TESO Life will open its first Portland location at 10548 SE Washington Street next Saturday, January 31st. The Asian household goods seller took over the 23,200-square-foot storefront left vacant by Big Lots four years ago at Plaza 205. The shopping complex is currently reinventing itself to serve people interested in items and flavors from across Asia. Shoppers will find a variety of imported products, claw machines, and collectables inside the Japanese department store. The TESO Life staff will welcome people as the company hosts a grand opening celebration over the weekend, ending on February 2nd.
Once open, the store will serve guests daily from 11 a.m. to 9 p.m. Headquartered in Queens, New York, TESO Life began in 2017 and has expanded across the country with dozens of shops and plans to open more storefronts in the coming years, doubling its footprint. The organization will open another Oregon location at 4005 SW 117th Avenue in Beaverton this May. The store has a significant social media following among fans and customers seeking Asian skincare, hair care, and makeup products, as well as hard-to-find snacks and drinks not often sold in the United States.
This location is next door to Portland’s first 99 Ranch Market, which opened to large crowds on August 16th, 2025. Based on other locations’ opening days, attendees looking to check out the SE Washington Street TESO Life on January 31st should anticipate lines similar to those at its neighboring grocery store’s grand opening. The event organizers will offer free items with purchase during the opening weekend, further incentivizing large attendance. People can visit the company’s Instagram page for more details.
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As Portland’s first free-standing Chick-fil-A restaurant prepares to open in early 2026, pedestrians traveling around the Mall 205 area in the Gateway district gain access to wider sidewalks with street furniture offering places to rest. Recently, crews removed construction fencing around the new fast food destination at 9950 SE Stark Street, fully opening the area to street users.
Cluster of three round concrete seating on the southeast corner of SE 99th and Stark St
Construction work at this restaurant location began last April, triggering requirements for sidewalk and curb ramp reconstruction to meet modern standards for its Civic Main Street classification on the south and north sides of the site. Improvements to the 15-foot public right-of-way feature street trees planted between the curb and pedestrian through zone, offering a buffer between the fast-paced traffic on the SE Stark Street and Washington Street couplet. Chick-fil-A contractors installed round concrete seating pods along the property’s SE 99th Avenue frontage with a cluster of three on the southeast corner of SE 99th and Stark Street. A new traffic signal pole at the northeast corner of SE 99th and Washington Street features mounting points for future mast arms to support traffic lights, replacing the antiquated cable-hung hardware at the intersection. An additional mounting bracket at the top of the pole has a place for a new street light to further illuminate this high-volume crossing, while building-hung sconces add human-scale lighting.
Mounting points on a new traffic signal pole at the northeast corner of SE 99th and Washington St. for future mast arms to support traffic lights
The Portland building code mandated many pedestrian improvements along the three frontages of this 0.78-acre property. These upgrades serve the district as a whole as it becomes less car-centric. However, this restaurant’s patrons may depend on these updates, as there is expected to be higher foot traffic here than at other Chick-fil-A stores in the area. The Portland City Council voted in 2018 to prohibit new drive-through construction within commercial zones. Although this project is a near-complete renovation of an existing building, the structure never included a drive-through service window. This project dates back to May 2022, when the national fast food chain explored development at 9950 SE Stark Street, opting to renovate the original structure to maintain its nonconforming use of the existing site for food service. The 1984-era structure previously hosted Rax Roast Beef, Tony Roma’s, and Hooters restaurants before converting to Mystic Gentlemen’s Club and later Venue Gentlemen’s Club.
SE 99th Avenue frontage with human-scale lighting and seating
Without a drive-through window, most motorists will need to park onsite and enter the establishment for service. Other Chick-fil-A locations have been known to create traffic jams at times as drivers queue for in-vehicle sales. At this new location, people may need to park at another location and walk over for service during peak times. To help speed up orders and clear the parking lot more quickly, operators will implement digital tools for customers. “We will be offering curbside delivery as an alternative,” wrote a store social media representative on Facebook. This will require more staff time but will allow customers to remain in their vehicles. Additionally, this restaurant features a dedicated delivery driver entrance so people can order via smartphone apps and have their food brought to them.
