Community Development.

Community Development.

.

Welcome.

The City of Elkhart Community Development staff is dedicated to working with the citizens of Elkhart and the Redevelopment Commission to help meet the needs of an ever-changing community. From daily interaction with community members to the five-year Consolidated Plan and its annual updates, the Community Development staff works with citizens to create a strong, vibrant Elkhart. We assist citizens with a variety of programs and services as detailed in the Consolidated Plan.
The department also manages the Neighborhood Stabilization Program and other projects for the Elkhart Redevelopment Commission that include the sale of renovated homes and vacant land. The renovated homes provide home ownership opportunities for families and individuals looking for a home with character and charm that can be found in older homes. The vacant land provide new construction opportunities for developers or individuals looking to build a new home or rental units in the City near-downtown neighborhoods.
Boards and Commissions

Welcome.

The City of Elkhart Community Development staff is dedicated to working with the citizens of Elkhart and the Redevelopment Commission to help meet the needs of an ever-changing community. From daily interaction with community members to the five-year Consolidated Plan and its annual updates, the Community Development staff works with citizens to create a strong, vibrant Elkhart. We assist citizens with a variety of programs and services as detailed in the Consolidated Plan.
The department also manages the Neighborhood Stabilization Program and other projects for the Elkhart Redevelopment Commission that include the sale of renovated homes and vacant land. The renovated homes provide home ownership opportunities for families and individuals looking for a home with character and charm that can be found in older homes. The vacant land provide new construction opportunities for developers or individuals looking to build a new home or rental units in the City near-downtown neighborhoods.
Boards and Commissions

Community
& Redevelopment.

For more information see the related pages section below for the list of available properties. If you have questions or are interested in any of the properties, please contact George Byers at George.Byers@coei.org for details.

Consolidated

Plan.

.

..

2020-2024 Consolidated Plan

The City of Elkhart is a Community Development Block Grant (CDBG) entitlement community. The CDBG program provides annual grants on a formula basis to cities and counties to provide decent housing and a suitable living environment, and to expand economic opportunities, principally for low- and moderate-income persons. The program is authorized under Title 1 of the Housing and Community Act of 1974.

Draft documents for the Consolidated Plan, effective July 1, 2020 to June 30, 2025, are now available for public comment and review and can be accessed at the links below:

The final plans were approved by City Council on May 4, 2020 and are in the process of being submitted to HUD for approval.


2019 Substantial Amendment for CDBG-CV Funding

Under the Coronavirus Aid, Relief, and Economic Security Act (CARES Act) dated
March 27, 2020, the U.S. Department of Housing and Urban Development (HUD) has
awarded the City of Elkhart $447,978 in Community Development Block Grant
Coronavirus (CDBG-CV) funds to prevent, prepare for, and respond to the coronavirus
(COVID-19). The final CDBG-CV budget is as follows:

  • Planning and Administration – $35,478
  • Aids Ministries/Aids Assist – $16,000 (Food Distribution, Sanitation, Equipment)
  • Church Community Services – $150,000 (Emergency Financial Assistance)
  • Council on Aging – $11,500 (Transportation Services)
  • Faith Mission – $100,000 (Homeless Shelter Expansion)
  • Heart City Health – $36,000 (Temporary Testing)
  • Lacasa – $13,500 (Sanitation, Minor Building Modifications)
  • Minority Health Coalition – $15,500 (Outreach to At-Risk Populations, Sanitation)
  • Real Services – $10,000 (Food Distribution)
  • St. James AME – $50,000 (Food Distribution, Personal Hygiene)
  • YWCA – $10,000 (Sanitation)

TIF

Districts.

.

.

Download Map Here

Redevelopment

Commission.

.

.

Redevelopment Commission Members
  • Sandi Schreiber, President
  • Wes Steffen, Vice President
  • Alex Holtz, Secretary
  • Anthony Coleman
  • Kurt Bullard
  • Dorisanne Nielsen
Tax Increment Financing (TIF) Districts and Plans
  • Aeroplex Economic Development Plan
  • Cassopolis Street Economic Development Plan
  • Consolidated South Elkhart Redevelopment Plan
  • Downtown Redevelopment Plan
  • Technology Park Redevelopment Plan
Confirming resolutions for TIF districts were passed on the following dates
  • Downtown – February 25, 1986
  • Southwest Industrial – November 14, 2000
  • Aeroplex – November 12, 2002
  • Cassopolis – January 10, 2006
  • Consolidated South Elkhart – November 12, 2013
For information regarding the City of Elkhart Redevelopment Commission, contact

Housing

Program.

