Zoning › Indiana › Elkhart County › Elkhart

Elkhart, IN Zoning

Euclidean-zoning. 15 districts · 5 overlays · 8 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
letter-code

Letter-code convention: R (Residential, 1–5 density tiers), O (Office), B (Business, 1–4 scale), CBD (Central Business), OP (Office Park), BP (Business Park), M (Manufacturing, 1–2 intensity). MHP (Mobile Home Park) is also defined but now largely preempted. District codes in the v1 stub (C-1/C-2/C-3/I-1/I-2) DO NOT EXIST in Elkhart's Ordinance No. 4370.

Worth knowing
  • Districts are named R-1 through R-5 (not C-1/C-2/I-1/I-2 as in the v1 stub — those commercial/industrial codes do not exist in Elkhart's ordinance). Business districts are O, B-1, B-2, B-3, B-4, CBD, OP, BP. Manufacturing districts are M-1 and M-2. The v1 record was entirely fabricated with wrong district codes.
  • R-1 height: standard 30 ft maximum, but may increase to 40 ft if side yards are 25 ft total (min 10 ft per side) and 20 ft between dwelling units — a conditional height bonus not found in most Indiana codes (§4.4, Ord. 4985).
  • R-2 uses the 'established lot size' principle: if there is an existing pattern of lots, Elkhart requires conformity with that pattern rather than imposing a hard minimum. The fallback minimum is 7,200 sf (never less than 5,800 sf per §5.4).

+ 8 more in Quirks & notes

Districts

com 4res_sf 3off 2ind 2res_th 1res_mf 1cbd 1mu 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1R-1, One-Family Dwelling Districtres_sf9,500 sf[4]30 ft[5]0.4[6]—[7]4.6[8]2[9]25[1] / 7[2] / 30[3]
R-2R-2, One-Family Dwelling Districtres_sf7,200 sf[13]35 ft[14]0.4[15]—[16]6[17]2[18]20[10] / 7[11] / 30[12]
R-3R-3, Two-Family Dwelling Districtres_th[{'variant': 'one_family', 'value': 6000}, {'variant': 'two_family', 'value': 7200}] sf[22]30 ft[23]0.4[24]—[25][{'variant': 'one_family', 'value': 7.3}, {'variant': 'two_family', 'value': 12.1}][26]2[27]20[19] / 5[20] / 30[21]
R-4R-4, Multiple Family Dwelling Districtres_mf10,000 sf[31]65 ft[32]0.4[33]3[34]—[35]2[36]25[28] / 10[29] / 30[30]
R-5R-5, Urban Residential Districtres_sf[{'variant': 'one_family', 'value': 6000}, {'variant': 'two_family', 'value': 7200}, {'variant': 'multi_family', 'value': 7500}] sf[40]—[41]0.4[42]—[43]—[44]1[45]—[37] / [{'variant': 'one_family', 'value': 7}, {'variant': 'two_family_or_mf', 'value': 10}][38] / 30[39]
OO, Office Districtoff10,000 sf[49]35 ft[50]0.4[51]—[52]——[53]25[46] / 10[47] / 20[48]
B-1B-1, Neighborhood Business Districtcom—[57]35 ft[58]0.5[59]1[60]——[61]15[54] / 10[55] / 20[56]
B-2B-2, Community Business Districtcom—[65]35 ft[66]0.5[67]1[68]——[69]30[62] / 10[63] / 20[64]
B-3B-3, Service Business Districtcom—[73]35 ft[74]0.5[75]1[76]——[77]30[70] / 10[71] / 20[72]
B-4B-4, Regional Business Districtcom43,560 sf[81]45 ft[82]0.4[83]1[84]——[85]75[78] / 30[79] / 30[80]
CBDCBD, Central Business Districtcbd—[89]65 ft[90]0.75[91]10[92]——[93]0[86] / 0[87] / 0[88]
OPOP, Office Park Districtoff21,780 sf[97]65 ft[98]0.4[99]—[100]——[101]60[94] / 30[95] / 30[96]
BPBP, Business Park Districtmu43,560 sf[105]65 ft[106]0.4[107]—[108]——[109]50[102] / 25[103] / 50[104]
M-1M-1, Limited Manufacturing Districtind—[113]75 ft[114]0.6[115]3[116]——[117]25[110] / 15[111] / 10[112]
M-2M-2, General Manufacturing Districtind—[121]75 ft[122]0.6[123]3[124]——[125]25[118] / 15[119] / 10[120]

