Campus Vista
Historic District
In
Phoenix, Maps, Information & Homes For Sale
Introduction
Following a long tradition
in the Valley of the Sun, the land that now encompasses
the
Campus Vista Historic District was platted for
subdivision from agricultural lands outside the Phoenix
city limits (See “Historic Residential Subdivisions and
Architecture in Phoenix, 1934-1963). Although this type
of suburban development flourished in the 1910's and
1920's, the onset of the Great Depression curtailed many
construction projects for much of the decade. As the
Depression-era economy improved in the late 1930's,
Phoenix resumed its suburban growth, particularly to the
north, and a number of would-be developers purchased
nearby farmland for more profitable residential
development. While projects were cut short by
restrictions against non-essential construction during
World War II, they regained momentum in the early
postwar era when Phoenix’s population boomed.
Neighborhoods built during this time play an important
role in understanding the transition between pre-war and
postwar subdivision practices. Started in the waning
years of the Great Depression and built out in the early
postwar era, the Campus Vista Historic District
illustrates these trends to a remarkable degree.
From Farmland to Suburban Development
In the late 1930's, Phoenicians considered
the land around W. Thomas Road and N. 15th Avenues to be
“out in the country” (Phoenix College Website). That
perception changed when Phoenix College relocated to a
52-acre site on the north side of W. Thomas Road in
1939. Built with $750,000 in Works Progress
Administration (WPA) funds, the college attracted
residents and businesses to its environs and the
agricultural landscape quickly shifted to suburban
neighborhoods and commercial nodes.
Property
owners in the vicinity of the new campus seized the
opportunity to sell their farmland for more profitable
suburban development. In the decade following the
construction of Phoenix College, numerous subdivisions
rose from the surrounding farmland. Among them were the
six subdivisions, College Addition (1939), Campus Vista
(1945), Mulberry Place (1946), Mocking Bird Manor
(1946), Campus Manor (1946) and Aztec Place (1948), and
remnants of a seventh, East Mulberry Place (1946), that
make up the Campus Vista Historic District.
College Addition
Thomas and Minnie
Caldwell were among the first to capitalize on their
property’s location at the edge of the new campus. Early
in 1939, they seized the opportunity to sell part of
their farm to Frank and Clara Barton for more profitable
residential subdivision. The Bartons and their partner,
L. E. Patterson, platted the College Addition in March
1939 (Weight 2003). It was undoubtedly named to
emphasize its proximity to the new campus.
The
Barton-Patterson partnership carved their property into
forty-one substantial lots of about 8,000 square feet
apiece on a slightly curving street. Development
proceeded in accordance with FHA guidelines, which
called for adequate lot sizes, established utilities,
and variation in street design. The developers provided
fully paid improvements such as city water, gas and
electricity. FHA compliance and the availability of FHA
insured mortgage loans proved to be a major selling
point for the project.
Development in the College
Addition was relatively small-scale and featured both
speculative and custom-built houses. Two developers were
responsible for much of the construction in the addition
and each engaged in both speculative and custom
building. General contractor Elmer Schler was one of the
first builders in the College Addition; in 1940, he
built two homes on a speculative basis. The two were
cement block houses with steel sash windows on N. Eighth
Avenue. At the same time, Schler offered to sell lots
where he proposed to build “charming homes . . . for
gracious living” to suit individual buyers. The W. J.
Murphy Realty Company also advertised both “spec” houses
and lots for custom design (Weight 2003).
Sales
in the College Addition were geared to traditional
families in which the husband worked away from home and
the wife tended the household. Schler hoped to attract
homemakers by advertising his custom homes as modern,
step-saving havens of “smart design” intended “to make
housekeeping a joy” (Weight 2003). Developers further
appealed to young families by advertising their
homesites as being “just a stone’s throw from the
beautiful Encanto Park”(Weight 2003). They also pitched
to a higher income bracket or, perhaps, to families who
aspired to greater status; Murphy advertised two “spec”
houses at $4,000 and $4,350, about 25 percent higher
than the median home value in Phoenix in 1940 (Weight
2003). For the extra money, home buyers received houses
with three bedrooms and two baths (The Arizona Republic,
May 11, 1947), an almost unheard of luxury in pre-war
houses built for middle class families. Murphy further
sweetened the deal by offering FHA terms (Weight 2003),
a major incentive to new home buyers.