Delivery driver entrance
Franchise operator for this location, Austin Morrow, has worked for Chick-fil-A since 2014. In this specific franchise model, the property, building, and equipment are owned by the corporation, with individuals competing to become the location’s operator. The “Chick-fil-A Mall 205” store will be Portland’s only location within city limits since the Lloyd Center food court location closed in 2003. Community members have mixed opinions on the opening. Some are excited for the renowned chicken sandwich provider to come in and revitalize a commercial corridor that has experienced a decline in previous decades. Others worry about the increased traffic near the Interstate 205 ramps caused by this new high-demand destination. Additional perspectives oppose the company as a whole because of the ownership’s support for organizations that oppose LGBTQ rights.
New wider sidewalk on SE Washington St. with street trees
The operator of Chick-fil-A Mall 205 has yet to announce an official opening date, but indicated it will welcome guests soon. Regardless of the restaurant’s impact on the business district and community, the renovations of this former strip club have improved the public infrastructure on this half block. The corporate endorsement of the area could also incentivize other investments along the corridor, spurring redevelopment with infrastructure improvements and denser land use, fitting the Gateway District’s Central Commercial zoning that encourages city-center-sized projects.
Update January 18, 2026: The Chick-fil-A Mall 205 location will open from 6:30 a.m. to 10 p.m., Monday through Saturday starting Thursday, January 22nd.
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With 2025 officially closed, here is a look back at the top stories readers viewed and shared in the past year. Many of the most visited articles center on the Gateway area with the opening of Portland’s first 99 Ranch Market on August 16th and the construction of Portland’s first Chick-fil-A restaurant within city limits since the Lloyd Center food court location closed in 2003. People enjoyed the East Glisan Pizza Lounge‘s reopening and rediscovered an article from 2024 featuring Storied Vintage on SE Stark Street. Two stories about declining enrollment at Multnomah University and the future sale of the property made the top stories list. Readers also took an interest in real estate listings for the Gateway Shopping Center and another area mall. Traffic cameras and bus shelters round out the things Portlanders found interesting in 2025.
Thanks for reading the Montavilla News in 2025. You were one of 127,000 people who regularly visited last year. We appreciate the financial support of our paid subscribers and business supporters that help keep independent news available to our community. We look forward to sharing more news with you in 2026.
Top Articles of 2025 (Ordered by newest to oldest)
Crowds of eager shoppers packed the queue outside Portland’s first 99 Ranch Market on August 16th for the Pan-Asian grocery’s opening day celebration. Attendees waited in a one-hour-long line to enter the new 40,174 square foot store and waited another 25 minutes to check out. Inside, people found a brightly LED-lit and fully stocked store featuring fresh produce, live seafood, meats, housewares, and foods from domestic and Asian suppliers.
Crowd waiting in line under event tents
The opening ceremony, featuring a lion dance, started just before 8:45. Then, organizers asked people to join the waiting area that had already grown beyond the double event tents constructed to shelter guests. Under the white canopy, a zigzagging felt rope controlled a holding area that felt more fitting for an amusement park ride queue than a store opening. However, it remained full for hours after the 9 a.m. launch, as Portlanders showed a large-scale interest in seeing inside this long-anticipated store. Event organizers kept the shop at a reasonable capacity, waiting for people to leave before letting new patrons enter. The crowded store was always functional with minimal challenges caused by competing interests in items blocked by the checkout line that wrapped around to the back of the store.
The store’s designers utilized an open ceiling configuration painted matte black, with much of the lighting hung low off the product shelving. The overhead illumination bounced back up from the polished concrete floor, making nearly all angles of merchandised space bright and easily seen. Hanging banners helped direct people to the food items they desired and sell the attributes of the shop’s selection.