Confidence: confirmed partial under review not found

Overlays

FP
Special Flood Hazard Area Overlay District
FP
§21 of Zoning Ordinance No. 4370; updated by 2023 Elkhart Flood Damage Prevention Ordinance

Properties within FEMA-designated Special Flood Hazard Areas (SFHA) within Elkhart jurisdiction, as delineated on FEMA FIRM for Elkhart County and Incorporated Areas dated August 2, 2011. Applies to both studied (with BFE) and unstudied (A Zone) SFHA areas. Saint Joseph River and its tributaries are primary flood sources.

floodplain_development_permit_required1[126]
firm_effective_date2011-08-02[127]
regulatory_flood_standard1-percent annual chance flood (100-year flood / Base Flood)[128]
elevation_requirementStructures in SFHA must be elevated to or above the Base Flood Elevation (BFE); Flood Protection Grade = BFE + 2 ft freeboard[129]
fill_compensatory_storageFill restrictions in floodway; no adverse increase in flood heights per §21[130]
idnr_permit_parallelConstruction in IDNR-mapped floodway also requires IDNR Construction in Floodway Permit per IC 14-28-1-22 (state preemption layer)[131]
violation_penaltyUp to $2,500 per day per violation[132]
WC
Wetlands Conservation Overlay District
ENV
§22 of Zoning Ordinance No. 4370

Wetlands as delineated per National Wetlands Inventory (NWI) maps (U.S. Fish and Wildlife Service) or determined by Unified Federal Method for Wetland Delineation. Applied throughout Elkhart jurisdiction; specifically along Saint Joseph River riparian corridor.

development_permit_required1[133]
permitted_uses_onlyOnly permitted-by-right or special exception uses may be placed in a Wetland District; all others prohibited[134]
federal_clean_water_act_complianceProcedures designed to comply with federal Clean Water Act (33 U.S.C. §1251 et seq.) and applicable state wetland regulations[135]
fill_restrictionsFill material (any solid material displacing water or reducing water storage capacity) is regulated; adverse impacts to wetlands prohibited[136]
natural_water_storage_capacityNatural water storage capacity of wetlands must be maintained; no modification of wetland contour[137]
AC
Air Space Control Area Overlay District
AP
§25 of Zoning Ordinance No. 4370 (implements FAA Part 77 imaginary surfaces for Elkhart Municipal Airport KEKM)

All parcels within the Airport Zoning Map (Official Zoning Map overlay): precision instrument approach zones (16,000 ft wide at 50,200 ft from runway end); nonprecision approach zones; transition zones; horizontal zone (10,000 ft arcs from runway ends); conical zone (to 4,000 ft beyond horizontal zone boundary).

airport_elevation_msl777[138]
horizontal_zone_height_limit_msl927[139]
precision_approach_slope1 ft height per 50 ft horizontal (0–10,200 ft from runway end); 1 ft per 40 ft (10,200–50,200 ft)[140]
nonprecision_approach_slopeE-W runway: 1 ft per 34 ft horizontal (to 10,000 ft); N-S runway: 1 ft per 20 ft horizontal (to 5,000 ft)[141]
transition_zone_slope1 ft per 7 ft horizontal from sides of primary/approach zones to 150 ft above airport elevation[142]
conical_zone_slope1 ft per 20 ft horizontal; extends to 350 ft above airport elevation[143]
lighting_restrictionsAll lights within overlay zones must be shielded; no light directed >5 degrees above horizontal; no glare toward aircraft on approach/departure[144]
nonconforming_markersOwner of nonconforming structure/tree must allow installation of FAA markers/lights at city expense[145]
indot_tall_structuresStructures >200 ft AGL require INDOT Aeronautics permit per IC 8-21-10; FAA Determination of No Hazard substitutes for state permit[146]
DP
Development Plan Overlay District
COR
§23 of Zoning Ordinance No. 4370; established corridor districts in §23.5

