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Overview - Planning and Zoning Review Process

The Planning Division coordinates the Plan Commission and Village Board review of all land use and zoning requests. This page is organized into the following sections:

• Applications available for download
• Schedule of Public Meetings

• How to Estimate Length of Review

• Application submittal

• Sign Permit Review

Note: Some items, such as temporary signs, minor variations, and small subdivisions, are eligible for an administrative approval. See information below on Temporary Signs, Administrative Variations and Administrative Subdivisions.

Applications

A pre-submittal consultation with the Planning staff is required for all applications. Please call the Planning Division at (847) 459-2620 or planning@wheelingil.gov to discuss the application or schedule a meeting with Staff.

The application submittal requirements depend on the type of project. A complete application will typically include 2-4 of the following:

• A-1. Basic Application. Cover Sheet, Project Description Letter, Owner’s Authorization (required for all).

• A-2. Plans. See checklist on application for full requirements. Required for most applications: signs, new buildings, additions, building appearance modifications, landscaping changes, or parking lot changes. May include additional materials, such as a plat of survey, engineering plans, environmental reports, material samples, etc.

• A-3. Special Use standards. Written responses that explain how the land use will be appropriate in the specific location. Required for any special use review (restaurants, day cares, schools, athletic training facilities, outdoor storage areas, etc.). Note: Public hearing required – see application PH below.

• A-4. Zoning variation standards. Written responses that explain how the variation is needed and that, if granted, the variation will not cause negative impacts on other properties. Prior to submittal, consult with Staff to determine whether an Administrative Variation is possible. Required for zoning variations (setbacks, building heights, parking requirements, lot size regulations, etc.). Note: Public hearing required – see application PH below.

• A-5. Rezonings and Zoning Code Text Amendments. Additional materials required for an application that includes a rezoning or zoning code text amendment. Note: Public hearing required – see application PH below.

• A-6. Planned Unit Developments. The PUD process requires a multi-stage review that incorporates other application types. Please consult with Village staff before completing any materials associated with the PUD process. Note: Public hearing required – see application PH below.

• A-7. Signage. Required for permanent signs.

• A-8. Sign variation. Required for any sign that does not conform to the requirements of the Sign Code. Note: Public hearing required – see application PH below.

• A-9. Subdivisions. Required for all subdivisions, consolidations, and resubdivisions. Prior to submittal, consult with Staff to determine whether an Administrative Subdivision is possible.

• PH. Public Hearing application. Required for all requests that involve a public hearing. Includes proof of ownership, proof of paid taxes, and materials relating to the public notice requirements.

• CR. Concept Review Request application.

Schedule of Public Meetings - 2013

Items requiring a Public Hearing must be submitted 30 days before the date of the meeting. Other applications must be submitted 15 days prior to the meeting date. Applications are reviewed in the order in which they are received. Scheduling is subject to the volume of applications submitted.

Signs that meet all code requirements can be eligible for Consent Agenda review (no attendance required at a public meeting) while a Planned Unit Development can take four to six months. The Public Hearing Calendar includes meeting dates for the Plan Commission and Board, as well as the application submittal deadlines for public hearings.

Review Process – How Many Meetings are Required?

The number of meetings depends on the type of application:

• Minor Site Plan and Appearance Review: one meeting (Plan Commission review/approval).

• Major Site Plan and Appearance Review: three meetings (Village Board concept review, Plan Commission review/recommendation, and Village Board final approval). Note: Concept review may be waived during Staff consultation.

• Special Use review without Major Site Plan: two meetings (Plan Commission hearing/recommendation, Village Board final approval)

• Zoning Variation without Major Site Plan: two meetings (Plan Commission hearing/recommendation, Village Board final approval)

• Rezoning / text amendment without Major Site Plan: two meetings (Plan Commission hearing/recommendation, Village Board final approval)

• Signage without other requests: one meeting (Plan Commission approval)

• Planned Unit Development: six meetings (concept review with Board, concept review with Plan Commission, Preliminary PUD hearing/recommendation, Preliminary PUD approval, Final PUD hearing/recommendation, and Final PUD approval)

Note: The public review can be extended at the discretion of the Plan Commission or Board in order to address concerns that are raised at a public meeting.

Administrative Variation

Some types of variations may be eligible for a streamlined process. The Administrative Variation is limited to items such as setback variations that have minimal or no impacts on other properties. The underlying project may still require Site Plan and Appearance approval, but the public hearing process is reduced to a review/comment period for property owners directly adjacent to the subject property.

Administrative Subdivision

A subdivision involving up to three lots that meets all other code requirements may be eligible for a streamlined review process. Please contact the Planning Division at (847) 459-2620 or planning@wheelingil.gov for additional information.

Sign Appearance Review

Sign Appearance review and approval is required prior to the installation of all permanent signs. It is recommended that signage associated with other work be included with the land use review applications described above.

• A-7. Signage. Required for permanent signs.

• A-8. Sign variation. Required for any sign that does not conform to the requirements of the Sign Code. Note: Public hearing required – see below.

• A-10. Temporary Signage. No public review required. Required for all temporary signs (grand opening, special event, etc.).