Category: Business Relocating

Unicorn Jiu Jitsu Relocates on SE Stark

Since opening in May 2019, Unicorn Jiu Jitsu has increased membership, outgrowing its original training gym at 8502 SE Stark Street. Now they are relocating seven blocks down Stark Street to a newly updated space that will better suit their needs. Next month, the jiu-jitsu academy will move from its current location to 9220 SE Stark Street, taking advantage of the new storefront’s expanded training room and parking.

When starting the business, Unicorn Jiu Jitsu co-owner Hillary VanOrnum knew it would be a special place to train. Her position as the head coach instantly made the gym unique, and with the help of her family, they created a safe place where everyone feels comfortable in class. “There’s not any other gym in Portland, Oregon, that a woman is a head coach, and we have a pretty diverse membership. There are some classes where the majority of the class is women, and that’s pretty unusual in Brazilian jiu-jitsu,” explained Hillary VanOrnum. “A lot of gyms you walk in, and there’s one or two women on the mats, but in our gym, it’s often fifty-fifty.” 

Hillary VanOrnum is Oregon’s second female black belt and places well in competitions, having won world championships. As a paralegal for a major communications company during weekdays, she schedules her classes in the evenings and Saturdays. However, eight other instructors teach at Unicorn Jiu Jitsu, including her co-owners, husband Brian, and brother Andrew Wright. Classes range from all levels of adult training to popular kids programs for ages 6 to 9 or 10 to 13. “The majority of our classes are what we would call fundamental so that they’re geared towards those just starting out their journey. It takes some people ten years to get to their black belt,” said Co-owner and Assistant Head Coach Brian VanOrnum. For the advanced members, “we have our competition class where that class is geared specifically towards those looking to compete. We don’t do a whole lot of teaching techniques in that sort of class. It’s just your opportunity to come to get some conditioning work.” 

Image courtesy of Unicorn Jiu Jitsu

The current location served its purpose for three years, but Brian VanOrnum explained that the configuration no longer meets their needs. “We’ve experienced quite a bit of growth over the past year, and we’ve simply outgrown the space.” Additionally, “our training space is just a very small fraction of what our total square footage is, and you know honestly that that needs to be reversed. The training portion of our space should be the majority of what the space is.”

With the constraints of the existing gym and their lease coming to an end, the owners began looking for a new location earlier this year. However, they wanted to retain all their current students. “There’s always that fear of moving a considerable distance away and losing a big portion of your membership,” said Brian VanOrnum. So when a space became available next to Stark Street Pizza Company, the group jumped on it. 

Over the last few months, crews have reworked the pizza shop adjacent storefront, removing its retail past. The building’s owner added new drywall to the demising wall for enhanced fire protection and reconstructed the ceiling. Soon the bare concrete floor will have a softer wood base to support the practice mats covering most of the ground. Carpet tiles will define the front lobby area, with a vinyl plank walkway leading back to the restrooms. The gym’s interior paint will retain its gray color palette from the old location. However, an accent wall painted in an “intense teal” color adds pop and definition to the open space.

Image courtesy of Unicorn Jiu Jitsu

Unicorn Jiu Jitsu hopes to have classes in the new location by January 2nd, with the full move completed by the end of the month. The expanded space will allow the group to continue offering all the same classes while also supporting gatherings and events. Hillary VanOrnum wanted to host activities for organizations she endorses but needed sufficient gathering space. As an organization dedicated to building and strengthening the Brazilian Jiu-Jitsu community for women, Girls in Gis fits perfectly with Unicorn Jiu Jitsu’s goals. Soon, the Montavilla gym will have the space to host that group’s events. 

Until the move, scheduled classes will continue at the old spaces. Look for signs and buildout progress at the new location towards the end of the month, and contact the gym if you want to take classes in what they call a “safe placed for violence.”


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Low-Carbon Architecture Firm Opens Glisan Office

After a multi-year renovation of the Art Deco office at 7631 NE Glisan StreetHarka Architecture has fully relocated to its new home. Renovation work on this compact building rescued a Montavilla architectural icon and created a functional showpiece for low-carbon construction. Harka’s founder, Patrick Donaldson, purchased this property for his architectural firm in 2019 after his sublease ended. The onset of the pandemic disrupted the plans for a quick remodel and removed the pressure to move offices as commercial space became abundant. Over the last two years, the project’s scope shifted to a methodical renovation incorporating various environmentally healthy building techniques representing the core of what Harka offers its clients.