Required for all properties in CBD, B-4, OP, and BP districts (automatic per underlying district rules); additionally applies within five established corridor overlay districts: (1) Cassopolis Street (Bristol Street to North City limits), (2) Main Street (Lusher Avenue to South City limits), (3) Nappanee Street (Bristol Street to South City limits), (4) Bristol Street (Nappanee Street to 600 ft east of Osolo Road), (5) C.R. 6.

development_plan_approval_required1[147]
type_i_design_standardsApply in OP, BP, B-4, and corridor overlay districts[148]
type_ii_design_standardsApply in CBD and B-4; require higher level of architectural review[149]
cbd_architectural_standardsIn CBD: all exterior wall materials must be high-quality brick, stone, wood (excl. plywood, ≤25% street-facing), glass (excl. glass block), or textured CMU; applies to new buildings and alterations (Ord. 5606 amendment)[150]
historic_district_reviewSites in established Historic District or single-site historic designation require Historic and Cultural Preservation Commission (HCPC) Certificate of Appropriateness for all exterior development in addition to development plan review[151]
HD
Historic District (locally designated)
HP
Administered under City of Elkhart Code §151.075 (AmLegal codification) and the Historic and Cultural Preservation Commission (HCPC); referenced in Zoning Ordinance §27.5.K, §15.5.E.1

Parcels within locally-designated historic districts or single-site historic designations as administered by the Elkhart Historic and Cultural Preservation Commission (HCPC). National Register of Historic Places listing or Indiana State Register of Historic Sites and Structures listing also triggers DHPA state review per IN_14_21_1_HISTORIC_PRESERVATION_DHPA.

certificate_of_appropriateness_required1[152]
review_bodyElkhart Historic and Cultural Preservation Commission (HCPC)[153]
scopeExterior alterations, new construction, demolition in designated districts; federally-, state-, or locally-recognized historic areas (§2.2 definition: Historic District = any federally, state, or locally recognized historic area administered under §151.075)[154]

