By Roland Murphy for AZBEX
A long-planned development by JDM Partners on an infill property in the Biltmore area near 24th Street and Camelback in Phoenix has been scrapped and replaced with an entirely new proposal.
In 2018, JDM and partner Best Western, Inc. proposed a mixed-use development on 11.6 acres that would have included “a retail component, a hotel or an approximately 320-unit multifamily development to replace the existing office property.” BWI also planned “a flagship Best Western Premier-branded hotel that includes offices for BWI employees, dining and recreational space and other hotel amenities next to its existing offices.” (AZBEX, Aug. 14, 2018)
That Planned Unit Development project appeared to stall nearly as soon as it was announced. No public meetings were ever scheduled, according to the DATABEX project database. The multifamily component had been dropped by November 2018, and Best Western confirmed its departure in January 2020. By September 2020, sources confirmed to BEX research staff the project had been canceled.
Late last month, however, a new PUD submittal arose in its place. JDM is now proposing 2400 Biltmore Residential at the NEC of Biltmore Circle and 24th Street, which would provide up to 203 luxury mid-rise condominium units on JDM’s 6.26 gross acre portion of the originally planned site.
According to the project narrative submitted to the City of Phoenix late last month, “The primary goal of the project is to provide a modern, upscale, and amenity rich living experience catering to modern housing needs and preferences, providing a ‘lock and leave’ lifestyle for those that are downsizing from larger single-family homes as well as second homeowners that desire to live at a premier location, building upon the access to golf, resort amenities, retail and easy access to Sky Harbor Airport and the overall region offered by this prime location, one of the major employment cores of the City.”
The request looks to change the current C-2 commercial zoning to PUD. The same three office buildings that were to be replaced under the original plan will be replaced under the current one. The narrative refers to the space as dated and lacking modern amenities and notes the significant changes in the post-pandemic office market.
Billed as, “An important access point to the larger Biltmore area,” the new development will feature a concrete and steel building of up to 66 feet in eight stories with up to 203 residential units, amenity space and ground floor office and restaurant areas. Units will be available in sizes ranging from one to four bedrooms.
The planned building area totals 737.4KSF, according to the conceptual site plan. Of that, 394.9KSF will be sellable residential, 11.4KSF office, 5.2KSF restaurant and 218.9KSF parking garage space. Total parking provided will include 16 surface spaces and 558 garage spaces.
Because of the unique sloped topography of the site, the building will feature a stepped down design to match the terrain. The narrative says, “The proposed stepped down design results in a building massing that is contextually appropriate while also providing a transition in height allowing for a unique building that complements the natural conditions while allowing for a maximization of views for its future residents and the ability to make a modern architectural statement at this important intersection.”
The Site is bounded by Best Western Headquarters to the north, North 25th Street to the east, East Arizona Biltmore Circle to the south and North 24th Street to the west. The infrastructure is fully developed, according to the narrative, and the traffic impact study estimates the new development would generate 1,046 weekday trips.
To accommodate the changed traffic volume, the submittal recommends creating a two-way left turn lane along Arizona Biltmore Circle, extending westbound turn lanes on Arizona Biltmore Circle by five feet and ensuring sight distance visibility at all the development’s driveways.
The submittal says the development will offer an extensive list of resident amenities that could include a pool/spa area with a beach lawn and cabanas, a lobby/amenity space of at least 3KSF, a fitness center, a lounge/clubhouse, a game and activity lawn, a fitness lawn, shaded outdoor cooking and dining areas, a dog park, a lounge deck, a pocket park and water features.
No public hearing dates have been scheduled yet.
JDM Partners is the developer. The design firm is DAVIS. Landscape architecture is by ABLA Studio. Colliers Engineering & Design is the civil engineer, and traffic engineering is by CivTech. Snell & Wilmer, LLP is the law firm representing the zoning request.
