(a) REQUIRED SUBMISSIONS. The Planning Commission shall establish rules, regulations, and forms for the administrative processing of site plan applications. The Economic and Community Development Department shall administer the site plan process. The Planning Commission may request that its Zoning Sub-Committee review any and all site plan applications for the purpose of making a recommendation to the whole Commission for action. The site plan application and any related information shall be submitted to the Economic and Community Development Department, which shall forward the application to the Planning Commission for action when such application is complete. Within thirty days of receipt of the application, the Economic and Community Development Department shall determine whether said application is deficient. No application shall be accepted by the Planning Commission unless it is complete.
(b) MAP SCALE. All maps submitted must be at a scale of not less than thirty feet to the inch.
(c) SUBMISSION INFORMATION. The information to be submitted and which, in total, constitutes a site development plan shall be as follows:
(1) Sketch plan: An optional sketch plan conference between the Economic and Community Development Department and applicant may be held to review the initial site design concept and generally to determine the extent of site plan review necessary for the intended project and the information to be required on the site plan and in accompanying reports. At the sketch plan conference, the applicant shall provide all information as required below.
A. Legal data:
1. The names of all owners of record of all properties within one hundred feet of any boundary line of the subject property.
2. Existing zoning and special district boundaries.
3. Boundaries of the property, building or setback lines as required in this chapter and lines of existing streets and adjoining lots, as shown on the County’s Official Assessment Maps and on a certified survey. Reservations, easements and areas dedicated to public use, if known, shall be shown.
B. General project site description:
1. A map showing the applicant’s entire property and adjacent properties and streets, at a convenient scale, including the approximate location and dimensions of all existing and proposed structures and the location of all existing structures on adjacent properties and within one hundred feet of the site boundary.
2. The name and address of the applicant and other planners, engineers, architects, surveyors and/or other professionals engaged to work on the project shall be shown. Where the applicant or owner is a corporation, the Planning Commission may require the names and addresses of all officers, directors and principal stockholders of said corporation.
C. Application for site plan approval shall be made within six months of the sketch plan conference. In the event that the applicant takes longer than six months to make an application to the Planning Commission, the Planning Commission may require the applicant to attend a new sketch plan conference.
(2) Preliminary Plan:
A. Legal data as set forth above.
B. Location map: The map shall show all roads within two hundred feet of the site.
C. Existing conditions: The location of existing buildings, waterbodies, floodplains, and floodplain boundaries as determined by the Federal Emergency Management Agency, watercourses, marshes, rock outcrops, wooded areas, existing vegetative cover, and other significant existing features on the site.
D. Development data:
1. Title of development, date, north point, scale, name and address of record owner and of the engineer, architect, land planner or surveyor preparing the site development plan.
2. All means of vehicular access and egress to and from the site onto public streets, and all provisions for pedestrian access and circulation.
3. One set of preliminary plans, elevations and sections of proposed structures and roads, showing the proposed location, use, design and height of all buildings and structures, including any proposed division of buildings into units of separate occupancy and location of drives thereto and showing the proposed location of all roads, pedestrian walkways and fire lanes.
4. The location and layout of any off-street parking or loading areas, and traffic circulation areas.
5. The location of all proposed waterlines, valves and hydrants and sewer lines or of alternative means of water supply and sewage disposal and treatment.
6. The proposed location, direction, power and timing of proposed outdoor lighting within the site and at the site’s boundaries, if adjacent to residential development.
8. The extent and amount of cut and fill for all disturbed areas, including before-and-after profiles and cross sections of typical development areas, parking lots and roads, and including an erosion and sedimentation control plan, and proposed locations of sediment sink/setting pond and interceptor swales.
9. Proposed stormwater drainage system, including location, supporting design data and copies of computations used as a basis for the design capacities and performance of stormwater management facilities.
10. The proposed location, size, color and illumination of proposed signs.
11. The location of all existing and proposed site improvements, including drains, culverts, retaining walls and fences.
12. The location of any outdoor storage for equipment and materials if any, and the location, type and design of all solid waste-related facilities, including dumpsters and recycling bins.
13. Detailed breakdowns of all proposed floor space by type use.
14. In an industrial district, specific uses proposed, number of employees for which buildings are designed, type of power to be used for any manufacturing process, type of wastes or by-products to be produced by any manufacturing process and the proposed method of disposal of such wastes or by- products shall also be shown.
15. Location and design of all energy distribution facilities, including electrical, gas, and solar energy.
16. Lines and dimensions of all property that is offered, or to be offered, for dedication for public use, with purpose indicated thereon, and of all property that is proposed to be served by deed covenant for the common use of the property owners of the development.
17. Estimated project construction schedule.
18. Record of application for approval status of all necessary permits from federal, state, and county officials.
19. Identification of any federal, state, or county permits required for project execution.
20. Certification by the Planning Administrator to the effect that said plan meets all the specific applicable requirements of this chapter.
21. Certification by the City of Wheeling Engineer that the plans meet all the applicable standards and requirements established or approved by him/her.
22. The Planning Commission may require such additional information as it may deem necessary for a complete assessment of the project pursuant to this article.
(3) Final Plan:
A. Legal data as set forth above.
B. Development data:
1. One set of final plans, including site plans, floor plans, elevations and sections of proposed structures.
2. Final grading and landscaping plan.
(d) ADDITIONAL SUBMISSIONS. Where, due to special conditions peculiar to a site or the size, nature of complexity of the proposed use or development of land or buildings, the Planning Commission finds that additional information is necessary for proper review of the site development plan, the Commission may request additional pertinent information, including:
(1) A survey of the subject property having an error of closure not in excess of one in ten thousand and indicating all lengths in feet and decimals of a foot and all angles to the nearest ten seconds, or closer if deemed necessary by the surveyor.
(2) A copy of any covenants or deed restrictions that are intended to cover all or any part of the tract.
(3) Existing contours with intervals of two feet or less, referred to City of Wheeling datum and showing at least one benchmark.
(4) The location of existing water mains, culverts and drains on the property, with pipe sizes, grades and direction of flow.
(5) All proposed lots, easements and public and community areas; all proposed streets with profiles indicating grading and cross sections showing width of roadway, location and width of sidewalk and location and size of utility lines according to the standards and specifications established or approved by the City of Wheeling Engineer.
(e) WAIVER.
(1) In appropriate circumstances, the Planning Commission may waive the provision of any items of information.
(2) In appropriate circumstances, the Planning Commission may waive up to ten percent of the required parking spaces.
(3) Dimensional requirements are not subject to a Planning Commission waiver. These are considered lot or yard (setback) variances and may only be granted by the Board of Zoning Appeals.