quality of locality tucson, arizona by rachael varin
co n t en t s introduction
4-5
a note about the intention of research
essence of tucson
6-23
through a variety of questions, locals of the area define characteristics and the essence of the place
‘mode rn’ deve lopme nt
24
an introduction to current construction and development throughout the city
adaptive reuse
24-30
analysis of local buildings that have taken a second life to serve a purpose in the community
closi ng
31-34
...
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co n t en t s introduction
4-5
a note about the intention of research
essence of tucson
6-23
through a variety of questions, locals of the area define characteristics and the essence of the place
‘mode rn’ deve lopme nt
24
an introduction to current construction and development throughout the city
adaptive reuse
24-30
analysis of local buildings that have taken a second life to serve a purpose in the community
closi ng
31-34
...
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r. varin
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introduction As a designer and aspiring architect, the understanding of a place and its culture has always been fas c i n at i n g . H a v i n g b e e n b o r n a nd r aised in Tucso n, A r izo na it was al mo st impossi b le to embark on an unbiased research exploration of what defines a pl a c e. What defines a place?
This research data was collected from March to April of 2020. During this time, the city and much of the world were on stay at home orders due to the COVID 19 pandemic. Though the time was stressful and anxious, it seemed to benefit the research as it forced people to reflect and recall experiences from their memories about Tucson.
This question is one of many answers. Architects and designers of all varieties are trained to see the world with a more critical eye. It seems that because of this, their input and analysis of things can often be from a point of view that does not genuinely represent the public’s interests or o p in i o n s . In order to maintain a neutral position while analyzing the city that I call home, I decided to us e th e op i n io n s a n d i n p u t s o f o t h e r s as a basel ine under st anding. Ro ughl y o ne hu nd red people participated in a sur vey that asked specific questions hoping to paint a comprehensive image of Tuc s o n. The questions were as follows: What co l o r do you think of when you think of Tucson? What is your favorite area/location in Tucso n? Wh at i s th e fi rs t word you think of when you think of Tucson? Wh at i s on e p o s i t i ve t h i n g a b o u t Tu cso n? Wh at i s on e n eg a t i ve t h i n g a b o u t Tu c so n? What is your favorite s e a s o n i n Tu c s o n? What is your favorite b ui ld i ng i n Tu c s o n? Do you have an opinion on the development of areas in Tucson (particularly . If so, please share.
tucson de mographic
Though most questions are completely unrelated to planning or architecture, the combination of questions was aimed to decipher what types of things people gravitate to in Tucson.
Conti nu i ng to look for wa rd , this research was intended as a reminder to take a step back to remember that architecture and design is for the people.
Due to the nature of my contacts and the use of social media to spread the sur vey, the age demographic was a bit skewed. However, the sur vey was able to pull a percentage of each age group. When looking at the age demographics that were pooled in the sur vey next to the age demographics in the Tucson area, they appear similar. The larger concentration of young people in the sur vey helps understand what the e me rging future sees.
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sur vey de mographic
introduction As a designer and aspiring architect, the understanding of a place and its culture has always been fas c i n at i n g . H a v i n g b e e n b o r n a nd r aised in Tucso n, A r izo na it was al mo st impossi b le to embark on an unbiased research exploration of what defines a pl a c e. What defines a place?
This research data was collected from March to April of 2020. During this time, the city and much of the world were on stay at home orders due to the COVID 19 pandemic. Though the time was stressful and anxious, it seemed to benefit the research as it forced people to reflect and recall experiences from their memories about Tucson.
This question is one of many answers. Architects and designers of all varieties are trained to see the world with a more critical eye. It seems that because of this, their input and analysis of things can often be from a point of view that does not genuinely represent the public’s interests or o p in i o n s . In order to maintain a neutral position while analyzing the city that I call home, I decided to us e th e op i n io n s a n d i n p u t s o f o t h e r s as a basel ine under st anding. Ro ughl y o ne hu nd red people participated in a sur vey that asked specific questions hoping to paint a comprehensive image of Tuc s o n. The questions were as follows: What co l o r do you think of when you think of Tucson? What is your favorite area/location in Tucso n? Wh at i s th e fi rs t word you think of when you think of Tucson? Wh at i s on e p o s i t i ve t h i n g a b o u t Tu cso n? Wh at i s on e n eg a t i ve t h i n g a b o u t Tu c so n? What is your favorite s e a s o n i n Tu c s o n? What is your favorite b ui ld i ng i n Tu c s o n? Do you have an opinion on the development of areas in Tucson (particularly . If so, please share.
tucson de mographic
Though most questions are completely unrelated to planning or architecture, the combination of questions was aimed to decipher what types of things people gravitate to in Tucson.
