Thanks to Bisanz Brothers for their support.
Longtime family businesses in West St. Paul are closing. But new small businesses are also opening. This first-ring suburb with a strong commercial corridor on Robert Street is seeing a lot of change. It’s a time of business transition, but there’s more hope than despair.
It’s easy to think the sky is falling as local businesses have closed in the last few years: Dunham’s, Cardinal Corner, Camelot Cleaners. Others have relocated out of town, including Beirut Restaurant and Minnesota Locks.
Then the Bingo Palace closed but reopened. Some businesses transitioned to new ownership, including Pace Automotive, Turbo Tim’s Anything Automotive, and Modern Day Music. Beyond Smiles DentaSpa (formerly Cherokee Dental) relocated, rebranded, and expanded.
Then there are the new small businesses: Calisota Boys Customs, Clover Montessori School, Eco Chico, Ellie Family Services, Fraidy Cats, Frutilandia, Interstate Truck Driving School, Miracle Adult Daycare, Moler Barber Shop, Other Skies Weird Fiction, Tak Event and Décor, and Yadot Kittfo.
“Business turnover is a natural part of any community,” said Ben Boike, West St. Paul’s community development director. “Nationally, about 8% of businesses close each year (or one out of every 12). However, the city also sees a comparable number of new businesses open each year. What we are experiencing now is natural and normal.”
The sentiment among the business community is likewise positive. Boike pointed to a recent survey of 134 businesses where 78% rated the community as a “good” or “very good” place to do business.
Not Corporate vs. Small Business
The current transition in West St. Paul is not a case of giant corporate franchises taking over family businesses. There have been new franchises: Cafe Zupas, Erbert & Gerberts, Crew Carwash, Wingstop, Clear Lake Dental, and Wendy’s on the way. But none displaced a local small business. They either took over a vacant space or built new.
“The city is seeing a good mix of new small businesses and new franchise businesses,” said Boike. “Historically, Robert Street served as a regional shopping corridor. However, as Eagan and Woodbury grew in the 1990s and 2000s, Robert Street transitioned to more of a local commercial corridor and the business makeup of the corridor changed.”
Rather than a corporate takeover, it appears to be a natural business transition. Boomers are retiring and the next generation is taking over. Lucky China is another example—closed in 2021 when the owners retired, and the Minnesota-based chain Hawaii Poke Bowl moved into the space.
“Businesses are always going to come and go,” said Tim Suggs, co-owner of Turbo Tim’s. “I think we can all agree it’s nice to have a Home Depot and Menards but at the same time it’s also good we got a place like Southview Garden Center where you just get a different experience that’s more like friends and family.”
Passing the Baton: Local Business Change
That’s what brought Turbo Tim’s to the Forty Acres neighborhood.
“We love the community,” said Suggs. “Everyone talks and everyone knows everyone and we wanted to be a part of it. When I saw Cherokee Service I knew it was something special, it wasn’t a corporate shop—people, customers and coworkers were like family. Our model worked the same and we knew we could really bring good new ideas to a shop that had been around for over 50 years.”
It doesn’t even have to be a long-time business: Thai Pepper opened in 2019 and closed in 2024 with a transition to a new owner with Thai Delicious.
“I wouldn’t be surprised to see more transitioning in the near future,” said Dave Motz, owner of Plaza TV & Appliance. “Family businesses are the heartbeat of America, and it’s unfortunate but all things must come to an end. The important part for the end is doing it on your terms, not someone else’s.”
For Plaza TV & Appliance, Motz doesn’t see a transition in the near future, but it is something he’s thinking about. His father started the business in 1953 and Motz has worked there himself for over 50 years.
“When the time comes whoever takes over is going to have an advantage of a very large customer base to help with the transition,” Motz said. “A lot of these customers have become friends over the 71 years and we couldn’t have done it without them. Thanks for shopping local.”
Ongoing Transition
These changes will only continue, with a number currently in progress.
- FoodSmith is still looking for a new owner, though it’s business as usual until then.
- The former Cardinal Corner space is being subdivided with
a plan for Little Caesar’s to move from across the street into one of the spaces365 Cryotherapy moving into one of the two spaces. - The former Wooden Tub is currently being renovated and the new owner is working with the city on permitting for a plan they’re not ready to announce yet.
Redevelopment also has a big impact on transitions, with several projects still in the wings, including Doddway Center, 150 Thompson, the former Camelot Cleaner, and 1619 Oakdale.
“The city has limited control over which businesses choose to establish themselves locally,” said Boike. “While zoning regulations dictate the types of businesses allowed in specific areas, the market and demographic factors largely influence operators’ decisions to do business within a community.”
But the city does have tools to lure businesses people want. Tax increment financing (TIF) will likely be a part of the 150 Thompson redevelopment to include public space and a sit-down restaurant.
“The restaurant industry has seen a shift since COVID and with recent inflation,” said Boike. “Traditional sit-down restaurants have struggled in favor of fast casual and drive-through operators.” That’s driving the relocation and shift in business model for Beirut Restaurant.
Hopeful for the Future
“These changes are mostly good,” said Motz. “I would obviously like to see more transitions toward keeping the family owned business operating with new leadership whenever possible.”
With a growing population after decades of no growth, West St. Paul is a popular place to do business. While there are a few vacancies—Camelot Cleaner and Big O Tire among others—most open spaces are turning over quickly.
- “I believe the future of Robert Street and the City of West St. Paul is going to thrive for many years to come,” Motz said.
- “Looking ahead, the City remains committed to supporting existing businesses as well as attracting desirable retail, restaurant and entertainment uses,” said Boike.
- “I’m optimistic that West Saint Paul is going to be a good place where people want to be!” said Suggs.
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(Thanks to Megan Noggle who contributed to the reporting of this article.)
