Experience: Service: Smoke Control Design & Special Inspections

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.

Four Seasons One Dalton

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

Four Seasons One Dalton

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.

EF Education First – Hult International Business School

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

EF Education First – Hult International Business School

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.

Proto Apartments

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

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

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

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

Location

Cambridge, Mass.

Size

22 stories

Cost

$140 million

Completion

2018

Photography Credit

Boston Properties

Proto Apartments

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

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

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

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

UMass Boston Residence Halls

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

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

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

Location

Boston, Mass.

Size

260,000 SF

Cost

$120 million

Completion

2018

Photography Credit

Code Red Consultants

UMass Boston Residence Halls

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

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

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

Hub on Causeway Tower – Mixed-use Development

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

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

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

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

Location

Boston, Mass.

Size

1.8 million SF

Cost

$950 million

Completion

Ongoing

Rending Credit

Gensler

Hub on Causeway Tower – Mixed-use Development

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

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

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

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