Planning Commission Staff Rejects Protests From All Downtown OKC Land Owners Around Proposed Goodwill Industries Dumping Site

STAFF REPORT
Planning Commission
April 28, 2011

(SP-430) Application by Goodwill Industries for a Special Permit
for a Warehouse (Goodwill Donation Center) in the DBD Downtown
Business District located at 520 N. Hudson Avenue. Ward 6.

I. GENERAL INFORMATION
A. CONTACT PERSON
Owner: Cheek Properties, L. L.C.,
Owner’s Representative: Sam Gresham (405) 842-2998
samlgresham@cox.net
B. CASE HISTORY
This application was continued from January 27, February 24,
March 10, and March 28, 2011 meetings.
The applicant has submitted a revised Program Description 
(page 3 of this report)
C. REASON FOR THE REQUEST
The purpose of this request is to permit a warehouse use (Goodwill
 Donation Center).
In 2007, this site was rezoned from the C-CBDF District, where
 warehousing was permitted, to the new DBD Downtown Business
 District.  When the DBD regulations were created, it was felt
 that new warehouse development in the Downtown area should 
be considered on a case-by-case basis.  As a result, the
ordinance was crafted to make warehouse development eligible
 in the DBD, with the review and approval of a Special Permit.
D. EXISTING ZONING AND LAND USE
 Subject Site: .48 acres/DBD/vacant office-warehouse
 North: DBD/apartments/office
 East:  DBD/parking lot
 South: DBD/office
 West:  DBD/metro transit center
II. COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES
A. ENGINEERING DIVISION
The Engineering Division staff has reviewed the subject zoning
 case and the following comments are considered applicable: 
STAFF REPORT

Planning Commission
April 28, 2011
SP-430  Page 2

1. STREETS
(a) Subject property is served by a public street.
(b) All City streets and drives on City right-of-way serving this
site must be paved in accordance with City standards.
2. STORM SEWER
(a) Storm sewers in accordance with the City's Drainage Ordinance
will be required.  Development abutting section line roads with
drainage flows that exceed the capacity of OKC standard ditch
detail (D-100) will necessitate the installation of enclosed storm
sewer and/or concrete channel.  These improvements  shall be
placed to provide a minimum 35-foot clearance distance from the
centerline of the section.  Concrete channels must  be entirely
outside public right-of-way. Except as specifically allowed by the
ordinance. Sidewalk shall be constructed in compliance with the
Oklahoma City Ordinance and meet all applicable A.D.A.
regulations.
(a) Detention will not be required.
(b) Construction within the limits of this site will require an
 erosion control plan in accordance with EPA Storm Water Discharge
permitting: CFR Vol. 57, No. 175, September 9, 1992. A copy of
the SPA Notice of Intent (NOI) will be required prior to the
issuance of work orders or permits for construction activities
disturbing an area of ½ acre or greater.
3. SANITARY SEWER
(a) An existing 8-inch sanitary sewer is adjacent to the subject
 site;and a connection will be permitted in accordance with City
Standards Specifications.
4. WATER
(a) The subject site is located in service area 2 and,  water is
treated and distributed from Draper Water Treatment Plant through
a 6-inch water main in the street right-of-way of N. Hudson Avenue.
This application was also submitted to the following departments,
divisions and/or agencies for review and comment:

STAFF REPORT
Planning Commission 
April 28, 2011
SP-430  Page 3

City-County Health
Utilities Department
Airports Department
Parks and Recreation Department
Fire Department
Police Department
Solid Waste Management Division*
Public Transportation and Parking*
Schools
Oklahoma State Department of Transportation
Traffic Management
Street Maintenance
An asterisk indicates departments, divisions and/or agencies 
that responded and which had no adverse comments.
B. TRAFFIC MANAGEMENT
All right-of-way needed in order to bring this property into
conformance with Municipal Code requirements should be donated in
conjunction with this application. Corner lot lines should be cut
with a chord to provide a sight distance triangle with legs of
twenty-five (25) feet from the point of intersection of the
property lines along both property lines.

III. DEVELOPMENT SERVICES REVIEW
A. RELEVANT POLICIES
The OKC Plan designates this area “Downtown”.
B. APPLICANT’S PROPOSAL (PROGRAM DESCRIPTION)
Goodwill Attended Donation Center
The warehouse use will be limited as follows:
Four drive-through donation areas; vehicles enter on Hudson, exit
onto NW 5th Street.