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For just under $45 million, someone can purchase the iconic Gateway Shopping Center at the confluence of Interstates 84 and 205. The former Kohl’s building and parking lot are available together with the 24-acre retail complex or separately. The Key Bank parcel at 1205 NE 102nd Avenue is the lone carveout and is not part of the offering. This real estate listing features a significantly sized property anchored by the Gateway Fred Meyer store, with many national chain stores surrounding the expansive parking lot.
Fred G. Meyer built the Gateway Shopping Center in 1954, away from city centers, in what was unincorporated midcounty at the time. The development created the region’s first suburban-style shopping center, focusing on patrons who drove to meet their daily needs. Current structures date back to 1987, with owners reworking almost all the original post-war elements over the decades to meet the ever-changing demands of retail design. The multi-block offering contains six distinct properties with separate registered owners. However, outside of the now-vacant Kohl’s building, the listing focuses on selling the site as a whole.
Portland City Planners zoned this area as Central Commercial, allowing high-density commercial development similar to those found in downtown urban streetscapes. Sellers list the property as 96 percent leased, and a sale would not instantly change the commercial makeup of the shopping center. However, a new owner could repurpose the underutilized parking for redevelopment at the edges of the property, better meeting the urban design guidelines while retaining the existing profit center at the complex.
This listing joins other notable multi-block holdings now on the market in this area, including two whole city blocks and several half blocks to the south. The retail site also sits across from a 5.18-acre vacant property at the southwest corner of NE 102nd Avenue and Pacific Street that Prosper Portland bought last year to secure for future housing redevelopment. City leaders intended the Gateway Tax Increment Financing District to spur significant redevelopment, but few properties have transformed with the density required by the new zoning. Several nearby sites have had their structures demolished and are now fenced, awaiting future use. A buyer looking to expand the Gateway Shopping Center could become the catalyst for the district’s growth, much like Fred G. Meyer’s initial investment. However, it will require substantial funding and a vision that extends beyond its suburban past to meet the current demands of a district envisioned as an urban center.
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Gateway Discovery Park’s playground will remain closed for a month-long repair of the rubber play surface installed around park equipment and in other areas where children are more likely to fall. The May 12th to June 12th closure allows crews time to replace the DuraSAFE SofTILE product at the vendor’s expense.
Playground surface condition before replacement. Courtesy of Portland Parks & Recreation, Portland, Oregon.
This newer East Portland recreation area officially opened in August 2018 and features universally accessible play equipment and a modern rubberized surface that boasts a ten-year warranty. The product showed signs of failure within seven years and required replacement to restore its active use. Park staff understand this closure is a disruption for the community, which relies on its outdoor playspace, but they ask for patience as this work will deliver a restored park experience with little financial impact on Portland Parks & Recreation’s (PP&R) already constrained budget.
Playground surface tiles removed. Courtesy of Portland Parks & Recreation, Portland, Oregon.
PP&R built Gateway Discovery Park on land first acquired by the City of Portland in 2008 when the Parks department and Prosper Portland, which was known as the Portland Development Commission at the time of acquisition, jointly secured three adjacent properties. Based on community input, the 4.2-acre parcel was split into a 3.03-acre park with the remaining space supporting The Nick Fish mixed-use, regulated affordable housing, and ground-floor storefront development. Harper’s Playgrounds assisted in the inclusive playground’s design process and contributed funding to the project.
Playground closed for surfacing work at Gateway Discovery Park (Jacob Loeb)
Parks planners anticipate crews will complete work in June, with most of the summer remaining for kids to enjoy the refreshed playground surface. Crews have no other park changes planned for this project, and the construction fence will come down as soon as the work concludes.
