Developing Marshall Square, 1922-1926

Servicing the West University Community

 

As the 1920s began, another business venture caught Tom's eye; the development of commercial real estate. At the time, most businesses in Tucson were in the downtown area. The 1924 City Directory lists 12 drug stores, six book stores, 35 restaurants, 25 barber shops, four beauty parlors, one downtown post office, 22 meat markets, and 96 grocery stores. However, the closest business establishments to the University were two homes converted to restaurants; the Varsity Inn at 940 East Third Street and the Yucca Tea Room, 841 North Tyndall Avenue. The next closest stores were then located in the 400 block of North Fourth Avenue.

As early as 1905, Louise had been purchasing land on the north side of what would become the 900 block of East Third Street (University Boulevard). The location was ideal for commercial development as it was conveniently located at the Main Gate entrance to the University and at the end of the trolley line. As Louise and Tom had traveled through California, they noted several towns where rows of brick stores were built. Tom had even photographed some of them. Pasadena's commercial district in particular impressed the couple, and influenced the design of the complex to be built in Tucson.

Foreground land is the future site of University Square, now known as Marshall Square or Main Gate. The two structures left and right of center photo were bus stops constructed of lava rock and terra cotta tile roofs. The rounded structure in the background was the "Flying Cage" or mammoth aviary.
Foreground land is the future site of University Square, now known as Marshall Square
or Main Gate. The two structures left and right of center photo were bus stops constructed
of lava rock and terra cotta tile roofs. The rounded structure in the background was the
"Flying Cage" or mammoth aviary.
In 1922, Louise and Tom Marshall constructed a building to house five stores. The corner was occupied by the University Drug Store. These private improvements along University Boulevard would eventually result in the University realigning its Main Gate to be in line with the city street.
In 1922, Louise and Tom Marshall constructed a building to house five stores. The corner
was occupied by the University Drug Store. These private improvements along University
Boulevard would eventually result in the University realigning its Main Gate to be in line
with the city street.

In 1922, site preparation began for a brick building which extended from Park Avenue almost to Tyndall Avenue and would house six businesses. This commercial center represented the "first suburban shopping center in Tucson." By 1924, occupants filled the units and were doing a brisk business. From west to east the business were: University Barber Shop, Copper Kettle Restaurant, University Station Post Office, University Market, University Book Store, and University Drug Store. He wanted to include a bank in the complex, but the banks of those days did not have branches. Across the street, at the southeast corner of Tyndall and University Boulevard, a automotive service station was built in 1925 and leased to Texaco.

The Marshall-owned, Texaco-leased gasoline station looking northeast. Marshall Square stores show to the left of the gas station.
The Marshall-owned, Texaco-leased gasoline station looking northeast.
Marshall Square stores show to the left of the gas station.

Evo DeConcini, who served as a Justice of the Arizona Supreme Court, Arizona Attorney General, a Pima County Superior Court Judge and a member of the Arizona Board of Regents, worked as a manager of the Texaco station. In his biography he relates this anecdote.

"I knew Mrs. Marshall personally because I worked for her. In 1926, I opened up a service station for her on Third Street and Tyndall, one block from the University gate, and I worked at that station for about a year. I was the so-called manager, but we had only one other employee. Johnny West, brother of Mrs. Oliver Drachman. We worked together for a long time, and I enjoyed my association with him. I will always recall one amusing incident at that station. We had an old-fashioned cash register, which had one drawer, a handle and a long tape, which would record our sales. The tapes we turned in were many feet long. After I had been there a while, Mr. Marshall came down and said we were short one quart of oil. Well that was a big surprise and I laughed to myself -- oil was twenty-five cents a quart and was in tanks and not cans as it is served today. How they ever figured we were short a quart of oil, I'll never know, but that was the end of it. No one was ever docked twenty-five cents from their $100.00 a month salary." [Hey! It's Past 80! A Biography of a Busy Life, 1981, p. 203]

The immediate success of the University Square stores motivated the Marshall's to expand. In 1926, along the Park Avenue frontage and connected to the corner drug store, the building was expanded north to accommodate the University Gift Shop and the Green Lantern Caterers. Behind the main stores and south of the alley Tom referred to as College Avenue, they constructed a separate building for the College Ice Cream plant.

Notations in Louise's journal give some indication how this important commercial center was developed. The cost to build the structure on Third Street was listed as $37,000 and both M. H. Starkweather and Henry O. Jaastad, prominent architects in Tucson at the time, are mentioned without any indication as to what part of the development they might have designed. John C. and M. M. Hale were the building contractors. Louise, always careful in her attention to detail, unfortunately was distracted from the project when her mother died in Massachusetts on March 22, 1923.

