Today, the corner of Speedway Blvd. and Country Club Rd. is much less cluttered with signage than it was in 1970 when the "ugliest street in America" photo was taken. (Photo Credit: Pamela Powers)

Tucson’s stringent 1980s sign code (plus multiple street-widening projects) have done much to clean up the billboards and over-sized signs on our streets, but every good law can stand some refinement from time to time.

Under the sign code, if you have a non-compliant sign and you want to take it down to fix it, you can’t put it back up. Also, if the property is sold, and the new owner wants to put a different type of business in that location, the non-compliant sign has to be replaced (although they can ask for variances).

Speedway Blvd. was dubbed the ugliest street in America by Tucson's mayor. Life Magazine published this photo of the corner of Speedway Blvd. and Country Club Rd.in 1970 to prove the point.

The Simonize Car Wash at Speedway and Country Club has incandescent lights and part of it is non-rectangular. (Photo Credit: Pamela Powers)

The Loft Cinema on Speedway Blvd. has incandescent lights, a period design, and a partially non-rectangular shape. (Photo Credit: Pamela Powers)

The Buick dealership on Speedway Blvd. has five over-sized signs and the biggest American flag in Tucson, but signs like this one have most likely been altered too much to comply with the transitional sign guidelines. (Photo Credit: Pamela Powers)

In the current code, there are no provisions for retaining and fixing non-compliant signs that may be deemed historically or culturally important– part of Tucson’s sense of place. (An unintended consequence of this is the preponderance of empty sign shells and broken neon around town.)

For two years, a group of Tucson preservationists has been working on an Historic Landmark Sign Amendment to the Tucson Sign Code. This amendment defines two sets of signs that may be able to qualify as historic: Classic Historic Landmark Signs (those built before December 31, 1960) and Transitional Historic Landmark Signs (those built between 1961 and 1974, inclusive). It also provides guidelines to define historic. Besides age, the technical guidelines include: historic design motifs (exposed neon or incandescent bulbs), materials and construction from the time period, and non-rectangular shape. In addition, there are aesthetic guidelines which emphasize the cultural or historic importance of the sign and address whether or not it has been changed too much already to be deemed historic.

Although the city doesn’t have an official, public list of signs that potentially could qualify as historic (if the owner wanted to apply for that designation and come up with a Treatment Plan), an unnamed city administrator shared a draft map of sign locations with The Tucson Progressive. The map was shocking, actually. Marked in green on the map are approximately 85 pre-1961 signs (mostly around Miracle Mile and down Stone Ave. through downtown and into Armory Park). Marked in yellow on the map are another approximately 125 transitional signs spread around town but with a large concentration on Speedway Blvd. — 20+ signs between Tucson Blvd. and Wilmot Rd.

The photos at left represent a few of these signs in midtown. They are all about the right age to be considered transitional, and they all meet some of the technical guidelines. The slippery slope of the Historic Landmark Sign Amendment is that with good Treatment Plan and enough arm-twisting during the variance process these signs could be designated as historic by appealing to the Mayor and Council.

Saturday night I shot video (below) from Miracle Mile, down Stone Avenue, and through downtown to Armory Park to capture the old neon that is left. Many of the signs from Tucson’s days as a motor hotel haven are in horrendous shape, and the sign code amendment would help their owners repair them. I support saving Tucson’s pre-1961 neon signs but not the transitional era signs; I would also support a ~1965 cut-off date. Opening up an historic designation to signs from Tucson’s ugly days could leave us with many unintended consequences.

At the Tucson City Council Meeting on June 28, 2011, the Council will hear public comment on the Historic Landmark Sign Amendment. If you have an opinion, write or call the Mayor and Council or better yet, show up to comment at tomorrow’s meeting.

1036 E. Waverly St.-- an old house being destroyed by Michael Goodman. (Photo Credit: Pamela Powers)

Approximately 50-60 Tucsonans — representing several neighborhoods, including Jefferson Park, Feldman, Palo Verde, El Rio, and others– gathered Friday evening to morn the destruction of yet another old house (above).