..

Elkhart County is fortunate to have several agencies providing housing services in our community. For information on available housing programs, please refer to the Home Matters brochure in Related Pages.  Copies are also available by contacting Laura Miller at the number or e-mail address below.
The City of Elkhart offers the following housing programs for low and moderate-income residents of Elkhart:
     Homeowner Occupied Housing Rehabilitation
     Direct Assistance for Homebuyers
     Lead Hazard Assessment and Reduction
     Assistance to Not-for-Profit Housing Providers
Homeowner Occupied Housing Rehabilitation – This program provides assistance to current homeowners to repair their homes. Please contact Laura Miller at (574) 294-5471 X1022 or laura.miller@coei.org for program specifics or to schedule an initial eligibility interview.
Direct Assistance for Homebuyers – This program provides downpayment assistance and minor home repair funds for new homebuyers in the City’s Neighborhood Revitalization Strategy Area (NRSA).  (See map and brochure in Related Pages.)  Contact Laura Miller for program details.
Lead Hazard Assessment and Reduction – This program provides technical assistance and assessment of potential lead hazards in homes receiving other housing program funds.
Contractors interested in working on any of the City-funded housing programs need to complete a contractor’s application. Contact Laura Miller for program details.
Assistance to Not-for-Profit Housing Providers – The City of Elkhart provides funds to local not-for-profit agencies to provide affordable housing opportunities in the NRSA. (See map in Related Pages.)

Neighborhood

Stabilization Program.

.

.

Neighborhood Stabilization Program Plan Summary
The City of Elkhart is the recipient of $2,251,346 in funds through the Neighborhood Stabilization Program (NSP).  As required by NSP regulations, all activities listed below will take place within the NSP project area.  (Link to map is in Related Pages below.)
The NSP-eligible activities that will be undertaken by the City include:
Administration
This activity will provide funds to pay for expenses related to administering the NSP grant.
Purchase and rehabilitate homes and residential properties that are abandoned or foreclosed upon in order to sell, rent or redevelop such properties
This activity will purchase vacant homes for repair.  These properties will be renovated and then sold to an income-qualified homebuyer or a local agency to provide quality, affordable rental opportunities in our community.  For a list of available properties, the “available properties” document in related pages section below.
Establish a land bank for homes that have been foreclosed upon
The activity will address the need to acquire, manage, and dispose of property acquired through the NSP program.  For a list of available properties, the “available properties” document in related pages section below.
Demolish blighted structures
The City intends to demolish approximately sixty-five substandard housing units.  The demolition of substandard housing will increase the livability of neighborhoods by removing blighted and nuisance properties, creating a benefit for the low- and moderate-income families in the area.
Redevelop demolished or vacant properties
The City intends to acquire sixty lots for redevelopment.  Those lots will be transferred to adjacent property owners, used to provide new homebuyer or rental units, or retained by the City for public use.
Elkhart Neighborhood Stabilization Program Income Limits
AMI
1 person
2 persons
3 persons
4 persons
5 persons
6 persons
very low income (50%)
$20,750
$23,700
$26,700
$29,650
$32,000
$34,400
middle income (120%)
$49,800
$56,950
$64,050
$71,150
$76,850
$82,550

Contractor

Information.

.

.

The City of Elkhart has home renovation programs funded by Community Development Block Grant (CDBG), Neighborhood Stabilization Program (NSP), and Indiana Housing and Community Development Authority (IHCDA), and is in need of qualified, professional and detail oriented contractors to perform a variety of housing rehabilitation projects.  They include owner-occupied as well as vacant homes.  To bid on any of the work, a contractor and all of their subcontractors must be on the approved contractor’s list.

To be placed on this list you must complete the contractor’s application and submit all required information.  Once a contractor is approved to participate in this program, they will receive email invitations to submit bids for projects involving their trade.  Project details will be included in the email invitations and are only available through this process.  Bids from contractors that have not been approved and registered with the Community and Redevelopment Department will not be accepted.

The City of Elkhart Community and Redevelopment staff looks forward to working with you to provide safe, sanitary, and attractive affordable housing in our community.