Another conflict which arose came from the University of Arizona. President von KleinSmid, a dynamic individual who had led the University since before World War I, developed grandiose plans for expansion to the west. The University experienced rapid growth during and after the war, and the administration wanted to acquire land west of Park Avenue for new development. Expansion ultimately took place to the east of Old Main, and Dr. von KleinSmid moved on to greener pastures at the University of Southern California. Not until years later would the University realize its long desire to expand westward.

A popular, but short lived development north of the stores took place in January 1929 and remained until September 1931. A miniature golf course named Tiny Links was constructed there on the southern portion of the Nelson Block (the Arizona Historical Society and a bank were eventually built on the northern portion of the block.). Lighting allowed for nighttime golfing, and the grounds were landscaped with cactus. Competition arrived when a new course was constructed with better facilities and amenities about half a mile west on University Boulevard. The Tom Thumb course, backed by substantial investors, opened in June 1930 between Trinity Presbyterian Church and what is now Time Market.

By the late 1920s, University Square, the pioneering retail shopping complex, began to experience competition from two directions. In 1929, Zuni Court, a half circle of garden apartments on University near Euclid, was expanded and renamed the Geronimo Hotel. The two-story building provided resident accommodations on the top floor while the first floor was dominated by Martin's Drug Store #7 and a Piggley Wiggley store. The Geronimo upgrade motivated the Marshalls to totally renovate the Santa Catalina Apartments in the summer of 1928. The new competition helped bring about the demise of the Marshall's Grocery. It is interesting to note, that in the 1990s the Marshall Foundation now owns the Geronimo complex.

Three blocks to the north along Park Avenue even more competition arose. On the southwest corner, a Pay'N'Takit Market was built. Across Speedway would be a corner drugstore, a grocery, bakery, barber shop and shoe repair shop. The eastern corners were dominated by automotive services; Talmage Service Station (north) and Baum & Adamson (south). New residential districts nearby - Jefferson Park, Lester Ranch, the Old World Addition - were being developed which drew people and businesses to the north of the University. The University crowd continued to take advantage of the goods and services offered by the merchants of University Square.

Pastime Park On The North Side Of Town

In the spring of 1920, the old Pastime Park on North Oracle Road was designated Public Health Service Hospital #51. This action was taken because of the thousands of World War I veterans who crowded into Tucson looking for medical treatment, or at least relief because of the warm, dry desert climate. In the absence of a formal medical institution to provide for their needs, they began squatting at the park site. Local officials and the Red Cross made arrangements for the park to be converted into a cottage hospital.
In the spring of 1920, the old Pastime Park on North Oracle Road was designated Public Health Service Hospital #51. This action was taken because of the thousands of World War I veterans who crowded into Tucson looking for medical treatment, or at least relief because of the warm, dry desert climate. In the absence of a formal medical institution to provide for their needs, they began squatting at the park site. Local officials and the Red Cross made arrangements for the park to be converted into a cottage hospital.
A regular Army medical officer, and tubercular himself, Neill McArtan found his way to Tucson and to Pastime Park where he took up residence and became the first commanding officer after the facility was commissioned. The hospital had few assets to work with in the early days, but civic and religious organizations such as the Knights of Columbus provided enormous assistance to the invalids living at the Park.
A regular Army medical officer, and tubercular himself, Neill McArtan found his way to Tucson and to Pastime Park where he took up residence and became the first commanding officer after the facility was commissioned. The hospital had few assets to work with in the early days, but civic and religious organizations such as the Knights of Columbus provided enormous assistance to the invalids living at the Park.

A few buildings existed at Pastime Park when the veterans began to arrive in the winter of 1919. Originally developed as an amusement center, the owner Charles Loebs, had constructed two large adobe structures; one to house a tavern, the other a dance hall and skating rink. The former was converted into a surgical and infirmary ward, while the latter became a kitchen and dining room.

Additional wood frame buildings were eventually added to expand hospital wards and provide administrative spaces.
Additional wood frame buildings were eventually added to expand hospital wards and provide administrative spaces.
To house ambulatory patients, 50 cottages were constructed during the spring of 1920. Each cottage housed four men and were designed to maximize exposure to fresh air and sunshine. Note the reclining chairs located outside the cottages where the men would lie about in all weather taking the "rest cure."
To house ambulatory patients, 50 cottages were constructed during the spring of 1920. Each cottage housed four men and were designed to maximize exposure to fresh air and sunshine. Note the reclining chairs located outside the cottages where the men would lie about in all weather taking the "rest cure."
A Craftsman Bungalow Style home, typical of those constructed and financed by the Marshall's during the 1920s. Homes of this type were found throughout the neighborhoods to the west and north of the University of Arizona.
A Craftsman Bungalow Style home, typical of those constructed and financed by the Marshall's during the 1920s. Homes of this type were found throughout the neighborhoods to the west and north of the University of Arizona.

