Planning & Zoning.

Planning & Zoning.

Welcome.

.

The Planning and Zoning Department serves as the staff to the Plan Commission, Board of Zoning Appeals, the Elkhart Historic and Cultural Preservation Commission, and the Plat Committee.  Planning and Zoning is also in charge of all enforcement of the zoning standards of the City as dictated by the Zoning Ordinance.

In addition, Planning and Zoning reviews all building permits for compliance with the Zoning Ordinance and Subdivision Ordinance. Other responsibilities include floodplain management and community service, updating and maintaining the official Zoning Map, as well as preparing and updating the Comprehensive Plan.

For Building Permits, please visit the Permit Center.

For the Building Department or Code Enforcement, please visit their homepage.

For Public Works and Utilities, please visit their homepage.

Planning and Zoning Welcome image

Eric Trotter,
Assistant Director of Planning & Zoning
eric.trotter@coei.org

Ryan Smith, AICP
Planner I
ryan.smith@coei.org

Nathan Hooley
Planner II
nathan.hooley@coei.org

.

574-294-5476

Plan
Commission.

.

.

The Elkhart City Plan Commission reviews and approves or recommends action to the Common Council or Board of Zoning Appeals on Rezonings, Subdivisions, Planned Unit Developments (PUDs) and PUD Amendments, Annexations, Special Exceptions, Wireless Communication Facilities, and other development proposals. The Plan Commission also hears appeals from the decisions of the Plat Committee.

The commission is made up of nine members, including a representative from the Common Council, Parks Board and Board of Works, the City Engineer, and five citizen members.  The Plan Commission holds its regular meetings on the first Monday of every month at 1:45 pm in the Council Chambers of the Municipal Building.

Members:

  • Tory Irwin, President
  • Dave Osborne, Vice-President
  • Aaron Mishler
  • Ron Davis
  • Mark Datema
  • Donald Walter

2023 Plan Commission Calendar

Agendas Packets Minutes
Monday, December 5, 2022 Monday, December 5, 2022 Monday, December 5, 2022
Tuesday, January 3, 2023 Tuesday, January 3, 2023 Tuesday, January 3, 2023
Monday, February 6, 2023 Monday, February 6, 2023 Monday, February 6, 2023
Monday, March 6, 2023 Monday, March 6, 2023 Monday, March 6, 2023
Monday, April 3, 2023 Monday, April 3, 2023 Monday, April 3, 2023
Monday, May 1, 2023 Monday, May 1, 2023 Monday, May 1, 2023
Monday, June 5, 2023 Monday, June 5, 2023 Monday, June 5, 2023
Monday, July 3, 2023 Monday, July 3, 2023 Monday, July 3, 2023
Monday, August 7, 2023 Monday, August 7, 2023 Monday, August 7, 2023
Tuesday, September 5, 2023 Tuesday, September 5, 2023 Tuesday, September 5, 2023
Monday, October 2, 2023 Monday, October 2, 2023 Monday, October 7, 2023
Monday, November 6, 2023 Monday, November 6, 2023 Monday, November 6, 2023
Monday, December 4, 2023 Monday, December 4, 2023 Monday, December 4, 2023

Board of
Zoning Appeals.

.

.

The Elkhart City Board of Zoning Appeals (BZA) is a quasi-judicial body whose purpose is the review and consideration of all requests for relief from any standard in the Zoning Ordinance including variances, use variances, special exceptions, conditional use requests, and administrative appeals.  Per State statute, members of the BZA may not be contacted regarding a case prior to the public hearing for a case.  The BZA is comprised of five members, including two Plan Commission members and three citizen members.  The BZA meets the second Thursday of each month at 6:00 pm in the Council Chambers of the Municipal Building.

