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Miramonte Neighborhood Process for the Development
of an Official Neighborhood Plan
April 2006
Drachman InstituteDrachman InstituteCollege of Architecture and Landscape ArchitectureCollege of Architecture and Landscape Architecture
The University of ArizonaThe University of Arizona
CommunityCommunity Outreach Outreach Partnership Partnership
Planning and Design CenterPlanning and Design Center
Corky Poster, Director Corky Poster, Director Marilyn Robinson, Associate DirectorMarilyn Robinson, Associate Director
Laura Carr, StaffLaura Carr, StaffStudents:Students:
Brandusa Bularca, Katy Hoogerwerf, Derek EysenbachBrandusa Bularca, Katy Hoogerwerf, Derek Eysenbach
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Points of Interest within the Neighborhood
Third Street Camino Miramonte Richey and Dodge Avenues Miramonte Pocket Park
The Commercial “Buffer” West Residential Core East Residential Core Religious Centers Educational Centers
Introduction Existing Features Miramonte Over Time Function
You are here (Ward VI Council Office)
Cam
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Fifth Street
Speedway
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The Commercial “Buffer”Along Speedway, Country Club and Alvernon, a series of offices, food services, entertainment and medical facilities constitute the public face of Miramonte Neighborhood and also a buffer from the surrounding traffic.
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
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West Residential CoreThe West residential core includes mostly older single-familyhomes dating from the 1950s. The number of apartmentcomplexes is minimal in this part of the neighborhood. Thereare a number of cul-de-sacs which developed as an escapefrom the trap of land-locked properties creating several“mini-communities.”
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
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By contrast, the East residential core is mostly composed of apartments and large housing complexes which give a different scale and character to this part of the neighborhood.
East Residential Core
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
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Speedway
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Religious Centers
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
Benedictine Sanctuary of Perpetual Adoration
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Speedway
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Religious Centers
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
St. Mark Presbyterian Church
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Speedway
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Educational Centers
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
Desert School Academy
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Speedway
Fifth Street
Educational Centers
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
Enchanted Desert School
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Speedway
Fifth Street
Educational Centers
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
Small World School (Day Care)
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Speedway
Fifth Street
Third Street
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
The main East-West traffic corridor within the neighborhood, thisstreet is a designated bike path used by pedestrians, cars andbikes alike. It connects Miramonte Neighborhood with HimmelPark and Library to the West and Peter Howell School to theEast. Although it has many speed humps, there are very few sidewalks.
Countr
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Speedway
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Camino Miramonte
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
This avenue is the main traffic corridor through the West residential core from North to South. It is used for drainage and has no traffic calming devices.
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Speedway
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N Richey and Dodge Avenues
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
The East residential core feels more permeable to trafficthan the West core, due to the two main North-South Avenues crossing it. To reduce car speed and noise, speedbumps have recently been installed on Dodge Avenue.
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Speedway
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Miramonte Pocket Park
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
The only park in the neighborhood, this pocket of desert landscape represents two identified values of the Miramonte Neighborhood: increased vegetation and theconnection, through views, with the Santa Catalina Mountains.
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The “Stone Walls” of Miramonte
Ref: Windows Local Live Aerial View /Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
This sculptural stone wall is on a landlocked property hidden from the eye of the fast passerby. However, its story, known by some Miramonte residents, makes it a potential value waitingto be discovered and celebrated.