Donaldson, who lives in the area and sometimes commutes past this building, did not envision buying this property. Even as he searched for new office space, the for sale sign in the window almost went ignored. However, something about this distinct structure captured his attention. “I kept driving, and then maybe four blocks later, I turned around and came back and wrote down the number,” Explained Donaldson. Even then, he was unsure but decided to investigate the space further. “Looking around, it turns out the shipping container that’s back here, the guy who owned it was in there, and I’m pretty sure that had I not walked up at that moment and him being there, I don’t think I would have gotten it.” The seller admitted to ignoring calls to buy the property unless the person tried at least three or four times. “That’s a strange way to way to go about things, but he was in there, and so I actually made a kind of a physical connection with him. So we ended up negotiating, and I purchased it.” Said Donaldson.

Harka Architecture‘s conference room featuring a moss wall inspired by Portland topography

Once crews began the renovation project, Donaldson and his team realized they would need to take it down to the studs and reshape the building. “I never really intended to do what we did, and then once I started kind of working on it… you start to pull the string, and you know how it goes,” remarked Donaldson. He always intended to incorporate sustainability and low-carbon designs that reduce toxicity. However, each project bumped into the constraints of the 1940 construction, and they had to make significant changes. “We made the building taller because it had a two-by-four roof [and] didn’t have a parapet, so it wouldn’t waterproof well. With a two-by-four ceiling, we’d be forced to use foam insulation, which has high embodied carbon and is filled with fire retardants.” To avoid that, they built a roof with two-by-six lumber and 14-inch engineered trusses that accommodated 13 inches of cellulose insulation. The process also changed the building’s outward appearance. “It gave it more of an overhang in the back, and then again, it’s 18 inches taller, so it has a little bit more of a profile than it had before,” said Donaldson.

With the first substantial upgrade underway, it became apparent that the building needed additional work, and keeping to the budget was already a lost cause. “We should upgrade here, we should upgrade there, and then it was like we should just make an example of this, right?” remembered Donaldson. From that point on, he and his team set out to incorporate all types of low-carbon and recycled materials into the project with the goal of making a usable showcase featuring what Harka offers its clients. “We tried to use edgier products to test them out, and so right when you walked in at the entry, there’s a little window in the ceiling that shows off the hemp [wool insulation],” explained Donaldson as he pointed to details through the space. In many places, they repurposed lumber, even salvaging lath from the walls for the paneling in the bathroom.

By tearing into the building, Donaldson’s team discovered pieces of the building’s history. It began as a dentist’s office for Herbert E. Craner, who practiced in this building for seventeen years. When he died in 1957, his son Eugene took over the business. The floors bore the marks of the heavy dental equipment once bolted down. However, the bolt holes suggested that the detail chairs were placed in the front windows, confounding the crew until they received a guest. “Some woman out [front] was taking pictures. She ended up being the daughter-in-law of Craner, who are the original [owners], and her husband grew up in here in that little side room.” Craner’s daughter-in-law described the office as configured similar to a barber’s shop, with people receiving treatment in front of the passing public looking in the front windows. “You had the chair right in the window, and people watched you get your teeth worked on. That was a thing to show off the skills of the dentist,” remarked Donaldson with surprise.

Plumbing permit found in the wall during renovations

Later in the building’s life, it housed a pizza restaurant that contributed layers of grease and hid patched-over window openings. “I believe the original building was all plywood, and then at some point, they plastered the bottom three quarters with stucco. Actually, there’s two layers of stucco on it because I think when they turned it into a pizza shop, they covered up a bunch of windows. Then they ended up just putting another layer of stucco over everything,” described Donaldson. The top portion of the building features new stucco separated by three aluminum bands wrapping around the top of the building. The old wall cladding remains in place, but that poses a problem. Creating an efficient low-carbon building involves sealing air leakage and insulating the structure to reduce energy usage. However, in this building, the outside walls were already in place. So the vapor sealing and insulation needed to occur on the interior side of the walls. First, they used an AeroBarrier treatment to plug holes in the existing walls. “They come in, and they pressurize the interior of the space, and they start spraying a non-toxic rubber cement. It goes and finds all the holes and fills them up,” explained Donaldson. “Then we put dense pack cellulose in there. That’s all fluffy, so you put netting on the wall, and then you put a hose in there, and you pack it in there tight.” They then finished the insulation work with GUTEX, a carbon-negative wood fiberboard. Once again, the product behind the wall is on display through a glass window. This time the glass doubles as a whiteboard in the conference room.