Elkhart

Housing Strategy.

.

.

The Elkhart Housing Strategy, completed by enFocus in partnership with the City of Elkhart Redevelopment Commission, is now available! The Executive Summary/Implementation Plan and the full document can be accessed at the following link:

Executive Summary and Implementation Plan
Elkhart Housing Strategy (Full Document)

The appendices from the full document can be accessed individually at the following links. Appendices A and B include the financial background for the various development pro formas. Appendix C contains a catalog of financial and other tools necessary to implement the housing strategy:

Appendix A: Pro Forma Methodology
Appendix B: Development Pro Formas
Appendix C: Tools

As part of their contract, enFocus was also responsible for creating a neighborhood marketing and engagement campaign, with elements that could be selected on a neighborhood-by-neighborhood basis. These appendices can be accessed at the links below:

Appendix D: Sample Resident Survey
Appendix E: Focus Group Script
Appendix F: Focus Group Facilitator’s Guide
Appendix G: Setting up a Neighborhood Page
Appendix H: Sample Marketing Materials

Appendix I includes a summary of findings from Wabash College Democracy and Public Discourse. Wabash College assisted with the housing public meeting, held in March 2019, in the State & Division Neighborhood. Appendix J includes data assumptions for the housing unit projections.

Appendix I: Summary of Wabash College’s Findings
Appendix J: Data Assumptions for Housing Units

Background

In the fall of 2017, the Elkhart Redevelopment Commission retained Zimmerman/Volk Associates to prepare an Analysis of Residential Market Potential for Downtown Elkhart. The study found that, over a 5-year timeframe, Downtown Elkhart alone could support 680 to 880 rental and for-sale housing units. The study further concluded that the City of Elkhart had the potential to attract 4,980 households annually over the next five years.

To address Elkhart’s housing need, the Redevelopment Commission retained enFocus, a nonprofit consulting firm, in the fall of 2018 to develop an infill housing strategy for the City of Elkhart. This yearlong project included best practice research, assessment of a pilot neighborhood, development of a marketing and engagement strategy, and the design of an implementation strategy.

From this strategy, 53 tools have been identified to bridge the development and affordability gaps for housing development. The final report also includes recommended policy changes, as well as education and outreach initiatives to support the overall strategy.

Other enFocus Reports for the Elkhart Housing Strategy
In addition to the final report, enFocus also provided an assessment of the State & Division Neighborhood, as well as a report on best practice strategies for encouraging housing development. These documents can be accessed at the following links:

Assessment of the State & Division Neighborhood
Elkhart Housing Strategy: Phase I Report

Partnerships are critical in the implementation of the City’s housing strategy. This strategy cannot be implemented without the support from the development community, as well as nonprofit partners, private businesses, and other community stakeholders. Stay tuned for the next steps.

Contact George Byers (george.byers@coei.org) with any questions on the Housing Strategy and how you can get involved!

Community
& Rdvlpmt.

For more information see the related pages section below for the list of available properties. If you have questions or are interested in any of the properties, please contact George Byers at George.Byers@coei.org for details.

Consolidated

Plan.

.

..

2020-2024 Consolidated Plan

The City of Elkhart is a Community Development Block Grant (CDBG) entitlement community. The CDBG program provides annual grants on a formula basis to cities and counties to provide decent housing and a suitable living environment, and to expand economic opportunities, principally for low- and moderate-income persons. The program is authorized under Title 1 of the Housing and Community Act of 1974.

Draft documents for the Consolidated Plan, effective July 1, 2020 to June 30, 2025, are now available for public comment and review and can be accessed at the links below:

The final plans were approved by City Council on May 4, 2020 and are in the process of being submitted to HUD for approval.


