Advancing Energy Efficiency at Osborn Triangle

As we celebrate Earth Month this April, Bulfinch is pleased to showcase environmental commitments and initiatives within our portfolio. Our sustainability efforts create trust with stakeholders and serve to protect and enhance the communities in which we work and live.

Osborn Triangle, Bulfinch’s premier life science and innovation campus in Cambridge’s Kendall Square, is a recent example in our portfolio of this commitment.

The campus includes three buildings: 610 Main St. North, 1 Portland St. and 700 Main St. for a combined 667,000 square feet, alongside a 650-space parking garage. Osborn Triangle, located steps from MIT and Harvard, is home to some of the leading pharmaceutical companies. Tenants currently include Pfizer, Novartis International AG, and LabCentral.

A Sustainable Vision for a One-of-a-Kind Campus

Following Bulfinch’s acquisition of the campus, we identified an opportunity to significantly improve energy performance across the property. Our goals were clear: reduce emissions, improve operational efficiency, enhance tenant comfort, and prepare the campus for future regulatory and infrastructure needs, including expanded EV charging and compliance with Cambridge’s upcoming Building Energy Use Disclosure Ordinance (BEUDO).

Working in close partnership with Eversource, Mass Save, and mechanical and electrical construction partners Commonwealth Electrical Technologies, J.C. Cannistraro, and EMCOR Group, Bulfinch developed a comprehensive, data-driven plan to address energy inefficiencies across all three buildings.

The process began with ASHRAE Level 3 energy audits, delivering a detailed analysis of building systems, upgrade opportunities, and projected savings. These audits laid the groundwork for a phased, multi-year approach to upgrades, ensuring both immediate impact and long-term performance.

Targeted Upgrades, Campus-Wide Results

Based on audit findings, Bulfinch and Eversource implemented a series of improvements across the campus:

• 700 Main Street received LED lighting upgrades, a rebuilt HVAC steam trap, and a highly efficient rooftop unit and exhaust system with heat recovery.
• 610 Main Street implemented advanced chiller and boiler plant controls that automatically adjust for outside air temperature and humidity, alongside lighting upgrades and domestic booster skid improvements.
• 1 Portland Street underwent significant enhancements, including lighting upgrades, domestic water skid improvements, new heat recovery valves, and upgraded chiller and boiler plant controls.

Beyond the buildings themselves, Bulfinch also upgraded garage lighting and, in collaboration with the Commonwealth of Massachusetts and Eversource, installed 83 EV charging stations across the campus. In the past year alone, the charging stations have:

These upgrades future-proof the property while supporting cleaner transportation options for tenants and visitors. In total, Bulfinch received over $1.7 million in Eversource and Mass Save incentives, accelerating our ability to invest in high-impact sustainability initiatives.

This project and partnership with MassSave demonstrate how advanced planning and strategic investment can deliver environmental benefits while enhancing asset performance and tenant experience. As we approach Earth Day, Osborn Triangle stands as a powerful example of what’s possible when sustainability is built into the foundation of commercial real estate operations. At Bulfinch, we remain committed to setting a higher standard for environmental stewardship, today and for generations to come.

To learn more about Osborn Triangle, please visit: www.osborntriangle.com

About the author: Jon leads Bulfinch’s Property Management Engineering team with a focus on operational excellence, sustainability and efficiency. Under his leadership, Bulfinch has implemented a comprehensive preventive maintenance and work order management system, provided critical support across all construction projects, and successfully transitioned a significant portion of outsourced work to in-house operations.