Variance 4-2023 Bekaert Drive Southeastern Freight LinesCity of Van Buren Variance Application
VARIANCE NUMBER: A—
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VARIANCE REQUESTED:
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City of Van Buren, Arkansas
Municipal Annex
1 I I IN 12 Street • Van Buren, Arkansas 72956
PLANNING COMMISSION MEMORANDUM
TO: PLANNING COMMISSION
FROM: WALLY BAILEY, PLANNING DIRECTOR
SUBJECT: VARIANCE FROM MINIMUM STREET STANDARDS — BEKAERT DRIVE
DATE: MARCH 27, 2023
CC:
The Schwob Building Company has submitted a variance request to waive or amend a
requirement of the Master Street Plan as it would relate to the construction of Bekaert
Drive. A copy of the application and exhibits explaining the request is attached for your
review.
The development of the 350 acres west of Bekaert Steel (a/k/a Westbridge) and the
improvements of the existing Bekaert Drive is the subject of this request.
The City has been in discussion with Schwob Building Company for quite sometime as they
are performing their due diligence on the Westbridge property. An issue we have
discussed is the condition of the existing road and that Bekaert Drive is a Collector Class I
on the Master Street Plan.
The attached submittal clearly describes their request. The request is that they be able to
match the existing road construction as it currently exists from Lee Creek Rd to the west
Bekaert driveway and defer the full Collector road improvements to the master street
plan/minimum street standards requirements until such time as more development occurs
on the 350 acres that would require the improvement of Bekaert Dr to a Collector street.
(See application.)
I have attached a summary of the City's regulations that show the basic requirement for
street construction. I hope this helps you follow the reasoning for the road construction
and why this is before the Planning Commission.
Please let me know if you have any questions.
The development of the "Westridge" property will require platting or a subdivision plan. This may
require several phases over many years. The definition of a subdivision in the subdivision regulations
includes phrases that are very applicable to this development. Phrases including "the need to improve
adjacent infrastructure due to insufficient existing capacity and the demand resulting from proposed
development" and "conformance with the Master Street Plan" will require a subdivision and subject to
this Ordinance.
The subdivision regulations also requires all "streets to be designed and constructed in compliance with
the Master Street Plan, Minimum Street Standards'.,,." The existing Bekaert Drive is currently not
adequate for any development on the "Westbridge" property. Any street construction must comply with
the minimum street standards and Master Street Plan. This section from the subdivision regulations is
included for your review. I highlighted the section on streets.
Regarding the minimum street standards (MSS). The existing street is in poor condition and needs to be
built to meet the minimum needs for any development. The scoping section for the MSS says "no public
streetshall be constructed, altered, or reconstructed within a subdivision, planned development, or
within a public right of way or easement ..........and such construction shall meet the requirements of the
following minimum standards and the public works standard specifications and the standard
drawings....."
Section 4 of the MSS addresses the minimum width requirements of streets. Bekaert Drive is classified
as a Collector Class I street. Also, Note 3 to the street classification table says "local streets that are the
only access into a subdivision or thatserve more than 100lots must be designed to a collectorstreet
standard." Bekaert is the only access into the future subdivision(s) of Westbridge. A copy of section 4 of
the MSS is enclosed.
The MSS has a variance section. Section 1.4 states "the City Engineer may approve a variance to the
standards provided thatsuch variance shall not have the effect of nullifying the intent and purpose of
these standards. Denial of a variance request by the City Engineer may be appealed to the Planning
Commission."
BELL
Real Estate Company
March 28, 2023
Honorable Mayor Joseph Hurst
/an Buren City Council
/an Buren Planning Commission
Honorable Mayor Hurst, Members of the City Council and Members of the Planning Commission,
I, acting as
authorized signor/part owner of Westridge, Inc. and as
the real estate agent for the
owners, am giving
Schwob
Building Company, LLC (Misty Fleischmann and
Andy Erickson) the authority
to act on our behalf
for the
purpose of asking the City of Van Buren for a variance from the City's Master
Throughfare Plan,
Schwob
Building Company, LLC Is the developer for the
buyer, Southeastern Freight
Lines.
Thank you
for your
consideration of our request. Please feel free
to give me a call if you have
any questions.