Conti nu i ng to look for wa rd , this research was intended as a reminder to take a step back to remember that architecture and design is for the people.
Due to the nature of my contacts and the use of social media to spread the sur vey, the age demographic was a bit skewed. However, the sur vey was able to pull a percentage of each age group. When looking at the age demographics that were pooled in the sur vey next to the age demographics in the Tucson area, they appear similar. The larger concentration of young people in the sur vey helps understand what the e me rging future sees.
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sur vey de mographic
essence of tucson a survey was sent to a variety of people who live in tucson to better understand peoples attitude towards a place and the types of variable s that can impact people’s understanding od the enviornemnt they live in. these results speak loudly to the passion and pride locals have for tucson
what is a communities relationship to a place? do the people that inhabit a place affect it? what makes a place unique? what defines a place?
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essence of tucson a survey was sent to a variety of people who live in tucson to better understand peoples attitude towards a place and the types of variable s that can impact people’s understanding od the enviornemnt they live in. these results speak loudly to the passion and pride locals have for tucson
what is a communities relationship to a place? do the people that inhabit a place affect it? what makes a place unique? what defines a place?
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~9%
what color do you think of when you think of tucson? l ave nder go l d da rk bl ue royal blu e s ky blue red p alo ve rde green s age green
~ 2 0% ~2 ~13 ~ 13 %
sun set orange turquo ise
b row n tan
m au ve
~ 16 % ~16%
s unset pink
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~42 % ~42%
s aguaro gree n
burnt orange
~9%
what color do you think of when you think of tucson? l ave nder go l d da rk bl ue royal blu e s ky blue red p alo ve rde green s age green
~ 2 0% ~2 ~13 ~ 13 %
sun set orange turquo ise
b row n tan
m au ve
~ 16 % ~16%
s unset pink
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~42 % ~42%
s aguaro gree n
burnt orange
what is the first word you think of when you think of tucson?
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what is the first word you think of when you think of tucson?
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~2 ~ 2 . 6% 6%
campbell lookout reid par k t he r i ve r wa l k s eve n falls to hono chu l windy po in t
catalina foothills
4 th ave the bar r i o mo unt l emmon
d eser t [ne ] d eser t [ w ]
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~5 ~ 5.3%
gates p g pass
~5 ~ 5.3%
u a c amp us tanque verde valley s ab ino c anyon oro valley me rcado
d owntown
~6 ~ 6 . 6% 6%
~3 3.9 .9
s a m h ug g hes so ut h tuc so n tv fa l l s universityy blvd west mountains west of the 10
7. 9%
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a mou n ta in ar mor y p par k dunbar springs p g o l d town ou t s k ir t s pim a canyon p y
110 0 . 5%
~11 . 3% ~ 3%
what is your favorite area in tucson?
~2 ~ 2 . 6% 6%
campbell lookout reid par k t he r i ve r wa l k s eve n falls to hono chu l windy po in t
catalina foothills
4 th ave the bar r i o mo unt l emmon
d eser t [ne ] d eser t [ w ]
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~5 ~ 5.3%
gates p g pass
~5 ~ 5.3%
u a c amp us tanque verde valley s ab ino c anyon oro valley me rcado
d owntown
~6 ~ 6 . 6% 6%
~3 3.9 .9
s a m h ug g hes so ut h tuc so n tv fa l l s universityy blvd west mountains west of the 10
7. 9%
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a mou n ta in ar mor y p par k dunbar springs p g o l d town ou t s k ir t s pim a canyon p y
110 0 . 5%
~11 . 3% ~ 3%
what is your favorite area in tucson?
what is your favorite area in tucson
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what is your favorite area in tucson
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what is one positive and one negative thing about tucson?
po si t i ve
negat ive page 17
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what is one positive and one negative thing about tucson?
po si t i ve
negat ive page 17
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10 0% %
8.6 6% % 5. 7% 7 % 11.. 4%
what is your favorite season in tucson? all of t he m
s u m mer
win te r
mon s oo n
21 . 4 4% %
fall
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52 5 2 . 9%
s p r i ng g
10 0% %
8.6 6% % 5. 7% 7 % 11.. 4%
what is your favorite season in tucson? all of t he m
s u m mer
win te r
mon s oo n
21 . 4 4% %
fall
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52 5 2 . 9%
s p r i ng g
what is your favorite building in tucson?
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what is your favorite building in tucson?