Board Members

  • Doug Mulvaney
  • Ron Davis
  • Andy Jones

Click for: 2022 Board of Zoning Appeals Calendar

Agendas Packets Minutes
Thursday, December 8, 2022 Thursday, December 8, 2022 Thursday, December 8, 2022
Thursday, January 12, 2023 Thursday, January 12, 2023 Thursday, January 12, 2023
Thursday, February 9, 2023 Thursday, February 9, 2023 Thursday, February 9, 2023
Thursday, March 9, 2023 Thursday, March 9, 2023 Thursday, March 9, 2023
Thursday, April 13, 2023 Thursday, April 13, 2023 Thursday, April 13, 2023
Thursday, May 11, 2023 Thursday, May 11, 2023 Thursday, May 11, 2023
Thursday, June 8, 2023 Thursday, June 8, 2023 Thursday, June 8, 2023
Thursday, July 13, 2023 Thursday, July 13, 2023 Thursday, July 13, 2023
Thursday, August 10, 2023 Thursday, August 10, 2023 Thursday, August 10, 2023
Thursday, September 14, 2023 Thursday, September 14, 2023 Thursday, September 14, 2023
Thursday, October 12, 2023 Thursday, October 12, 2023 Thursday, October 12, 2023
Thursday, November 9, 2023 Thursday, November 9, 2023 Thursday, November 9, 2023
Thursday, December 14, 2023 Thursday, December 14, 2023 Thursday, December 14, 2023
Thursday, January 11, 2024 Thursday, January 11, 2024 Thursday, January 11, 2024

Historic and Cultural
Preservation Commission.

.

The Historic and Cultural Preservation Commission is responsible for overseeing development in the City’s Local Historic Districts and assist property owners in applying for inclusion in the National Register of Historic Places. Properties located in the historic district must conform to Rehabilitation Guidelines contained in the Historic and Cultural Preservation ordinance. All exterior changes to properties in historic districts must be approved by the Historic and Cultural Preservation Commission prior to the start of construction. The HCPC meets the 3rd Thursday of each month at 7p.m. in the Council Chambers of the Municipal Building.

Members:

  • Ann Linley, President
  • Bill Zimmerman, Vice President
  • JA Whitmer, Treasurer
  • Bobby Glassburn
  • Raymond Enfield
  • Aaron Mishler

Meeting Dates

Webex Information:
    • Join from meeting link:

https://coei.webex.com/coei/j.php?MTID=m0cfd281eee5e89c1375a8e93a927f66b

    Join by meeting number:
    Meeting number (access code): 180 332 5663 Meeting password: Historic1
Agendas Packets Minutes
Thursday, December 16, 2021 Thursday, December 16, 2021 Thursday, December 16, 2021
Thursday, January 20, 2022 Thursday, January 20, 2022 Thursday, January 20, 2022
Thursday, February 17, 2022 Thursday, February 17, 2022 Thursday, February 17, 2022
Thursday, March 17, 2022 Thursday, March 17, 2022 Thursday, March 17, 2022
Thursday, April 21, 2022 Thursday, April 21, 2022 Thursday, April 21, 2022
Thursday, May 19, 2022 Thursday, May 19, 2022 Thursday, May 19, 2022
Thursday, June 16, 2022 Thursday, June 16, 2022 Thursday, June 16, 2022
Thursday, July 21, 2022 Thursday, July 21, 2022 Thursday, July 21, 2022
Thursday, August 18, 2022 Thursday, August 18, 2022 Thursday, August 18, 2022
Thursday, September 15, 2022 Thursday, September 15, 2022 Thursday, September 15, 2022
Thursday, October 20, 2022 Thursday, October 20, 2022 Thursday, October 20, 2022
Thursday, November 17, 2022 Thursday, November 17, 2022 Thursday, November 17, 2022
Thursday, December 15, 2022 Thursday, December 15, 2022 Thursday, December 15, 2022

Note: All meetings are held in the Council Chamber’s, 2nd floor, City Municipal Building at 7:00 p.m., the 3rd Thursday of each month unless indicated. Reviewed and adopted by the City of Elkhart Historic and Cultural Preservation Commission at its regular meeting on November 19, 2020.


Morehous District

The Morehous Residential Historic District is a pre-World War II urban neighborhood located in the Morehous Addition on the south side of Elkhart, Indiana, the largest city in Elkhart County. This addition adhered to the established grid system to the west. Development to the east and north of the district did not strictly follow the street grid; plats were aligned diagonally to the perpendicular grid, following the angle of the railroad, streetcar, and interurban electric light rail lines. Blocks were subdivided into 16 lots with uniform setbacks and north-south alleys. The period of significance has been set at c.1910 to c.1950, the period during which 99% of the 148 structures identified within the district boundaries were built. Of these, 110 resources (74 percent) are contributing and 38 resources (26 percent) are non-contributing. All residences within the district were constructed as single-family detached residences, some of which have been subdivided into apartments and duplexes. The district contains one church and one former elementary school building. Garages and outbuildings have not been included in the district nomination as many were built or significantly altered after the period of significance. The Craftsman bungalow, American Foursquare, and Dutch Colonial Revival styles dominate the housing stock. Additionally, there are definable examples of the Prairie Style, American Foursquare, and various Period Revival styles. This district contains one of Elkhart’s most notable concentrations of pre-World War II bungalows.


