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

Parcel JK, Cambridge Crossing

Parcel JK is the first building to come online in the 4.5 M SF mixed-use Cambridge Crossing neighborhood currently in development by DivcoWest. Designed as a state-of-the-art science and technology building, Parcel JK comprises approximately 430,000 gsf across 11 aboveground stories, 3 levels of underground parking and retail space on Level 1. During the Core Shell and Tenant Fit-Out phases of construction, Code Red Consultants served as the project NFPA 3&4 Commissioning & Integrated Testing Agent, Smoke Control Special Inspector, and Firestopping Special Inspector (Tenant Fit-Out only). 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 and integrated fire and life safety systems, conducting field inspections during construction, and verifying performance of the integrated systems at the completion of construction. A variety of core-shell and tenant fire and life safety systems were integrated with the building fire alarm system which required verification of proper control and/or monitoring. These systems included wet- and dry-pipe sprinkler and standpipe, fire pump, bi-directional amplifier system, elevators, fire and/or smoke dampers, HVAC systems, security systems, emergency power, post-fire smoke removal, clean agent fire suppression, and stair pressurization. Code Red Consultants worked in conjunction with John Moriarty & Associates to coordinate requirement and testing across multiple trades to ensure successful testing with the City of Cambridge Building and Fire Departments and on-time delivery of the building to the Owner. The Core Shell Building received its Temporary Certificate of Occupancy in Summer 2019 followed by a Certificate of Occupancy for the Philips North American Innovation Center in the Winter of 2019.

Location

Cambridge, Mass.

Size

430,000 GSF

Completion

Core/Shell Summer 2019 with Phillips Fit-Out Winter 2019

Parcel JK, Cambridge Crossing

Parcel JK is the first building to come online in the 4.5 M SF mixed-use Cambridge Crossing neighborhood currently in development by DivcoWest. Designed as a state-of-the-art science and technology building, Parcel JK comprises approximately 430,000 gsf across 11 aboveground stories, 3 levels of underground parking and retail space on Level 1. During the Core Shell and Tenant Fit-Out phases of construction, Code Red Consultants served as the project NFPA 3&4 Commissioning & Integrated Testing Agent, Smoke Control Special Inspector, and Firestopping Special Inspector (Tenant Fit-Out only). 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 and integrated fire and life safety systems, conducting field inspections during construction, and verifying performance of the integrated systems at the completion of construction. A variety of core-shell and tenant fire and life safety systems were integrated with the building fire alarm system which required verification of proper control and/or monitoring. These systems included wet- and dry-pipe sprinkler and standpipe, fire pump, bi-directional amplifier system, elevators, fire and/or smoke dampers, HVAC systems, security systems, emergency power, post-fire smoke removal, clean agent fire suppression, and stair pressurization. Code Red Consultants worked in conjunction with John Moriarty & Associates to coordinate requirement and testing across multiple trades to ensure successful testing with the City of Cambridge Building and Fire Departments and on-time delivery of the building to the Owner. The Core Shell Building received its Temporary Certificate of Occupancy in Summer 2019 followed by a Certificate of Occupancy for the Philips North American Innovation Center in the Winter of 2019.

Waterfront Square / 500 Ocean Avenue, Revere, MA

Waterfront Square is Boston’s newest residential development offering ocean front living just minutes away from downtown Boston in Revere, MA. Conveniently located across the street from the MBTA’s Wonderland Station, this is one of the fastest growing neighborhoods in Boston. Arrowstreet Architecture and Design was responsible for the master plan and design of this 11-acre transit oriented development. 500 Ocean Ave. is a new 5-story high-rise residential apartment building with a 2 story below podium parking garage which will be occupied over three phases.

Code Red Consultants was retained directly by the general contractor, Callahan, and the Owner’s Project Manager, Redgate, to develop a comprehensive NFPA 241 & Phased Occupancy Plan that ensured the fire safety of residents, employees, and construction personnel over the course of the project, which was built adjacent to the MBTA’s Wonderland station, just feet from Revere Beach. Additionally, Code Red Consultants served as the Smoke Control Special Inspector to ensure that the new stair and elevator pressurization systems were designed and built in accordance with the applicable codes and standards.

Upon completion of the initial phase of occupancy, Code Red Consultants helped the building maintain continuous occupancy during the subsequent and complicated phased delivery of the project. This was achieved via interfacing with Revere city officials, where there was an upfront contract that the fire and life safety systems afforded to building occupants would not be compromised. In this spirit, Code Red Consultants recommissioned the building smoke control systems prior to each turn of occupancy and achieved Revere Fire Department approval at each phase’s first acceptance test visit. Code Red Consultants’ hands-on approach ensured that residences were able to be occupied on schedule.

Location

Revere, Mass.

Size

7 stories, 49,000 SF

Cost

$65 million

Completion

TCO 1: November 2019

Waterfront Square / 500 Ocean Avenue, Revere, MA

Waterfront Square is Boston’s newest residential development offering ocean front living just minutes away from downtown Boston in Revere, MA. Conveniently located across the street from the MBTA’s Wonderland Station, this is one of the fastest growing neighborhoods in Boston. Arrowstreet Architecture and Design was responsible for the master plan and design of this 11-acre transit oriented development. 500 Ocean Ave. is a new 5-story high-rise residential apartment building with a 2 story below podium parking garage which will be occupied over three phases.

Code Red Consultants was retained directly by the general contractor, Callahan, and the Owner’s Project Manager, Redgate, to develop a comprehensive NFPA 241 & Phased Occupancy Plan that ensured the fire safety of residents, employees, and construction personnel over the course of the project, which was built adjacent to the MBTA’s Wonderland station, just feet from Revere Beach. Additionally, Code Red Consultants served as the Smoke Control Special Inspector to ensure that the new stair and elevator pressurization systems were designed and built in accordance with the applicable codes and standards.