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moder n d evel o p m ent an introduction and mapping of the current construction and development throughout the city
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moder n d evel o p m ent an introduction and mapping of the current construction and development throughout the city
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tucson is famous for the grid that it is organized on. looking at the surrounding geographical features, it is easy to see how the city has taken shape in the valley between the mountains. the roads reflect that in addition to the nature of tucson’s density.
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tucson is famous for the grid that it is organized on. looking at the surrounding geographical features, it is easy to see how the city has taken shape in the valley between the mountains. the roads reflect that in addition to the nature of tucson’s density.
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the current development projects taking place occupy the heart of the city. located primarily to the east of the i10 surrounding the university area. due to the nature of sprawling from the center out, the central area s e e m s ke e n f or deve lop m e n t .
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the current development projects taking place occupy the heart of the city. located primarily to the east of the i10 surrounding the university area. due to the nature of sprawling from the center out, the central area s e e m s ke e n f or deve lop m e n t .
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t aki ng a cl o s e r l o ok, it is cl ea r th a t th e d evelopment occurs i n clusters. the map shows the foo t print of upcoming developments along with projected elevations to illustrate the magnitude of each project. the majority of these developments include mixed use or ground level retail to accommodate part of the communities desires
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t aki ng a cl o s e r l o ok, it is cl ea r th a t th e d evelopment occurs i n clusters. the map shows the foo t print of upcoming developments along with projected elevations to illustrate the magnitude of each project. the majority of these developments include mixed use or ground level retail to accommodate part of the communities desires
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overlaying the zones which residents have voted on as their favorite reveals an interesting overlap. the d eve l o pm e nt s o n t he no rt he rn pa rt o f t he m a p a ppe a r a ro und t he e dg e of a h i g h ly e n j oye d z on e. t h e developments below that are occuring downtown are in the center of another favorite zone. based on how people feel about these new developments, their opinion of these spaces could be changed.
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overlaying the zones which residents have voted on as their favorite reveals an interesting overlap. the d eve l o pm e nt s o n t he no rt he rn pa rt o f t he m a p a ppe a r a ro und t he e dg e of a h i g h ly e n j oye d z on e. t h e developments below that are occuring downtown are in the center of another favorite zone. based on how people feel about these new developments, their opinion of these spaces could be changed.
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downtown development
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downtown development
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university development
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university development
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“As we can see buildings have a longevity in Tucson so we should be intentional about it. Developments are built and not just completely rush it. It ’s wasteful for these shit complexes that come up and will be outdated within 10 years. We need classic modern southwestern design approaches for buildings to last!” “Burn student housing” “Complete waste of money, time, and resources. They ’re never filled and are charg ing too much so only a ver y small demographic of students actually use them (ie students from upper-middle families). Plus they take out local businesses and views that all other students would have utilized. Not a fan” “Do not develop the area directly around university into awful student housing condominium high rises.” “I absolutely detest the high rises always going up near campus (ugly, obtrusive, way overpriced) but it makes sense to put them there since they can house a lot of students near UA.” “I love the idea of providing more quality housing for students, but I HATE the idea of destroying historic structures in the process.” “I think a lot of student housing (especially on campus) particularly the large housing complexes don’t utilize the potential for multi-use space. I.e. in the new apartments on campus there is an opportunity to bring in grocer y or convenience stores on the first level of the complexes which provides ser vices to the students and profit to the owners which could help decrease need for $1000 rents. ALSO. Tucson has such a unique style and culture and rather than tr ying to appeal to the modern, trendy students tr y to also embrace and include some of the style and uniqueness of Tucson in the housing designs for students.” “I think it is sad that they choose to rip down historical buildings to put up ugly skyscrapers but at the same time it gets me a bit excited to think about Tucson becoming a bigger city with more people to meet and connect with.” “I think most of them are ugly and don’t fit the built environment of Tucson. Tucson does need to urbanize and have more buildings that are focused on urban density. But they need to be better planned and designed.” “I understand the need to locate them densely around campus, but it feels as if they ’re taking all possible spaces for potential outdoor areas around campus and turning the ground levels into a series of dark alleys while blocking views ever y direction. This creates dangerous areas in what should be the safest zone in the city and unwanted public space.”