Elkhart Downtown Commercial District

Surrounded by the rivers and railroads that shaped it, downtown Elkhart lies on a grid skewed toward the northwest. The Elkhart Downtown Commercial District contains a fine collection of late nineteenth and early twentieth-century commercial buildings strung along approximately eight blocks of Main Street, which roughly parallels the general direction of the meandering Elkhart River to the east as it flows into the St. Joseph. The south side of the 100 block of East Franklin Street is also part of the district. Near its north end, the district also includes two blocks of Lexington Street flanking Main, and the east side of Second Street between Lexington and Jackson.

The Elkhart Downtown Commercial District offers a hefty sampling of late nineteenth and early twentieth-century architectural styles, while representing the full length of downtown Elkhart’s heyday. The proliferation of ornate and fashionable commercial blocks represent several decades of the prosperity of a city well supported by not only the railroads but a healthy variety of manufacturing concerns.


State-Division District

Comprised mainly of the four blocks of State Street and of Division Street extending east of Main, Elkhart’s State-Division Historic District is wedged in at the south end of the downtown commercial district north of the railroad and west and south of the Elkhart River. The neighborhood is almost entirely residential with a few commercial and industrial buildings mostly at the west end and along East Street. The district was conveniently adjacent not only to the businesses of downtown, but also to what had been the railroad district offices and repair shops to the west, as well as the factories that once thrived just across the Elkhart River, all of which shaped the character of the neighborhood.

Housing styles range from Italianate and Italianate-influenced vernacular dwellings, through a variety of Queen Anne-derived houses, to several Craftsman-influenced Foursquares and bungalows. The majority are of frame construction, but there are numerous brick dwellings, several from the nineteenth century.

With a few exceptions, the architectural styles seen in the State-Division Historic District represent relatively modest interpretations of prevalent trends over some sixty years. But indeed, it is just that rich chronological variety blended so thoroughly and consistently throughout the neighborhood that conveys the story of the district throughout its period of significance, a period of continuing growth and development in the neighborhood and in the city as a whole. Certainly nowhere else in Elkhart is there such a high concentration of dwellings built in the 1870s. Similar ones to those from later periods may be found, to be sure, especially west of downtown, but they are located in neighborhoods that formed later. The State-Division Historic District is virtually a microcosm of the development of the city and the forces that spurred its growth in the late nineteenth and early twentieth centuries; people who worked in commerce, industry, and transportation all lived in this neighborhood.


Beardsley Avenue District

The Beardsley Avenue Historic District lies north of downtown Elkhart and includes a historic vehicular bridge, an island park, and a wonderfully intact early twentieth century residential neighborhood stretched along the north side of the St. Joseph River. To the west of the district, the houses are generally more modest and soon give way to industrial development, as is true to the north, along with Christiana Creek flowing eastward only two blocks north of the district. Immediately east of the district—and forming a natural boundary—is Pulaski Park, a small park established on the St. Joseph River in more recent years. At the time most of the present houses were new, two railroads and a number of industrial buildings marked the east end of the district.

Most of the extant houses in the district were built in the period between 1900 and 1920. The Beardsley mills, remodeled and enlarged over the years, had stood at the west end of the district along the river until about the turn of the century. The paper mill was destroyed by fire; the flour mill went out of business and was finally dismantled in 1904. The mill race, largely filled in over a century’s time, is still visible just east of Edwardsburg Avenue. Not far to the east of the race is the Havilah Beardsley Memorial, located on a small triangular plot formed where Riverside Drive terminates at Beardsley Avenue, just west of Main Street. The little garden sets off a fountain dominated by a large bronze statue of Elkhart’s founder. The site was once called Beardsley Park, but that name now denotes the riverbank south of East Beardsley Avenue, running for about two-and-a-half blocks eastward from the Main Street bridge. A large boulder with a bronze plaque stands at the top of the bank just east of the bridge, where a drive allows vehicular access to the river’s edge. Some riprap is visible along the steep banks.


Historic Properties

More info coming soon.

Plat
Committee.

.

.

The Plat Committee is appointed by the Plan Commission to act on its behalf.  The Plat Committee has the authority to grant primary approval, conditional approval or disapproval of all Minor Subdivisions, grant primary approval, conditional approval or disapproval of all other subdivisions of 3 lots or less, and grant secondary approval for all subdivisions of three lots or less.  The Plat Committee is made up of three members and meets on demand in the Planning Services Division office.

