Some residents along West Seventh Street used to feel a need to defend their neighborhood. Dotted with small coffee shops, one-room art galleries and eclectic housing that sometimes shows its age, it was, they insisted, a diamond in the rough.

Rather than feeling ignored, some neighborhood stalwarts now say they’re under the microscope. Developers are eyeing select locations up and down West Seventh Street, where at least a dozen major real estate projects are in various stages of planning or construction. (You can explore those here)

The diamond is no longer being overlooked, and change is afoot along one of the city’s busiest corridors — a major link between downtown St. Paul, Highland Park and the Minneapolis-St. Paul International Airport. Related Articles Minneapolis and St. Paul to add 70 electric car charging stations

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The city’s oldest standing fire station could become a Marriott Hotel.

Flashy market-rate housing appears likely for the next phase of the Victoria Park apartments and the former Ace Seven Corners Hardware site. Nearby, new dining and brewery options welcome patrons.

Like the stalled Sibley Plaza strip mall redevelopment, not every project is proceeding as planned. And there are still empty or underused spaces that could use attention. But if a light rail or streetcar line still in discussion is any evidence, there’s momentum to give some neighborhood activists pause.

“Things that make the neighborhood a destination are good, things that emphasize us being in the middle on the way to something else are bad,” said Erik Hare, a longtime member of the West Seventh Street/Fort Road Federation. Hare’s personal motto is “Keep West Seventh Weird.”

“We have our own character. … This is a really strange neighborhood. It’s full of people with high education and low income, people who work for nonprofits and the state,” he said. “It’s artistic by nature, and West Seventh has always been affordable, and we want it to stay that way.”

Still, Hare praises Bad Weather Brewing Company’s popular taproom, which recently replaced an auto repair shop. With widespread support, the 40-acre Victoria Park green space and the North Garden Theater are moving forward at the same time Urban Organics, a vegetable and fish hatchery, takes up residence at the Schmidt Brewery.

Shawn Devine, president of the Fort Road Federation, owns 13 townhomes next to Victoria Park and 15 single-family rental homes throughout the neighborhood, and he plans to purchase more property.

“I try to keep encouraging dense development, but keeping building heights where they should be,” Devine said. “We’re on the river bluffs, so the views are important to people.”

Renderings of a proposed new Sholom senior housing building by Victoria Park show a structure measuring 75 feet in height, or seven stories — about 30 feet higher than allowed by zoning.

The proposal has company. Realtor Leonard Schwartz, a longtime member of the Fort Road Federation, is helping Brighton Development market 50,000 square feet of vacant land in the Victoria Park area between Nova Classical Academy and the Sholom Homes.

Across the street, Chase Real Estate is designing its third apartment building on the site. In opposition, Nova Classical Academy has filed an appeal with the city that says 50 units is too much.

Schwartz has heard criticism that development is unfolding along West Seventh Street too quickly. He disagrees.

“It’s 90 percent positive,” Schwartz said.

Neighborhood housing values are just beginning to reassert themselves, he said.

“The homeowners, they’ve sat with their houses at a stable level for a long time, and they’re looking for some positive movement in the market,” he said. “They love the new stuff. They love the activity.”

Schwartz said the neighborhood had struggled for years with a handful of problem landlords who owned multiple properties apiece, but like the adult novelty stores that once dotted West Seventh, they’ve been run out of town, and “that’s over now.”

The federation doubles as a community development corporation, and it has spent decades trying to spruce up properties, one house at a time. In the past year, with the city’s help, the federation has reclaimed, remodeled and sold five homes behind DeGidio’s Restaurant and Bar.

“We don’t have very many bad landlords anymore,” he said.

City officials say density is key to creating vibrant urban spaces, though they’re sympathetic to concerns about building heights and gentrification.

“I am excited about all the development,” said City Council Member Rebecca Noecker, who represents Ward 2. “The more we can have a walk-able neighborhood, and residents and services are close to each other, the better off we will be. But it has to be balanced with the needs of residents.”

“Whenever there is a lot of development happening it creates a lot of questions about how much change is the right amount,” Noecker said, “and how much density, and what kind of change, and how rapidly it should happen.”