Back wall showing GUTEX wood fiberboard behind the siding

According to Donaldson, contractors often use the wood fiberboard on the exterior of a building. “It’s designed to be actually on the outside of a building. It would go on the outside over the plywood before you put your siding on. We put it on the inside here because we had the stucco. So it’s everywhere on all these walls except this back wall which didn’t have stucco on it. The back wall also functions as a demonstration of the siding product. Instead of having overlapping cladding, the exterior boards have constant gaps. This installation shows off the GUTEX product and proves that it is protecting the structure and that the siding is just a rain screen.

Not all products chosen for the project proved effective. The magnesium oxide panels used in place of traditional drywall did not hold up well, and cracks at the seams are showing in some areas. Donaldson will not recommend the product to clients. Instead, lightweight sheetrock is a better choice, with half the carbon impact as traditional gypsum board. Suggesting products and educating clients on low-carbon/low-toxin living makes Harka Architecture a unique firm. Donaldson foresaw a need for environmentally conscious buildings and believed that carbon impact would be the best measure for that work. As the discipline became more formal, tools have developed to help architects select products and features in buildings that make a substantial impact when reducing carbon. 

Patrick Donaldson by one of his gates made from repurposed material

Donaldson’s team uses data and product knowledge to refocus people’s good intentions toward activities that substantially make a difference in the environment. Every product used in construction has the potential to generate substantial amounts of embodied carbon, the amount of carbon-producing energy consumed during manufacturing. Some foam sealing products use so much electricity in production that they will never prevent the same energy leakage in a home they consumed during creation. Donaldson explained how understanding the entire life cycle of a product can substantially alter the carbon reduction equations people make. “Everyone is worried about plastics and recycling. Forget about that your steak is wrapped in plastic. It’s the steak that’s the problem, not the plastic.”

Harka Architecture works on various residential and commercial projects as well as consulting on low-carbon approaches to living and building. They assist with upgrades to existing structures and new construction. Interested developers or homeowners should contact Harka Architecture for more information.


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Maintain Yourself PDX Expands

Maintain Yourself PDX will relocate from a 200-square-foot office above the Bipartisan Cafe to a ground-floor storefront off SE Stark Street. In December, the therapeutic massage provider is taking over Montavilla Community Acupuncture‘s former space at 7925 SE Stark Street. The larger multi-room office will allow the business to grow its client base and hire more massage therapists.

Diane Barker worked for an established massage provider in NW Portland for seven years before branching out on her own. Being a Montavilla resident wanting to work closer to home, she opened Maintain Yourself PDX at 422 SE 79th Avenue, suite 203. In less than two years, the business grew beyond the confines of the current location, prompting this move.

The vacancy on SE Stark came at just the right time, and the space is practically move-in ready for the business. “Things already set up,” said Barker. “Since it was an acupuncture place before, it’s pretty much set up for massage at that point.” Currently, plans for the space focus on painting walls and a few other updates. Barker also appreciates the new location’s ground-level entrance. “One of the big things I’m excited about is not having stairs for people to come up. Being able to walk right off the street is going to be fantastic because a lot of folks have chronic knee issues or back problems.”

Image courtesy Maintain Yourself PDX

Beyond accessibility, street access will help facilitate exposure for the business and allow drop-in clients once a week. The storefront’s large front room is an ideal place for Maintain Yourself PDX staff to offer chair massages for casual clients. Sessions can last less than an hour and focus on just one area needing treatment.

Diane Barker intends to hire more staff soon, eventually having five massage therapists working at this new location. “I have one other person that I just brought on, and I’m actively hiring at the moment for the other positions,” explained Barker. The new space will become available in November, giving the Maintain Yourself PDX crew just a month to prepare everything for the move. All the work will happen while continuing to see clients at the original office.