Members:

  • Jeffrey D. Schaffer, Chair
  • Tory Irwin
  • Eric Trotter
Agendas Meetings
TBA TBA

Technical
Review.

.

.

Technical Review meetings are held to review a proposed development and resolve non-compliance issues. The departments present are Planning & Zoning, Fire, and Public Works. The developer or project representatives are invited to attend these meetings to answer any questions the staff may have.  Staff comments regarding a proposed development are sent to applicants prior to these meetings. Technical Review meetings are held as necessary on a biweekly basis at 9:00 a.m. in the Board of Works Conference Room, 3rd floor, Municipal Building (in person meetings have temporarily been suspended due to COVID-19).

Technical Review Application Packet with Calendar

Please submit Technical Review applications to

Public Works and Utilities, 1201 S. Nappanee St.

If you have questions, please contact us.

Zoning
Verification Request.

.

.

For identifying the current zoning of a parcel/address without requesting a formal verification letter please contact Ryan Smith ryan.smith@coei.org 574-322-4489.

Use this form to request a standard Zoning Verification letter. Fill out the form completely and we will provide the letter to the email on the form within 3-5 business days. If additional information is needed, there will be a $50 research fee and the request may take longer to fulfill.

Download the Zoning Verification Letter

Forms
& Petitions.

.

.

Comprehensive Plan
& Zoning Ordinance.

.

.

Zoning Ordinance

The City of Elkhart Zoning Ordinance outlines the standards and requirements that are used to establish a regulatory system for City processes and development within the City.  These standards ultimately help guide future land use to be beneficial and productive for the City.  The ordinance identifies the zoning districts within the city and highlights the permitted uses within each district.  Zoning districts are established to maintain public health and safety while encouraging the beneficial development of the City.

This document is enforced to help reach the goals that are outlined in the comprehensive plan.  This document also establishes the structure for public meetings that are conducted to uphold the policies herein.  The enforcement of this zoning ordinance is aimed at creating and maintaining a community that maximizes its potential for both comfortable living and working.

 
 
 

Comprehensive Plan

The Comprehensive Plan, adopted February 2,2015, will be used by the City of Elkhart Plan Commission and City Council as required under Indiana Law. This plan serves as the basis for development and infrastructure policy related to development, redevelopment and management of land uses. This plan should provide the policy basis to support any changes in the Zoning and Subdivision Control Ordinance as well as provide guidance on the creation of a Capital Improvements Plan.

Updated Comprehensive Plan – Adopted February 02, 2015 full document

Update Comprehensive Plan Cover Page, Acknowledgements and Table of Contents

Updated Comprehensive Plan Executive Summary

Updated Comprehensive Plan Chapter 1 – Introduction

Updated Comprehensive Plan Chapter 2 – Process and Methodology

Updated Comprehensive Plan Chapter 3 – Visioning

Update Comprehensive Plan Chapter 4 – Land Use

Updated Comprehensive Plan Chapter 5 – Mobility

Updated Comprehensive Plan Chapter 6 – Environment and Design

Updated Comprehensive Plan Chapter 7 – Economic Development

Updated Comprehensive Plan Chapter 8 – Corridor Character- Land Use & Transportation

Update Comprehensive Plan Chapter 9 – Implementation

Subdivision Ordinance
 
For questions regarding the Subdivision Ordinance, please contact us.

Coming soon

Welcome.

.

The Planning and Zoning Department serves as the staff to the Plan Commission, Board of Zoning Appeals, the Elkhart Historic and Cultural Preservation Commission, and the Plat Committee.  Planning and Zoning is also in charge of all enforcement of the zoning standards of the City as dictated by the Zoning Ordinance.

In addition, Planning and Zoning reviews all building permits for compliance with the Zoning Ordinance and Subdivision Ordinance. Other responsibilities include floodplain management and community service, updating and maintaining the official Zoning Map, as well as preparing and updating the Comprehensive Plan.

Planning and Zoning Welcome image

Eric Trotter,
Assistant Director of Planning & Zoning
eric.trotter@coei.org

Ryan Smith, AICP
Planner I
ryan.smith@coei.org

Nathan Hooley
Planner II
nathan.hooley@coei.org

 .

574-294-5471

Plan
Commission.

.

.

The Elkhart City Plan Commission reviews and approves or recommends action to the Common Council or Board of Zoning Appeals on Rezonings, Subdivisions, Planned Unit Developments (PUDs) and PUD Amendments, Annexations, Special Exceptions, Wireless Communication Facilities, and other development proposals. The Plan Commission also hears appeals from the decisions of the Plat Committee.

