It came as no surprise Monday when, following more than an hour of discussion, presentation of graphics, traffic counts and more, Wheeling Planning Commission members again refused to move forward a plan to site a car wash on a properly zoned piece of property in the city.

What made the refusal even more concerning this time around is that city staff, studying the same information provided to commission members — including information indicating there would be no adverse stormwater issues — had recommended approval of a preliminary site plan for Wash Rite Express Car Wash. The proposed site is a slice of land along Mount de Chantal Road west of its intersection with Washington Avenue.

But the Planning Commission, in a 3-3 vote, saw things differently. Those opposed to the preliminary site plan said they needed a more thorough traffic study than the car wash presented Monday. That means the only possible next step for the developer — short of simply not investing $5 million in Wheeling — is to come back again with another traffic study, or to find another location.

This proposed development, along with plans put forth in the past few years for an abandoned church along National Road, highlight the challenges facing Wheeling when it comes to development. The Planning Commission has turned away several legitimate business proposals in recent years, citing limitations in the city’s zoning code. One of those — a cellular tower adjacent to the Woodsdale neighborhood– led to the city being sued by AT&T and eventually the commission reversing course.

When a property is properly zoned for a new business yet the planning commission denies that request for one of a number of reasons, it gives off the signal that Wheeling is not interested in growth.

The meeting on Monday even featured the national owner of Wash Rite in attendance. Roger Beck traveled to Wheeling from Columbus, Georgia, to make his pitch.

“I need to get moving, really,” Beck said. “I’m spending a lot of money on this. I’d like to have preliminary approval before I just keep bleeding money, doing studies, providing things and drawing landscape plans. Normally when I come somewhere and I buy a site, and it’s zoned properly, this doesn’t happen.”

Again, there’s the catch: the site in question is properly zoned for a car wash, and has the approval of professional city staff. However, that didn’t stop the planning commission from again stalling the process.

“At some point, we’ve got to fish or cut bait,” Beck said following the vote. “Moving it another month just drags it on another month. I want to get to work. I want to provide all these things that you need. I don’t think that’s unreasonable at all.”

Such indecision by a city board sends a discouraging message to potential investors. When a company is willing to bring substantial investment and job opportunities to the city, it deserves a clear response. Prolonged uncertainty from the Planning Commission not only affects Wash Rite’s plans but also potentially discourages future economic development.

As we’ve noted several times in recent months, this issue requires action from city council. Wheeling continues to bleed population, and yet viable business proposals are pushed away because, as some on the commission have noted, the car wash might affect their morning commute.

It’s time for the city to streamline its processes and demonstrate that it values economic development. Only then can Wheeling truly thrive and offer opportunities for a new future.