Upon completion of the initial phase of occupancy, Code Red Consultants helped the building maintain continuous occupancy during the subsequent and complicated phased delivery of the project. This was achieved via interfacing with Revere city officials, where there was an upfront contract that the fire and life safety systems afforded to building occupants would not be compromised. In this spirit, Code Red Consultants recommissioned the building smoke control systems prior to each turn of occupancy and achieved Revere Fire Department approval at each phase’s first acceptance test visit. Code Red Consultants’ hands-on approach ensured that residences were able to be occupied on schedule.

Akamai Technologies, 145 Broadway, Cambridge

145 Broadway is a new office tower with sub-grade parking in Cambridge, MA. The building is 19-stories above-grade with 5-stories of below grade parking and provides approximately 450,000 square feet of office space and 10,000 square feet of ground floor retail space. The entirety of leasable office space within this building was fit-out to serve as the new global headquarters of Akamai Technologies Inc.

Code Red Consultants was engaged for NFPA 241 compliance, third-party firestopping inspection, smoke control special inspection, and integrated fire alarm testing services. The firm worked with Boston Properties, Stantec, and general contractor Turner Construction to both develop testing procedures and complete third-party inspections for opening protectives in fire-rated wall and floor assemblies and for the buildings fire alarm and smoke control systems.

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

Location

Cambridge, Mass.

Size

19-stories, 5-stories of below grade parking (486,000 square feet)

Completion

November 2019

Akamai Technologies, 145 Broadway, Cambridge

145 Broadway is a new office tower with sub-grade parking in Cambridge, MA. The building is 19-stories above-grade with 5-stories of below grade parking and provides approximately 450,000 square feet of office space and 10,000 square feet of ground floor retail space. The entirety of leasable office space within this building was fit-out to serve as the new global headquarters of Akamai Technologies Inc.

Code Red Consultants was engaged for NFPA 241 compliance, third-party firestopping inspection, smoke control special inspection, and integrated fire alarm testing services. The firm worked with Boston Properties, Stantec, and general contractor Turner Construction to both develop testing procedures and complete third-party inspections for opening protectives in fire-rated wall and floor assemblies and for the buildings fire alarm and smoke control systems.

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

Emerson College: Little Building

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

Location

Boston, Mass.

Size

275,900 SF

Cost

$100 million

Completion

Summer 2019

Emerson College: Little Building

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

Citizen M Hotel

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

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

Location

Boston, Mass.

Size

272-room hotel

Cost

$63 million

Completion

Spring 2019

Citizen M Hotel

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

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

Pier 4 Residential Condominiums

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

Location

Boston, Mass.

Size

240,000 GSF

Completion

2019

Pier 4 Residential Condominiums

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

One Dalton Residences & Four Seasons Hotel

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

Location

Boston, Mass.

Size

712,000 GSF

Cost

$750 million

Completion

2019

One Dalton Residences & Four Seasons Hotel

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

Education First Phase III

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

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

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

Location

Cambridge, Mass.

Size

300,000 GSF

Completion

2019

Education First Phase III

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

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

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

Pier 4 Office Tower

Code Red Consultants provided consulting services for the new Pier 4 Office Tower in Boston’s Seaport District. Designed by Elkus Manfredi Architects and developed by Tishman Speyer, the 13-story, 375,000 SF office tower offers scenic ocean views and features three below-grade parking levels, ground-floor retail spaces, a fitness center, and an amenity roof terrace. The building is currently owned by CommonWealth Partners.

In collaboration with Turner Construction Company and City of Boston officials, Code Red Consultants worked to develop and implement a phased occupancy plan and an owner’s master construction fire safety program to allow for building occupancy while tenant fit-out construction continued on the upper levels. Code Red Consultants worked closely with Turner and Elkus Manfredi to prepare the Boston Fire Department (BFD) Place of Assembly permit applications for the amenity areas of the building. Code Red Consultants was also responsible for commissioning the building smoke control systems and achieved BFD approval in a timely manner, helping Turner complete construction and open the project on time.

Location

Boston, Mass.

Size

13 stories

Cost

Unknown

Completion

2019

Rending Credit | Photography Credit

James McLovin

Pier 4 Office Tower

Code Red Consultants provided consulting services for the new Pier 4 Office Tower in Boston’s Seaport District. Designed by Elkus Manfredi Architects and developed by Tishman Speyer, the 13-story, 375,000 SF office tower offers scenic ocean views and features three below-grade parking levels, ground-floor retail spaces, a fitness center, and an amenity roof terrace. The building is currently owned by CommonWealth Partners.

In collaboration with Turner Construction Company and City of Boston officials, Code Red Consultants worked to develop and implement a phased occupancy plan and an owner’s master construction fire safety program to allow for building occupancy while tenant fit-out construction continued on the upper levels. Code Red Consultants worked closely with Turner and Elkus Manfredi to prepare the Boston Fire Department (BFD) Place of Assembly permit applications for the amenity areas of the building. Code Red Consultants was also responsible for commissioning the building smoke control systems and achieved BFD approval in a timely manner, helping Turner complete construction and open the project on time.

Hyatt Centric Faneuil Hall

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

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

Location

Boston, Mass.

Size

13 stories, approximately 80,000 SF

Cost

Unknown

Completion

2019

Rending Credit | Photography Credit

Sean Fitzgerald

Hyatt Centric Faneuil Hall

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

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