The commission is made up of nine members, including a representative from the Common Council, Parks Board and Board of Works, the City Engineer, and five citizen members.  The Plan Commission holds its regular meetings on the first Monday of every month at 1:45 pm in the Council Chambers of the Municipal Building.

Members:

  • Tory Irwin, President
  • Dave Osborne, Vice-President
  • Aaron Mishler
  • Ron Davis
  • Mark Datema
  • Donald Walter

2023 Plan Commission Calendar

Agendas Packets Minutes
Monday, December 5, 2022 Monday, December 5, 2022 Monday, December 5, 2022
Tuesday, January 3, 2023 Tuesday, January 3, 2023 Tuesday, January 3, 2023
Monday, February 6, 2023 Monday, February 6, 2023 Monday, February 6, 2023
Monday, March 6, 2023 Monday, March 6, 2023 Monday, March 6, 2023
Monday, April 3, 2023 Monday, April 3, 2023 Monday, April 3, 2023
Monday, May 1, 2023 Monday, May 1, 2023 Monday, May 1, 2023
Monday, June 5, 2023 Monday, June 5, 2023 Monday, June 5, 2023
Monday, July 3, 2023 Monday, July 3, 2023 Monday, July 3, 2023
Monday, August 7, 2023 Monday, August 7, 2023 Monday, August 7, 2023
Tuesday, September 5, 2023 Tuesday, September 5, 2023 Tuesday, September 5, 2023
Monday, October 2, 2023 Monday, October 2, 2023 Monday, October 7, 2023
Monday, November 6, 2023 Monday, November 6, 2023 Monday, November 6, 2023
Monday, December 4, 2023 Monday, December 4, 2023 Monday, December 4, 2023

Board of
Zoning Appeals.

.

.

The Elkhart City Board of Zoning Appeals (BZA) is a quasi-judicial body whose purpose is the review and consideration of all requests for relief from any standard in the Zoning Ordinance including variances, use variances, special exceptions, conditional use requests, and administrative appeals.  Per State statute, members of the BZA may not be contacted regarding a case prior to the public hearing for a case.  The BZA is comprised of five members, including two Plan Commission members and three citizen members.  The BZA meets the second Thursday of each month at 6:00 pm in the Council Chambers of the Municipal Building.

Board Members

  • Doug Mulvaney
  • Ron Davis
  • Andy Jones

Click for: 2022 Board of Zoning Appeals Calendar

Agendas Packets Minutes
Thursday, December 8, 2022 Thursday, December 8, 2022 Thursday, December 8, 2022
Thursday, January 12, 2023 Thursday, January 12, 2023 Thursday, January 12, 2023
Thursday, February 9, 2023 Thursday, February 9, 2023 Thursday, February 9, 2023
Thursday, March 9, 2023 Thursday, March 9, 2023 Thursday, March 9, 2023
Thursday, April 13, 2023 Thursday, April 13, 2023 Thursday, April 13, 2023
Thursday, May 11, 2023 Thursday, May 11, 2023 Thursday, May 11, 2023
Thursday, June 8, 2023 Thursday, June 8, 2023 Thursday, June 8, 2023
Thursday, July 13, 2023 Thursday, July 13, 2023 Thursday, July 13, 2023
Thursday, August 10, 2023 Thursday, August 10, 2023 Thursday, August 10, 2023
Thursday, September 14, 2023 Thursday, September 14, 2023 Thursday, September 14, 2023
Thursday, October 12, 2023 Thursday, October 12, 2023 Thursday, October 12, 2023
Thursday, November 9, 2023 Thursday, November 9, 2023 Thursday, November 9, 2023
Thursday, December 14, 2023 Thursday, December 14, 2023 Thursday, December 14, 2023
Thursday, January 11, 2024 Thursday, January 11, 2024 Thursday, January 11, 2024

Historic and Cultural
Preservation Commission.

.

The Historic and Cultural Preservation Commission is responsible for overseeing development in the City’s Local Historic Districts and assist property owners in applying for inclusion in the National Register of Historic Places. Properties located in the historic district must conform to Rehabilitation Guidelines contained in the Historic and Cultural Preservation ordinance. All exterior changes to properties in historic districts must be approved by the Historic and Cultural Preservation Commission prior to the start of construction. The HCPC meets the 3rd Thursday of each month at 7p.m. in the Council Chambers of the Municipal Building.