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“As we can see buildings have a longevity in Tucson so we should be intentional about it. Developments are built and not just completely rush it. It ’s wasteful for these shit complexes that come up and will be outdated within 10 years. We need classic modern southwestern design approaches for buildings to last!” “Burn student housing” “Complete waste of money, time, and resources. They ’re never filled and are charg ing too much so only a ver y small demographic of students actually use them (ie students from upper-middle families). Plus they take out local businesses and views that all other students would have utilized. Not a fan” “Do not develop the area directly around university into awful student housing condominium high rises.” “I absolutely detest the high rises always going up near campus (ugly, obtrusive, way overpriced) but it makes sense to put them there since they can house a lot of students near UA.” “I love the idea of providing more quality housing for students, but I HATE the idea of destroying historic structures in the process.” “I think a lot of student housing (especially on campus) particularly the large housing complexes don’t utilize the potential for multi-use space. I.e. in the new apartments on campus there is an opportunity to bring in grocer y or convenience stores on the first level of the complexes which provides ser vices to the students and profit to the owners which could help decrease need for $1000 rents. ALSO. Tucson has such a unique style and culture and rather than tr ying to appeal to the modern, trendy students tr y to also embrace and include some of the style and uniqueness of Tucson in the housing designs for students.” “I think it is sad that they choose to rip down historical buildings to put up ugly skyscrapers but at the same time it gets me a bit excited to think about Tucson becoming a bigger city with more people to meet and connect with.” “I think most of them are ugly and don’t fit the built environment of Tucson. Tucson does need to urbanize and have more buildings that are focused on urban density. But they need to be better planned and designed.” “I understand the need to locate them densely around campus, but it feels as if they ’re taking all possible spaces for potential outdoor areas around campus and turning the ground levels into a series of dark alleys while blocking views ever y direction. This creates dangerous areas in what should be the safest zone in the city and unwanted public space.”
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select new development 1
2 3
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select new development 1
2 3
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adaptive-reuse + new development combined
1 Speed way + Ca mpbe ll Gateway P roje ct Retail, Housing, Grocer y, Medical By Rick Joy Architects
2 Ronstadt Transit Center Commercial, residential, transit By Peach Properties (developer)
3 The M ar k Stu de n t Hou s i n g By Capstone Colleg iate Communities (deve l ope r)
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adaptive-reuse + new development combined
1 Speed way + Ca mpbe ll Gateway P roje ct Retail, Housing, Grocer y, Medical By Rick Joy Architects
2 Ronstadt Transit Center Commercial, residential, transit By Peach Properties (developer)
3 The M ar k Stu de n t Hou s i n g By Capstone Colleg iate Communities (deve l ope r)
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adaptive reuse analysis of local buildings that have taken a second life to serve a purpose for the community how can we see more adaptive reuse in tucson?
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adaptive reuse analysis of local buildings that have taken a second life to serve a purpose for the community how can we see more adaptive reuse in tucson?
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adaptive re-use looking at the same map as earlier but only plotting reuse projects, it is clear there are far fewer and at a far smaller magnitude than the larger new developments.
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adaptive re-use looking at the same map as earlier but only plotting reuse projects, it is clear there are far fewer and at a far smaller magnitude than the larger new developments.
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new development
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new development
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adaptive re-use a portion of the new projects are combined with a re-use project. this typology has proven to be successful in tucson as it is more reflective of the histor y of the place
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adaptive re-use a portion of the new projects are combined with a re-use project. this typology has proven to be successful in tucson as it is more reflective of the histor y of the place
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adaptive re-use, new development, and favorite locations
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adaptive re-use, new development, and favorite locations
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select adaptive-reuse e t aataptive ec t ap a t ivee reuse + new e pro projects pdevelopment o s combined
1
2
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3
select adaptive-reuse e t aataptive ec t ap a t ivee reuse + new e pro projects pdevelopment o s combined
1
2
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3
adaptive-reuse + new development combined
1
Ju l ien Drew/Lewis Hote l Lof ts
Mixed-Use Housing, Hotel + Restoration By Engberg Anderson Architects
2
18 W 18 Mixed-Use Housing + Restoration By Hazelbaker Rush
3 T h e Fl a s h Mixed-Use Housing + Restoration
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adaptive-reuse + new development combined
1
Ju l ien Drew/Lewis Hote l Lof ts
Mixed-Use Housing, Hotel + Restoration By Engberg Anderson Architects
2
18 W 18 Mixed-Use Housing + Restoration By Hazelbaker Rush
3 T h e Fl a s h Mixed-Use Housing + Restoration
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cl o s ing how do people feel about the development? how can a future look?
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cl o s ing how do people feel about the development? how can a future look?
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how do you feel about the development in tucson? “The rent is too damn high” “For real tho, it ’s fine because Tucson is growing in population but the places are making it so expensive but cheap as places. Getting yourself a home would be way better ” “As we can see buildings have a longevity in Tucson so we should be intentional about it. Developments are built and not just completely rush it. It ’s wasteful for these shit complexes that come up and will be outdated within 10 years. We need classic modern southwestern design approaches for buildings to last!”
