The following criteria and standards shall be used by the Planning Commission, or its zoning sub-committee, in reviewing applications for site development plan approval. They are intended to provide a framework within which the designer of the site development is free to exercise creativity, invention, and innovation while recognizing the historic, scenic, and visual quantities inherent in the City of Wheeling. The Planning Commission shall not specify or favor any particular architectural style or design or assist in the design of any of the buildings submitted for approval. Participation by the Commission shall be restricted to a reasonable, professional review, and, except as otherwise provided in the following subsections, full responsibility for design shall be retained by the applicant.
(a) RELATIONSHIP OF PROPOSED DEVELOPMENT TO THE ADOPTED CITY OF WHEELING COMPREHENSIVE PLAN.
(1) Due attention by the applicant should be given to the goals and objectives and the stated general land use policies for the City of Wheeling as set forth in the adopted City of Wheeling comprehensive plan, and this chapter and the relationship of the proposed development to the specific area of the City of Wheeling which it is located.
(2) In the site plan and design, consideration should be given to the use of traditional building forms and layouts which are evidence of the distinctive historical development of the area and, in particular, of any specially designated or recognized scenic and historic district or properties within the vicinity of the proposed development.
(b) RELATIONSHIP OF BUILDINGS TO THE SITE.
(1) The site shall be planned to accomplish a desirable transition with the streetscape and to provide for adequate planting, safe pedestrian movement and adequate parking areas.
(2) Parking shall, wherever possible, be located to the rear or sides of buildings so as to not interfere with the landscape treatment.
(3) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or anticipated adjoining buildings.
(4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent practicable, be underground.
(5) New structures shall be sited and located to take advantage of solar access insofar as practical, including the orientation of proposed buildings with respect to sun angles, the shading and windscreen potential of existing and proposed vegetation both on and off the site and impact on solar access to adjacent uses and properties.
(c) RELATIONSHIP OF BUILDINGS AND SITE TO ADJOINING AREA.
(1) Site plans proposed for nonresidential uses adjacent to a residential district shall be reviewed with regard to the impact of the development on that district.
(2) The Planning Commission shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles.
(3) Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. The achievement of such harmonious relationship may include the enclosure of space in conjunction with other existing buildings or other proposed buildings and the creation of focal points with respect to avenues of approach, terrain features or other buildings.
(4) Proposed structures shall be so sited as to minimize any adverse impact upon the surrounding area and particularly upon any nearby residences by reason of:
A. Building location, height, bulk and shadows.
B. Location, intensity, direction and times of use of outdoor lighting.
C. Likelihood of nuisances.
D. Other similar considerations.
(5) Appropriate natural or artificial screening may be required to minimize any adverse impact.
(d) LANDSCAPE, BUFFERING, AND SITE TREATMENT.
(1) Where possible, natural or existing topographic patterns which contribute to the beauty and character of a development shall be preserved, by minimizing tree and soil removal. If development of the site necessitates the removal of established trees, special attention shall be given to the planting of replacements or to other landscape treatment. Any grade changes shall be in keeping with the general appearance of neighboring developed areas.
(2) Grades of walks, parking spaces, terraces and other paved areas shall provide an inviting appearance.
(3) Landscaped treatment shall be provided to enhance architectural features, to strengthen vistas and visual corridors and to provide shade.
(4) Unity of design shall be achieved through repetition of certain plant varieties and other materials and by coordination with adjacent developments.
(5) Plant material shall be selected for interest in its structure, texture and color and in consideration of its ultimate growth pattern. Plants that are indigenous to the area and others that will be hardy and harmonious to the design and exhibit a good appearance shall be used.
(6) In locations where plants may be susceptible to injury by pedestrian or motor traffic, they shall be protected by appropriate curbs, tree guards or other devices.
(7) Parking areas and traffic ways shall be enhanced with landscaped islands containing trees and tree groupings.
(8) Screening of service yards, refuse containers and other places that tend to be unsightly shall be accomplished by use of walls, fencing or planting, or combinations of these, with all such enclosures being compatible in material, texture and color with the principal building or buildings on the site.
(9) Landscaping shall be designed and maintained so as not to create hazardous conditions.
(e) ECOLOGICAL CONSIDERATIONS. The development shall, insofar as practicable:
(1) Result in minimal degradation of unique or irreplaceable land types and in minimal adverse impact upon the critical areas, such as river tributaries, creeks, streams, wetlands, areas of aquifer recharge and discharge, steep slopes, highly erodible soils, areas with a high water table, mature stands of mature vegetation and extraordinary wildlife nesting, feeding or breeding grounds.
(2) Conform to existing geological and topographic features to the end that the most appropriate use of land is encouraged.
(f) SCENIC, HISTORIC, ARCHAEOLOGICAL, AND LANDMARK SITES. Scenic, historical, archaeological and landmark sites and features that are located on or adjacent to the proposed development shall be preserved and protected insofar as practicable.
(g) STORM DRAINAGE. The proposed development shall be so designed as to provide for proper surface water management through a system of controlled drainage that preserves existing drainage patterns and wetlands and enhances groundwater recharge areas and that protects other properties and existing natural and artificial drainage features from the adverse effects of flooding, erosion, and the depositing of silt, gravel, or stone. Development shall minimize flooding and erosion hazards through non-structural means, long-term structural measures, and appropriate siting of structures. Development shall protect surface waters and groundwaters from direct and indirect pollution and from overuse. All drainage plans shall be reviewed and approved by the City of Wheeling Engineer. Wherever practicable, stormwater management techniques, including on-site detention, should be employed to both address existing drainage problems, if any, and avoid an increase in either the peak volume or velocity of stormwater discharged from the project site during construction or after in its post-development condition.
