Council approves PUD master plan for Blackhawk Transport; later approves sale and incentives for 2001 Gateway Boulevard project

The Beloit City Council approved a PUD master land use plan for Blackhawk Transport’s proposed headquarters and maintenance facility at 2001 Gateway Boulevard and subsequently approved a resolution authorizing the sale of roughly 13 acres of city‑owned land to the company.

The approvals follow a planning commission recommendation and set conditions for final review, including a required wetland delineation and a development agreement. The sale resolution commits the city to sell the parcel for $65,000 and offers incentives to assist site preparation and property‑tax rebate incentives tied to job retention and creation.

Planning staff told the council that Blackhawk Transport’s proposal covers a 12.91‑acre portion of a larger city‑owned parcel and would include a 9,500‑square‑foot office building and an 11,200‑square‑foot maintenance building (20,700 square feet total). The draft PUD specifies a 30‑foot setback, a building height of 31.5 feet, and a maximum building footprint that represents about 3.7% of the proposed PUD area. The plan calls for at least 15% of the site to be open space and requires screening of tractor and trailer parking from public view by landscaping, wall extensions, or other means.

The PUD final plans will require detailed site design, grading and drainage, utility layouts and any adjustments prompted by a required wetland delineation. Staff cautioned that if the delineation identifies protected wetlands, municipal code chapter 19 protective area standards may apply and could force adjustments during the PUD final plan/site‑plan review.

Council action on the three related agenda items was split: the future land use map amendment (to change the site from urban mixed use to business park) and the rezoning from C‑3A (Community Commercial) to PUD were laid over for further consideration; the PUD master land use plan (the site plan and standards) was approved at the meeting after planning commission review. No members of the public spoke at the public hearings on the PUD items.

After an in‑camera discussion and return to open session, the council approved Resolution 2025‑059 authorizing the sale and a development agreement for approximately 13 acres at 2001 Gateway Boulevard. Under the resolution the city will convey the land for $65,000. The development agreement requires Blackhawk Transport to begin the project within 12 months and finish construction within 18 months of starting. The agreement also includes: a grant of up to $200,000 to assist with site preparation costs (for example, grading); a direct developer incentive in the form of a rebate equal to 30% of property taxes paid for up to 10 years; and an employment condition that the company maintain 46 full‑time positions at the Beloit headquarters and add six additional full‑time positions during the incentive period.

The sale packet also contains a repurchase/right‑of‑offer provision that allows the city to repurchase the land and improvements if the buyer attempts to sell the property before completing the project, according to staff presentation.

Next steps include submittal and review of PUD final plans, completion of the wetland delineation, finalization of any required development agreement provisions, and building‑permit review. The council recorded the motions and approved the PUD master plan and the sale resolution by voice votes with no recorded roll‑call tallies given in the public hearing transcript.