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In April, crews began converting an adult entertainment venue into Portland’s first Chick-fil-A restaurant within city limits since the Lloyd Center food court location closed in 2003. This project dates back to May 2022, when the national fast food chain explored development at 9950 SE Stark Street, opting to renovate the original structure to maintain its nonconforming use of the existing site. The 1984-era structure previously hosted Rax Roast Beef, Tony Roma’s, and Hooters restaurants before converting to Mystic Gentlemen’s Club and later Venue Gentlemen’s Club.
9950 SE Stark Street stripped to its studs ahead of renovation (Jacob Loeb)
Complete demolition of the building would have required denser use of the rezoned property and prohibited the use as a single-story restaurant, so workers stripped the building down to its studs and repurposed existing structural elements in the new design. This property is in the Gateway Urban Renewal Area, which city planners hoped would become a second downtown. The Gateway District is predominantly zoned as Central Commercial (CX). City planners expect new developments in this area to maximize density and encourage urban activities. The CX zone allows projects with tall buildings placed close together. Developers working in this zone should create pedestrian-oriented structures that strongly emphasize a safe and attractive streetscape. To avoid the minimum density requirements in the CX zone, the Chick-fil-A on SE Stark Street must reuse the original building. Portland allows noncomplying use within a zone when the building predates the new standards and only expects zone compliance to occur when property owners significantly redevelop the site. The status of nonconforming structures is not affected by changes in ownership or tenants. The project’s initial demolition and drive-thru-oriented redevelopment plan would have needed to adhere to the CX standards. This renovation plan will create a Chick-fil-A that is different from most of the restaurant’s other locations without a drive-through option, but it will retain nonconforming status by maintaining the usage pattern of previous tenants.
April 2025 (Jacob Loeb)
January 2025 (Jacob Loeb)
An early morning fire at the location on January 4th almost hampered redevelopment plans. However, Portland Fire & Rescue’s quick response kept the damage to a minimum and preserved most of the structure. This event was just one of the obstacles this project faced over the years. Chick-fil-A remained committed to buying this property even as its storied history played out in court with a 32-year-old man found guilty this month for a deadly shooting at this location in April 2024.
Firefighters working outside the shuttered Venue Gentlemen’s Club entrance. Photo by Dennis Weis, courtesy PF&R.
Over the next few months, crews will rework the facade and roof to incorporate a new entry vestibule. Sidewalk improvements around the site will join updates to the parking lot and ramp additions to increase accessible entry to the restaurant. Workers will restructure the interior with an all-new layout, including restrooms, a play area, a sit-down dining room, and kitchen space to meet the Chick-fil-A standards. People should anticipate sidewalk and lane closures around the property as workers transform this site. After crews complete the renovation, area residents should expect increased traffic around the property border by SE Stark Street, Washington Street, and 99th Avenue. The chicken-centric fast food company tends to draw many patrons, and its lack of drive-through service may exceed its onsite parking capacity, diverting drivers into other area parking. However, the property will have a designated “Delivery Drivers” area for app-based service providers taking orders directly to customers offsite.
Although the building will mostly retain its original footprint and parking lot, people should soon see a different level of customer interaction at this site, and it has the potential to draw in new visitors from the adjacent Interstate 205 commuter looking for a quick meal. Increased visitors at one location can improve surrounding locations’ sales but may also draw customers from local competitors. Chick-fil-A’s impact on the Gateway District will take years to materialize. Still, people have expressed appreciation for the change in business at that location and will appreciate seeing the site more active.
Update January 1, 2026: Construction is nearly complete and the franchisee anticipates opening the location in early 2026.
By
Jacob Loeb
Correction: The article was updated to acknowledge the Lloyd Center food court location that closed in 2003.
Portland Fire & Rescue responded to an early morning fire inside the shuttered Venue Gentlemen’s Club at 9950 SE Stark Street. The national chain chicken sandwich company, Chick-fil-A Inc., owns the approximately 7,012 square-foot building. Firefighters arrived just before 3 a.m. on January 4th, reportedly observing heavy smoke coming from the structure. Upon entering the building, crews found signs of a ceiling fire and called in a second alarm assignment. Within 20 minutes, crews had the fire under control and found no signs of injury within the building.