2019 Substantial Amendment for CDBG-CV Funding

Under the Coronavirus Aid, Relief, and Economic Security Act (CARES Act) dated
March 27, 2020, the U.S. Department of Housing and Urban Development (HUD) has
awarded the City of Elkhart $447,978 in Community Development Block Grant
Coronavirus (CDBG-CV) funds to prevent, prepare for, and respond to the coronavirus
(COVID-19). The final CDBG-CV budget is as follows:

  • Planning and Administration – $35,478
  • Aids Ministries/Aids Assist – $16,000 (Food Distribution, Sanitation, Equipment)
  • Church Community Services – $150,000 (Emergency Financial Assistance)
  • Council on Aging – $11,500 (Transportation Services)
  • Faith Mission – $100,000 (Homeless Shelter Expansion)
  • Heart City Health – $36,000 (Temporary Testing)
  • Lacasa – $13,500 (Sanitation, Minor Building Modifications)
  • Minority Health Coalition – $15,500 (Outreach to At-Risk Populations, Sanitation)
  • Real Services – $10,000 (Food Distribution)
  • St. James AME – $50,000 (Food Distribution, Personal Hygiene)
  • YWCA – $10,000 (Sanitation)

TIF

Districts.

.

.

Download Map Here

Redevelopment

Commission.

.

.

Redevelopment Commission Members
  • Sandi Schreiber, President
  • Wes Steffen, Vice President
  • Alex Holtz, Secretary
  • Anthony Coleman
  • Kurt Bullard
  • Dorisanne Nielsen
Tax Increment Financing (TIF) Districts and Plans
  • Aeroplex Economic Development Plan
  • Cassopolis Street Economic Development Plan
  • Consolidated South Elkhart Redevelopment Plan
  • Downtown Redevelopment Plan
  • Technology Park Redevelopment Plan
Confirming resolutions for TIF districts were passed on the following dates
  • Downtown – February 25, 1986
  • Southwest Industrial – November 14, 2000
  • Aeroplex – November 12, 2002
  • Cassopolis – January 10, 2006
  • Consolidated South Elkhart – November 12, 2013
For information regarding the City of Elkhart Redevelopment Commission, contact

Housing

Program.

..

Elkhart County is fortunate to have several agencies providing housing services in our community. For information on available housing programs, please refer to the Home Matters brochure in Related Pages.  Copies are also available by contacting Laura Miller at the number or e-mail address below.
The City of Elkhart offers the following housing programs for low and moderate-income residents of Elkhart:
     Homeowner Occupied Housing Rehabilitation
     Direct Assistance for Homebuyers
     Lead Hazard Assessment and Reduction
     Assistance to Not-for-Profit Housing Providers
Homeowner Occupied Housing Rehabilitation – This program provides assistance to current homeowners to repair their homes. Please contact Laura Miller at (574) 294-5471 X1022 or laura.miller@coei.org for program specifics or to schedule an initial eligibility interview.
Direct Assistance for Homebuyers – This program provides downpayment assistance and minor home repair funds for new homebuyers in the City’s Neighborhood Revitalization Strategy Area (NRSA).  (See map and brochure in Related Pages.)  Contact Laura Miller for program details.
Lead Hazard Assessment and Reduction – This program provides technical assistance and assessment of potential lead hazards in homes receiving other housing program funds.
Contractors interested in working on any of the City-funded housing programs need to complete a contractor’s application. Contact Laura Miller for program details.
Assistance to Not-for-Profit Housing Providers – The City of Elkhart provides funds to local not-for-profit agencies to provide affordable housing opportunities in the NRSA. (See map in Related Pages.)

Neighborhood

Stabilization Program.

.

.

Neighborhood Stabilization Program Plan Summary
The City of Elkhart is the recipient of $2,251,346 in funds through the Neighborhood Stabilization Program (NSP).  As required by NSP regulations, all activities listed below will take place within the NSP project area.  (Link to map is in Related Pages below.)
The NSP-eligible activities that will be undertaken by the City include:
Administration
This activity will provide funds to pay for expenses related to administering the NSP grant.
Purchase and rehabilitate homes and residential properties that are abandoned or foreclosed upon in order to sell, rent or redevelop such properties
This activity will purchase vacant homes for repair.  These properties will be renovated and then sold to an income-qualified homebuyer or a local agency to provide quality, affordable rental opportunities in our community.  For a list of available properties, the “available properties” document in related pages section below.
Establish a land bank for homes that have been foreclosed upon
The activity will address the need to acquire, manage, and dispose of property acquired through the NSP program.  For a list of available properties, the “available properties” document in related pages section below.
Demolish blighted structures
The City intends to demolish approximately sixty-five substandard housing units.  The demolition of substandard housing will increase the livability of neighborhoods by removing blighted and nuisance properties, creating a benefit for the low- and moderate-income families in the area.
Redevelop demolished or vacant properties
The City intends to acquire sixty lots for redevelopment.  Those lots will be transferred to adjacent property owners, used to provide new homebuyer or rental units, or retained by the City for public use.
Elkhart Neighborhood Stabilization Program Income Limits
AMI
1 person
2 persons
3 persons
4 persons
5 persons
6 persons
very low income (50%)
$20,750
$23,700
$26,700
$29,650
$32,000
$34,400
middle income (120%)
$49,800
$56,950
$64,050
$71,150
$76,850
$82,550

Contractor

Information.

