/THÝAAR/

Thýra (door, threshold, beginning) + RAAR (Reusable Architectural Assemblies Research)

THÝAAR is a not-for-profit design research initiative focusing on developing reusable architectural assemblies. Four benchmarks define the work: 1. Faster to build than conventional light frame systems. 2. As easy to disassemble as to assemble. 3. As economical as traditional light-frame systems, with better structural and functional performance. 4. Adaptable to a wide range of designs and layouts. What follows are periodic updates recording this ongoing endeavor. THÝAAR is directed by Pouya Khadem and it’s based in Houston, TX.

APRIL-PRESENT 2026 | RESEARCH | PILOT A

Pilot Project A

LOCATION: 2323, 2333, 2337, N WILLIAMS AVE, PORTLAND, OR

TOTAL SITE AREA: ~15,000 SF

ZONING: CM3 - COMMERCIAL MIXED-USE 3

ALLOWABLE FAR: 3:1 - 5:1

REFERENCE PROJECT: THE CANYONS APARTMENTS BY KAISER+PATH

REFERENCE PROJECT ADDRESS: 3450 N WILLIAMS AVE, PORTLAND, OR

TYPOLOGY: 4-OVER-1 MIXED-USE

PROGRAM: RETAIL (1) + RESIDENTIAL (4)

STORIES: 5

GROUND FLOOR: ~14,400 SF LEASABLE RETAIL

FLOORS 2-5: ~57,600 SF RESIDENTIAL

CONSTRUCTION TYPE: I & IV-B MASS TIMBER

STRUCTURE: ~300 CLT PANELS, DESIGNED FOR DISASSEMBLY

DISASSEMBLY SCENARIO: THE VARIABLE MODULE

ESSENTIAL SEED: RETAIL + 1ST RESIDENTIAL FLOOR

BUDGET: ~$25M (INCLUDING CONCRETE BASEMENT & SITEWORK)

FIRST REVENUE: ~12 MONTHS

LIFECYCLE: ~30 YEARS

MATERIAL RECOVERY TARGET: ≥80% OF CLT PANELS

Pilot Project A tests the Essential Seed strategy on a real site: three parcels totaling roughly 15,000 SF at 2323–2337 N Williams Ave in Portland, Oregon, zoned CM3 with an allowable FAR of 3:1 to 5:1. The project takes The Canyons Apartments by Kaiser+Path (3450 N Williams Ave) as its reference, adopting a familiar 4-over-1 mixed-use typology: ~14,400 SF of leasable retail at grade with ~57,600 SF of residential across floors two through five, delivered as Type IV-B mass timber. Roughly 300 CLT panels form the structure, detailed for disassembly under the Variable Module scenario described in Note F.

The Essential Seed here includes the retail level and the first residential floor, sitting on a concrete podium that houses the foundation and parking. From this core, the assembly sequence in Fig. PA1 establishes a continuous structural grid and load path that allows floors to be added later, with a demountable envelope, roof, and plug-in circulation cores designed to accommodate that growth (detailed design to be developed).

Against a total budget of approximately $25M, the Essential Seed, 40% of the development, accounts for an estimated $13-15M, absorbing the concrete podium, foundation, parking, elevator shafts, site works, and the majority of pre-development soft costs. The remaining $8–10M is discretionary capital for subsequent phases. First revenue arrives at around 12 months, over a projected 30-year lifecycle with a material recovery target of at least 80% of CLT panels.

Fig. PA1. The drawing shows the assembly sequence of the Essential Seed for Pilot Project A. The process starts with the construction of the concrete frame podium, foundation, and parking structure (ONE). On top of the concrete podium, the ground floor CLT structural frame, primarily programmed for retail use, is formed. Its structural grid aligns with the residential grid above, establishing a continuous load path and enabling future vertical expansion (TWO). The demountable CLT structural system, including load-bearing walls, floor panels, and roof decking, is then assembled above the retail level to form the second-floor residential units (THREE). This residential level consists of two modules, Module 1 and Module 2, following the Variable Module model (see Note F). A disassemblable roof and envelope system is attached to the CLT structure using dry hardware and fasteners, protecting the CLT armature from weather exposure while adapting to future disassembly or expansion (detailed design to be developed). Likewise, the vertical circulation elements are featured as plug-in components for off-site prefabrication and efficient installation (detailed design to be developed). The project includes two elevator shafts. If an additional residential floor is constructed through the addition of another Module 1, only one elevator shaft is extended at a time, ensuring that at least one elevator remains operational (FOUR).

Fig. PA2. Left: Ground Floor Plan (Retail), CLT structure. Right: Second Floor Plan (Residential), CLT structure.

Fig. PA3. Basement Plan (Parking), Concrete Podium.

Fig. PA4. Site Plan. Pilot Project A is sited on a parcel with the similar zoning designation and a neighborhood context to the reference project, The Canyons, located in Portland, Oregon.