Frame 122 is the first Mass Timber project approved and constructed in New York City under the 2022 New York City Building Code. The 2022 code was a regulatory milestone that enabled the use of cross-laminated timber (CLT) in New York City and the hope is for more mass timber projects to be developed in the city, aligning with New York’s long-term goals to reduce the carbon footprint of the construction industry. Designed by Brent Buck Architects, it is a glulam post-and-beam structure with CLT floors and ceilings.
A former parking garage, the site of the latest Frame Home apartment building is located on a tree-lined residential block in Brooklyn, New York. Apartments line the perimeter and bound a central, shared exterior courtyard. At street level, a wood and cast glass block entry screen hints at the building’s wooden structure, and allows glimpses into the courtyard beyond. The courtyard contains dual exterior staircases which lead to open-air walkways and unit entrances. Each unit has three solar exposures to maximize daylight and to engage with the courtyard.
Mass timber was selected as the building’s structural system. Cross Laminated Timber (CLT) panels support the floor and roofing assemblies. CLT was chosen for its sustainability, its biophilic properties, and for the efficiency of a prefabricated system. Minimizing on-site assemblies and reducing the impact of construction on the community were design drivers. Unit interiors showcase the mass timber structure throughout. Blower door tests were conducted on all apartments ensuring passive housing standards were met. Energy Recovery Ventilators (ERVs) bring fresh air into each apartment.
The building entrance features intricately carved CLT panels, secured with steel clips. Embedded within the wood panels are cast glass blocks, offering both security and soft, diffused light. A reclaimed barn beam has been transformed into a pair of entry benches. Fifteen recessed bricks symbolize the building’s apartments. In addition, CLT panels and glulam beams define the interior, infusing each apartment with warmth and a crafted aesthetic. The building’s frame, made from SPF (spruce, pine, and fir), was fabricated in Canada, near the New York State border.
Set for occupancy in March 2025, and located at 122 Waverly Avenue in Clinton Hill, this 15 unit CLT building is comprised of two and three bedroom residences and features thoughtful amenities such as a private internal courtyard, communal backyard, an EV-enabled parking garage, secure e-bike charging, and a fully equipped gym. Custom-designed uplights illuminate the CLT panels, casting a warm glow that accentuates the wood interior and is visible to passing pedestrians.
Triple-glazed passive house windows enhance the building’s energy efficiency and provide a quiet, well-insulated envelope. Mass timber is known to reduce carbon emissions by up to 75% in comparison to traditional concrete and steel buildings and so its widespread acceptance could lead to lowering the environmental impact of urban development. Furthermore, mass timber’s inherent strength, resilience, and sustainability make it an ideal material choice for the future. With this project, the developer made it their mission to push the boundaries of sustainable, thoughtful urban living.
