A lab-ready space is no longer enough. In a city where new projects compete for attention on almost every block, Boston’s real estate market demands spaces that do more than deliver infrastructure. The vision for 55 Summer Street was to create a new kind of urban lab campus in the heart of Downtown Crossing, one that could stand out and meet the sophisticated needs of today’s life science tenants.

Phase3 Real Estate Partners, alongside Bain Capital Real Estate, shaped that vision, and Wise Construction was brought in to turn it into reality. Through careful planning, intensive coordination, and deep collaboration with project partners, the team transformed an office building into a modern Class A life science facility that is as strategic as it is technically complex.

Project Scope

The goal of GENESIS: 55 Summer was to convert a ten-story, +150,000 SF office building into a high-performance, Class A life science facility. The repositioning began with a full-gut demolition of each floor, followed by extensive structural reinforcement across the building and roof and comprehensive upgrades to all MEP and HVAC systems. The repositioning finished with 8 floors of move-in ready spec suite office/lab space ready to serve the needs of future life science tenants.

These enhancements addressed the building’s original constraints: limited ceiling heights, aging mechanical equipment, and insufficient electrical capacity. Wise and the team rebuilt the electrical infrastructure with new TNV vaults and two Eversource transformers, doubling capacity to meet the demands of lab equipment and mechanical systems. Vertical distribution was modernized with new shafts for lab gases, electrical and plumbing systems, and two full-height exhaust risers designed to support future fit-outs.

Beyond the infrastructure, the project refreshed the occupant experience. The public plaza and main lobby were revitalized with the addition of a café, elevator lobbies and corridors were upgraded, and new core restrooms were added. At the ground level, a new amenities suite introduced a pickleball and basketball court, locker rooms, and expanded tenant-facing spaces that support both wellness and community within the building.

Managing Complexity in a Constrained Urban Site

Delivering a project of this scale in a dense urban environment required a strategy centered on pre-planning, communication, and having an extremely experienced team on the job. Detailed pull planning set the roadmap for the work, while weekly coordination meetings and daily huddles ensured that every trade understood sequencing, impacts, and milestones.

Logistically, 55 Summer Street was a compact site with minimal exterior space, one service elevator, and downtown noise and work-hour restrictions. The experienced field team, led by Superintendent Chris Gallo and General Superintendent Tim Finn, divided responsibilities to manage inspections, material flow, and on-the-spot problem solving. Their approach allowed work to continue smoothly even as trades overlapped.

Early procurement and just-in-time deliveries reduced congestion on site and kept materials moving without overwhelming the limited laydown areas. Significant coordination and shared Revizto models from Wise’s in-house VDC team brought clarity to the field, reducing rework and aligning expectations. A responsive RFI process and timely communication from the structural and architectural teams supported quick decision-making when unexpected conditions emerged.

Close coordination with city agencies and utility partners was another defining factor. Wise worked with groups including Boston Lighting, MBTA, and Eversource to secure daily permits, schedule delivery windows, and coordinate necessary street and sidewalk closures. That coordination extended into every aspect of the project, from crane operations to final utility tie-ins.

Within Wise, transparency between the field and project teams meant issues were surfaced and resolved early. Externally, ongoing design coordination and weekly project reviews kept everyone aligned on schedule, budget, and quality goals. This level of communication and trust, combined with Wise’s preconstruction insights and field experience, sustained momentum even when the team was navigating complex approvals and evolving conditions.

Rooftop Mechanical Upgrades Fit for a Life Science Facility

The most technically demanding and most transformative component of the project was the 5,000 SF rooftop reconstruction supporting over 300,000 lbs. of new mechanical, structural, and electrical infrastructure. Just like any office to lab building conversion, 55 Summer Street required a complete overhaul of the mechanical and electrical systems that serve the labs and tenant spaces below. Working with large equipment on a tight rooftop footprint, alongside a narrow crane-pick window at one of Boston’s busiest intersections, created a uniquely challenging environment.

The centerpiece of the rooftop infrastructure is a custom 38-foot-tall EAHU, a 110,000 CFM system designed to support the building’s lab exhaust requirements. This unit incorporates energy-recovery coils housed in an Air Flow Equipment plenum and is equipped with three Greenheck Vektor fans, engineered to meet wind study criteria and achieve high-velocity laboratory exhaust discharge.

Additional rooftop improvements included replacing all lab exhaust fans, chilled water equipment, and condenser systems, each supported by newly installed structural steel dunnage. A new standby generator was added to work alongside the existing emergency generator, creating redundancies for critical systems and flexibility for future tenants.

Coordination for Heavy-Lift Operations

Crane operations at 55 Summer Street required months of preparation before a single pick took place. Work began with structural reinforcements on the tenth floor and the installation of steel dunnage to support the new rooftop transformers, generators, and mechanical systems. These early efforts were crucial in establishing the load paths and clearances needed for the major lifts to follow.

