Beloit awards $1 million TIF housing grant to Next Generation for Creek Woods; developer and staff outline tree-preservation measures

The Beloit City Council voted to award a $1,000,000 New Market Rate Housing Grant from the city's TIF housing fund to Next Generation for the Creek Woods development, a project proposed to create up to 138 market-rate residential units near Murphy Woods and Creek Road.

Staff said the grant program—authorized under the council's TIF housing project plan approved Nov. 20, 2023—was created to provide gap financing for on-site infrastructure such as water mains, sewer mains and electric. The staff report noted five applications were received and that Next Generation’s proposal best matched the program priorities.

Drew, a city staff presenter, described standards in the subdivision and tree-preservation ordinances that apply to developments with mature woodlands. Under current city rules a full tree-protection plan is required only if more than 40% of a mature woodland's canopy is removed in areas considered rights-of-way or easements; individual single- and two-family lots are not measured the same way in that calculation. Staff included draft language for the development agreement that requires preservation “to the maximum extent possible” of healthy, desirable mature trees that are 6 inches in diameter measured 4 feet above grade, while listing species that may be considered undesirable for retention, including box elder, buckthorn, black locust and mulberry.

Zach Knudson, principal owner of Next Generation, told the council the developer intends to phase the work—generally south to north—to limit tree clearing and to avoid removing mature oak, maple and cherry trees where feasible. “The intent is to not clear any tree that does not need to be cleared by any means,” Knudson said. He also cautioned that utility and infrastructure installation can require additional tree removal.

The resolution awards the $1,000,000 subject to the developer obtaining all required land-use approvals and executing a development agreement that may include measurable tree-preservation standards and planting requirements if trees are removed from individual lots. The staff representative said any additional preservation standards should be measurable and reasonable and, if desired by the council, be included as conditions in the resolution or the development agreement.

The motion to approve Resolution 2025069 was moved by Councilor Denton and seconded by Councilor Forbeck; the council approved the grant. Councilors asked clarifying questions about phasing, infrastructure timing and tree-protection measures before the vote.

The vote followed an earlier presentation to the council from Clint Cole, director of the Beloit Housing Authority, who reviewed the authority’s programs. Cole said the authority manages 131 public housing units and administers the housing choice voucher program (Section 8) with 603 vouchers; he reported 150 public-housing inspections in 2024, no evictions or lease terminations during 2024, 30 active Family Self-Sufficiency participants and 17 graduates from that program since 2020. Cole also described three homeownership vouchers and two Foster Youth to Independence vouchers (for youth ages 18–24) and said the authority had compiled a list of 515 other affordable housing units in the city that are not managed by the housing authority.

Council discussion noted the project includes a park and stormwater management areas on preliminary plans, and councilors directed that tree-preservation language be incorporated into the development agreement and/or the grant conditions if they wanted stronger protections.

Votes at a glance: Resolution 2025069 (award $1,000,000 New Market Rate Housing Grant to Next Generation for Creek Woods) — approved. Ordinance 38-68 (zoning ordinance amendments) — approved on second reading earlier in the meeting.