Yet another
attraction of the College Addition was the college
itself. The newly built Phoenix College boasted an
enrollment of 714 students for the 1938-1939 academic
year, making it the state’s third largest institution of
higher learning (Weight 2003). Developers advertised its
proximity to the new subdivision to attract students,
teachers, and college employees (The Arizona Republic,
May 11, 1947; Weight 2003). City directories for the
period indicate that a number of teachers,
administrators, and students associated with Phoenix
College lived in the nearby additions, including College
Addition.
All of these factors made the College
Addition extremely attractive to home buyers in the late
1930s when the economy had finally improved and
federally-insured loans made mortgages easier to obtain.
Sales were brisk and the addition was built out within
two years. Transitional/Early Ranch style houses filled
the streets, their masonry construction and minimal
ornamentation reflected the trends found in small-scale
subdivision development in Phoenix on the eve of World
War II (Weight 2003).
Postwar Development
Development in the College Addition
influenced others to build in the area but the
federally-mandated moratorium on non-essential building
in 1942 put additional subdivision plans on hold until
after the war (Weight 2003). As soon as restrictions on
residential construction were lifted after the war, six
subdivisions near the College Addition were platted for
immediate development; they are Campus Vista (1945),
Mocking Bird Manor (1946), Mulberry Place (1946), East
Mulberry Place (1946), Campus Manor (1947), and Aztec
Place (1948).
Selling points for these
subdivisions included their close-in locations,
proximity to a major public park, and modern
construction and amenities. Phoenix College, whose
enrollment numbers soared with returning veterans
attending school on the G. I. Bill, remained a major
attraction to would-be buyers. Student figures continued
to climb in the postwar era, from 2,000 in 1948 to
nearly 10,000 by the late 1950s (Weight 2003). The
burgeoning college population proved an ideal market for
the newly opened subdivisions whose location so close to
the college all but guaranteed their success.
Advertisements seemed to target middle- to upper-middle
class families as homes were marketed for their modern
design and conveniences rather than for affordability.
Owner/builder Willard Mouritsen was typical of
developers who promoted the Campus Vista subdivisions.
In newspaper advertisements, he appealed to
“discriminating buyers” for his houses in the Campus
Vista Addition. He promised quality homes in a beautiful
location immediately east of Phoenix Junior College
(Arizona Republic, May 11: 1947).
Despite the
demand for housing, production was plagued by a
materials shortage in the early postwar period that did
not ease until 1948. Immediately after the war, only
about a dozen houses were completed each year. Once
wartime restrictions were lifted, however, the pace of
construction quickened and in 1948, 58 houses were
completed in the
Campus Vista Historic District
(Weight 2003).
Construction levels declined the
following year in response to a housing surplus
precipitated by over-zealous builders. As a result, only
six houses were built in the Campus Vista Historic
District in 1949. The slump was brief, however, and the
market rebounded in 1950. Construction continued at a
steady clip and by 1956, the district was almost
entirely built out with single-family houses, duplexes,
and three churches. Only five resources in Campus Vista
Historic District post-date 1956 (Weight 2003).
Design: Diversity and Cohesion
The Campus Vista Historic District was a
transitional neighborhood that was built partly
according to pre-war patterns and partly according to
postwar trends. The result is a heterogeneous district
that nonetheless conveys a sense of cohesiveness through
similar setbacks, lot and house sizes, street layout,
residential design, and building materials.
Following pre-war traditions, more than 70 different
builders contributed to the development of the Campus
Vista Historic District, a fact that resulted in a
variety of building types and design motifs. Notable
among them are Lescher & Mahoney/Westward, Valley
Construction Company, and C.F. Crittenden. Other Campus
Vista builders include G.N. Richards, Ralph Haver, Frank
Wallace, Willard Mouritsen, Bowers & Darrow Construction
Company, C.L. Jones, and Barer & Young. The mixture of
speculative ventures and custom-designed houses added to
the district’s variety; about half of the houses were
built on a speculative basis and about half were
custom-built homes (Weight 2003). At the same time, FHA
guidelines and popular preferences helped maintain a
sense of cohesiveness throughout the district. FHA
recommendations influenced the curvilinear street
layout, large lot size (approximately 70 feet wide by
125 feet deep), standard setbacks (25-30 feet), and
house sizes (approximately 1,600 square feet).