Firefighters working outside the shuttered Venue Gentlemen’s Club entrance. Photo by Dennis Weis, courtesy PF&R.
Chick-fil-A Inc. completed the purchase of this property in November 2024, less than a month after the adult entertainment company leasing the space ceased operations on October 26th. This building is located between SE Stark and SE Washington Streets on SE 99th Avenue, just across SE Washington Street from the Mall 205 complex that new investors purchased in January 2022. Several real estate and commercial property interests are investing in properties within this formerly bustling retail center in the Gateway District. Chick-fil-A joins other national chains like Chipotle Mexican Grill, which are continuing efforts to reestablish this area as a commercial corridor for East Portland. Despite the big-name brands moving into some storefronts in this area, the new owners of Plaza 205 are courting a cohort of Asian American owned businesses blocks east of the future Chick-fil-A location, offering more retail diversity to the area’s revival.
North side smoke damage and signs of firefighter efforts to cut power (Jacob Loeb)
Based on visible damage, the fire at 9950 SE Stark Street is unlikely to change plans for the Chick-fil-A project significantly. The building’s overhaul includes substantial renovations while maintaining the general shape of the 1984-era building. Motorists will maintain parking lot access from the two existing SE Washington Street and SE Stark Street driveways. However, guests will need to park their vehicles at this fast food location as the building will not offer a drive-through window. Crews will rework the facade and roof to incorporate a new entry vestibule. Sidewalk improvements around the site will join the parking lot and ramp additions to increase accessible entry to the restaurant. Workers will restructure the interior with all new restrooms, a play area, a sit-down dining room, and kitchen space to meet the Chick-fil-A standards. The existing free-standing sign by each entrance will lose its lower panel letter boards, and contractors will refresh them with Chick-fil-A branding. Illuminated channel letter signs spelling the restaurant’s name will adorn the sides of the building. Permit plans indicate this store will display a “Delivery Drivers” sign directing the app-based service providers to a designated area for pickup, perhaps signaling an anticipated elevated demand for that option.
Venue Gentlemen’s Club post closing October 2024 (Jacob Loeb)
Fire investigators are still working to determine what sparked the blaze. If Portland Permitting & Development approves plans currently under review, crews could begin construction at this property in 2025. However, fire damage could further complicate this project, which has taken years to develop.
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January’s winter storm delayed track and station work underway around the Gateway Transit Center, extending the TriMet MAX light rail disruption. The Gateway Transit Center will remain closed another week, reopening March 4th. When completed, riders will no longer have to use shuttle buses to detour around construction on the Red, Green, and Blue MAX Lines. However, on March 16th, Blue Line passengers in Hillsboro will need to use shuttle buses between Orenco Station and Hatfield Government Center. Regular Blue Line service resumes on March 25th, 2024.
Article originally published January 10th, 2024
Crews working for TriMet will close the Gateway Transit Center for MAX riders from January 14th through February 25th to complete line improvements and rail maintenance. Heavy civil infrastructure contractor Stacy Witbeck has already closed westbound car and bike lanes on E Burnside Street at NE 99th Avenue to stage repair work. Transit riders can use shuttle buses to navigate around the closures, and drivers can use NE Glisan Street when driving west.
The disruption allows for work on the airport leg of the A Better Red project and other track maintenance. For over a month, MAX Blue line trains will transition to shuttle bus service from NE 7th Avenue to the E 102nd Avenue stations. Green line riders will transition to shuttle buses between the Gateway Transit Center and the SE Main Street station. TriMet will suspend the MAX Red Line during this project phase, with the shuttle bus service replacing the Gateway Transit Center to the Portland International Airport leg of the route. TriMet will operate shuttle buses frequently, arriving at stops every 7 to 15 minutes during regular operating hours.
