TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
title
Ordinances Associated with Briggs Street Subdivision:
Ordinance Approving a Preliminary Plat of Briggs Street Subdivision (P-5-25)
Ordinance Approving the Vacation of an Approximately 14-Foot by 123-Foot Portion of Public Alley South of 101 S. Briggs Street (V-5-25)
Ordinance Approving the Reclassification of a Portion of 113 S. Briggs Street and 1521 Second Avenue from R-2 (Single-Family Residential) to B-1 (Neighborhood Business) Zoning (Z-1-25)
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BACKGROUND:
The petitioner and property owner, Amin Panjwani with Joliet AA Properties LLC, is requesting approval of a preliminary plat of subdivision, alley vacation, and zoning reclassification to allow redevelopment of the site at 101 S. Briggs Street with a new commercial building for a Dunkin’ restaurant and drive-thru. The proposed development requires approval of a drive-thru permit, which was approved by City Council at their meeting on October 7, 2025.
The subject site, which is around 0.84 acres, comprises four lots on the west side of Briggs Street between Washington Street and Second Avenue. The two north lots have B-1 (neighborhood business) zoning and contain a vacant commercial structure built around 1955. The two south lots are zoned R-2 (single-family residential), with the east lot containing a two-unit residence (approved through a Variation of Use in 2001). The north and south lots are separated by a 14-foot-wide public alley that runs east-west between Briggs Street and Hebbard Street. The alley is unimproved and does not provide access to any adjacent residential properties.
The preliminary plat of Briggs Street Subdivision will create two lots from the four existing parcels and the adjacent alley portion. Lot 1 would be approximately 25,000 square feet and would be redeveloped with a new commercial building with a drive-thru and accessory surface parking. Lot 2 would be around 11,400 square feet and would contain the existing residence at 113 S. Briggs Street. The proposed development on Lot 1 includes a new 3,400-square-foot commercial building with a Dunkin’ restaurant as the main tenant. The building contains a second tenant space for an additional retail or service use. Surface parking would be located on the south and east sides of the site, while the drive-thru lanes would wrap around the west side of the site. Lot 1 would have one access driveway off Briggs Street. The development includes a 7-foot-wide sidewalk along Briggs Street as required by Will County, which has jurisdiction over Briggs Street.
Due to the size of the site and the drive-thru circulation and stacking requirements, the site plan does not include the required perimeter landscape areas on the east, north, and west. At their meeting on October 16, 2025, the Zoning Board of Appeals approved a series of variations to allow reduced perimeter landscape areas on those three sides, as well as reduced parking stall areas for the employee stalls. The site plan includes the required 15-foot landscape areas adjacent to the residential uses on the south and lower west sides - no landscape variations were requested for the portion of the site adjacent to residential uses.
The subject site currently has B-1 (neighborhood business) zoning on the two north parcels and R-2 (single-family residential) zoning on the two south parcels. Lot 1, the proposed commercial lot, will incorporate part of the existing residential parcels. Therefore, this request includes a zoning reclassification, from R-2 to B-1 zoning, for the north portions of the residential lots that will become part of Lot 1 through the proposed subdivision (see attached Zoning Exhibit). This will create B-1 zoning over the entire commercial lot (Lot 1). The remaining portions of the two residential parcels will be combined into one larger lot (Lot 2) that will retain the existing R-2 zoning. Lot 2 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.
This request includes the vacation of the portion of public alley in the center of the site. The alley portion would be incorporated into Lot 1. The alley is unimproved and does not provide access to any of the residential properties on Washington Street or Second Avenue. The owner will reserve a public utility easement over the entire alley portion due to the overhead electrical lines located there. Nicor and ComEd do not object to the alley vacation as long as the public utility easement is reserved as indicated on the Plat of Vacation. The Public Works and Public Utilities Departments are not opposed to this vacation request provided an easement is reserved. Edward J. Batis and Associates completed an appraisal of the alley portion and determined its market value to be $850.00 as of December 3, 2025. The petitioner has agreed to this amount and has paid the appraisal fee for this appraisal.
Development impact fees and sewer and water connection fees will be required for this development. Public improvements will be required per the Subdivision Regulations. Final and recording plats will be required as the next step if this request is approved.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter on October 16, 2025. Michael Caldwell, engineer with Caldwell Engineering, represented the petition. No one spoke in favor of or in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
Jason Cox moved that the Plan Commission recommend approval of the Preliminary Plat of Briggs Street Subdivision, the Reclassification of a Portion of 113 S. Briggs Street and 1521 Second Avenue from R-2 (Single-Family Residential) to B-1 (Neighborhood Business) Zoning, and the Vacation of an Approximately 14-Foot by 123-Foot Portion of Public Alley South of 101 S. Briggs Street, located at 101 S. Briggs Street, 1520 E. Washington Street, 113 S. Briggs Street, and 1521 Second Avenue.
Michael F. Turk seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Cox, Kella, Martin, Radakovich, Roehr, and Turk. Voting nay were: none. Absent were: Crompton, Eulitz, and Perez.
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 a Preliminary Plat of Briggs Street Subdivision
2. Ordinance Approving the Vacation of an Approximately 14-Foot by 123-Foot Portion of Public Alley South of 101 S. Briggs Street
3. Ordinance Approving the Reclassification of a Portion of 113 S. Briggs Street and 1521 Second Avenue from R-2 (Single-Family Residential) to B-1 (Neighborhood Business) Zoning
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