You can explore all the projects here:



TRANSIT | RESIDENTIAL & HOTEL | RETAIL & MIXED USE | BEER & FOOD & ENTERTAINMENT | GREEN SPACE | UNDECIDED

TRANSIT

Riverview Corridor:

A study is underway to try and find a way to connect downtown St. Paul to the airport and Mall of America via mass transit. After months of analysis, the options left standing include West Seventh Street and an old Canadian Pacific Railway spur that runs parallel to it as the possible routes. The remaining modes are bus rapid transit, modern streetcar, light rail and a multiple-unit train powered by diesel. A hybrid of routes and modes is also an option, as is doing nothing and leaving the Metro Transit 54 bus as the only public transportation. There is already opposition to light rail among West Seventh residents who fear it will split the street and eat up too much parking and sidewalk space.

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RESIDENTIAL/HOTEL

Irvine Park Triangle:

Minneapolis-based Schafer Richardson has proposed constructing approximately 175 market-rate housing units on a triangle of city-owned land at Exchange Street, Eagle Parkway and North Chestnut Street. Members of the West Seventh Street/Fort Road Federation have expressed concern about overwhelming the Irvine Park area. The project, which would be co-developed with Peter Brodd, would range from studios to walk-up townhomes, and include underground parking.

Schmidt Brewery:

The artists who live in and work out of the Schmidt Artist Lofts may soon have company. The West Seventh/Fort Road Federation is lining up commercial tenants such as Prom Catering for the former brewery’s old Rathskeller building and raised city funds for needed building improvements. Developer Craig Cohen is working with real estate firm Cushman and Wakefield to convert the former Keg Building into the Keg and Case market, an indoor farmers market and restaurant space. There’s even the possibility of an outdoor ice rink. Urban Organics is installing a fish hatchery in a former keg storage area.

Victoria Park apartments:

The big apartment development, Victoria Park Apartments and Townhomes, that sprung up at 740 Victoria St. South a couple years ago — just blocks off West Seventh — is still growing. Residential demand prompted developer Chase Real Estate to construct a second building — this one stocked with 197 market-rate units — at the corner of Otto Avenue and Shepard Road. That one, to be known as V2, will open this fall, according to Chase development manager Joe McElwain. The first building has 215 units. With interest high, the developer has set its sights on a third building at 763 Kay Ave., this one a four-story complex with 50 units.

Nova Classical Academy has filed an appeal opposing the building height. If construction moves forward, it would be built next to the building on Victoria. The company recently got the concept approved by the city and is entering its design/development phase. It could open next year.

Sholom Home:

Sholom Home, the assisted-living complex just off West Seventh, is eyeing an expansion. The company’s original vision for its east campus always included an independent living facility, it just hasn’t built one yet, said Jamie Maddeaux, vice president of sales and marketing for Sholom. Employees are conducting market research meetings with area seniors to determine needs, and the company recently began working with city and neighborhood officials on potential plans. A decision is expected before the end of the year, if not sooner. While still in the conceptual phase, the expansion would likely include a 60- to 65-unit independent living facility on land adjacent to its existing campus. Sholom currently operates an assisted living and memory care facility, care center and some low-income housing for seniors on the site.

Hope Engine Co. Fire Station:

Original plans included razing the former fire station at the corner of Leech Street and Grand Avenue to make way for a 109-unit Marriott Hotel. After community members spoke out about losing the historic structure — the city’s oldest standing fire station — plans shifted. Developer and building owner David Brooks, St. Paul City Council Member Rebecca Noecker and other neighborhood and city officials have 90 days to find a way to salvage the station while still finding room on or near the site for the hotel. If they can’t, the site’s future could be decided by a judge. While Brooks has previously said the hotel would have 109 units, its height is unknown. He did not return calls for comment.

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RETAIL/MIXED USE

Seven Corners Gateway:

The Minnetonka-based Opus Development Company has partnered with Greco Real Estate and the city of St. Paul for a possible development at the Cleveland Circle/Seven Corners Gateway site across from the Xcel Energy Center. Plans are still tentative but the surface parking lot bounded by Smith Avenue, Kellogg Boulevard, West Seventh Street and Fifth Street could someday host apartments, shops and offices. The Carlson Rezidor Hotel Group has proposed an arts-driven Radisson Red hotel.

