September 19, 2025, | Vol. 1, Issue 29 (Approx. 2205 words – a ten-minute read)
Beloit WI — This is not just dreaming. It is a blueprint hiding in plain sight. In September 2025, the City of Beloit launched Tax Incremental District (TID) No. 16—a 305-acre master planning initiative aimed at transforming the Prairie Avenue corridor. The plan is not about infrastructure; it is about identity. It is about turning a tired thoroughfare into a vibrant, multi-modal, mixed-use district that reflects community values and economic ambition.
____________________________________________________________________________________
What If Other Communities Planned Their Commercial Corridors Like Beloit?
Beloit’s Prairie Avenue Concept Plan lays out a corridor-wide strategy with teeth:
- Unified Revitalization: Instead of piecemeal fixes, the plan treats the corridor as a single ecosystem.
- Infill & Density: Vacant lots become opportunities for housing, retail, and medical services.
- Street-Oriented Design: Buildings face the street, parking moves to the rear, and pedestrian experience takes priority.
- Visual Coherence: Fewer pylon signs, more street trees, and consistent wayfinding.
- Mobility Options: Sidewalks, bike lanes, and transit connections link destinations.
- Residential Expansion: Multi-family housing is encouraged to support corridor vitality.
The city backed this vision with $14.7 million in projected infrastructure investment, funded through tax increment financing (TIF), a tool that reinvests future tax revenue into present-day improvements.
___________________________________________________________________________________ “So, what if Janesville planned its corridors like Beloit?
It is time we stopped asking “what if” and started asking “what’s next.” RH Gruber, et.al.
What if Janesville Followed the Leadership of It’s Neighbor to the South -The Janesville Paradox — Imagine Center Avenue with tree-lined sidewalks, mixed-use buildings facing the street, and bike lanes connecting neighborhoods to businesses. Picture Milton Avenue not just as a commercial strip, but as a walkable district with housing, retail, and public spaces woven together. Envision Court Street as a civic spine—revitalized, reconnected, and reimagined.
____________________________________________________________________________________
🗣️ What Janesville Officials Are Saying – But What Aren’t They Doing?
“We’re not just looking to clean up blight—we’re trying to reposition Janesville’s corridors for the next generation. That means mixed-use, walkability, and economic resilience.”
— Kevin Lahner, City Manager [^1]
“Center Avenue is overdue for a redesign that reflects how people actually move through the city. The Five Points intersection is just the beginning—we need a corridor-wide strategy.”
— Ahna Bizjak, City Traffic Engineer [^2]
“With the Woodman’s Center nearing completion and the GM/JATCO site in play, we have a real chance to rethink how our corridors function—not just economically, but as places people want to live and connect.”
— Michael Cass, Councilmember & CDA Chair [^3]
📚 Footnotes
[^1]: Lahner’s remarks are paraphrased from his interview on Park Place Council Recap, aired September 8, 2025, on JATV Media. He discussed the GM/JATCO Advisory Board and broader redevelopment goals. Watch here.
[^2]: Bizjak’s comments were reported by WJVL News on January 18, 2025, in coverage of Center Avenue construction planning. Read the article.
[^3]: Cass’s quote is drawn from his candidate Q&A published by Forward Janesville in spring 2025, where he emphasized corridor revitalization and the civic potential of the GM/JATCO site.
_________________________________________________________________________________
Corridor Metrics Comparison
How Beloit’s Prairie Avenue Plan Compares to Janesville’s Major Corridors
| Metric | Prairie Avenue (Beloit) | Janesville Corridors (Center / Milton / Court) |
| Corridor Length | ~2.5 miles | Center: 2.1 mi / Milton: 3.4 mi / Court: 1.8 mi |
| TIF Investment | $14.7 million | None currently defined |
| Master Plan Adopted | Yes (Concept Plan) | No corridor-specific plan |
| Mixed-Use Zoning | Proposed | Limited |
| Multi-Modal Enhancements | Planned (bike, transit, walk) | Partial (Five Points only) |
| Tree Canopy & Urban Design | Street trees, setbacks, signage | Minimal outside downtown |
| Residential Redevelopment | Multi-family encouraged | Not actively incentivized |
| Public Engagement Framework | Concept Plan with TIF backing | No corridor-wide engagement yet |
| ——————————- |
💡 Why It Matters
Corridors are more than roads; they are reflections of who we are and what we prioritize. When we treat them as places instead of pipelines, we invite people to linger, invest, and belong.
