BIMSON PARK
A vision for preservation, open space & responsible development
Preserve Phoenix supports thoughtful investment and responsible development of the property adjacent to the former Valley National Bank (4401 E Camelback Rd, Phoenix, AZ 85018) building (now Chase Bank). However, we oppose the current proposal because it fails to respect the historic significance, original planning vision, and importance of Bimson Park as a historic open-space resource.
The current proposal threatens several of the very qualities the Arcadia Camelback Mountain Neighborhood Association (ACMNA) was established to protect: green open space, generous landscaped setbacks, and the distinctive residential character of Arcadia.
1. WHAT WE WANT TO ACHIEVE
Preserve Bimson Park. Retain meaningful, accessible open space for the surrounding community.
Honor the original vision. Recognize the historical significance of the property and its relationship to the 1967 Valley National Bank building designed by architect Frank Henry.
Protect the landscape. Preserve mature trees, green space, and distinctive architectural and landscape features that contribute to the site's character.
Prioritize community benefit. Ensure open space remains an integral part of the property's long-term identity, not simply an amenity or leftover space.
Respect the neighborhood. Create a lasting community asset that complements the history and residential character of Arcadia.
2. WHY WE OPPOSE THE CURRENT PROPOSAL
It disregards the original planning intent and existing zoning. Bimson Park was not simply leftover land or an incidental green space. The historical record documents that maintaining the area east of Valley National Bank as park and open space was part of the original development approval process. The 1966 meeting records further document this intent. Importantly, the Phoenix City Council unanimously voted to retain the R-24 zoning of this open space to protect the surrounding neighborhood. That zoning remains in place today. The developer is now seeking to rezone the property to P-1 to accommodate its proposed use. We believe the original planning intent, the City's previous decision, and the existing zoning deserve serious consideration before any rezoning is approved.
It prioritizes private parking needs over open space. The current proposal replaces landscaped open space and a substantial setback between the development and surrounding homes with uncovered parking and expansive areas of heat-absorbing pavement. It sacrifices green space, shade, and an important neighborhood buffer to accommodate a private development's parking needs. The neighborhood should not have to trade its green space for hot pavement.
It misses an opportunity for preservation. The property represents an important piece of Phoenix's architectural and landscape history. Its value extends beyond the buildings themselves to include the relationship between architecture, landscape, and open space.
It fails to maximize community benefit. A parking-oriented approach does little to create a welcoming, functional space or contribute positively to the surrounding neighborhood.
3. WHAT WE BELIEVE A BETTER PLAN LOOKS LIKE
Preserve the park. Retain Bimson Park as a meaningful, landscaped open-space destination with a long-term commitment to its maintenance.
Integrate, don't displace. Explore underground or otherwise thoughtfully concealed parking solutions that allow the surface to remain a landscaped park. Parking and preservation do not have to be mutually exclusive.
Respect the historic landscape. Integrate the site's historic landscape and architectural features into the overall development.
Prioritize the neighborhood. Maintain a meaningful landscaped buffer between development and adjacent residential properties.
Work collaboratively. Engage the neighborhood, preservation community, property owner, and City of Phoenix in developing a better long-term vision.
OUR GOAL IS NOT TO STOP DEVELOPMENT. IT IS TO GET DEVELOPMENT RIGHT.
Bimson Park is more than an undeveloped piece of real estate. It is part of Phoenix's architectural history and an important open-space resource in an increasingly developed urban landscape.
We believe the community should not have to choose between responsible development and preserving the qualities that make this neighborhood special. With thoughtful planning, both are possible.
This property presents an opportunity to do something more meaningful than simply develop another piece of real estate. The property owner and development team have an opportunity to become stewards of an important piece of Phoenix history while creating something of lasting value for the community. The most meaningful contributions to a city's legacy aren't always the biggest buildings or most profitable projects. They're the places that endure, bring people together, and become part of a community's identity. Bimson Park presents an opportunity to create something that future generations of Phoenicians can appreciate and enjoy.
Preserve Phoenix welcomes the opportunity to work collaboratively with the property owner, developer, neighborhood organizations, and the City of Phoenix to achieve an outcome that respects the site's history while delivering a lasting benefit to the community.