“It ’s terrible- once the market crashes it is going to leave the student developments vacant because they are not intentionally designed for longevity.” “It ’s ugly, distracting, and sticks out. They ’re cheaply built and a waste of prime real estate. Just a bunch of developers tr ying to make money with cheaply built high rises): They are an eyesore (referring to the high rises on the northwest corner of campus)” “Keep them centralized and go big!”
“BAD”
“More housing is generally good, but focus needs to be on affordability, and to some extent integration with the neighborhood.”
“Burn student housing”
“More jobs!”
“Complete waste of money, time, and resources. They ’re never filled and are charging too much so only a ver y small demographic of students actually use them (ie students from upper-middle families). Plus they take out local businesses and views that all other students would have utilized. Not a fan” “Do not develop the area directly around university into awful student housing condominium high rises.”
“Sol/Luna? Those are bad and have a lot of socio-economic and cultural issues attached but at least those maintain a proximity and density. They are better by a long shot than the seasons which are not only ugly but really far from campus, limiting the mobility of it ’s occupants. Student housing development is inevitable but it should be done correctly, in response to the environmental and vernacular conditions of its Tucson surroundings. Many of these developments do not do this and are frankly visually unappealing.”
“Empty LOTS should be developed first. Central areas are the priority. Developments out of Central area are unsustainable.”
“The area is already too congested.”
“I absolutely detest the high rises always going up near campus (ugly, obtrusive, way overpriced) but it makes sense to put them there since they can house a lot of students near UA.”
“The current development of student housing is not good for students. The apartment buildings going up near campus are expensive and not nice to live in. We should expand Tucson’s building type of one and two stor y buildings to increase density and provide more housing. For example if more homes near campus had casitas, more people could be housed in a way that maintains Tucson’s identity and is good for the residents.”
“I love the idea of providing more quality housing for students, but I HATE the idea of destroying historic structures in the process.” “I think a lot of student housing (especially on campus) particularly the large housing complexes don’t utilize the potential for multi-use space. I.e. in the new apartments on campus there is an opportunity to bring in grocer y or convenience stores on the first level of the complexes which provides ser vices to the students and profit to the owners which could help decrease need for $1000 rents. ALSO. Tucson has such a unique style and culture and rather than tr ying to appeal to the modern, trendy students tr y to als o embrace and include some of the style and uniqueness of Tucson in the housing designs for students.” “I think it is sad that they choose to rip down historical buildings to put up ugly skyscrapers but at the same time it gets me a bit excited to think about Tucson becoming a bigger city with more people to meet and connect with.” “I think most of them are ugly and don’t fit the built environment of Tucson. Tucson does need to urbanize and have more buildings that are focused on urban density. But they need to be better planned and designed.” “I think the best spot for it is near downtown or fourth ave where students can access public transit such as the street car.”
“The high rise student housing is bad, mainly just because its cheap / poor quality, not that the area shouldn’t be developed.” “The skyscrapers on campus will congest the campus, too many are being built.” “The student housing developments are eye sores and unnecessar y in my opinion. If anything, they should be done by local architects and not out of state residential developers. These projects are eliminating historical buildings or sites and displacing people, only to fill them with those who can afford outrageous rent pricing that doesn’t fit the general financial circumstance of many Tucson natives. Their aesthetic appeals to an urban landscape that is not of Tucson.” “F*** Gentrification” “There shouldn’t be any high rises around the campus with expensive prices. They ’d rather be affordable and built with sustainable material.”
“I understand the need to locate them densely around campus, but it feels as if they ’re taking all possible spaces for potential outdoor areas around campus and turning the ground levels into a series of dark alleys while blocking views ever y direction. This creates dangerous areas in what should be the safest zone in the city and unwanted public space.”
“They are ugly, all look the same, and don’t blend in. Also they block beautiful views.”
“I would like to see more adaptive reuse for housing.”
“They should stop doing it.unless..ground floors need to all be for public use.”
“I’m not a fan. I moved away for school but it feels like ever y time I come back to town there’s a new development and they ’re all so crowded and bland.”
