Streetscape & Tudor Building Bridging the Gap

The Sporting News building at 2020 Washington was converted to lofts in 2004. But it has always felt a bit disconnected to the main loft district to the East. I was the listing agent on one of the early resale units there in 2005 (owner moved). Since November live three blocks east of the 2020 building on Locust — the block South of Washington Ave.

A decade ago when planning was underway for the loft district the decision was made to narrow Washington from four traffic lanes plus two parallel parking lanes. This allowed sidewalks to be widened and to “calm” down traffic. This first phase was completed about eight years ago in the stretch of Washington Ave between Tucker (12th) and 18th. A lot of development is also East of Tucker. But out where I am at 16th you feel like you on the edge.

The Schlafly Tap Room down Locust at 21st has been open since 1991 (see the history of their building). For many years it was one of those drive-to locations as it was the only thing going on in the area.

Lately I’ve noticed something I hadn’t seen before, many more people walking West of 14th and certainly West of 18th. Besides more residents in places like 2020 Washington, the Majestic Stove, The Packard Lofts, and the Motor Lofts I think the recently completed Tudor building and parking & lane changes West of 18th are making a difference.

The Tudor building takes up the entire block between 19th & 20th and Washington to Lucas. For many years it was used as a haunted house. For the most part it sat vacant.

Other buildings further West had been done but this one took a while. From the Business Journal in June:

Paric Corp. has completed the $16 million renovation of the Tudor Building, which covers the 1900 block of Washington Avenue in downtown St. Louis, into lofts and retail space.

The 104,820-square-foot project includes 64 residential loft units and 14 street-level retail spaces. The former Wrought Iron Range Co. building had been vacant for almost 20 years.

Although the two-story facade may fool you, this is a big building. And a big project.

Today the building is renovated and commercial tenants are starting to open. But look at how the cars are parked — on an angle rather than parallel. As part of this project Washington Ave from 18th to 21st went on a diet. Like the blocks to the East, these blocks are now two lanes — one in each direction. Without the budget to do a major overhaul of the streetscape, angled parking was employed as a strategy to calm traffic. Before I go any further I should disclose that I was part of the design team on the streetscape project, so I am biased.

We spent quite a bit of time last year walking these blocks and trying to arrive at the best configuration for the lanes, crosswalks and parking. Coordination with Metro for bus stops was also important —making sure that buses had enough space to pull out and around cars now parked at an angle.

As someone that spent time here before and after the change I can tell you, as a pedestrian, the area is greatly improved by having only two lanes of traffic rather than four. Would I have preferred wider sidewalks and parallel parking? Sure, but that takes serious cash to address manholes, drainage and such. For this project we needed the best budget solution. I think it works well.

The Tudor’s ribbon cutting is Friday at 4:30pm. I’ll be in Oklahoma so I’ll miss the festivities including the “Tudor Street Fest” which runs from 5pm to 10pm with an after party at Fifteen located a block South at 19th & Locust.

Streetscapes changes need not cost millions and take years to complete. We all love the finished product but we just don’t have the budget to give every block on every street a fancy makeover. But reducing the impact of through traffic doesn’t have to cost a lot — paint on asphalt is cheap (well relatively anyway).

With the G.W. Lofts at Washington & Jefferson nearing completion this area is only going to get better. Buildings remain to be renovated and there is certainly vacant land available for new construction. Given our current economy its hard to say how long it might take. For me, as long as we keep making progress I’m good.