Seven Corners Hardware:

The Opus Group is developing Oxbo, a six-story 191-unit luxury apartment complex at the former Seven Corners Hardware site at West Seventh and Chestnut Street. The U-shaped building, which will include 11,500 square feet of retail on the ground floor, is under construction and scheduled to open in January 2017. Next door at 200 West Seventh St., Vista Host is building a 160-unit Hampton Inn and Suites. The hotel is scheduled to open in November.

Sibley Plaza:

Lights have been going out at the strip mall at Davern Street and West Seventh for years as owner Paster Properties prepares for redevelopment. Former plans included a multi-story fitness center, a natural foods grocery store, housing and green space. Since then, LA Fitness has pulled out of talks, as has Fresh Thyme, the grocer previously eyeing the location, said Howard Paster, president of Paster Properties. That said, the development company still plans to revamp the strip mall into a mixed-use development. Paster still expects a grocery store will be a part of the final plan, as well as housing. While concepts are still very tentative, he said he’d like to be back before the Highland District Council and the city of St. Paul sometime in the next 12 to 18 months.

Labor Center at 345 W. Seventh St.:

In March, a coalition of labor unions began occupying new headquarters at 345 W. Seventh St. off Forbes Avenue. The Labor Center spans 16,200 square feet and is home to the St. Paul Regional Labor Federation, the St. Paul Building and Construction Trades Council and other local unions. The site replaces 411 Main St., the old St. Paul Labor Centre, which was purchased by Catholic Charities for the new Dorothy Day shelter expansion.

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BEER/FOOD/ENTERTAINMENT

Bad Weather Brewing:

Bad Weather Brewing Company relocated from a shared production facility in Minnetonka last year to 414 W. Seventh St., the site of a former auto repair business. The 12,000-square-foot brewery and tap room, which sits across the street from DeGidio’s Italian Restaurant, has been a beehive of activity since its grand opening in October, regardless of the weather.

Mucci’s Italian:

The already popular casual Italian eatery opened about six weeks ago at the corner of Randolph Avenue and View Street, just a couple blocks off West Seventh. Owner Tim Niver — the force behind The Strip Club Meat and Fish and Saint Dinette in St. Paul — said the neighborhood has been “amazing.”

Garden Theater:

Located across the street from the Schmidt Brewery, the long-underutilized Garden Theater at 929 W. Seventh St. was used for years as a storage building and later condemned by the city. Actor-director Ryan North has big hopes of reopening the 1916-era movie theater as the North Garden Theater, described as “an artistic and community rental facility for plays, musicals, comedy, bands, films, business meetings, weddings, reunions, parties and receptions.” North purchased the building in December and hopes to complete improvements within months.

Palace Community Center:

The city’s Parks and Recreation Department recently remodeled and expanded the Palace Community Center at 781 Palace Ave. Constructed in 1974, the rec center reopened Jan. 30 following an eight-month, $6 million upgrade. It now measures 16,500-square feet, about 6,000 feet larger than its previous footprint. The site includes an outdoor rink and warming house. A second phase will include field lighting and improvements to a play area.

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GREEN SPACE

Victoria Park/Quarry Farm Park:

Years in the planning, the 40-acre green space overlooking Shepard Road off Otto Avenue and Victoria Street will be transferred to St. Paul Parks and Rec this summer. An advisory committee has proposed a new name — Quarry Farm Park — to replace the working title Victoria Park. The project includes improvements to Otto Avenue, an extension of Stewart Street and extensive grading. A new trail to be constructed this fall will provide access to the Mississippi River and the Sam Morgan Regional Trail, and Great River Greening will remove buck thorn and plant native grasses this summer.

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UNDECIDED

Old Riverside school:

The St. Paul School District plans to put the former Riverside elementary school on the market in 2016. The five-acre site sits at 900 Albion Ave. near Lexington Parkway. The West Seventh/Fort Road Federation has expressed concern about concentrating too much housing in one corner, should the site be converted to apartments.

Former U.S. Bank site:

Still no word on what will finally land at the former U.S. Bank site along the Mississippi River bluffs. The owner, Johnson Bros. Liquor Co., had planned to build a six-story luxury apartment complex on the 21-acre parcel, but that concept was canned after the city demanded the developer — Shepard Development — scale back the height. The city has since encouraged the developer to update its master plan for the parcel at Shepard Road and Davern Street.

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