Two excellent examples of middle class housing built during the 1920s. While very much different in their appearances, both of the dwellings pictured here are Craftsman Bungalows; the open front porch being the key defining architectural feature of the style.

The home above has strong elements reminiscent of the Sonoran style in its flat roof with parapet.
The home above has strong elements reminiscent of the Sonoran style in its flat roof with parapet.
This building offers a more Territorial projection in its hipped roof with front gable end. Note that both buildings are constructed on top of a lava rock stem wall. That lava rock was Tucson's indigenous building material and most likely quarried from either "A" Mountain or other sites to the west of the Tucson Mountains.
This building offers a more Territorial projection in its hipped roof with front gable end. Note that both buildings are constructed on top of a lava rock stem wall. That lava rock was Tucson's indigenous building material and most likely quarried from either "A" Mountain or other sites to the west of the Tucson Mountains.
A view of the entrance to the corner drug store and complex while still in construction.
A view of the entrance to the corner drug store and complex while still in construction.
The University Boulevard (Third Street) frontage (above) shows fully occupied store fronts with a barber shop, restaurant, U.S. post Office, a grocery and the drug store.
The University Boulevard (Third Street) frontage (above) shows fully occupied store fronts
with a barber shop, restaurant, U.S. post Office, a grocery and the drug store.
In contrast to the brick construction along University, the Park Avenue building was built in a completely different style of architecture featuring rounded edges and a stucco finish. The Park Avenue building housed a Gift Shop and the Green Lantern.
In contrast to the brick construction along University, the Park Avenue building was built in a completely different style of architecture featuring rounded edges and a stucco finish. The Park Avenue building housed a Gift Shop and the Green Lantern.
The interior of the University Drug Store. The rounded windows in the wall joining the Gift Shop building to the north were still visible in the 1990s.
The interior of the University Drug Store. The rounded windows in the wall joining the Gift Shop building to the north were still visible in the 1990s.
The University Drug Store soda fountain.
The University Drug Store soda fountain.
An interior of the drugstore.
An interior of the drugstore.
The interior of the University Gift Shop.
The interior of the University Gift Shop.
The Tucson Rapid Transit trolley at the end of the line near the University Main Gate.
The Tucson Rapid Transit trolley at the end of the line near the University Main Gate.
A 1929 photograph by Professor R. B. Streets from the window of the University library building. In the foreground is the University Drug Store, the trolley and the Pi Phi Sorority House on the southwest corner of Park Avenue and University Boulevard. The Varsity Inn sits west of the sorority house with the Marshall's Texaco Station one lot farther west. The large buildings in the background (from left to right) were Tucson High School at the left edge and above it the Santa Rita Hotel. The Valley National Bank and Pioneer Hotel stand as Tucson's "twin towers," the latter showing directly beneath the "A" on the volcanic mountain formerly know as "Sentinel Peak." The dome of the Pima County Court House is next in line, followed by the square tower of the Eagle Flour Milling Company.
A 1929 photograph by Professor R. B. Streets from the window of the University library building. In the foreground is the University Drug Store, the trolley and the Pi Phi Sorority House on the southwest corner of Park Avenue and University Boulevard. The Varsity Inn sits west of the sorority house with the Marshall's Texaco Station one lot farther west. The large buildings in the background (from left to right) were Tucson High School at the left edge and above it the Santa Rita Hotel. The Valley National Bank and Pioneer Hotel stand as Tucson's "twin towers," the latter showing directly beneath the "A" on the volcanic mountain formerly know as "Sentinel Peak." The dome of the Pima County Court House is next in line, followed by the square tower of the Eagle Flour Milling Company.
Tom Marshall stood on the roof of the Green Lantern to take this picture of Tiny Links miniature golf course. Most of the houses seen in the background are Marshall properties. At the far left on Tyndall Avenue are two brick Territorial style homes with a Bungalow cottage in between. Across the open block to the north are four Spanish Revival Style duplexes, three near Park Avenue and one at the corner of 1 st Street and Tyndall. The open lot to the north would eventually have a building constructed there to house the Arizona Historical Society.
Tom Marshall stood on the roof of the Green Lantern to take this picture of Tiny Links miniature golf course. Most of the houses seen in the background are Marshall properties. At the far left on Tyndall Avenue are two brick Territorial style homes with a Bungalow cottage in between. Across the open block to the north are four Spanish Revival Style duplexes, three near Park Avenue and one at the corner of 1 st Street and Tyndall. The open lot to the north would eventually have a building constructed there to house the Arizona Historical Society.

 

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