The City of Beloit, population 35,573, is located on the Wisconsin-Illinois stateline and is within 100 miles of the two largest cities in both states, Chicago, IL and Milwaukee, WI. Over the past twenty years, Beloit has experienced a loss of traditional manufacturing jobs, an outmigration of high income professionals to lower property and income tax areas, and an immigration of less skilled, lower income individuals due in part to a higher level of social services and benefits. These trends led anthropologist Margaret Mead to describe the City of Beloit as a "microcosm of America."
The City of Beloit Consolidated Plan presents a strategic 5-year vision for housing and community development in this city of 35,573 residents located in southern Wisconsin on the stateline with Illinois. It includes a One-Year Action Plan for spending approximately $1.5 million in Community Development Block Grant funds and program income. These funds will primarily be spent on housing and neighborhood livability activities.
The City Community Development Office initiated meetings with other City
departments to explain the Consolidated Plan and enlist their cooperation and
participation in the process. The City also contacted all the local governments
that are adjacent to the City. In addition, the City held two public hearings,
one in August and one in November of 1994. A notice of the hearings was
published in all local newspapers, a mass mailing was sent to various public and
private organizations, non-profit and local residents, and neighborhood
organizations were asked to post notices in highly visible places. The City
received 8 requests for copies of the draft Consolidated Plan and Community
Development Block Grant applications. Meetings with various public , private,
and not-for-profit organizations were scheduled in August and September, 1994.
Three meetings were held: one for housing and neighborhood issues; another for
special needs issues and the third for economic development issues.
According to the 1990 US Census, the Beloit urbanized area had a population of 56,079 with 35,573 of that being city residents. Beloit shares many of the characteristics of larger cities such as, an increasingly racially diverse population. Beloit's Hispanic population for example, increased 96 percent between 1980 and 1990 and the total non- white population as of 1990 was 18 percent, exceeding the State's average of 8 percent.
The growth rate within the City of Beloit over the past 20 years has not
kept pace with the surrounding areas. While Beloit is home to the area's major
employers, retail and cultural activities, the primary growth has been occurring
outside the city, specifically across the border in Illinois. A contributing
factor to Beloit's lack of growth has been its inability to annex nearby areas.
Another characteristic similar to larger central cities is the loss of
traditional manufacturing jobs. Like many Northern communities, Beloit has seen
a shift towards low-paying service-sector jobs as the high-paying manufacturing
jobs leave. There has also been an out migration of high income professionals
who cross the border each day to work in Beloit, then drive back to their homes
in Illinois. Coupled with this, has been the immigration of less skilled, lower
income individuals due in part to the higher level of social services and
benefits offered by the State of Wisconsin which can entice people to relocate
here. This particularly impacts a border city such as Beloit.
According to the 1990 census, Beloit had 14,033 housing units, of which thirty-five percent (35%) were built prior to 1940. At the time the census was taken, forty percent (40%) of the occupied units were rental and sixty percent (60%) were owner occupied. There was a five percent (5%) vacancy rate. Approximately 1,432 housing units were in a substandard condition. In 1990 the median contract rent was $292 while the average value of an owner-occupied structure was $37,900.
Twenty-eight percent (28%) of all households in Beloit have some sort of housing problem based on 1990 census data. More particularly, the data suggests that forty-nine percent (49%) of rental households and fifteen percent (15%) of owner households have some housing needs. 1990 census data showed that fifty-four percent (54%) of non-whites in the City have some sort of housing problem. Analyzed by tenure, the data also showed that sixty-four percent (64%) of the non-white renters and thirty-two percent (32%) of non- white owner households have some housing need. The small related family renters have the greatest needs followed by elderly owners and renters. Cost burden is the predominate housing problem experienced. Not surprisingly, cost burden is a greater problem on a percentage basis for low and very low income households than for moderate households.
In 1990 the median contract rent was $292 while the average value of an owner- occupied structure was $37,900. While the contract rent levels more closely approximate regional and state averages, the value of owner occupied structures place Beloit near the bottom of the State's larger metropolitan areas. The availability of lower cost housing suggests that homeownership opportunities for families, particularly large families, are available to relieve cost burdening and overcrowding situations.
Approximately 1,432 housing units, out of a total of 14,033, are in substandard condition. This estimate is based on U.S. census data that identified 224 housing units as lacking either complete plumbing or complete kitchen facilities. This information was combined with the "age of the structure" data to arrive at 1,432 housing units. Of those considered substandard, it is estimated that fifty percent (50%), or 558, of the renter units and seventy-five percent (75%), or 240, of the owner-occupied units are suitable for rehabilitation.