Mini-dorm developer Michael Goodman and two squad cars of Tucson Police watched as neighbors sang, read poetry, and gave speeches decrying the destruction of older neighborhoods which are being scared with mini-dorms. Goodman tried to disrupt the gathering before it started by parking his big truck in front of the house where the protest was to be held. Luckily, one of the protesters got there before he did and parked in front. This allowed neighbors to set up large signs reading “Tucson has cancer” and “Pure Greed” in front of the demolition site

Police cars blocked East Waverly Street at both ends– even though the event was entirely peaceful. This most likely stopped some people from attending the event. Police also told the neighbors that they had to end the event by 7 p.m.– allowing only a half hour for the vigil. (I’ll give you one guess who called the cops.) The police presence was totally unnecessary. Why don’t the police break up the infamous mini-dorm parties?

The entire vigil is captured on the video below. At about 4 minutes you can see Tucson Police officers questioning neighborhood activist Bob Schlanger. They tried to intimidate him by asking for his identification, birthdate, etc. His reply was that he didn’t need an ID to walk down the street in his own neighborhood. (I guess he doesn’t realize he lives in Arizona.)

At about 9.5 minutes, in the video Schlanger gives a speech about activism against mini-dorm construction and the destruction of older neighborhoods in Tucson. In his speech, Schlanger announced that the city approved the building plans for 1036 E. Waverly. The single-family home above will be replaced with a seven-bedroom mini-dorm. This is a rooming house– not a single family home.

One question I have is: If this neighborhood and other neighborhoods in Tucson are plumbed for single-family homes, what happens to that infrastructure when the single-family homes are replaced large apartment buildings and rooming houses?

Don’t forget to voice your opinion about mini-dorms with the poll attached to this article.

Mini-dorm in the Feldman Neighborhood. (Photo Credit: Pamela Powers)

The destruction of historic neighborhoods to create mini-dorm villages near the University of Arizona has been a hot topic on this blog, on Facebook, and on the JOLT (KJLL, 1330 AM) this week.

The JOLT’s John C. Scott conducted multiple interviews with Jefferson Park neighbors, developers, and Councilman Steve Kozachik on this topic.

I was heartened to hear Kozachik tell the JOLT audience that he believes the current mini-dorm construction is not in keeping with the intent of the single-family zoning laws, that he feels the scale and design of the buildings in the Feldman and Jefferson Park Neighborhoods do not blend well with the existing homes in these older neighborhoods, and that he supports future mini-dorm development along major arterials– rather than in neighborhoods. Kozachik also announced on Thursday on The JOLT that he planned to organize a meeting amongst the stakeholders.

Jefferson Park leaders reminded the JOLT audience that mini-dorms can be built on any single family lot. One is currently being constructed near Blacklidge and Country Club.

For those of you not familiar with these neighborhoods and how they are changing, I shot video footage yesterday which shows an entire block of the Feldman Neighborhood that has been destroyed and rebuilt. Don’t forget the candlelight vigil tonight (Friday, January 7) at 1036 E. Waverly at 6:30 p.m.

1036 E. Waverly St.-- an old house being destroyed by Michael Goodman. (Photo Credit: Pamela Powers)

A full hour of yesterday’s John C. Scott Show on the JOLT (KJLL 1330AM) was devoted to promoting the value of mini-dorms. Ick. (Hopefully, they had to pay for this lengthy advertorial on mini-dorms. If not, the JOLT missed an opportunity to make some serious change.)

Michael Goodman, Richard Studwell, and another developer chatted on the radio about the selfless community service they provide by knocking down old houses in historic neighborhoods and replacing them with mini-dorms for UA students.

Their schtick is that since the state of Arizona is too poor to build student housing, big-hearted developers– like them– must come to the rescue and build mini-dorms. Not enough student housing has been a long-term problem at the UA. Since the state makes money on students living in dorms, I don’t understand why the UA rarely builds them– unless, of course, the developers lobby the state not to build dorms. (After all, dorms would cut into their action.)

The latest flash point of mini-dorm construction is in the Jefferson Park Neighborhood (between Campbell and Park, south of Grant). On the radio yesterday, the developers’ contention was that the Jefferson Park is a ramshackled neighborhood of decaying 1950s ranch houses that have no architectural value. They said that many of the houses are so far gone that they can’t be renovated and should be torn down and replaced with mini-dorms.

They also tried to paint the neighborhood activists who oppose the rape of their neighborhood and demolition of family homes as small group of NIMBY (Not In My Backyard) kooks who don’t like living near noisy college students.