The Stark Street location should open on December 3rd. Expect to see updates inside the office during November. Follow the Maintain Yourself PDX website and Instagram for updates.

Image courtesy Maintain Yourself PDX

Community Acupuncture Leaving Stark

After fifteen years on SE Stark Street, Montavilla Community Acupuncture will relocate to a new office. Owner Mia Neuse recently completed renovations to an accessory building at 212 SE 79th Avenue and will move her practice to that space starting November 1st. Until that date, clients can continue to visit the location at 7925 SE Stark Street.

Neuse opened the Stark Street location with John Blank, bringing their individual practices together and creating an affordable treatment system for those without insurance coverage. Both practitioners treated insured people privately and helped the uninsured or underinsured in the community room, taking walk-ins when space was available. Blank retired from the business eight years ago. In 2015, Julie Koroch joined Montavilla Community Acupuncture. She continues to work from this location. However, Koroch will relocate her practice to another office after the move.

Montavilla Community Acupuncture’s transition will require some changes to the business. The new building is nearly one-third the size of the current storefront and located in a residential area. As a single practitioner in a home-based setting, Mia Neuse expects to see fewer people. Currently, fifteen to twenty people walk through the door each day, but that should slim down to around eight. Clients can schedule treatments Tuesday through Friday. Drop-in care was suspended during the pandemic and will not return.

Transformation of 212 SE 79th Avenue. Image curtesy of Montavilla Community Acupuncture

Moving after so many years is difficult for this longtime staple of downtown Montavilla. “I love my current office, and there are many things about it that I’m going to really miss,” remarked Neuse. “But I thought it would be nice being nestled in a pretty backyard and have less traffic noise going by.” Montavilla Community Acupuncture will continue to offer the same services with the same commitment to making acupuncture accessible, regardless of insurance coverage.

After completing the interior, work will begin on the grounds around the new location. Clients will walk through an open driveway gate down the newly constructed path that will take them to the blue single-story building in the back. Neuse will apply a Japanese garden design surrounding the walkway, using native Pacific Northwest plants. The goal is to make the space calming and inviting.

Neuse was committed to remaining in the neighborhood when deciding to change locations. “I’ve been living in this community for over 20 years and working in this community going on 15… I really appreciate Montavilla. It’s my home.” Look for the move to begin at the end of this month and expect to see a new business taking over the vacant storefront on Stark Street in the coming months.

Family Fun RV Moves Out of Portland

This month, Family Fun RV closed its location at 333 SE 82nd Avenue after relocating the last reaming inventory to the new lot in St. Helens, Oregon. Construction fencing now surrounds the former vehicle sales establishment. Last year this company closed its other Portland location at 1027 SE 82nd Avenue to focus efforts oping a larger facility along Columbia River Highway.

Since 2017, Family Fun RV sold new and used recreation vehicles from the 82nd Avenue location. Although suffering recent thefts at the site and navigating challenging conditions on surrounding streets, this business’s relocation stemmed from the imminent sale of the property. The owner of this 28,212 square foot car lot listed it for sale at the beginning of 2022, along with many other properties in the area. Information regarding the pending sales of the site is not yet known. However, Family Fun RV staff indicated in a phone call last month that they would only close the 82nd Avenue location after being informed of an offer on the property. 

Family Fun RV at 333 SE 82nd Avenue from January 2022. Image from Google Maps

Family Fun RV’s new sales lot is substantially larger than the old Portland location, giving the woman-owned business the space to grow operations. Whoever buys the now-vacant 82nd Avenue location will gain a propionate property near downtown Montavilla. The half-block site has street frontages on three sides, making it highly accessible for many concurrent uses. Although it could easily host another automotive business, it is an ideal location for a mixed retail and housing project.

Mia and More Opening on SE 82nd

Update – December 15th, 2022: Mia and More is open, read about it here.

Later this year, the Mia and More restaurant will relocate from its original Beaverton shop to 326 SE 82nd Avenue. The store’s menu features fresh-pressed sugarcane juice, milk tea, fruit smoothies, and Vietnamese street food. Located in the Annex building near SE Stark Street, the retail space previously housed Las Tres Flores and All-Ways Warm fireplace store. Remodeling crews are now waiting on permit approvals before they begin transforming the space.