State preemptions

IN_36_7_4_ZONING_ENABLINGapplies
Qualifying condition
Elkhart is a municipal corporation (city, second class) under IC 36-4-1. Population ~65,000 per 2023 PEP estimate. IC 36-7-4 applies to all Indiana cities; trigger is governance_type = city_second_class. Threshold: any Indiana municipal corporation — met. Zoning Ordinance No. 4370 (adopted 1998) confirms procedural compliance with IC 36-7-4 framework in Section 1 General Provisions.
Effect
Elkhart is a second-class city (population ~65,000) operating under Home Rule (IC 36-1-3) since 1980. Zoning Ordinance No. 4370 is procedurally compliant with IC 36-7-4-600 through -699 (600 Series) — adopted following Comprehensive Plan, Plan Commission certification, public notice, and Common Council action. Enforcement and judicial review governed by IC 36-7-4-1000 Series.
IN_HB1001_HOUSING_BY_RIGHT_2026applies
Qualifying condition
Elkhart is a municipality (city, second class) — trigger = municipal_corporation without hb1001_opted_out_for_current_year=true. Population ~65,000. No Elkhart opt-out ordinance found on cityofelkhartin.gov or in council minutes accessible as of 2026-05-27. Default by-right provisions apply to all residential and commercial districts.
Effect
Effective July 1, 2026 absent local opt-out adopted by December 31, 2025: (1) duplexes and ADUs become by-right in any district permitting residential use, superseding R-1/R-2 single-family exclusivity; (2) multifamily and commercial-to-residential conversion become by-right on commercially-zoned lots (B-1 through B-4, CBD); (3) discretionary design-element regulation (roof pitch, exterior materials, garage placement) is constrained absent opt-out. No Elkhart opt-out ordinance was identified in city records as of research date.
IN_36_1_24_STR_OWNER_OCCUPIED_2018applies
Qualifying condition
IC 36-1-24 applies to all Indiana units (no population threshold). Elkhart is a 'unit' under IC 36-1-2-23. Owner-occupied STR is parcel-level predicate (parcel.is_owner_occupied_primary_residence=true). Trigger met for any owner-occupied residential parcel in Elkhart.
Effect
Owner-occupied STRs are a permitted residential use in all Elkhart residential districts (R-1 through R-5) under IC 36-1-24-8. Non-owner-occupied STRs may require special exception under IC 36-1-24-9 but cannot be effectively banned. STR permit fees capped at $150.
IN_HEA1210_STR_NO_CAPS_2026applies
Qualifying condition
IC 36-1-24 amendment via HEA 1210 applies statewide with op:always trigger. Elkhart is not Carmel (FIPS 1810342) or Fishers (FIPS 1823278); the 2028 transition exception does not apply. Standard July 2026 effective date governs.
Effect
As of July 1, 2026, Elkhart may not impose numeric caps on rental properties. Any such ordinance would be void. Elkhart is NOT in the Carmel/Fishers 2028 transition group.
IN_36_7_4_1106_MANUFACTURED_HOUSINGapplies
Qualifying condition
Trigger: project.is_manufactured_home=true AND project.occupied_sf >= 950. Elkhart Zoning Ordinance explicitly includes manufactured homes on permanent foundations as permitted uses in R-1 (§4.2.A.3), R-2 (§5.2.B permits 'any use in R-1'), and R-5 (§8.2.A). The minimum width requirement (24 ft) and minimum habitable space (950 sf in R-1/R-2/R-5; 1,250 sf in R-1 for ground floor min 850 sf) align with IC 36-7-4-1106.
Effect
Manufactured homes >= 950 sq ft on permanent foundation are a permitted use in Elkhart's residential districts under Section 4.2.A.3, 5.2.B, and Ordinance No. 4542. Aesthetic standards limited to permanent foundation system. Size or age regulations of the home structure itself are preempted by IC 36-7-2-12.
IN_32_31_1_20_NO_RENT_CONTROL_NO_MANDATORY_IZapplies
Qualifying condition
IC 32-31-1-20 applies to all Indiana local units with op:always trigger. Elkhart is an Indiana local unit. No rent control ordinance identified in the zoning code.
Effect
Elkhart cannot impose rent control or mandatory inclusionary zoning set-asides. Voluntary density bonus programs would remain permissible but none were identified in Zoning Ordinance No. 4370.
IN_14_28_1_FLOODWAY_CONSTRUCTION_PERMITapplies
Qualifying condition
Elkhart is bisected by the Saint Joseph River (IDNR-mapped floodway). Section 21 of the zoning ordinance references FEMA FIRM maps (Elkhart County, August 2, 2011) and IDNR. Floodway construction requires IDNR permit — geographic trigger parcel.geometry in IDNR floodway polygon. Applies to any parcel within IDNR-mapped floodway in Elkhart.
Effect
All construction in the Saint Joseph River floodway requires IDNR Construction in Floodway permit per IC 14-28-1-22, in addition to Elkhart's local Floodplain Development Permit (Section 21 of Zoning Ordinance). Permit valid 5 years; construction must commence within 2 years.
IN_8_21_10_TALL_STRUCTURES_AIRPORT_HAZARDapplies
Qualifying condition
Elkhart Municipal Airport (KEKM) is a public-use airport within city limits. Any parcel within 5 NM of KEKM is subject to INDOT notification requirement. Section 25 Air Space Control Area overlay confirms local implementation. Airport elevation 777 ft MSL cited in Section 25.3.C.
Effect
Structures >200 ft AGL require INDOT Aeronautics permit. Section 25 of the zoning ordinance (Air Space Control Area Overlay District) implements local height limits adjacent to Elkhart Municipal Airport (KEKM, elevation 777 ft MSL). Height limits per Section 25.3: horizontal zone = 150 ft above airport elevation (927 ft MSL); conical zone = 1 ft per 20 ft horizontal beyond horizontal zone boundary; precision instrument approach zone = 1 ft per 50 ft/40 ft horizontal. FAA Determination of No Hazard substitutes for state permit.