Assembly-line production, standardized materials, and
the overwhelming popularity of the one-story masonry
Ranch style house, variations of which were built
throughout the district, all contributed to convey a
sense of cohesion throughout the district. Unity was
further achieved by the use of similar building
materials such as brick, block, asphalt shingles,
casement windows, and design (Weight, 2003).
The
district has been well maintained in the ensuing
decades. Alterations have generally been limited to
window, siding and roofing material replacements,
addition or enclosure of carports and garages, patio
additions and the application of paint or stucco on
masonry walls. The district retains a high level of
integrity with 81 percent of resources contributing.
Residential Construction
The
Campus Vista Historic District is a neighborhood of
one-story single-family houses, although eight duplexes
and three churches contribute to the district’s building
stock. Nearly all houses in the Campus Vista Historic
District are variations on the fashionable Ranch style
which dominated residential design after World War II.
Campus Vista’s Ranch style houses are all one-story, a
hallmark of the design. Most feature hipped roofs and
steel casement windows. Virtually all of the district’s
houses are masonry with approximately half rendered in
brick and 1/3 constructed of painted concrete block; the
remaining houses are stuccoed block or stucco over wood
frame (Weight 2003). Flemish bond brick patterns and
tile roof ridge caps are common ornamental features
found on Ranch style houses in Campus Vista.
Typical Ranch style houses include 912 West Campus Drive
and 1321 West Mulberry Drive. Variations on the Ranch
style found in the district include American Colonial
(1007 West Flower Street), Spanish Colonial Ranch (901
West Catalina Drive), Modern Ranch (911 West Avalon
Drive) and Transitional Ranch (2917 North 8th Avenue).
Although a pure French Provincial Ranch is not found
within the district, some house designs were influenced
by this style, such as 917 West Catalina Drive. Ranch
style duplexes are found within the district as
exemplified by 3306-3308 North 11th Avenue and 1309-1311
West Osborn Road. Two Cape Cod Revival style houses are
also present within the subdivision, as typified by 2933
North 9th Avenue. One Colonial Revival house (922 West
Avalon Drive) is also present.
Churches
Three religious complexes are present
within Campus Vista, a development pattern common to
residential neighborhoods. These complexes compliment
the subdivisions’ residences in both scale and
materials. The first, Good Shepherd Evangelical Lutheran
Church (3040 North 7th Avenue) has been a neighborhood
presence since its first parish hall was constructed in
1947. As the neighborhood grew in popularity and size,
the congregation expanded into a complex of buildings,
including a new sanctuary (1960) and parsonage (1970).
Its existing buildings have been expanded over time. A
fence wall was constructed in the mid-1980s to formally
enclose the church complex.
The second, Temple
Beth Israel (3310 North 10th Avenue) was constructed in
1948-49 with concrete block. An adjacent classroom
building was constructed in 1959. Temple Beth Israel was
later purchased by Phoenix College and modified for
educational purposes. The third religious complex,
College Park Baptist Church (1333-1349 West Osborn
Road), was constructed of concrete block in 1954. The
congregation had first constructed a church in 1947, but
it was since demolished. A parsonage was likely built
concurrent with the first church and is extant.
Demographic Composition: 1946-1963
With its proximity to Phoenix College and draw
to upper middle class families, Campus Vista was home to
many students, teachers and administrators as well as
other accomplished residents. Only a handful of
residents were recorded in the 1946 city directories.
Among them were J. C. Campbell (2921 North 8th Avenue),
an employee at Tovrea’s, G. M. Wright (3018 North 8th
Avenue), a soil specialist with the United States
Department of Agriculture, and attorney W. E. Miller
(724 West Avalon Drive). All owned their homes (Phoenix
City Directory, 1946).
By 1949, they were joined
by H. L. Thomas (2917 North 9th Avenue), an agricultural
economist with the United States Bureau of Reclamation,
W. J. Miller (934 West Campus Drive), an accountant for
Del Webb Construction, W. W. Kyle (907 West Catalina
Drive), an assistant manager, salesman W. F. Samuels
(929 West Catalina Drive), physician Jeffery Millar
(1340 West Mulberry Street), rancher L. J. Tustin (845
West Earll Drive),
and E. . G. Clemens (1302 West Flower Street), with the
Arizona Home Improvement Company. From their
occupations, the district apparently attracted middle-
and upper-middle class families. A random sample of 16
residents that year showed 100% home ownership (Phoenix
City Directory. 1949).
