TO: Mayor and City Council
FROM: Jayne Bernhard, Planning Director
SUBJECT:
title
Ordinances Associated with Briggs Street Subdivision:
Ordinance Approving the Final Plat of Briggs Street Subdivision (FP-3-26)
Ordinance Approving the Recording Plat of Briggs Street Subdivision (RP-12-26)
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BACKGROUND:
The petitioner and property owner, Amin Panjwani with Joliet AA Properties LLC, is requesting approval of the Final Plat and Recording Plat of Briggs Street Subdivision. The subject site is around 0.84 acres and comprises four lots at the southwest corner of Briggs Street and Washington Street. The two existing north lots contain a vacant commercial structure, and the two existing south lots contain a two-unit residence, approved through a Variation of Use in 2001. The proposed subdivision will create two lots, one commercial and one residential. Proposed Lot 1 has B-1 (neighborhood business) zoning and would be approximately 25,000 square feet. The petitioner proposes to redevelop Lot 1 with a new commercial building that would contain a Dunkin restaurant and drive-thru as well as an additional retail tenant. Proposed Lot 2 has R-2 (single-family residential) zoning and would be around 11,400 square feet. Lot 2 would contain the existing residence at 113 S. Briggs Street.
In January 2026, City Council approved the Preliminary Plat of Briggs Street Subdivision, the vacation of the public alley portion in the middle of the site, and a zoning reclassification from R-2 (single-family residential) to B-1 (neighborhood business) zoning for the north portions of the residential lots that would become part of the new commercial lot (Lot 1). The proposed Final Plat is substantially similar to the approved Preliminary Plat.
The proposed site plan for the commercial lot includes a new two-tenant building facing Briggs Street, employee and customer parking, and a drive-thru. The south tenant space is 1,892 square feet and will be occupied by Dunkin. The drive-thru wraps around the west side of the building and serves this tenant space. The north tenant space is 1,556 square feet and does not have a known user at this time. The development includes 15 car parking stalls on the south and east sides of the site. The site will have a 7-foot-wide sidewalk along Briggs Street as required by Will County, which has jurisdiction over Briggs Street. The south side of the commercial lot will have a 15-foot landscape area and 6-foot solid fence as required adjacent to a residential lot.
The existing north parcels originally had B-1 (neighborhood business) zoning, and the south parcels had R-2 (single-family residential) zoning. The zoning reclassification approved with the preliminary plat extended the B-1 zoning over the footprint of the new commercial lot. The B-1 district allows retail and service uses, including restaurants. The new residential lot will retain R-2 zoning and will meet the lot area and width requirements of the R-2 zoning district. The existing residence at 113 S. Briggs Street will remain, and no additional residences could be built on this lot.
In October 2025, Council approved the drive-thru permit for the proposed Dunkin restaurant on Lot 1. In October 2025, the Zoning Board of Appeals approved a series of Variations on perimeter landscaping and parking stall area for the subject site. The final site plan included with the Final Plat is essentially the same as the site plan reviewed with the preliminary plat, variation request, and drive-thru permit.
Development impact fees and sewer and water connection fees will be required for this development. Public improvements for the adjacent public sidewalk will be required per the Subdivision Regulations.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter on September 17, 2026. Sadiq Poonawala, petitioner, represented the petition. One member of the public spoke with a question about easements for utility access. No one spoke in favor of or in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Michael F. Turk moved that the Plan Commission recommend approval of the Final Plat of Briggs Street Subdivision, located at 101 S. Briggs Street, 1520 E. Washington Street, 113 S. Briggs Street, and 1521 Second Avenue.
Mike Eulitz seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Cox, Eulitz, Martin, Radakovich, Turk, and Hammac. Voting nay were: none. Absent were: Crompton and Leon.
RECOMMENDATION:
recommendation
Staff concurs with the recommendation of the Plan Commission and recommends that the Mayor and City Council approve the following:
1. Ordinance Approving the Final Plat of Briggs Street Subdivision
2. Ordinance Approving the Recording Plat of Briggs Street Subdivision, subject to the receipt of the following fees and documentation:
a. A performance bond or letter of credit for public improvements in the amount of $124,711.65;
b. A one and one quarter percent (1¼%) inspection fee for public improvements in the amount of $1,485.00;
c. An engineering review fee in the amount of $20,665.00.
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