Beloit’s plan shows that with vision, structure, and financial strategy, even the most utilitarian streets can become engines of civic pride and economic growth.
_________________________________________________________________________________
A Reader Speaks Out – from Janesville:
“… we have a board that is a hollow gesture…”
“Interesting…. Because right now, rather than leading with a corridor plan (Center Avenue/Beloit Avenue/Southside) and a transformative project (GM/Jatco) that fits within that vision and moves the goalposts on the corridor’s largest challenges, we are trying to lead with the transformative project (GM/Jatco site), and we are completely skipping the corridor planning.
Now add to it that we have a Board that is a hollow gesture that is supposed to come up with something that makes sense without any discussion, direction, or assessment of the overall needs of the area.
The GM/Jatco site doesn’t exist in a vacuum; we’ve set this whole process up backwards. Despite multiple citizen groups reaching out (including SNOW and RCCA) to share those thoughts with city officials over the last 2 years.”
Another Reader Asks – from Janesville:
“Am thinking of running for Council. Where do I start?”
The Rock County Civics Academy may be able to help. We offer one-on-one consultation to help you understand the basics of the particular elected or appointed office you seek. Our team of veterans will meet with you, give you an orientation of the law, the practice, and the realities of service. We are non-partisan and not political. Instead, we bring practical tips and real insights about what it is to serve in your community. If you have an interest, reach out and we can arrange a time to sit down and help you gain a better understanding of exactly what the role and responsibilities are of the particular office you are considering. Once you understand the basics, we can provide you with step-by-step advice on how to put your desire to serve into a plan of action.
Subscribe to Hypothetically Speaking for insight at the intersection of policy, people, and possibility. Substack.com key words Rock County Civics Academy
New columns every Friday from Wisconsin’s heartland to America’s horizon.
____________________________________________________________________________________
When Public Engagement Is Performative—and How Other Cities Found Their Way Back — A Civic Case Study in Tokenism, Trust, and the Board That Could Have Been
Janesville WI — Welcome to Janesville: City of Parks and Opportunities Lost
“We dream in policy prose but build in procedural potholes—this is Janesville’s civic Bermuda Triangle.”
The Moment: Revitalization Meets Representation
The GM/JATCO redevelopment project promised more than economic renewal. It offered a chance to reimagine how Janesville governs. In the shadow of shuttered factories and shifting civic identity, the city had an opportunity to model participatory democracy at its most ambitious. Instead, it chose symbolism over substance.
The formation of a citizen Advisory Board was meant to signal inclusion. But without structure, mandate, or urgency, it has become a hollow gesture—an emblem of engagement rather than its engine. Even as this is being written, no current information is forthcoming from City Hall regarding the mission or charge of the committee. Not even the required agenda has been posted. A meeting is set for September 24 at City Hall.
The Proposal That Had Teeth: Councilmember Erdman’s Vision
Councilmember Josh Erdman did not just propose a board. He proposed a framework for civic legitimacy:
– Defined Scope: Clear responsibilities tied to redevelopment milestones.
– Regular Meetings: A public calendar with attendance expectations and transparent agendas.
– Recruitment Standards: A process to ensure diverse, representative voices—not just political appointees.
– Public Accountability: Mechanisms for publishing feedback, tracking influence, and reporting outcomes.
Erdman’s proposal was not a threat to authority—it was a challenge to complacency. It asked Janesville to treat public trust as a system to build, not a sentiment to invoke.
The Reality: A Board in Name Only
What emerged instead was a board with:
– No meeting schedule.
– No defined role in shaping redevelopment.
– No public-facing structure for engagement or accountability.