Sincerely,
e goo
J. Kevin Bell
President & Principal Broker
Jimmy Bell Real Estate Company
i
(' 1031 FAYC178vI1,1,G ROAD ■ VAN BtmeN, AR 72956
(479) 474-9200 ■ FAx 4743909
I,
m MLS
1350 Lakeshore or.
We 160
Coppell, TX 75019
972.243.7674 Phone
972,243.7710 Fax
www.schwob.com
March 24rh2 2023
The City of Van Buren
1003 Broadway Street, Suite #103
Van Buren, Arkansas 72956
(479) 474-8943
RE: Westridge Ine., Properties
700-09200-000, 196 Acres
700-09194-000,40.0 Acres
700-09212-000359.4 Acres
700-09195-000, 19.5 Acres
700-09190-0015 23.99 Acres
Dear City Staff,
Schwob
BUILDING COMPANY, LLC
Southeastern Freight Lines (SEFL) desires to purchase the Westridge Properties +/-350-acres,
located at the west end of Bekaert Drive (Exhibit A, 2 Pages). The existing site is currently
zoned as I-2 (Industrial) per the City's current zoning regulations. SEFL is seeking to develop a
+/- 60-acre portion of the overall parcel (Exhibit B). The +/- 60-acre parcel would be developed
as industrial in accordance with the requirements of an 1-2 use per the City's current Zoning
Standards.
The +/-350- acre tract of land has significant topography and currently lacks the necessary
infrastructure to support a large industrial development. There are currently water services that
serve Bekaert Corporation, located near the intersection of Lee Creek Road and Bekaert Drive.
Additionally, there are limited sanitary sewer services, with a remaining available capacity of
10,000 GPD for the existing services in that area. Without the development of an additional
sewer treatment plant in that area, future industrial development for the remaining +/- 290-acres
would extremely limited, if at all possible, at this time.
Description of Current Roadway —Bekaert Drive
Bekaert Drive runs west from Lee Creek Road for +/- 2,800', then "dead -ends" at the +/- 350-
acre Westridge properties. The current Master Thoroughfare plan depicts Bekaert Drive as an
existing Class I - Collector Street. However, as currently constructed, the road does not meet the
City's current standards for Class I — Collector Streets. The current standard for a Class I —
Collector Street requires a 60' R.O.W., 37' Roadway with curbs, inclusive of sidewalks on both
sides. As currently constructed, Bekaert Drive is approximately 25' in width with no
curb/sidewalks for a distance of+/- 550' from Lee Creek Road. The roadway then reduces to a
width of 20' for the remaining +/- 2,250', whereas it "dead -ends" at the subject Westridge
Property (Exhibit Q.
Although Bekaert Drive ultimately serves the Westridge property and future development of
such, it is important to make note that the Westridge property does not immediately parallel
and/or border Bekaert Drive. On the north side of the road, Bekaert is bordered by both Bekaert
Corporation and the Arkansas Welcome Center (Arkansas Department of Transportation). On
the south side of the road, it is bordered by the Bekaert Corporation and Scott Enterprises, Inc.
Proposed Variance to the Master Thoroughfare Plan
Understanding that SEFL is planning the future development of the +/- 60-acres, we are
requesting the following variations from the City's Master Thoroughfare Plan. We are proposing
(Exhibit D):
• That the City Waive the Class I —Collector Street per the Master Thoroughfare Plan for Bekaert
Drive
The City Allow SEFL to improve Bekaert Drive for a distance of +/- 1,300' with the road profile
that matches a portion of existing Bekaert Drive that includes a 25' wide roadway, including no
curbs/sidewalk.
The City of Van Buren improves a portion of Bekaert Drive for a distance of +/- 900' with a 25'
roadway that matches a portion of the existing Bekaert Drive, including no curbs/sidewalks
By providing the following, Bekaert Drive will be a consistent, 25' wide roadway, over the
length of the entire drive (+/- 2,800').
Future Roadway Expansion as Growth Allows
As we understand the importance of economic growth, this variance immediately unlocks the
potential of +/- 60-acres of industrial property. And likely more important, this variance begins
to unlock the future potential of the remaining +/- 290-acres, which has historically been
somewhat isolated.
Upon the opportunity to develop the remaining +/- 290-acres, SEFL would propose to further
develop its portion (+/- 1,350') of roadway in accordance with the requirements of the Class I —
Collector Street. At such time, the City would agree to further develop its portion of the
roadway (+/- 900' + 550' = 1,450') in accordance with the requirements of the Class I —
Collector Street. If the City elects that future roadway improvements are unnecessary at this
portion of road, then SEFL would subsequently also not be required to make such roadway
improvements.
Schwob Building Company, LLC. CONFIDENTIAL
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