Members:

  • Ann Linley, President
  • Bill Zimmerman, Vice President
  • JA Whitmer, Treasurer
  • Bobby Glassburn
  • Raymond Enfield
  • Aaron Mishler

Meeting Dates

Webex Information:
    • Join from meeting link:

https://coei.webex.com/coei/j.php?MTID=m0cfd281eee5e89c1375a8e93a927f66b

    Join by meeting number:
    Meeting number (access code): 180 332 5663 Meeting password: Historic1
Agendas Packets Minutes
Thursday, December 16, 2021 Thursday, December 16, 2021 Thursday, December 16, 2021
Thursday, January 20, 2022 Thursday, January 20, 2022 Thursday, January 20, 2022
Thursday, February 17, 2022 Thursday, February 17, 2022 Thursday, February 17, 2022
Thursday, March 17, 2022 Thursday, March 17, 2022 Thursday, March 17, 2022
Thursday, April 21, 2022 Thursday, April 21, 2022 Thursday, April 21, 2022
Thursday, May 19, 2022 Thursday, May 19, 2022 Thursday, May 19, 2022
Thursday, June 16, 2022 Thursday, June 16, 2022 Thursday, June 16, 2022
Thursday, July 21, 2022 Thursday, July 21, 2022 Thursday, July 21, 2022
Thursday, August 18, 2022 Thursday, August 18, 2022 Thursday, August 18, 2022
Thursday, September 15, 2022 Thursday, September 15, 2022 Thursday, September 15, 2022
Thursday, October 20, 2022 Thursday, October 20, 2022 Thursday, October 20, 2022
Thursday, November 17, 2022 Thursday, November 17, 2022 Thursday, November 17, 2022
Thursday, December 15, 2022 Thursday, December 15, 2022 Thursday, December 15, 2022

Note: All meetings are held in the Council Chamber’s, 2nd floor, City Municipal Building at 7:00 p.m., the 3rd Thursday of each month unless indicated. Reviewed and adopted by the City of Elkhart Historic and Cultural Preservation Commission at its regular meeting on November 19, 2020.


Morehous District

The Morehous Residential Historic District is a pre-World War II urban neighborhood located in the Morehous Addition on the south side of Elkhart, Indiana, the largest city in Elkhart County. This addition adhered to the established grid system to the west. Development to the east and north of the district did not strictly follow the street grid; plats were aligned diagonally to the perpendicular grid, following the angle of the railroad, streetcar, and interurban electric light rail lines. Blocks were subdivided into 16 lots with uniform setbacks and north-south alleys. The period of significance has been set at c.1910 to c.1950, the period during which 99% of the 148 structures identified within the district boundaries were built. Of these, 110 resources (74 percent) are contributing and 38 resources (26 percent) are non-contributing. All residences within the district were constructed as single-family detached residences, some of which have been subdivided into apartments and duplexes. The district contains one church and one former elementary school building. Garages and outbuildings have not been included in the district nomination as many were built or significantly altered after the period of significance. The Craftsman bungalow, American Foursquare, and Dutch Colonial Revival styles dominate the housing stock. Additionally, there are definable examples of the Prairie Style, American Foursquare, and various Period Revival styles. This district contains one of Elkhart’s most notable concentrations of pre-World War II bungalows.


Elkhart Downtown Commercial District

Surrounded by the rivers and railroads that shaped it, downtown Elkhart lies on a grid skewed toward the northwest. The Elkhart Downtown Commercial District contains a fine collection of late nineteenth and early twentieth-century commercial buildings strung along approximately eight blocks of Main Street, which roughly parallels the general direction of the meandering Elkhart River to the east as it flows into the St. Joseph. The south side of the 100 block of East Franklin Street is also part of the district. Near its north end, the district also includes two blocks of Lexington Street flanking Main, and the east side of Second Street between Lexington and Jackson.

The Elkhart Downtown Commercial District offers a hefty sampling of late nineteenth and early twentieth-century architectural styles, while representing the full length of downtown Elkhart’s heyday. The proliferation of ornate and fashionable commercial blocks represent several decades of the prosperity of a city well supported by not only the railroads but a healthy variety of manufacturing concerns.


State-Division District

Comprised mainly of the four blocks of State Street and of Division Street extending east of Main, Elkhart’s State-Division Historic District is wedged in at the south end of the downtown commercial district north of the railroad and west and south of the Elkhart River. The neighborhood is almost entirely residential with a few commercial and industrial buildings mostly at the west end and along East Street. The district was conveniently adjacent not only to the businesses of downtown, but also to what had been the railroad district offices and repair shops to the west, as well as the factories that once thrived just across the Elkhart River, all of which shaped the character of the neighborhood.