The Mia and More brand originated in Kent, Washington, several years ago. The owners license the name to other independent store operators across the country and supply licensees with sugarcane sourced from trusted farms in Vietnam. The Beaverton location was the first Mia and More in Oregon. Local restaurant owner Michelle Tran wanted to open her Mia and More location in Portland. However, an existing commercial lease in Beaverton allowed Tran to test the market before committing to a dedicated space.

Image courtesy of Mia and More

Tran is no stranger to Portland eateries, having owned The House of Ramen on SW Columbia Street for many years. However, with a 22-year-long career in the medical industry, Tran wanted to expand her food service work to include more fresh and natural products. The Mia and More brand had built a reputation for high-quality ingredients that appealed to her. “We blend the sugarcane juice with real fruit instead of powder. The only powder that we use with the taro powder, chocolate, and matcha, those are the ones we can’t help,” explained Tran.

Mia and More Beaverton Store, pressing sugarcane. Image courtesy of Mia and More

After a short time in Beaverton, Tran began looking for a location closer to her most active customers and a community with an appreciation for the menu items. “So when we were in Beaverton, people had to drive all the way from Portland, Vancouver, Salem to get to the Beaverton location. We chose the Montavilla area because it’s quite packed with Vietnamese population right there.” Said Tran. Designers started work on the new location in March, but City permitting delays stalled construction. Tran could not staff both sites simultaneously and had intended to close the original restaurant around the time of opening the SE Portland spot. However, construction delays have pushed the opening date past August, and it is still uncertain when renovations will be complete. The old location is now closed, leaving customers eager for the Montavilla restaurant to open.

Image courtesy of Mia and More

Michelle Tran explained that the new storefront is smaller than her old location. Consequentially, the staff will need to cut down the menu some. However, the popular drink offerings will remain the central focus of the store. Look for an update within the next few months announcing the official opening date for Mia and More on SE 82nd Avenue.


Las Tres Flores has relocated down the street to 24 SE 82nd Avenue, inside the Santa Cruz Bakery and Taqueria. 

Medical Building For Sale on SE 80th

A single-story medical building on SE 80th Avenue near SE stark Street is for sale. The property at 300 SE 80th Avenue formerly housed Hand Therapy Specialists. The corner lot sits across SE Pine Street from Montavilla United Methodist Church and next door to Montavilla Dental Arts.

Hand Therapy Specialists relocated to Northwest Portland In January of 2022 and appears to have changed ownership. The hand rehabilitation clinic had occupied the building on SE 80th Avenue for twenty years. Now the former clinic owners are selling the facility located in historic Montavilla downtown.

Crews completed construction of the 1,878 square foot building in 1948. It has undergone several updates over the years, including a project to enclose the front porch around 2018. The long building is surrounded by well-maintained landscaping on a quiet street. Although last used for medical work, it can easily convert into office space. Contact the Nick Shivers Team at (503) 594-0805 for more information about purchasing the property.

AYCO Seeks New Home on 82nd

African Youth & Community Organization (AYCO) is in the process of buying the Flex Building located at 2110 SE 82nd Avenue. The youth mentoring organization currently operates out of the former Trinity Broadcasting Network (TBN) building on NE Glisan Street. Developers will soon transform the TBN site into affordable housing, prompting AYCO’s move to a new facility. However, the group needs to raise $5.5 million to purchase and renovate the new building.

In January 2021, AYCO relocated to 432 NE 74th Ave from SE 122nd Avenue. Although the group knowingly committed to a short-term lease for the property on NE 74th, they hoped to become a partner organization in the supportive housing planned for the site. Unfortunately, Metro did not select the development group they partnered with, making another move inevitable.

This week the developers submitted a type 2 Land Use Review for the first of two buildings planned for the Glisan and 74th housing project. That four-story wood-framed residential building will contain 41 units of permanent supportive housing above a ground floor commercial kitchen, cafe, and retail incubator space. Additional amenities include resident services, laundry rooms, bike parking, and a community room.

With the permitting process underway, securing a new home for AYCO takes on a new sense of urgency. The Flex building on SE 82nd Avenue is several years old but has never found a tenant. Constructed in 

Flex 2110 SE 82nd Ave

2017, the building’s owner anticipated demand for high-end office and commercial space on 82nd Avenue near SE Division Street. Lower demand and the pandemic kept the building vacant except for a short-term popup COVID testing site. Crews only constructed the basic shape of the space, waiting for tenants to dictate the placement of interior walls. This unfinished condition will add to AYCO’s overall costs for the project. “The building is a shell and needs huge construction [and] tenant improvements,” explained AYCO Executive Director Jamal Dar.