It is, in effect, a symbolic placeholder—a way to say “we consulted the public” without empowering it. This is tokenism, and its corrosive. It teaches residents that their voices are ornamental, not operational.
The Civic Cost: What We Lost
This was a teachable moment. A chance to:
– Model transparent governance.
– Build public trust through shared decision-making.
– Educate residents on how redevelopment intersects equity, history, and future planning.
Instead, Janesville modeled exclusion cloaked in inclusion. The city of parks became the city of missed opportunities.
The Path Forward: From Tokenism to Merit
To reclaim this moment, Janesville must:
- Revisit Erdman’s Framework: Dust off the original proposal. Use it as a blueprint—not just for this board, but for future civic bodies.
- Codify Public Power: Define how advisory input influences decisions. Publish a feedback loop that shows what was heard, what was acted on, and why.
- Democratized Recruitment: Open applications. Use community panels to vet candidates. Prioritize lived experience over political proximity.
- Educate Through Engagement: Pair board meetings with civic education sessions. Teach residents how redevelopment works—and how they can shape it.
- Measure Impact, Not Attendance: Track how board recommendations change outcomes. Celebrate influence, not just participation.
___________________________________________________________________________
It is Still a Teachable Moment in our Time — How other Cities Recovered from the “Janesville Paradox: Councilmember Josh Erdman offered a different path. His proposal was not ornamental—it was operational. It laid out a framework for transparency, accountability, and shared decision-making. It was dismissed. Too complex, they said. Too disruptive. And so, Janesville chose the comfort of symbolism over the challenge of legitimacy.
This is not a local failure. It is a national pattern. Cities across the country have stumbled in their attempts to “formalize” public input, only to recover through deeper, more courageous reforms. Janesville can still join them—if it is willing to learn from their trajectories.
Here’s a breakdown of where the policy shifts in each city stemmed from—whether through Council Action, Executive Leadership, or both:
🏙️ Newark, NJ: When Engagement Becomes Electoral
Newark’s school closures were pushed through with minimal public input. Hearings were held, but decisions were made. Residents responded not with protest alone, but with electoral strategy. They elected Ras Baraka, a former principal who made civic inclusion the centerpiece of his campaign. Newark did not just recover redefined engagement as a political imperative.
- Source of Change: Executive Leadership
- Details: The election of Ras Baraka as mayor was pivotal. He campaigned against top-down school closures and emphasized civic inclusion. While he had previously served on the City Council, the major shift came through his executive leadership as mayor, not through council legislation.
⚖️ Camden, NJ: Legal Resistance as Civic Power
Camden faced similar top-down reforms. Public input was procedural, not persuasive. Civic groups responded with lawsuits, organizing, and sustained advocacy. They reframed participation as a right—not a favor granted by city hall.
- Source of Change: Neither Council nor Executive Initiated Change Directly—change was forced through legal resistance.
- Details: Civic groups used lawsuits and advocacy to challenge decisions like the disbanding of Camden’s municipal police department. The executive (Mayor Dana Redd) and City Council President Francisco Moran actively opposed citizen-led ordinances, even suing to block them. The shift came from external civic pressure, not internal policy reform.
🏗️ Minneapolis, MN: Planning With, Not For
Minneapolis’s 2040 Comprehensive Plan was met with backlash excluding neighborhood voices. The city pivoted. It invested in multilingual outreach, interactive platforms, and neighborhood-based engagement. Planning became a shared civic exercise, not a technocratic imposition.
- Source of Change: Council Action
- Details: The Minneapolis 2040 Comprehensive Plan was formally adopted by City Council resolution after extensive public engagement and revision. While executive departments helped steer the process, the decisive policy shift came through legislative approval.
💰 Portland, OR: From Advisory Fatigue to Participatory Budgeting
Years of advisory committees with unclear mandates led to public disengagement. Portland responded by giving residents direct control over portions of the city budget. Participation became tangible. Influence became measurable.
- Source of Change: Executive Leadership with Charter Reform Support
- Details: Participatory budgeting in Portland was championed by executive staff and civic advocates, with support from the Charter Commission and recommendations for future council mandates. While council endorsement may follow, the initial push came from executive and civic leadership, not formal council action.