The City needs to aggressively promote affordable housing by improving the existing housing stock, converting rental units to owner-occupied housing, facilitating first time home ownership and providing additional special needs housing. Beloit's new home construction rate is very low, thus providing a limited range of housing options.
It is estimated that there are approximately 705 family households with children that have incomes at or below 30% of the County Median Family Income who are experiencing some sort of housing problems. These families are the most likely to be threatened with homelessness. 1990 U.S. Census S-Night data showed that of those individuals found in emergency shelters, none were families with children. The census data showed 12 persons in emergency shelters and no people "visible on the street." A survey should be done to ascertain whether the 1990 census data accurately reflects Beloit's current homeless population. The City is aware that local shelters are often full and they estimate they serve 600 - 850 persons annually. In addition, social service organizations point to a need for transitional housing for women and children.
The needs of families and individuals who find themselves without shelter are presently met by the Harbor for the Homeless, the Britan House, the Red Cross, the Salvation Army Domestic Violence Shelter, and Caritas. The City recognizes a need for a continuum of care and with the assistance of various community organizations is developing a plan. By the end of 1995, the City anticipates having a county-wide Homeless Task Force in place.
There are 1,114 assisted housing units in Beloit. Of this total, the City of Beloit Community Development Authority is responsible for seventy percent (70%) or 771 of the total number of units. The units managed by the Beloit Housing Authority are divided between 131 scattered site Low Income Public Housing Units and 653 Section 8 Vouchers and Certificates. The public housing units are all in very good to excellent condition. Section 8 housing is the responsibility of private property owners. However, all of the housing units meet HUD housing quality standards. The vacancy rate for Section 8 Existing and Moderate Rehab units in Beloit is approximately five percent (5%). The vacancy rate for public housing units is approximately three percent (3%).
The City of Beloit does not appear to have any public policies that serve as barriers to affordable housing. The cost of housing in Beloit is low compared to other communities in Rock County and throughout the region. The City actively promotes housing development and is willing to provide development incentives for new housing development and/or to maintain and improve existing housing and assure on-going affordability to City residents.
The City of Beloit's Community Development Department and, specifically the Equal Opportunity Office, will conduct an analysis of impediments to Fair Housing choice. No other information or description of the program is available at this time.
Approximately ninety-four percent (94%) or 13,128 of the housing units in Beloit were built before 1978 and might contain a lead paint hazard. The City of Beloit has a Lead Paint Prevention program in place. In addition, in consultation with the City's Health Department, relevant sections of the Housing Property Maintenance Code have been revised and sections added to address possible concerns relating to lead-based paint hazards.
The City identified five areas that need to be addressed for community development, these are: Economic Development, Housing, Social, Public Image, and Health. Under each category they identified the following needs: Economic Development, the need to retain and attract businesses that complement and support each other and enhance the area as well as foster the education, training and employment of area residents; Housing, the need is for the improvement of existing housing stock, conversion of rental units to owner-occupied housing, facilitation of first-time home ownership, and the provision of additional special needs housing; Social, the need to support neighborhood centers, encourage more day care options, youth programs, increased transportation options and the establishment of neighborhood police centers; Public Image, the need to develop a unified image of the community as one of opportunity and quality in all aspects; and Health, the need is to improve and expand the existing network of affordable health services available to community residents.
The City Community Development Office initiated meetings with other City
departments to explain the Consolidated Plan and enlist their cooperation and
participation in the process. The City also contacted all the local governments
that are adjacent to the City. In addition, the City brought together housing
providers, housing developers and contractors, community organizations, health
providers, homeless shelter providers, local politicians, economic development
staff members, and special needs providers. Three separate meetings were held:
one for housing and neighborhood issues, another for special needs issues and
the last for economic development issues.
Beloit has a history of responding to social and economic challenges with innovative programs and a belief that because of Beloit's relatively small size, solutions are more easily achievable than in larger communities. Beloit has been a leader in providing housing opportunities, education and job training services, and other programs to benefit its citizens. Beloit wants to attract new business, industry and people to the area by providing housing opportunities, a strong educational system, job training and a variety of retail and cultural activities. The implementation of the Economic Development, Housing, Social, Public Image, and Health goals will provide a continuation of Beloit's commitment to maintaining a strong and inclusive community.
The City identified five housing and community development priority areas to be addressed in the five year period from 1995 to 1999, Economic Development, Housing, Social, Public Image, and Health. Each year, the City will evaluate past year performance and develop strategies for the coming year.