Territorial style house directly across the street from the demolished house which will soon be a mini-dorm. (Photo Credit: Pamela Powers)

To fact-check their statements on the radio, I drove around Jefferson Park on my way home yesterday.

Yes, there are some rundown rentals– as there are in all midtown and downtown neighborhoods in Tucson, thanks to local slumlords. (BTW, City Council Members, isn’t there something you can do about slumlords who allow their unkempt properties to blight our older neighborhoods?)

The majority of the Jefferson Park houses were well-kept older homes with mature vegetation. There was a mix of 1930s Territorial style homes and 1950s brick bungalows. I didn’t see any traditional ranch houses, as there are on the east side. The houses on East Waverly Street that surround 1036 (above), which is being demolished by Goodman, are all very nice. It’s sad that this residential street filled with well-appointed older homes will be plagued with the blemish of a mini-dorm.

Another Territorial style house on East Waverly, near the new mini-dorm site. (Photo Credit: Pamela Powers)

Many long-time Tucsonans lament the loss of Barrio Viejo historic homes that were demolished when the Tucson Convention Center was built. I believe that in 10 years when the mini-dorms are crumbling we will lament the loss of historic homes in the city’s core.

Don’t forget the candlelight vigil in front of 1036 E. Waverly on Friday, January 7 at 6:30 p.m. Also, don’t forget to take the mini-dorm poll.

What makes Tucson unique compared to other southwestern cities?

The weather? Nope, Phoenix, Palm Springs, Mesa, Tempe, Scottsdale, Sedona, Albuquerque — all have basically the same weather.

The mountains? Nope, these other southwestern cities have mountain vistas.

The desert vegetation? Nope.

Blue skies and little rain? Nope.

The music and art scene? Well, yes, Tucson has an awesome music and art scene that these other cities don’t have.

What about our historic architecture? Bingo. I dare you to find a California Bungalow, a Queen Anne, or a Territorial in any of these cities– especially in Maricopa County.

Two local developers– Michael Goodman and Richard Studwell– want Tucson’s historic neighborhoods to look more like generic Maricopa County. They have been working hard to destroy Tucson’s historic architecture and transform historic neighborhoods near the University of Arizona into poorly-built, mini-dorm ghettos.

The Feldman Neighborhood, which is on the National Registry of Historic Places, has been fighting these two — particularly Goodman– over every demolition. Basically, he could not care less whether he tears down an architecturally significant home to build a mini-dorm monument to ticky tacky. Goodman has leveled entire blocks of old house and old vegetation to build mini-dorms.  It’s all about making a fast buck.

I have four questions for these short-sighted developers, the Arizona Legislature, the University of Arizona, and the Mayor and Council who have allowed developers to destroy our architectural history:

1. What will these areas look like in 10 years? Mini-dorms are not built to last– unlike the 70- 100-year-old houses they are replacing. What will the city do with neighborhoods of crumbling ticky-tacky?
2. How many mini-dorms does the UA need to house students? Seriously, I would think at some point the market will be saturated with this type of housing. Then what do we do with these architectural monstrosities?
3. If the UA enrollment has increased so much, why has the state not built more dormitories? The state gets the tuition money + living expenses for students who live in the dorms. I doubt that the UA enrollment has increased as much as the developers say. This data from the UA website show enrollment at 37, 217; the UA enrollment has hovered around 30,000 for decades.
4. Why must historic homes be destroyed to build high-density housing? Tucson has plenty of vacant lots and crumbling commercial properties everywhere, particularly on main arterials.

Candlelight Vigil
Recently, Goodman has moved into the Jefferson Park Neighborhood, which is less organized than Feldman. The latest victim is the bungalow at 1036 E. Waverly St., which at the time of this writing has been partially destroyed.

But the Jefferson Park neighbors are beginning to fight back. This Friday evening, January 7, at 6:30 p.m. in front of 1036 E. Waverly, they are holding a candlelight vigil. Everyone is welcome. Please bring candles or flashlights, signs, bagpipes or other musical instruments.

Let’s preserve historic Tucson before it disappears.

P.S. This is not an issue of neighbors vs students. This is an issue of wise development vs destroying history to make a fast buck.