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History of Miramonte
Ref: Arizona Historical Society
Introduction Existing Features Miramonte Over Time Function
C. 1943C. 1949C. 1952 (City Limits)
History of Miramonte
Ref: Arizona Historical Society
Introduction Existing Features Miramonte Over Time Function
C. 1953 (City Limits)
History of Miramonte
Ref: Arizona Historical Society
Introduction Existing Features Miramonte Over Time Function
C. 1960 (City Limits)
Miramonte Neighborhood Over Time
Development by Decade
Miramonte Neighborhood - Inventory and Analysis
Development by Decade
1920-1929
Introduction Existing Features Miramonte Over Time Function
Ref: Pima Co. Assessor’s Office 2006
Development by Decade
1930-1939
Introduction Existing Features Miramonte Over Time Function
Ref: Pima Co. Assessor’s Office 2006
Development by Decade
1940-1949
Introduction Existing Features Miramonte Over Time Function
Ref: Pima Co. Assessor’s Office 2006
Development by Decade
1950-1959Ref: Pima Co. Assessor’s Office 2006
Introduction Existing Features Miramonte Over Time Function
Development by Decade
1960-1969Ref: Pima Co. Assessor’s Office 2006
Introduction Existing Features Miramonte Over Time Function
Development by Decade
1970-1979Ref: Pima Co. Assessor’s Office 2006
Introduction Existing Features Miramonte Over Time Function
Development by Decade
1980-1989Ref: Pima Co. Assessor’s Office 2006
Introduction Existing Features Miramonte Over Time Function
Development by Decade
1990-1999Ref: Pima Co. Assessor’s Office 2006
Introduction Existing Features Miramonte Over Time Function
Development by Decade
2000-2005
Introduction Existing Features Miramonte Over Time Function
Ref: Pima Co. Assessor’s Office 2006
20022002 20032003 20042004 2005
Burglary/Unlawful Entry – (no force) 1 1 4 1
Burglary/Forcible Entry Burglary/Forcible Entry 33 44 44 77
Criminal Damage/Intentional Vandalism
4 3 2 3
Criminal Damage/Malicious Criminal Damage/Malicious MischiefMischief
99 55 77 1010
Robbery – Residence 0 0 1 0
Highway Robbery 2 0 0 0
Sexual Assault/Forcible Rape (Female) 0 0 0 0
Larceny from a Motor VehicleLarceny from a Motor Vehicle 88 1010 2020 1818
Motor Vehicle TheftMotor Vehicle Theft 66 88 77 88
Homicide/Murder 0 0 0 0
Crime – Miramonte 2002 through 2005
Introduction Existing Features Miramonte Over Time Function
Ref: http://www.ci.tucson.az.us/police/
Zoning
R-1: ResidentialR-2: ResidentialR-3: Residential
C-1: CommercialC-2: CommercialC-3: Commercial
Ref: Drachman Institute Windshield Survey, January 2006
Introduction Existing Features Miramonte Over Time Function
O-1: OfficeO-3: Office P: Parking
Land Use
ResidentialCommercial
Public/ InstitutionalVacant/ Parking
Introduction Existing Features Miramonte Over Time Function
Parks/ Open Space/
Washes
Ref: Drachman Institute Windshield Survey, January 2006
Parks Land Use
Parks/ Open Space/ Washes
Introduction Existing Features Miramonte Over Time Function
Ref: Drachman Institute Windshield Survey, January 2006
Housing – Owner Occupied
80 – 100%60 - 80%
Introduction Existing Features Miramonte Over Time Function
0 - 20%
Ref: Drachman Institute Windshield Survey, January 2006
40 - 60%
20 - 40%
$ = Estimated repairs to bring to excellent condition
Excellent: $0New construction, everything is kept up
Good: Up to $10,000Needs minor cosmetic touch ups, part of normal maintenance
Fair: $10,000-$20,000Fixer-upper, general situation is good but it needs some work
Poor: $20,000-$40,000Needs a lot of work/money butis not bad enough to tear down
Replacement: Cost of repairs is greater than the cost of replacement
Introduction Existing Features Miramonte Over Time Function
Ref: Drachman Institute Windshield Survey, January 2006
Bus stopsBus routes
Alternate Transportation
Introduction Existing Features Miramonte Over Time Function
Ref: Drachman Institute Windshield Survey, January 2006
SidewalksBike Routes
Pedestrian and Bicycle Traffic
Introduction Existing Features Miramonte Over Time Function
Ref: Drachman Institute Windshield Survey, January 2006
Thank you for your continued participation in this process.
Contacts:
Drachman Institute, (520) 626-5293Corky Poster or Marilyn Robinson [email protected] [email protected]
COT Urban Planning & Design, (520) 791-4505Rebecca [email protected]
Miramonte Neighborhood – Planning Process