Beloit's housing priorities are to aggressively promote affordable housing, the improvement of existing housing stock, conversion of rental units to owner-occupied housing, facilitation of first-time home ownership housing, and the provision of additional special needs housing. Specific activities to achieve these goals include the development of a variety of housing options by pursuing housing development. Beloit's new home construction rate is very low, thus providing a limited range of housing options. Therefore, the City will actively encourage development to achieve a goal of 100 to 125 single and multi-family new home starts per year. Another activity will be to support housing rehabilitation. This is particularly important since the average owner-occupied home in 1990 was valued at only $37,900 and 35 percent of the housing stock was built prior to 1940. The city will support and expand programs that assist first-time home buyers and promote ownership in neighborhoods with a high percentage of rental properties.
The first non-housing community development priority is Economic Development. The goal is to create an economic climate that retains and attracts businesses that complement and support each other and enhance the area as well as foster the education, training and employment of area residents. To achieve this goal, the city will develop an aggressive proactive business recruitment plan for the entire community. Specific activities include such things as a new retail mall near the I-90/I-43 freeway interchange, acquiring 200 acres of land for an Industrial Park, a new facade program to improve the appearance of the downtown business corridor, expanding the River Front project, and completing the Water Tower Place, a mixed housing/retail development near Beloit's riverfront.
Another identified priority, Social Issues, includes the support of existing programs, including neighborhood centers and to encourage more day care options, youth programs, increased transportation options, and establishment of neighborhood police centers. One avenue to be pursued will be to encourage community grassroots organization, education, and empowerment activities by and for residents. The City will also support the Family Violence Shelter financially, and support the expansion of services, hours and programs of community centers. Other activities toward this goal include encouraging a variety of youth programs, the expansion of neighborhood foot patrols, increasing street lighting and various other crime prevention measures.
Public Image is the third non-housing community development priority. The goal is to develop a unified image of the community as one of opportunity and quality in all aspects. The first objective will be to promote an image of the community as a city of opportunity for housing, business and manufacturing development. Another activity to achieve this goal will be to encourage the continued development of the riverfront and quality streetscape improvements. The city will also support and promote historic preservation and facade improvement programs, and provide better maintenance and access of public spaces.
The final non-housing community development priority is Health. The city will strive to improve and expand the existing network of affordable health services available to community residents, especially those with special needs such as the homeless, the elderly, the physically challenged and children. In order to achieve this, the city will continue to support, expand, and improve affordable health services to all community residents and encourage partnerships among organizations and government entities to provide more efficient and cost-effective health care delivery.
Over the past decade, the City of Beloit has actively sought to address the needs of the truly needy within our community through independent initiative and through partnerships with for-profit and not-for-profit developers and organizations. Federal and state funds have been used to create and retain jobs and provide job training and education programs. The City has also taken the lead in developing programs such as the Beloit Initiative, a locally developed program that links together key service providers in neighborhood centers providing "one-stop shopping" for those most in need. Such coordinated efforts will continue in the future to address the needs of residents with incomes below the poverty line.
The City will use resources from federal, state and local agencies. The primary Federal resources include CDBG, HOME, Public Housing, and Section 8. Resources available from the State include the Wisconsin Rental Energy Rehabilitation Program, Section 42 Housing Tax Credits and the Housing Cost Reduction Initiative (HCRI). Local resources include the City of Beloit Engineering Reimbursement Program and Deferred Assessment Program and Rock County Habitat for Humanity. Private programs include Heartland Development and Horizon Development projects and numerous homeless service providers.
The Community Development department will act as the lead agency, as it has
for the past twenty (20) years. The City of Beloit Community Resources Board,
in consultation with other community agencies and officials, is responsible for
making recommendations on how best to coordinate services/programs within the
community. The Board works closely with the Community Development department
which is best suited to develop and coordinate these efforts since the City's
Planning, Housing Services, Economic Development and Public Housing divisions
are all housed within Community Development. The primary weakness is that the
department must attempt to do their job within a political and often
controversial environment.
The City's One-Year Action Plan outlines the proposed use of approximately $859,000 in CDBG and $625,000 in program income. These funds will be spent mainly on Public Services, Homeownership Assistance, Housing Rehabilitation, Code Enforcement, Commercial/Industrial Improvements and Economic Development activities, including:
The majority of the funded activities in the One-Year Plan take place within areas of the city with low income concentration, which is coterminous with the Community Development Block Grant target area which consists of those census tracts where 50% of the residents are at or below 80 percent of the county median income.
Projections are that activities included in this plan will improve the housing conditions for 178 households. About 1500 youths and 3,500 residents are expected to benefit from public services assisted by the plan.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
CITY OF BELOIT, WISCONSIN
Mr. Joseph Heck
Planning Director
PHONE: 608/364-6700
FAX: 608/364-6609
