City of Woodstock Plan Commission met Dec. 11
Here are the minutes provided by the commission:
1. CALL TO ORDER / ROLL CALL
A regular meeting of the Woodstock Plan Commission was called to order by Chairman Cody Sheriff at 7:00 PM on Thursday, December 11, 2025, in the Council Chambers at Woodstock City Hall.
A roll call was taken.
PLAN COMMISSION MEMBERS PRESENT:
Bryson Calvin, Arturo Flores, Steve Gavers, Doreen Paluch, Jackie Speciale, and Chairman Cody Sheriff.
PLAN COMMISSION MEMBERS ABSENT:
Brandon Cesaroni.
STAFF PRESENT:
Planning and Zoning Director Joe Napolitano, City Planner Kimberly Phillips, City Attorney David Nolan and Commission Clerk Melissa Bauer.
2. APPROVAL OF AGENDA:
There was a motion made to approve the December 11, 2025, agenda as presented.
Motion: D. Paluch
Second: S. Gavers
All present voted aye.
Motion carried
3. ACCEPTANCE OF MINUTES:
• November 13, 2025, Special Called Plan Commission Meeting Minutes
There was a motion made to approve November 13, 2025, Special Called Plan Commission regular meeting minutes as presented.
Motion: D. Paluch
Second: J. Speciale
All present voted aye.
Motion carried
4. PUBLIC COMMENTS:
There were no public comments.
5. OLD BUSINESS:
  a. Public Hearing – Approval of a Special Use Permit/Planned Unit Development and preliminary/final plat of subdivision to allow a mixed-use development with retail, including resale with drive-up donations, self-storage and automobile service uses, 2050 S. Eastwood Drive. Petitioner: Steven Schwartz
Planner K. Phillips advised that the petitioner has requested that this item be continued for the fourth time to January 15th, 2025, and that the delay is due to a surveyor scheduling issue.
D. Paluch inquired if the original public notice included a hearing for the preliminary plat as well as the final plat of subdivision. Director J. Napolitano advised that the public notice did include the preliminary and final plat of subdivision.
Chairman C. Sheriff advised that he understood that surveyors are difficult to get scheduled but noted there would not be another continuation if this one was continued.
There was a motion to continue the Public Hearing – Approval of a Special Use Permit/Planned Unit Development and preliminary/final plat of subdivision to allow mixed-use development with retail, including resale with drive-up donations, self-storage and automobile service uses at 2050 S. Eastwood Drive until January 15th, 2025, regularly scheduled Plan Commission meeting
Motion: J. Speciale
Second: B. Calvin
All present voted aye.
Motion carried
6. NEW BUSINESS:
Public Hearing, Approval of a Special Use Permit/Planned Unit Development to allow an accessory structure made from shipping containers, 1040 Lake Avenue Petitioner: Niko Kanakaris.
Director J. Napolitano advised that the petitioner is seeking to install 30’ x 30’ structure made of modified shipping containers. This request would allow for additional seasonal seating and a gaming area with the upper level having seating for the restaurant and the covered lower level would have pool tables and dart boards. There is a railing proposed for the upper level and access would be provided by an exterior metal stairway. The structure is proposed to be located on the west side of the site, behind the restaurant and approximately 5 feet from the west property line.
Further, Director J. Napolitano stated that the Unified Development Ordinance (UDO) states that the use of a shipping container as a structure where business is conducted is prohibited in every zoning district. In consultation with the City Attorney, Staff determined that the appropriate way to address this type of request was to require a Planned Unit Development (PUD) which, if approved, would allow the shipping containers to be used for the business.
S. Gavers expressed concerns about the structure being considered a portable structure. Director J. Napolitano advised that the building code addresses the shipping containers and the anchoring of them as a permanent structure.
J. Speciale inquired if approving the PUD would grant other uses, by right, to the property. Director J. Napolitano advised that approving the PUD wouldn’t grant additional uses and that if there were any requests for additional structures or uses, a new petition would be brought before the Commission.
J. Speciale further inquired on what restrictions would be included regarding use during inclement or windy weather. Director J. Napolitano advised that the building code addresses strength of structures which includes lightning protection measures and there is nothing in the Code about not using the structure in inclement weather.
D. Paluch advised that the UDO prohibits this request and felt that the request does not add or match the to the character of the area and inquired why the petitioner doesn’t just build an additional structure that would add or match the character of the buildings on the property.
Director J. Napolitano noted that the petitioner already owns the shipping containers and that the use of those for a structure would be more cost effective then a stick-built structure.
B. Calvin inquired if the structure would just be used for recreational use. Director J. Napolitano advised that the structure is proposed for additional seating and gaming only noting that there was not any electricity proposed for the structure.
J. Flores agreed with D. Paluch, adding he did not believe there was a hardship and it does not match the character of the area.
Chairman C. Sheriff advised that he was not opposed to the idea and inquired of it could be modified to look more like the main structure and less like a shipping container.
There was a consensus that the petitioner should be present for discussion.
There was a motion made to continue the Public Hearing, Approval of a Special Use Permit/Planned Unit Development to allow an accessory structure made from shipping containers, 1040 Lake Avenue Petitioner: Niko Kanakaris to the January 15, 2026, Regular Plan Commission meeting for further consideration.
Motion: J. Speciale
Second: S. Gavers
All present voted aye.
Motion carried
7. DISCUSSION:
Director J. Napolitano advised the following projects are in process and will be before the commission in the next couple of months, Hotel, Diecast Concept Plan, Hearthstone Concept Plan and Gravel Pit mine expansion.
8. ADJOURN:
A motion was made by B. Calvin and seconded by D. Paluch, to adjourn the December 11, 2025, Plan Commission meeting at 7:33 p.m.
All present voted aye.
Motion carried and the meeting was adjourned.
https://www.woodstockil.gov/AgendaCenter/ViewFile/Item/797?fileID=9666