“They ’re bland, generic, have no identity and cheap. They should have mixed-use residential housing instead, but what do I know. #DEVELOPER S”
“If they were putting up quality buildings I would be for it. But they are not. It ’s a money grab by out of state investors and our community will be stuck with shabbily built massive eyesores. If you put me in charge, I would require that any of these types of large buildings that are being built incorporate best practices for insulation, build quality, solar heating/electricity, water har vesting as well as designs that take into account our ver y sunny environment. There has been a need for quality housing for out of state college kids. This would root out most of the out of state carpetbaggers and replace them with sound investors that will make money but may not get rich quick. Sort of like the old saying “Pigs get fat and hogs get slaughtered.” Let ’s help the pigs by getting rid of the hogs.”
“Too much. Or too dense at least, and is definitely pushing families away from the University area. Make real housing, not necessarily student only housing.”
“It is excessive and could be better organized and planned into the urban infrastructure of Tucson so these mass buildings/ developments aren’t as disruptive to the fabric of the city. It is what it is. Students need housing and there is a university here. Can’t stop change. I wish mini dorms would not be the answer...they are not good for neighborhoods...higher density stuff is better. Containment!”
“Ugly”
“Tucson completely lacks sustainable (balanced) student housing. There are closed units or single houses. Check Munich University Student Housing to see what I mean.” “Ugly”
“Ugly buildings. Expensive. No personality (which is ver y un-tucson)”
“It makes me angr y!”
“Ya it freakin sucks. It takes up parking that they don’t plan to replace and replaces businesses students need to become functioning adults (banks and job opportunities).:
“It wouldn’t hurt to give students decent safe places to live. Most that I have seen are rather dumpy.”
“Yes they have the exact aesthetic of cardboard, lacking any creative or regional characteristic. They ’re ver y cold. I’m not drawn to any of them.”
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“They are ruining the sunsets for CAPL A kids.”
how do you feel about the development in tucson? “The rent is too damn high” “For real tho, it ’s fine because Tucson is growing in population but the places are making it so expensive but cheap as places. Getting yourself a home would be way better ” “As we can see buildings have a longevity in Tucson so we should be intentional about it. Developments are built and not just completely rush it. It ’s wasteful for these shit complexes that come up and will be outdated within 10 years. We need classic modern southwestern design approaches for buildings to last!”
“It ’s terrible- once the market crashes it is going to leave the student developments vacant because they are not intentionally designed for longevity.” “It ’s ugly, distracting, and sticks out. They ’re cheaply built and a waste of prime real estate. Just a bunch of developers tr ying to make money with cheaply built high rises): They are an eyesore (referring to the high rises on the northwest corner of campus)” “Keep them centralized and go big!”
“BAD”
“More housing is generally good, but focus needs to be on affordability, and to some extent integration with the neighborhood.”
“Burn student housing”
“More jobs!”
“Complete waste of money, time, and resources. They ’re never filled and are charging too much so only a ver y small demographic of students actually use them (ie students from upper-middle families). Plus they take out local businesses and views that all other students would have utilized. Not a fan” “Do not develop the area directly around university into awful student housing condominium high rises.”
“Sol/Luna? Those are bad and have a lot of socio-economic and cultural issues attached but at least those maintain a proximity and density. They are better by a long shot than the seasons which are not only ugly but really far from campus, limiting the mobility of it ’s occupants. Student housing development is inevitable but it should be done correctly, in response to the environmental and vernacular conditions of its Tucson surroundings. Many of these developments do not do this and are frankly visually unappealing.”
“Empty LOTS should be developed first. Central areas are the priority. Developments out of Central area are unsustainable.”
“The area is already too congested.”
“I absolutely detest the high rises always going up near campus (ugly, obtrusive, way overpriced) but it makes sense to put them there since they can house a lot of students near UA.”
“The current development of student housing is not good for students. The apartment buildings going up near campus are expensive and not nice to live in. We should expand Tucson’s building type of one and two stor y buildings to increase density and provide more housing. For example if more homes near campus had casitas, more people could be housed in a way that maintains Tucson’s identity and is good for the residents.”
“I love the idea of providing more quality housing for students, but I HATE the idea of destroying historic structures in the process.” “I think a lot of student housing (especially on campus) particularly the large housing complexes don’t utilize the potential for multi-use space. I.e. in the new apartments on campus there is an opportunity to bring in grocer y or convenience stores on the first level of the complexes which provides ser vices to the students and profit to the owners which could help decrease need for $1000 rents. ALSO. Tucson has such a unique style and culture and rather than tr ying to appeal to the modern, trendy students tr y to als o embrace and include some of the style and uniqueness of Tucson in the housing designs for students.” “I think it is sad that they choose to rip down historical buildings to put up ugly skyscrapers but at the same time it gets me a bit excited to think about Tucson becoming a bigger city with more people to meet and connect with.” “I think most of them are ugly and don’t fit the built environment of Tucson. Tucson does need to urbanize and have more buildings that are focused on urban density. But they need to be better planned and designed.” “I think the best spot for it is near downtown or fourth ave where students can access public transit such as the street car.”