Donor’s vehicle unloaded by attendant inside the building while
doors are closed; Donor is given receipt, door opens, and vehicle
exits. Inside building, donated items are sorted by type into bins.
Bins are loaded on a Goodwill truck (16’ to 24’ box truck) for
transport to central processing facility at 316 S Blackwelder.
Materials are transported to the central
STAFF REPORT
Planning Commission
April 28, 2011
SP-430  Page 4

processing facility within twenty-four hours of donation.
Maximum number of Goodwill truck pickup per day is two.
Materials accepted include used household goods, clothing, toys,
electronics, books, and materials accepted by the City of OKC 
for household recycling (paper, plastic, styrofoam, cardboard).
The area devoted to handling materials accepted by  the City of 
OKC for household recycling shall not exceed 5% of interior area
of the building. No outside activity; no outside drop boxes
No retail store Security will be provided as follows:
Security cameras
Employees during hours of operation
Security person on-site when closed
Posted “no dumping” signs
Information to address Special Permit standards
(1) The proposed use shall conform to the policies of the adopted
Comprehensive Plan
The Downtown Oklahoma City Strategic Action Plan 2010 categorizes
this location as in the Arts District.  The Goodwill proposal
conforms with the following objectives stated in the Plan: 
“Examine partial adaptive reuse options for chronically vacant
buildings”  p 31 “Recruit new businesses to service expanded
downtown residential and office markets”  p 37 “Great downtowns
are vibrant, active, pedestrian-orientated place containing a 
broad range of human activity; diverse, integrated  an 
complementary land uses, strong street-level connectivity and a
variety of building types.”  p 9 (2) The proposed use shall not
adversely affect the use of neighboring properties. Goodwill 
anticipates 20 to 25 donation drop-offs per day.  Will have minimal
impact on this high activity area – bus terminal, post office,
high-rise apartment tower – all of which represent many more
“in and out trips” than the Attended Donation Center.
STAFF REPORT
Planning Commission
April 28, 2011
SP-430  Page 5

An adaptive reuse of a building that has been long  vacant will
improve the appearance of this corner.
(3) Pedestrian and vehicle traffic generated will not be 
hazardous or in conflict with the existing and anticipated traffic
in the neighborhood. Corner site is designed for one way in and
one way  out.  Hudson and 5th intersection is signalized, as is
Harvey and 5th, so there will be gaps in the traffic
to allow for either left turning or right turning exit onto 5th.
As noted above, 20 to 25 donation drop-off trips per day is a
 minimal addition to this high activity area.
(4) Adequate utility, drainage, parking, loading, signs, access
and other necessary public facilities to service the proposed use
shall meet the adopted codes of the City.
Building renovation shall meet code requirements including 
landscaping and signs.
(5) The site shall front or have direct access to a street 
having adequate right-ofway and improvements to support the traffic generated by the proposed use.
The site has access on Hudson and 5th Street.  The city has
recently improved 5th as part of Project 180.   The building
design supports the one-way in / on-way out donation drop-off use
proposed by the Attended Donation Center. (6) The City Council
may impose specific conditions regarding location, design and 
operation to assure safety, to prevent a nuisance, and to control
the noxious effects of excessive sound, light, odor, dust or
similar conditions. Such conditions may include
(a) A requirement that all machinery and facilities be located
within an enclosed building Goodwill operations are inside the
building.
(b) A requirement that certain areas be screened from view of
surrounding neighborhoods
Screening is not proposed for this center city location
(c) A limitation on intensity of lights or hours of operation
 Hours of operation are 7am to 6pm, Monday through Saturday and
Noon to 5pm on Sunday. 
STAFF REPORT
Planning Commission
April 28, 2011
SP-430  Page 6 
(d) Similar measures to protect the public interest
C. GENERAL STANDARDS
All special permit uses shall satisfy the following general 
standards: 

(1) The proposed use shall conform to the policies  of the adopted
Comprehensive Plan. 

(2) The proposed use shall not adversely affect the use of the 
neighboring properties. 

(3) Pedestrian and vehicle traffic generated will not be hazardous
or in conflict with the existing and anticipated traffic in the
neighborhood. 

(4) Adequate utility, drainage, parking, loading, signs, access,
and other necessary public facilities to serve the proposed use
shall meet the adopted codes of the City. 

(5) The site shall front or have direct access to a street having
adequate rightof-way and improvements to support the traffic 
generated by the proposed use.
(6) The City Council may impose specific conditions regarding
location, design, and operation to assure safety, to prevent  a
nuisance, and to control the noxious effects of excessive sound,
light, odor, dust, or similar conditions. Such conditions may 
include:
(a) A requirement that all machinery and facilities be located 
within an enclosed building; or
(b) A requirement that certain areas be screened from view of
surrounding neighborhoods; or
(c) A limitation on intensity of lights or hours of operation; or
(d) Similar measures designed to protect the public interest.
D. DOWNTOWN DESIGN REVIEW COMMITTEE
This site is located within the DBD Downtown Design District.  All
applications to the Planning Commission located within the DBD 
District must first be reviewed by the Downtown Design Review 
Committee.   The Committee can forward nonbinding comments to the
Commission.  On  January 20, 2011 the Design Review Committee,
citing concerns regarding the appropriateness of this use at this
location, recommended denial of this request.  
STAFF REPORT
Planning Commission
April 28, 2011
SP-430  Page 7 
E. STAFF ANALYSIS
The proposal will make use of a building that has been vacant
for a number of years.  Exterior improvements including a 
new fascia, paint, architectural column,signage and landscaping
are proposed.   Security will be provided.  All items are
donated within the confines of the building.

IV. STAFF RECOMMENDATION

Approval of the application.
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