastructure, a service elevator and a backup generator. Additionally, the office and amenity program has been updated to offer small to mid-size lab/office suites ranging from 9,000-25,000 RSF. As part of Phase 3’s GENESIS spec program, the newly renovated building provides customizable, move in-ready lab spaces, allowing prospective tenants to quickly establish their scientific operations and expand over time.

Code Red Consultants served as the project’s fire protection and life safety code consultant and continued to provide support to Phase 3 throughout construction by preparing NFPA 241 Fire Prevention Programs, performing third-party firestopping special inspections, and re-commissioning the building’s existing smoke control systems (consisting of pressurized stair enclosures, a ventilated vestibule, and elevator pressurization). To help meet project schedule and facilitate early tenant fitout construction and move in dates, Code Red Consultants prepared a Phased Occupancy and Turnover Plan and presented the phased approach to the City of Waltham Fire and Building Departments.

Location

Waltham, Mass.

Size

120,000 GSF

Cost

$30 million

Completion

2022

Photography Credit

Phase 3 Real Estate

21 Hickory Drive – Waltham, MA

21 Hickory Drive is a 6-story, high-rise Class-A life science research facility located in the heart of Waltham. The original office building has recently undergone an extensive conversion project led by Phase 3 Real Estate Partners. The upgrades include the installation of a new MEP system infrastructure, a service elevator and a backup generator. Additionally, the office and amenity program has been updated to offer small to mid-size lab/office suites ranging from 9,000-25,000 RSF. As part of Phase 3’s GENESIS spec program, the newly renovated building provides customizable, move in-ready lab spaces, allowing prospective tenants to quickly establish their scientific operations and expand over time.

Code Red Consultants served as the project’s fire protection and life safety code consultant and continued to provide support to Phase 3 throughout construction by preparing NFPA 241 Fire Prevention Programs, performing third-party firestopping special inspections, and re-commissioning the building’s existing smoke control systems (consisting of pressurized stair enclosures, a ventilated vestibule, and elevator pressurization). To help meet project schedule and facilitate early tenant fitout construction and move in dates, Code Red Consultants prepared a Phased Occupancy and Turnover Plan and presented the phased approach to the City of Waltham Fire and Building Departments.