Housing styles range from Italianate and Italianate-influenced vernacular dwellings, through a variety of Queen Anne-derived houses, to several Craftsman-influenced Foursquares and bungalows. The majority are of frame construction, but there are numerous brick dwellings, several from the nineteenth century.

With a few exceptions, the architectural styles seen in the State-Division Historic District represent relatively modest interpretations of prevalent trends over some sixty years. But indeed, it is just that rich chronological variety blended so thoroughly and consistently throughout the neighborhood that conveys the story of the district throughout its period of significance, a period of continuing growth and development in the neighborhood and in the city as a whole. Certainly nowhere else in Elkhart is there such a high concentration of dwellings built in the 1870s. Similar ones to those from later periods may be found, to be sure, especially west of downtown, but they are located in neighborhoods that formed later. The State-Division Historic District is virtually a microcosm of the development of the city and the forces that spurred its growth in the late nineteenth and early twentieth centuries; people who worked in commerce, industry, and transportation all lived in this neighborhood.


Beardsley Avenue District

The Beardsley Avenue Historic District lies north of downtown Elkhart and includes a historic vehicular bridge, an island park, and a wonderfully intact early twentieth century residential neighborhood stretched along the north side of the St. Joseph River. To the west of the district, the houses are generally more modest and soon give way to industrial development, as is true to the north, along with Christiana Creek flowing eastward only two blocks north of the district. Immediately east of the district—and forming a natural boundary—is Pulaski Park, a small park established on the St. Joseph River in more recent years. At the time most of the present houses were new, two railroads and a number of industrial buildings marked the east end of the district.

Most of the extant houses in the district were built in the period between 1900 and 1920. The Beardsley mills, remodeled and enlarged over the years, had stood at the west end of the district along the river until about the turn of the century. The paper mill was destroyed by fire; the flour mill went out of business and was finally dismantled in 1904. The mill race, largely filled in over a century’s time, is still visible just east of Edwardsburg Avenue. Not far to the east of the race is the Havilah Beardsley Memorial, located on a small triangular plot formed where Riverside Drive terminates at Beardsley Avenue, just west of Main Street. The little garden sets off a fountain dominated by a large bronze statue of Elkhart’s founder. The site was once called Beardsley Park, but that name now denotes the riverbank south of East Beardsley Avenue, running for about two-and-a-half blocks eastward from the Main Street bridge. A large boulder with a bronze plaque stands at the top of the bank just east of the bridge, where a drive allows vehicular access to the river’s edge. Some riprap is visible along the steep banks.


Historic Properties

More info coming soon.

Plat
Committee.

.

.

The Plat Committee is appointed by the Plan Commission to act on its behalf.  The Plat Committee has the authority to grant primary approval, conditional approval or disapproval of all Minor Subdivisions, grant primary approval, conditional approval or disapproval of all other subdivisions of 3 lots or less, and grant secondary approval for all subdivisions of three lots or less.  The Plat Committee is made up of three members and meets on demand in the Planning Services Division office.

Members:

  • Jeffrey D. Schaffer, Chair
  • Tory Irwin
  • Eric Trotter
Agendas Meetings
TBA TBA

Technical
Review.

.

.

Technical Review meetings are held to review a proposed development and resolve non-compliance issues. The departments present are Planning & Zoning, Fire, and Public Works. The developer or project representatives are invited to attend these meetings to answer any questions the staff may have.  Staff comments regarding a proposed development are sent to applicants prior to these meetings. Technical Review meetings are held as necessary on a biweekly basis at 9:00 a.m. in the Board of Works Conference Room, 3rd floor, Municipal Building (in person meetings have temporarily been suspended due to COVID-19).

Technical Review Application Packet with Calendar

Please submit Technical Review applications to

Public Works and Utilities, 1201 S. Nappanee St.

If you have questions, please contact us.

Zoning
Verification Request.

.

.

For identifying the current zoning of a parcel/address without requesting a formal verification letter please contact Ryan Smith ryan.smith@coei.org 574-322-4489.

Use this form to request a standard Zoning Verification letter. Fill out the form completely and we will provide the letter to the email on the form within 3-5 business days. If additional information is needed, there will be a $50 research fee and the request may take longer to fulfill.

Download the Zoning Verification Letter

Forms
& Petitions.

.

.

Comprehensive Plan
& Zoning Ordinance.