“The high rise student housing is bad, mainly just because its cheap / poor quality, not that the area shouldn’t be developed.” “The skyscrapers on campus will congest the campus, too many are being built.” “The student housing developments are eye sores and unnecessar y in my opinion. If anything, they should be done by local architects and not out of state residential developers. These projects are eliminating historical buildings or sites and displacing people, only to fill them with those who can afford outrageous rent pricing that doesn’t fit the general financial circumstance of many Tucson natives. Their aesthetic appeals to an urban landscape that is not of Tucson.” “F*** Gentrification” “There shouldn’t be any high rises around the campus with expensive prices. They ’d rather be affordable and built with sustainable material.”
“I understand the need to locate them densely around campus, but it feels as if they ’re taking all possible spaces for potential outdoor areas around campus and turning the ground levels into a series of dark alleys while blocking views ever y direction. This creates dangerous areas in what should be the safest zone in the city and unwanted public space.”
“They are ugly, all look the same, and don’t blend in. Also they block beautiful views.”
“I would like to see more adaptive reuse for housing.”
“They should stop doing it.unless..ground floors need to all be for public use.”
“I’m not a fan. I moved away for school but it feels like ever y time I come back to town there’s a new development and they ’re all so crowded and bland.”
“They ’re bland, generic, have no identity and cheap. They should have mixed-use residential housing instead, but what do I know. #DEVELOPER S”
“If they were putting up quality buildings I would be for it. But they are not. It ’s a money grab by out of state investors and our community will be stuck with shabbily built massive eyesores. If you put me in charge, I would require that any of these types of large buildings that are being built incorporate best practices for insulation, build quality, solar heating/electricity, water har vesting as well as designs that take into account our ver y sunny environment. There has been a need for quality housing for out of state college kids. This would root out most of the out of state carpetbaggers and replace them with sound investors that will make money but may not get rich quick. Sort of like the old saying “Pigs get fat and hogs get slaughtered.” Let ’s help the pigs by getting rid of the hogs.”
“Too much. Or too dense at least, and is definitely pushing families away from the University area. Make real housing, not necessarily student only housing.”
“It is excessive and could be better organized and planned into the urban infrastructure of Tucson so these mass buildings/ developments aren’t as disruptive to the fabric of the city. It is what it is. Students need housing and there is a university here. Can’t stop change. I wish mini dorms would not be the answer...they are not good for neighborhoods...higher density stuff is better. Containment!”
“Ugly”
“Tucson completely lacks sustainable (balanced) student housing. There are closed units or single houses. Check Munich University Student Housing to see what I mean.” “Ugly”
“Ugly buildings. Expensive. No personality (which is ver y un-tucson)”
“It makes me angr y!”
“Ya it freakin sucks. It takes up parking that they don’t plan to replace and replaces businesses students need to become functioning adults (banks and job opportunities).:
“It wouldn’t hurt to give students decent safe places to live. Most that I have seen are rather dumpy.”
“Yes they have the exact aesthetic of cardboard, lacking any creative or regional characteristic. They ’re ver y cold. I’m not drawn to any of them.”
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“They are ruining the sunsets for CAPL A kids.”
moving for ward As the world slows down and takes a moment to see how we operate as a society, I question the value of new construction. Not to be a generalized statement, as the study has shown new d eve l o pm e nt s t ha t c o nt a in go o d po t e nt ia l . H oweve r, a gre a t e r e m phas i s s h ou ld be p lac e d on considering the past just as well as the future when developing. There is something to be said about a place that can be described as a gem, resistant, community based and above all home.
Architecture is for the people and the community which it belongs to. Tucson, as beautiful as it is, struggles with an identity crisis. Split between ver y different typolog ies and community desires, the urban landscape has become ver y interesting but fails at times. If the architecture and development industries are ever able to become more communal based rather than monetar y based, we may see a more cohesive future.
L o o k ing a t t he o pinio n o f l o c a l s in c o m pa ris o n t o t he a m o unt an d t yp e s of deve lop m e n t s h ow a clear divide between the community and those who are developing it. Many people are aware of t he ne ga t ive im pa c t s o f quic k d eve l o pm e nt a nd d o no t wa nt t o s e e Tu c s on los e s om e of i t s u n i q u e qualities through gentrification. Looking to the future and focusing on sustainability, Tucson will hopefully continue to accommodate and increase the development of reuse projects.
