Beloit approves $1 million TIF grant for Next Generation Creek Woods housing project

The Beloit City Council approved Resolution 2025‑069 to award a $1,000,000 TIF housing grant to Next Generation for the Creek Woods development, which would create up to 138 market‑rate housing units along Murphy Woods and Creek Road.

City staff told the council that five applications were received under the TIF housing program launched in February 2024; staff recommended the Next Generation proposal as best meeting the program priorities adopted in the TIF housing project plan (approved Nov. 20, 2023). The grant is intended as gap financing for infrastructure such as water mains, sewer, and electric; the award is contingent on the developer obtaining land‑use approvals and entering a development agreement with the city.

Staff discussed existing tree‑preservation standards in the subdivision ordinance, including that a full tree‑protection plan is required only if a developer removes more than 40% of the canopy within rights‑of‑way or easements; removal of canopy on individual home lots is treated differently under current code. The draft resolution and staff report propose language to require the development agreement to preserve mature trees (defined in staff language as 6 inches diameter at 4 feet above grade) "to the maximum extent possible," while exempting trees that are undesirable species (for example, box elder, buckthorn, black locust, mulberry).

Zach Knudson, principal owner of Next Generation, told the council the project would be phased north to south and that the developer intends to minimize tree clearing. "I would not wanna touch one of these hard oak maple cherry trees," Knudson said, adding that utility installations and infrastructure needs can require tree removal. The council approved the resolution after discussion; staff noted any additional measurable tree‑preservation conditions should be incorporated into the development agreement or the resolution itself.