Code Red Consultants
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Experience: Service: Smoke Control Design & Special Inspections

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.

Northeastern University EXP Science Building

Northeastern University’s EXP building is the second science building on campus, located between the Interdisciplinary Science and Engineering Complex (ISEC) and Ruggles Station in Boston, MA. The new science building will afford students and faculty additional laboratory, classroom, and innovation workspace. Payette was responsible for the master plan and design of this 9-story science building, while Suffolk Construction served as the general contractor on the project.

Code Red Consultants was retained directly by Northeastern University to serve as both the Firestopping Special Inspector and the Smoke Control Special Inspector. 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, conducting visual and destructive inspections of firestop systems, conducting field inspections of smoke control system equipment during construction, and verifying performance of the smoke control systems at the completion of construction. Code Red Consultants worked in conjunction with Suffolk Construction to coordinate requirements and testing across multiple trades to ensure successful testing with the City of Boston Building and Fire Departments and on-time delivery of the building to Northeastern University. The Northeastern University EXP building opened for faculty and students in September 2023.

Location

Boston, Mass.

Size

41,000 SF
9 stories

Cost

$218.25 million

Completion

2023

Northeastern University EXP Science Building

Northeastern University’s EXP building is the second science building on campus, located between the Interdisciplinary Science and Engineering Complex (ISEC) and Ruggles Station in Boston, MA. The new science building will afford students and faculty additional laboratory, classroom, and innovation workspace. Payette was responsible for the master plan and design of this 9-story science building, while Suffolk Construction served as the general contractor on the project.

Code Red Consultants was retained directly by Northeastern University to serve as both the Firestopping Special Inspector and the Smoke Control Special Inspector. 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, conducting visual and destructive inspections of firestop systems, conducting field inspections of smoke control system equipment during construction, and verifying performance of the smoke control systems at the completion of construction. Code Red Consultants worked in conjunction with Suffolk Construction to coordinate requirements and testing across multiple trades to ensure successful testing with the City of Boston Building and Fire Departments and on-time delivery of the building to Northeastern University. The Northeastern University EXP building opened for faculty and students in September 2023.

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.

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.

R&D Laboratory Repositioning

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

R&D Laboratory Repositioning

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.

The Bon, Boston, MA

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

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

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

Location

Boston, Mass.

Size

16,000 SF

Completion

2022

Rendering Credit

Gensler

The Bon, Boston, MA

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

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

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

Cambridge Crossing Parcel I (Park 151)

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

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

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

Location

Cambridge, Mass.

Size

542,000 SF

Completion

2022

Cambridge Crossing Parcel I (Park 151)

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

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

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

101 Cambridge Park Drive – Lab Special Inspections

101 Cambridge Park Drive is a new, 6-story, 160,000 SF lab building located in Cambridge, MA within walking distance of the Red Line stop at Alewife Station. The building houses companies that focus on labs and life science. The building also houses First Floor space for multiple retail tenants, flexible gathering spaces, indoor bike storage, and below-grade parking with EV charging stations.

Code Red Consultants worked with King Street Properties to serve as the Special Inspector for the project. Code Red was in charge of reviewing documentation of building integrated life safety systems, before developing and executing an integrated testing strategy for these systems. This involved developing system-specific Test Plans, conducting field inspections, and verifying system performance to both Code and Local AHJ requirements. Code Red Consultants also performed Third-party Firestopping Special Inspections and prepared NFPA 241, Construction Fire Safety Plans.

Code Red worked closely with the general contractor, Consigli, as well as various subcontractors across multiple disciplines to ensure that all the building smoke control and integrated life safety systems operated as expected. At the end of construction, Code Red assisted with demonstrating the performance of these systems to the City of Cambridge Building and Fire Departments.

Location

Cambridge, Mass.