Little changed in the demographic makeup in the
following years. In 1953, when the district was largely
built out, the neighborhood saw a mixture of teachers,
students, salesmen, managers, business owners, and
professionals. Educators included E. M. Andres (3013
North 9th Avenue) and Emanuel Smith (1007 West Flower
Street), both teachers at Phoenix College, and Virginia
Tufte (917 West Avalon Drive), a teacher at West Phoenix
High School. J. J. Ehrhard (2917 North 9th Avenue), was
a student and M. A. Boninger (906 West Campus Drive),
was the youth director for the First Baptist Church.
Business owners included L. W. Jackson (3327 North 15th
Avenue), co-owner of Jackson-Benton Sales Company, R. J.
Schubert (933 West Avalon Drive), of Schubert Liquor
Company, and K. A. Sadick (1255 West Osborn Road) of the
Kenneth A. Sadick Insurance Agency. Home ownership
remained high; 23 of 27 randomly selected homes were
owner-occupied (Phoenix City Directory, 1953).
By 1957, the district was entirely built out with
single-family houses, duplexes, and several churches,
including Temple Beth Israel. Home ownership was almost
universal throughout the district which remained largely
middle- and upper-middle class in character. Several
residents had risen in their professions including
Willett Munsil (3331 North 10th Avenue), president of
Munsil Brothers Builders, Augusta Martin (3332 North
11th Avenue), the Deputy County Treasurer, C. E. Haley
(917 West Avalon Drive), chief engineer with the City
Traffic Engineering Division, Albert Plotkin (930 West
Catalina Drive), Rabbi, Temple Beth Israel, and A. E.
Banks (917 West Verde Lane), president of Associated
Dairy Products (Phoenix City Directory, 1957).p>
At the close of the historic period, in 1963, many of
the district’s houses were occupied by the original
owners, including C. I. Thomas (721 West Earll Drive), a
sales manager with IBM, rancher L. J. Tusin (845 West
Earll Drive), physician Jeffrey Millard (1340 West
Mulberry Drive), public relations manager J. J. McMullan
(936 West Verde Lane), J. C. Campbell (2921 North 8th
Avenue), the foreman of Western Provision, N. J.
Giurlanda (3317 North 13th Avenue), an employee of
King’s Cocktail Lounge, and W. E. Miller (724 West
Avalon Drive), a security officer at Motorola. Thirty of
32 randomly selected homes were owner-occupied.
From the earliest construction in 1940, through the
historic period ending in 1963, the
Campus Vista Historic District was largely occupied
by middle- and upper-middle class families, many of whom
worked in education, medicine, and management. An
unusually high degree of home ownership throughout the
period is indicative of the district’s stability and
value. One of the district’s residents, Cliff Wharton
(931 West Verde Lane), is noteworthy as the first
African-American United States ambassador and the first
African-American Foreign Service Officer to be chief of
the United States diplomatic mission.
Information, maps and photographs provided courtesy:
Historic Preservation Office of the City of Phoenix
Neighborhood Services Department
200 West Washington Street
Phoenix, Arizona 85003
(602) 261-8699
The
Campus Vista neighborhood sits in the shadow of
Phoenix College, its tidy red brick homes wrapping around
the central-city campus. The neighborhood of nearly 200
homes is notable for its ranch-style architecture, a
snapshot of an earlier time when housing was greatly in
demand during and after World War II. Homes also feature
small porches and detached garages, as well as broad
front lawns with towering palms and pine trees.
When Campus Vista was being built, developers
envisioned a neighborhood that middle- and upper-class
residents would want to call home. They touted the
adjacent college and
Encanto Park, and their
advertisements beckoned "discriminating buyers," city
historical records show.
Today, the neighborhood's location near the college
and within walking distance of restaurants and shops is
part of what makes it appealing to residents.
Courtesy of AZ Central
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Laura Boyajian Mobile: 602.400.0008
HistoricCentralPhoenix@cox.net
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