time:FRAME is a new type of urban development that promotes sustainable growth and diversity through an expandable framework. Rather than designing for a static market condition, time:FRAME is conceived as an evolving community, capable of responding to rapidly changing real estate speculations and market economies. time:FRAME eschews the boom or bust mentality in favor of a flexible architecture that accommodates both growth and recession over time.
The framework is composed of a series of exposed glulam beams and posts, reminiscent of underground stull timbering used to support the shafts and tunnels of gold mines formerly located near the site. Walls, floors, and roofs of cross-laminated timber panels attach to the framework to enclose interior spaces and define outdoor spaces. This system of heavy timber frames and panels is conceived as a modern analog to traditional wood-framed construction. The remaining voids in the framework are capable of being infilled in a similar manner to meet changing market demands or tenant growth.
In contrast to typical vertical developments, the commercial and residential uses in time:FRAME are scattered horizontally on the site, creating a truly mixed-use development. This organization encourages new combinations of social activities through overlaps of public and private outdoor spaces. Spatial connections are made not only between the site and the surrounding city, but also between various dwellings, retail spaces, and urban outdoor space. The potential of the site is measured in terms of community interaction rather than units per acre. Thus, time:FRAME is built on intensity rather than density.
ACTIVATE North Carolina 2016 Housing Competition