.

.

Zoning Ordinance

The City of Elkhart Zoning Ordinance outlines the standards and requirements that are used to establish a regulatory system for City processes and development within the City.  These standards ultimately help guide future land use to be beneficial and productive for the City.  The ordinance identifies the zoning districts within the city and highlights the permitted uses within each district.  Zoning districts are established to maintain public health and safety while encouraging the beneficial development of the City.

This document is enforced to help reach the goals that are outlined in the comprehensive plan.  This document also establishes the structure for public meetings that are conducted to uphold the policies herein.  The enforcement of this zoning ordinance is aimed at creating and maintaining a community that maximizes its potential for both comfortable living and working.

 
 
 

Comprehensive Plan

The Comprehensive Plan, adopted February 2,2015, will be used by the City of Elkhart Plan Commission and City Council as required under Indiana Law. This plan serves as the basis for development and infrastructure policy related to development, redevelopment and management of land uses. This plan should provide the policy basis to support any changes in the Zoning and Subdivision Control Ordinance as well as provide guidance on the creation of a Capital Improvements Plan.

Updated Comprehensive Plan – Adopted February 02, 2015 full document

Update Comprehensive Plan Cover Page, Acknowledgements and Table of Contents

Updated Comprehensive Plan Executive Summary

Updated Comprehensive Plan Chapter 1 – Introduction

Updated Comprehensive Plan Chapter 2 – Process and Methodology

Updated Comprehensive Plan Chapter 3 – Visioning

Update Comprehensive Plan Chapter 4 – Land Use

Updated Comprehensive Plan Chapter 5 – Mobility

Updated Comprehensive Plan Chapter 6 – Environment and Design

Updated Comprehensive Plan Chapter 7 – Economic Development

Updated Comprehensive Plan Chapter 8 – Corridor Character- Land Use & Transportation

Update Comprehensive Plan Chapter 9 – Implementation

Subdivision Ordinance
 
For questions regarding the Subdivision Ordinance, please contact us.

Coming soon

Historic and Cultural

Preservation

Department
Calendar.

December 2022

MO
TU
WE
TH
FR
SA
SU
28
29
30
1
2
3
4
5
Plan Commission Meeting
1:45 pm
JOIN WEBEX MEETING Meeting Link: https://coei.webex.com/coei/j.php?MTID=m14c9261e6af269d9678aed4ff0e6a5cf Meeting Number (access code): 2304 746 2791 Meeting Password: Plan By Phone: +1 (415) 655-0001 FOR MORE INFORMATION PLEASE VISIT THE PLAN COMMISSION TAB ON THE PLANNING AND ZONING PAGE   , ...
6
7
8
Board of Zoning Appeals Meeting
6:00 pm - 10:00 pm
JOIN WEBEX MEETING https://coei.webex.com/webappng/sites/coei/dashboard?siteurl=coei Meeting number (access code): 157 230 2962 Meeting password: BZA2021 Join by Phone: +1-415-655-0001 US Toll FOR MORE INFORMATION PLEASE VISIT THE BZA TAB ON THE PLANNING & ZONING PAGE , ...
9
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15
Historic & Cultural Preservation Commission Meeting
7:00 pm - 8:00 pm
id=”4747″] , ...
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Department
Calendar.

December 2022

MO
TU
WE
TH
FR
SA
SU
28
29
30
1
2
3
4
5
Plan Commission Meeting
1:45 pm
JOIN WEBEX MEETING Meeting Link: https://coei.webex.com/coei/j.php?MTID=m14c9261e6af269d9678aed4ff0e6a5cf Meeting Number (access code): 2304 746 2791 Meeting Password: Plan By Phone: +1 (415) 655-0001 FOR MORE INFORMATION PLEASE VISIT THE PLAN COMMISSION TAB ON THE PLANNING AND ZONING PAGE   , ...
6
7
8
Board of Zoning Appeals Meeting
6:00 pm - 10:00 pm
JOIN WEBEX MEETING https://coei.webex.com/webappng/sites/coei/dashboard?siteurl=coei Meeting number (access code): 157 230 2962 Meeting password: BZA2021 Join by Phone: +1-415-655-0001 US Toll FOR MORE INFORMATION PLEASE VISIT THE BZA TAB ON THE PLANNING & ZONING PAGE , ...
9
10
11
12
13
14
15
Historic & Cultural Preservation Commission Meeting
7:00 pm - 8:00 pm
id=”4747″] , ...
16
17
18
19
20
21
22
23
24
25
26
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