Graphics courtesy TriMet
On January 8th, crews working on a critical turn in the MAX Blue line closed westbound E Burnside Street from the Interstate 205 overpass to NE 99th Avenue. They have also blocked off a segment of NE 97th Avenue to stage rail and road crossing plates. Trades people are currently shaping the rail that will replace the east/west track turn to north/south travel. Workers will also remove and replace the plates in the street around the rails that allow automobiles to drive over them. Permits allow street blocking work to last until February 9th, but construction could conclude sooner or require a road closure extension.
As part of this work, construction barricades now block the NE 97th and E Burnside entrance to the I-205 Multi-use Path. However, further north along the path, riders and walkers have regained direct north/south access. During the previous A Better Red construction phases, Multi-use Path travelers needed to take an asphalt track around construction equipment. Recently, crews opened access to a newly paved concrete path with a gradual curve that reconnects the existing bike and pedestrian road. Cement masons added a west side open gutter to help channel water off the path, and electricians wired new overhead lighting into the underside of the overhead rail bridge. Both enhancements make this rebuilt segment safer for users. Construction equipment still borders the multimodel thoroughfare, but people no longer need to slow down and navigate complicated detours.
In addition to the rail and street work occurring over the next month, crews will continue construction on the new Gateway North MAX station platform. That station work will also enhance access to Portland’s Gateway Green Park via a freeway overpass bridge. All the repair and expansion work closures support faster, more efficient, MAX light-rail service. When completed, people will have a better transit system with fewer interruptions to service. During this transit system disruption, riders should anticipate some trips taking longer than usual. Trimet encourages people to consider using other forms of transportation during the January 14th through February 25th closure if shuttle buses do not meet their needs.
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Over the last four months, the Portland Police Bureau (PPB) has spent several days focused on retail theft at Mall 205 and the Gateway area. Conducted in partnership with the Multnomah County Sheriff’s Office (MCSO), the crime reduction program concentrates efforts on a small geographic area that has seen a substantial rise in theft. The PPB statistics from the three Retail Theft Missions demonstrate the daily burden of crime experienced by these retailers.
On March 5th, 2023, PPB and MCSO officers made their third attempt to significantly reduce criminal activity at these Interstate 205 adjacent retail centers. This past Sunday, 34 people were taken into custody and served 28 warrants. Police recovered seven stolen vehicles actively driven in the area. Officers also recovered over $3,000 worth of stolen merchandise. In February and December 2022, program operators saw similar daily results from these police operations.
Images in this article courtesy PPB
Although presented as an effective retail theft sting that together netted 138 arrests and the recovery of almost $14,000 of reportedly stolen merchandise, it also shows a steady level of crime in the area. The data presented is insufficient to draw credible conclusions about the program’s efficacy, but the numbers show consistent theft.
If the Retail Theft Mission continues in this area, the numbers may diminish as miscreants see this as a policed area. However, the numbers indicate this has yet to occur, and theft remains steady. Even if these efforts are effective in the Mall 205 and the Gateway areas, retail theft crime will likely shift to another commercial corridor unless additional diversion tactics reduce the overall occurrence of this type of crime.
PPB provided Retail Theft Mission numbers
March 5th, 2023 (Single Day Mission) – 34 arrests – 28 warrants serviced – 7 stolen vehicles recovered – $3,006.32 in recovered stolen merchandise
February 6th, 2023 (Single Day Mission) – 40 arrests – 60 warrants serviced – $2,237 in recovered stolen merchandise
December 17th and 18th (Two-Day Mission) – 64 arrests – 70 warrants serviced – 10 stolen vehicles recovered – 3 firearms recovered (2 stolen) – $8,743 in recovered stolen merchandise
By
Jacob Loeb
Neighborhood news site focused on buildings and changing businesses