Size

160,000 SF

Completion

2022

Photography Credit

King Street Properties

101 Cambridge Park Drive – Lab Special Inspections

101 Cambridge Park Drive is a new, 6-story, 160,000 SF lab building located in Cambridge, MA within walking distance of the Red Line stop at Alewife Station. The building houses companies that focus on labs and life science. The building also houses First Floor space for multiple retail tenants, flexible gathering spaces, indoor bike storage, and below-grade parking with EV charging stations.

Code Red Consultants worked with King Street Properties to serve as the Special Inspector for the project. Code Red was in charge of reviewing documentation of building integrated life safety systems, before developing and executing an integrated testing strategy for these systems. This involved developing system-specific Test Plans, conducting field inspections, and verifying system performance to both Code and Local AHJ requirements. Code Red Consultants also performed Third-party Firestopping Special Inspections and prepared NFPA 241, Construction Fire Safety Plans.

Code Red worked closely with the general contractor, Consigli, as well as various subcontractors across multiple disciplines to ensure that all the building smoke control and integrated life safety systems operated as expected. At the end of construction, Code Red assisted with demonstrating the performance of these systems to the City of Cambridge Building and Fire Departments.

CRISPR Headquarters

105 West First street is a new 7-story, 263,500 SF cutting edge life science and research building located in the Boston Seaport. The building is the new home to CRISPR Therapeutics, a biopharmaceutical company that specializes in transformative gene-based medicines and contains a variety of spaces, including research and development laboratories, office and collaboration spaces, and a fitness center and parking garage. The Ground floor level is designed to also host a range of community activities.

Serving as the project’s code consultant, Code Red Consultants was responsible for developing and presenting the building’s code compliance approach to the City of Boston’s Building and Fire Departments. Working with the base building architect, Payette, and the tenant fit out architect, Jacobs, Code Red Consultants’ services included building, fire, accessibility, and hazardous materials code consulting and Boston Fire Department laboratory permitting support.  These services included the development of a vertical opening protection approach in concert with the laboratory chemical protection approach utilizing a mix of control areas and Group H occupancies.

During construction, Code Red Consultants served as the project Smoke Control and Firestopping Special Inspector as well as providing NFPA 241, Construction Fire Safety Program support to Breakthrough Properties and Consigli Construction. In this capacity, we were responsible for conducting design and shop drawing level documentation reviews across multiple disciplines, developing Test Plans for building smoke control systems, conducting field inspections during construction, and verifying performance of the smoke control systems at the completion of construction.

Location

Boston, Mass.

Size

7 stories
263,500 SF

Cost

$88 million

Completion

2022

CRISPR Headquarters

105 West First street is a new 7-story, 263,500 SF cutting edge life science and research building located in the Boston Seaport. The building is the new home to CRISPR Therapeutics, a biopharmaceutical company that specializes in transformative gene-based medicines and contains a variety of spaces, including research and development laboratories, office and collaboration spaces, and a fitness center and parking garage. The Ground floor level is designed to also host a range of community activities.

Serving as the project’s code consultant, Code Red Consultants was responsible for developing and presenting the building’s code compliance approach to the City of Boston’s Building and Fire Departments. Working with the base building architect, Payette, and the tenant fit out architect, Jacobs, Code Red Consultants’ services included building, fire, accessibility, and hazardous materials code consulting and Boston Fire Department laboratory permitting support.  These services included the development of a vertical opening protection approach in concert with the laboratory chemical protection approach utilizing a mix of control areas and Group H occupancies.

During construction, Code Red Consultants served as the project Smoke Control and Firestopping Special Inspector as well as providing NFPA 241, Construction Fire Safety Program support to Breakthrough Properties and Consigli Construction. In this capacity, we were responsible for conducting design and shop drawing level documentation reviews across multiple disciplines, developing Test Plans for building smoke control systems, conducting field inspections during construction, and verifying performance of the smoke control systems at the completion of construction.

212 Stuart St – High-rise Residential Tower

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

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

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

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

Location

Boston, Mass.

Size

20 stories

Completion

2022

Photography Credit

Greystar

212 Stuart St – High-rise Residential Tower

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

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

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

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