.

.

The City of Elkhart has home renovation programs funded by Community Development Block Grant (CDBG), Neighborhood Stabilization Program (NSP), and Indiana Housing and Community Development Authority (IHCDA), and is in need of qualified, professional and detail oriented contractors to perform a variety of housing rehabilitation projects.  They include owner-occupied as well as vacant homes.  To bid on any of the work, a contractor and all of their subcontractors must be on the approved contractor’s list.

To be placed on this list you must complete the contractor’s application and submit all required information.  Once a contractor is approved to participate in this program, they will receive email invitations to submit bids for projects involving their trade.  Project details will be included in the email invitations and are only available through this process.  Bids from contractors that have not been approved and registered with the Community and Redevelopment Department will not be accepted.

The City of Elkhart Community and Redevelopment staff looks forward to working with you to provide safe, sanitary, and attractive affordable housing in our community.

Elkhart

Housing Strategy.

.

.

The Elkhart Housing Strategy, completed by enFocus in partnership with the City of Elkhart Redevelopment Commission, is now available! The Executive Summary/Implementation Plan and the full document can be accessed at the following link:

Executive Summary and Implementation Plan
Elkhart Housing Strategy (Full Document)

The appendices from the full document can be accessed individually at the following links. Appendices A and B include the financial background for the various development pro formas. Appendix C contains a catalog of financial and other tools necessary to implement the housing strategy:

Appendix A: Pro Forma Methodology
Appendix B: Development Pro Formas
Appendix C: Tools

As part of their contract, enFocus was also responsible for creating a neighborhood marketing and engagement campaign, with elements that could be selected on a neighborhood-by-neighborhood basis. These appendices can be accessed at the links below:

Appendix D: Sample Resident Survey
Appendix E: Focus Group Script
Appendix F: Focus Group Facilitator’s Guide
Appendix G: Setting up a Neighborhood Page
Appendix H: Sample Marketing Materials

Appendix I includes a summary of findings from Wabash College Democracy and Public Discourse. Wabash College assisted with the housing public meeting, held in March 2019, in the State & Division Neighborhood. Appendix J includes data assumptions for the housing unit projections.

Appendix I: Summary of Wabash College’s Findings
Appendix J: Data Assumptions for Housing Units

Background

In the fall of 2017, the Elkhart Redevelopment Commission retained Zimmerman/Volk Associates to prepare an Analysis of Residential Market Potential for Downtown Elkhart. The study found that, over a 5-year timeframe, Downtown Elkhart alone could support 680 to 880 rental and for-sale housing units. The study further concluded that the City of Elkhart had the potential to attract 4,980 households annually over the next five years.

To address Elkhart’s housing need, the Redevelopment Commission retained enFocus, a nonprofit consulting firm, in the fall of 2018 to develop an infill housing strategy for the City of Elkhart. This yearlong project included best practice research, assessment of a pilot neighborhood, development of a marketing and engagement strategy, and the design of an implementation strategy.

From this strategy, 53 tools have been identified to bridge the development and affordability gaps for housing development. The final report also includes recommended policy changes, as well as education and outreach initiatives to support the overall strategy.

Other enFocus Reports for the Elkhart Housing Strategy
In addition to the final report, enFocus also provided an assessment of the State & Division Neighborhood, as well as a report on best practice strategies for encouraging housing development. These documents can be accessed at the following links:

Assessment of the State & Division Neighborhood
Elkhart Housing Strategy: Phase I Report

Partnerships are critical in the implementation of the City’s housing strategy. This strategy cannot be implemented without the support from the development community, as well as nonprofit partners, private businesses, and other community stakeholders. Stay tuned for the next steps.

Contact George Byers (george.byers@coei.org) with any questions on the Housing Strategy and how you can get involved!