Planning for the EAHU began well in advance of its arrival. The unit was delivered in multiple sections, each weighing about 22,000 pounds, and required precise rigging strategies to meet the crane’s reach and capacity requirements. Prefabricated piping, steel assemblies, supports, and duct risers were also completed in advance so they could be installed immediately. All rooftop work had to be finished before the 20,000-gallon underground stormwater retention tank arrived to be set in the Kingston Street loading dock lot, which doubled as the primary staging area for our crane operations.

Once major crane activity began, operations stretched across more than 20 days and demanded tightly choreographed coordination in one of downtown Boston’s busiest corridors. Multiple shutdowns of Chauncy Street were required to complete over 100 steel and equipment picks. The heaviest picks—particularly those involving the EAHU—required consecutive 14-hour days and tightly controlled closures on Chauncy Street.

All crane and delivery logistics were closely coordinated with the Boston Transportation Department, Boston Police Department, Public Works, and other city agencies. Wise secured street occupancy permits, lane closures, and police details in advance, and provided early notifications to neighboring buildings and businesses about lift schedules and planned detours. Clear signage and defined pedestrian routing helped maintain safe movement through the area throughout the operation.

Minimizing disruption around Chauncy and Kingston Street remained a central priority. Many of the largest picks were scheduled at night or on weekends to avoid peak travel hours. Day-of deliveries reduced the amount of equipment staged on nearby streets, keeping the project’s footprint as compact as possible. Pedestrian protection tunnels and overhead scaffolding enabled sidewalks to remain open during much of the work, while prefabricated mechanical assemblies shortened hoisting durations and accelerated installation once materials reached the roof.

Wise’s Engineering and VDC teams supported crane operations throughout, modeling rooftop conditions to confirm structural loads, equipment clearances, and crane lift paths. Their clash detection efforts resolved conflicts between the EAHU, exhaust risers, and steel dunnage long before onsite work began—reducing field modifications and ensuring each lift could proceed as planned.

Basement Systems and Core Infrastructure

While the roof’s mechanical equipment showcases the building’s new identity as a lab-ready facility, the basement is where its essential functions truly take shape. Once a conventional support space, it now serves as the command center for the building’s upgraded systems.

Two new Eversource transformers were installed to double the electrical capacity, supported by upgraded switchgear and a new emergency power system. This expanded electrical backbone was vital to meeting the increased loads required for lab environments and the mechanical systems that support them.

Water infrastructure saw a similar transformation. New water service and booster pumps now accommodate the higher domestic and lab-grade water demand across the building. Updated water stations and steam heating systems improve performance and reliability. Existing sanitary lines were replaced with dedicated laboratory waste lines and an acid-neutralization system designed specifically for specialized lab discharge. Additional ejector pits and tanks were added to handle increased drainage and protect against backflow or flooding.

The basement also gained several new mechanical rooms that house pumps, domestic water equipment, relocated fire protection components, and other core building services. Near the loading dock, the 20,000-gallon underground stormwater retention tank provides essential runoff capacity and ensures compliance with city stormwater requirements.

Together, these upgrades form the backbone of the building’s life science capabilities, feeding the high-performance mechanical systems and reliable utilities that support tenants throughout the upper floors.

The Science Behind Building Beyond

One of the clearest takeaways from GENESIS: 55 Summer is the value of early, disciplined MEP and structural coordination. Office buildings rarely offer the capacity, pathways, or structural allowances needed for modern lab systems, and identifying these constraints early can eliminate rework and prevent schedule impacts later in the project.

Integrating Wise’s Engineering and VDC teams directly with field operations created a continuous feedback loop, allowing challenges to be resolved quickly and keeping coordination closely aligned with on-site realities. Strong relationships with trade partners reinforced consistency, safety, and quality every step of the way. Above all, having a knowledgeable, deeply capable team, one that could anticipate issues, adapt quickly, and collaborate seamlessly, was the defining factor. It is this collective expertise and shared commitment that embodies what it means to build beyond.

Thank you to our Project Partners:
Phase 3 Real Estate Partners
Bain Capital Real Estate
NBBJ
R.W. Sullivan Engineering
Simpson Gumpertz & Heger
Copley Wolff
BALA Consulting Engineers
Robbie McCabe Consulting
Acentech Incorporated
Kalin Associates
Code Red Consultants
The Green Engineer

Thank you to our Wise Project Team:
Chris Gallo
Tim Finn
Kevin Nee
Tyler Virden
Mark Gallagher
Brenden Lydon
Ina Hajro
Matt Emond
Neil McCann
Scott Guertin

Photography
Richard Gayle Photography