🌱 St. Charles, MO: Resistance That Rewrote the Script
Closer to home, St. Charles faced a controversial data center proposal. Residents organized, resisted, and reframed the debate around environmental impact and democratic process. The city did not just hear them, it changed course. Engagement was not just formalized; it was legitimized.
- Source of Change: Both Council Action and Executive Leadership
- Details: After public backlash, Mayor Dan Borgmeyer withdrew support, and developers pulled their proposal. In response, the City Council unanimously passed a one-year moratorium on data center applications. This was a clear case of dual response—executive withdrawal and legislative action.
Summary Table
| City | Council Action | Executive Leadership | Civic Pressure |
| Newark, NJ | ✖️ | ✅ Ras Baraka elected | ✅ Electoral strategy |
| Camden, NJ | ✖️ (resisted) | ✖️ (resisted) | ✅ Legal advocacy |
| Minneapolis, MN | ✅ Adopted plan | ✅ Staff-led process | ✅ Public engagement |
| Portland, OR | ✖️ (initially) | ✅ Charter Commission | ✅ Civic push |
| St. Charles, MO | ✅ Moratorium | ✅ Mayor withdrew | ✅ Organized resistance |
A Practical Path to Recovery:
Janesville stands at a similar crossroads. The Advisory Board, as currently conceived, is a missed opportunity. But it needs not remain one. The city can still:
– Revisit Erdman’s framework.
– Codify public influence.
– Democratize recruitment.
– Educate through engagement.
– Measure impact, not attendance.
Commentary: The Board That Could Still Be
Janesville does not need more boards. It needs better ones—boards that reflect the city’s moral imagination, not just its administrative habits. The GM/JATCO Advisory Board could still become a model of merit if the city chooses courage over convenience. Conversely, Janesville’s civic choreography could continue down the current path, graceful in theory, tangled in practice, and always one beat behind the music.
Until then, we remain a city of parks—and opportunities lost. Do we continue to muddle along? Janesville’s paradox lies not in the absence of planning, but in the triumph of aspiration over administrative coherence—a textbook case of governance as gesture.
________________________________________________________
☕ Community Spotlight: Havana Coffee
Fueling Dialogue, One Cup at a Time
Looking for a space to connect and reflect? Visit Havana Coffee at 1250 Milton Avenue true Janesville gem where civic energy meets excellent espresso. With hearty food, warm service, and a strong commitment to local journalism, Havana Coffee proudly supports the Rock County Civics Academy and all who believe in informed engagement.
Welcome Nowlan Law Firm and Attorney Tim Lindau. Thank you for sharing our vision for the future with your support today.
We deeply appreciate the support and encouragement from Tim at Nowlan, Daniela at Havana and the many others who ask with us:
———————————————————————————————————–
💭 Hypothetically Speaking…
- What if transparency was standard in local government?
- What if civic engagement became Rock County’s defining strength?
That is the mission of Hypothetically Speaking. And with your voice in the mix, it is closer to reality than ever.
💬 A Call to Leadership
Every advancement in our community begins with someone choosing to act. If you have asked yourself when the right time to get involved is—the answer might just be now.
Ways to contribute:
• Volunteer with a civic group
• Apply to serve on a local board or commission
• Run for public office and lead the change.
“If not me, who? If not now, when? — Hillel the Elder
____________________________________________________________________________________
Thanks for reading Hypothetically Speaking.
If this sparked a thought, a concern, or a counterpoint—drop me a line. Civic dialogue is the heartbeat of local democracy.
____________________________________________________________________________________
🌐 Stay Engaged with the Rock County Civics Academy
📍 [Visit Our Website] rockcountycivicsacademy.org
📘 [Follow us on Facebook]
📺 [Subscribe on YouTube]
📰 [Join Our Substack Newsletter] Substack.com Key words: Rock County Civics Academy
Until next time—stay curious, stay engaged, and stay connected.
©2025 Rock County Civics Academy – All Rights Reserved.
No responses yet