(h) DRIVEWAY CONNECTIONS TO PUBLIC STREETS. All entrance and exit driveways to public streets shall be located with due consideration for traffic flow and so as to afford maximum safety to traffic on the public streets. All such entrances and exits shall be located and designed to:
(1) Conform to municipal sight triangle requirements at corners.
(2) Achieve maximum practicable distance from street intersections and from existing and proposed access connections from adjacent properties.
(3) Minimize left-hand turns, other turning movements and backing movements.
(4) Discourage the routing of vehicular traffic to and through local residential streets.
(i) TRAFFIC EFFECTS. The site development proposal generally shall minimize adverse traffic effects on the road networks serving the area in question. (Ord. 12225. Passed 4-17-01.)
(j) PEDESTRIAN SAFETY. Insofar as practicable, pedestrian and bicycle circulation shall be separated from motor vehicle circulation. Safe and convenient pedestrian circulation, including appropriate sidewalks, shall be provided on the site and its approaches. The vehicular traffic plan shall be designed to minimize adverse effects of pedestrian circulation upon sidewalks and bicycle paths.
(Ord. 14946. Passed 5-16-17.)
(k) ON-SITE PARKING AND CIRCULATION. The location, width and layout of interior drives shall be appropriate for the proposed interior circulation. The location and layout of accessory off-street parking and loading spaces shall provide for efficient circulation and the safety of pedestrians and vehicles. Insofar as practicable, separate rows or aisles in parking areas shall be divided by trees, shrubbery and other landscaping devices. The location of parking areas shall not detract from the design of proposed buildings and structures or from the appearance of the existing neighboring buildings, structures and landscape. Provision shall be made for access by police, fire and emergency vehicles.
(l) UTILITY SERVICES. Electric, telephone and other wire-served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Building orientation and site design shall, to the maximum extent practicable, insure that the proposed development conserves energy use.
(m) DISPOSAL OF WASTES. There shall be adequate provision for the disposal of all solid, liquid and gaseous wastes and for the avoidance of odors and other air pollutants that may be generated at the site. All applicable federal, state, county and local pollution control standards shall be observed. Facilities to handle solid waste, including compliance with recycling requirements, shall be accessible, secure and properly screened.
(n) NOISE. All applicable federal, state, and local regulations dealing with the control of outside noise that is expected to be generated at the site shall be complied with.
(o) ADVERTISING FEATURES AND SIGNS. The size, location, height, design, color, texture, lighting and materials of permanent signs and outdoor advertising structures or features shall not detract from the design of proposed buildings and structures or of the surrounding properties.
(1) Every sign shall be wholly consistent with the requirements set forth in Article 1359, of this chapter and shall be well-proportioned in its design and in its visual relationship to buildings and surroundings.
(2) Every sign shall be designed as an integral architectural element of the building and site to which it principally relates.
(3) The colors, materials and lighting of every sign shall be restrained and shall be harmonious with the building and site to which it principally relates.
(4) The number of graphic elements on a sign shall be held to the minimum needed to convey the sign’s major message and shall be composed in proportion to the area of the sign face.
(5) Identification signs of prototype design and corporation logos shall be modified as necessary by the applicant and project designer to conform to the criteria for all signs within the City of Wheeling.
(p) PEDESTRIAN AND BICYCLE CIRCULATION.
(1) Pedestrian circulation shall be separated, to the extent practicable, from motor vehicle circulation. Appropriate walkways shall be provided on the site and its approaches if deemed necessary.
(2) Proper provision shall be made for buildings and associated site development that are accessible to and functional for physically handicapped persons, such as by provision of walks and ramps of suitable width and grade, curb cuts, signed and suitably dimensioned parking spaces and ground level building entrances as required in the West Virginia State Uniform Fire Prevention and Building Code and the Vehicle and Traffic Law.
(q) LIGHTING.
(1) Exterior lighting shall enhance the architectural concept, the building design and the adjoining landscape. Lighting standards and building fixtures shall be of a design and size compatible with the building and adjacent areas.
(2) The number of light standards and the intensity of lighting shall be appropriate to illuminate the location for safety and security but shall not cause glare upon adjoining properties.
(3) Lighting standards shall not exceed twenty feet in height.
(r) BUILDING DESIGN.
(1) Building design shall make appropriate recognition of compatible building forms indigenous to the community and, in particular, of the historic character of the City of Wheeling.
(2) Materials shall have good architectural character and shall be selected for harmony with traditional building materials. Where practical, natural materials shall be used.
(3) Building components, such as windows, rooflines, doors, eaves and parapets, shall have well-designed proportions and relationships to one another and be compatible with the historic character of the City of Wheeling.
(4) Mechanical equipment, such as air conditioners and satellite dishes, or other utility hardware located on roofs, the ground or buildings shall be screened from adjacent properties and public view with materials harmonious with the building, specified as to color so as to blend with their surroundings or located as not to be visible from any public way or lands.