The Flex building will cost $3.6 million to purchase. AYCO staff have allocated the remaining $1.9 Million to cover construction and furnishings. Fortunately, they have already received commitments for $1.5 million from supporters. An additional $2.5 million is expected to come from Federal funds and contributions from the City of Portland. Now, AYCO is seeking donors at any level who can help bridge the $1.5 million gap. They must find those funds within six to ten months or incur debt from loans.

The Flex building offers many benefits to the AYCO community, and buying the building will provide the permanent home this group has sought for many years. Dar explained that the building is centrally located near the community his organization serves. He feels its proximity to several schools, shopping, and transit options will be an invaluable benefit to the immigrant and refugee community using this resource center.

At 18,682 square feet, the increased building size means AYCO will continue to offer all existing programs with room to expand. “[The building] will allow us to conduct all of our programs, including establishing early childhood education and many other programs we currently don’t have,” said Dar. Buying the Flex building has the potential to take AYCO to a new level and secure its space in the supportive services community.

People or groups interested in investing in AYCO’s future location on SE 82nd Avenue should visit the group’s website www.aycoworld.org and click this Donate Now button at the top of the page. Jamal Dar and his staff are available to talk to groups interested in large sponsorship opportunities.

DB Dessert Company Closes Montavilla Location

This month, DB Dessert Company removed store signage at 6824 NE Glisan Street after recently closing its original Montavilla retail location. The bakery began its brick-and-mortar operations from this space in 2018. Since then, they have launched two new Portland locations that will remain open.

During its four years on NE Glisan, the dessert, pastry, and custom cake maker served a valued role in the community. DB Dessert Company quickly developed a positive reputation for made-to-order cakes and other sweet items. However, the brand’s popularity enticed founder Damala Badon to expand operations to other neighborhoods. As new locations opened, storefront hours at the Montavilla location sometimes became irregular.

Note displayed on DB Dessert Company’s 6824 NE Glisan Street door November 2021

Although predominantly a successful and safe space, on January 3rd, thieves broke into the Glisan Street location and vandalized the shop. That event did not deter Badon from reopening the shop to the public for an additional four months. Now the bakery is empty and clear of all DB Dessert Company branding. Customers are encouraged to visit the Alberta District location at 2624 NE Alberta Street or their Rockwood Location at 458 SE 185th, Suite 116.

Toast Moves out of Montavilla

After nearly a decade in the neighborhood, Toast Inc. has relocated from its shop on SE 80th Avenue to a new purpose-built facility at NE 42nd and Killingsworth Street. The manufacturer of laser cut wood and leather products expanded operations over the years to encompass an extensive collection of device covers, offering personalized designs and promotional items. The former workshop at 403 SE 80th Avenue is now vacant, awaiting its next tenant.

Moving to the new location enables Toast to grow its business and make space for other similarly creative people to work on their craft. “We got the opportunity to build a new building to our specific needs that would also have additional maker-artist spaces to lease out,” said Toast Founder Matias Brecher. The second floor of the new two-story commercial building offers leasable workspaces while Toast works out of the main floor. Tenants have rented all but one of the artist studio rooms, firmly establishing Brecher’s vision of a creative community building. 

Toast launched in January 2012 as a Kickstarter project with 300 backers. Crowdsourced funds facilitated the initial purchase of a CNC laser and materials that Brecher developed into Toast. Initially, the company produced walnut iPhone 4 covers in a basement workshop but soon hired staff and relocated to the Montavilla workspace. Now, growing further, Toast is making its new home in the Cully neighborhood.

The move is biter-sweet for the business. “We miss the restaurants and bars and the Academy theater for sure, but we are excited to be part of growing the 42nd Ave community,” explained Brecher. Montavilla has incubated many independent manufacturing operations dating back to its earliest days. Toast is another example of the quiet success seen in the workspaces around the neighborhood. Look for the shopfront on SE 80th Avenue to become available soon, and visit Toast at 4232 NE Killingsworth Street if you are in the area.