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moving for ward As the world slows down and takes a moment to see how we operate as a society, I question the value of new construction. Not to be a generalized statement, as the study has shown new d eve l o pm e nt s t ha t c o nt a in go o d po t e nt ia l . H oweve r, a gre a t e r e m phas i s s h ou ld be p lac e d on considering the past just as well as the future when developing. There is something to be said about a place that can be described as a gem, resistant, community based and above all home.
Architecture is for the people and the community which it belongs to. Tucson, as beautiful as it is, struggles with an identity crisis. Split between ver y different typolog ies and community desires, the urban landscape has become ver y interesting but fails at times. If the architecture and development industries are ever able to become more communal based rather than monetar y based, we may see a more cohesive future.
L o o k ing a t t he o pinio n o f l o c a l s in c o m pa ris o n t o t he a m o unt an d t yp e s of deve lop m e n t s h ow a clear divide between the community and those who are developing it. Many people are aware of t he ne ga t ive im pa c t s o f quic k d eve l o pm e nt a nd d o no t wa nt t o s e e Tu c s on los e s om e of i t s u n i q u e qualities through gentrification. Looking to the future and focusing on sustainability, Tucson will hopefully continue to accommodate and increase the development of reuse projects.
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sources “Census Profile: Tucson, AZ Metro Area.” Census Reporter, 2020. https://censusreporter.org/profiles/31000US46060-tucson-az-metro-area/. Ratey, Colin. “M & C Set To Consider Ronstadt Transit Center Development Agreement.” TIBO Tucson Improvement Blog, October 28, 2019. http:// tiboaz.biz/2019/10/08/m-c-set-to-consider-ronstadt-transit-center-development-agreement/. “Student Housing: A Look At ‘The Mark at Tucson.’” TIBO Tucson Improvement Blog, May 29, 2018. http://tiboaz.biz/2017/05/22/another-largestudent-housing-project-the-mark-at-tucson/. “A Look At The Speedway + Campbell Gateway Project.” TIBO Tucson Improvement Blog, June 20, 2018. http://tiboaz.biz/2018/02/26/thespeedway-campbell-gateway-project-update/. “Southern Downtown’s Proposed Mixed Use Project ‘The Flash.’” TIBO Tucson Improvement Blog, July 2, 2018. http://tiboaz.biz/2018/01/04/ southern-downtowns-proposed-mixed-use-project-the-flash/. “A Look At The Julian Drew/Lewis Hotel Lofts Planned For Downtown.” TIBO Tucson Improvement Blog, September 30, 2019. http://tiboaz. biz/2019/09/30/a-look-at-the-julian-drew-lewis-hotel-lofts-planned-for-downtown/. “Development 18 W 18 Moving through the City Approval Process.” TIBO Tucson Improvement Blog, September 14, 2019. https://tiboaz. biz/2019/09/13/18-west-18-mixed-use-housing-project-moving-through-process/.
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sources “Census Profile: Tucson, AZ Metro Area.” Census Reporter, 2020. https://censusreporter.org/profiles/31000US46060-tucson-az-metro-area/. Ratey, Colin. “M & C Set To Consider Ronstadt Transit Center Development Agreement.” TIBO Tucson Improvement Blog, October 28, 2019. http:// tiboaz.biz/2019/10/08/m-c-set-to-consider-ronstadt-transit-center-development-agreement/. “Student Housing: A Look At ‘The Mark at Tucson.’” TIBO Tucson Improvement Blog, May 29, 2018. http://tiboaz.biz/2017/05/22/another-largestudent-housing-project-the-mark-at-tucson/. “A Look At The Speedway + Campbell Gateway Project.” TIBO Tucson Improvement Blog, June 20, 2018. http://tiboaz.biz/2018/02/26/thespeedway-campbell-gateway-project-update/. “Southern Downtown’s Proposed Mixed Use Project ‘The Flash.’” TIBO Tucson Improvement Blog, July 2, 2018. http://tiboaz.biz/2018/01/04/ southern-downtowns-proposed-mixed-use-project-the-flash/. “A Look At The Julian Drew/Lewis Hotel Lofts Planned For Downtown.” TIBO Tucson Improvement Blog, September 30, 2019. http://tiboaz. biz/2019/09/30/a-look-at-the-julian-drew-lewis-hotel-lofts-planned-for-downtown/. “Development 18 W 18 Moving through the City Approval Process.” TIBO Tucson Improvement Blog, September 14, 2019. https://tiboaz. biz/2019/09/13/18-west-18-mixed-use-housing-project-moving-through-process/.
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