Adopted building codes

Statewide; NEC updating to 2023

IBC
2012
IRC
2018
NEC
2008
IFC
2012
IECC (Residential)
2018
IECC (Commercial)
ASHRAE 90.1-2007

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-27retrieved at
2023-01-01amendment effective2023 Elkhart Flood Damage Prevention Ordinance (Section 21 update)
2017-08-20last amendedOrdinance No. 5618 (Aug 20, 2017)
1998-07-20adoptionOrdinance No. 4370

Quirks & notes

  • Districts are named R-1 through R-5 (not C-1/C-2/I-1/I-2 as in the v1 stub — those commercial/industrial codes do not exist in Elkhart's ordinance). Business districts are O, B-1, B-2, B-3, B-4, CBD, OP, BP. Manufacturing districts are M-1 and M-2. The v1 record was entirely fabricated with wrong district codes.
  • R-1 height: standard 30 ft maximum, but may increase to 40 ft if side yards are 25 ft total (min 10 ft per side) and 20 ft between dwelling units — a conditional height bonus not found in most Indiana codes (§4.4, Ord. 4985).
  • R-2 uses the 'established lot size' principle: if there is an existing pattern of lots, Elkhart requires conformity with that pattern rather than imposing a hard minimum. The fallback minimum is 7,200 sf (never less than 5,800 sf per §5.4).
  • R-5 Urban Residential District is unique: designed for older established neighborhoods that have already experienced density increases. R-5 permits multi-family up to 6 units by right (amended Ord. 4960) and sets parking at 1 space/du rather than the standard 2 spaces/du.
  • R-4 FAR = 3.0 is explicitly stated in the yard requirements table (§7.4) — rare for a mid-sized Indiana city to specify residential FAR.
  • CBD FAR = 10 is explicitly stated for all CBD lots in both the Main St corridor table and the all-other-streets table (§15.4). Minimum structure height of 20 ft required on Main St/Jackson Blvd/Elkhart Ave frontage.
  • No C-1, C-2, C-3 commercial districts exist. The v1 record's commercial district structure was entirely fabricated. The actual commercial districts are B-1 (neighborhood, <7,500 sf), B-2 (community), B-3 (service, large-scale), B-4 (regional, 10-acre minimum), CBD (downtown core), OP (office park), BP (business park).
  • M-1 and M-2 both allow two towers up to 90 ft in addition to the standard 75 ft height limit (§18.6, §19.6) — relevant for Elkhart's manufacturing heritage (RV industry).
  • Airport (KEKM, Elkhart Municipal Airport) is located within city limits; Air Space Control Area Overlay (Section 25) directly implements FAA Part 77 imaginary surfaces in the zoning ordinance — one of the few small cities with this directly codified.
  • A 2025 Unified Development Ordinance (UDO) draft is in preparation (publicly posted at cityofelkhartin.gov). If adopted, the current district structure and dimensional standards will be replaced. Monitor for adoption.
  • The most recent amendments to Ordinance No. 4370 are from 2017 (Ord. 5618, Aug. 20, 2017). A separate 2023 Flood Damage Prevention Ordinance updated Section 21 flood provisions but is not yet integrated into the main ordinance PDF.

Formulas

Definitions

height
Maximum building height measured from ground level to highest point. See Section 2.2 definitions.
lot_coverage
Building footprint area divided by total lot area (expressed as decimal fraction in this record). Section 2.2 defines 'Lot Coverage' as area of buildings/structures with a roof as percentage of total lot area; does not include parking areas, driveways, and sidewalks (amended Ord. No. 5618).
far
Total floor area divided by lot area. Section 2.2 defines 'Floor Area Ratio'.
du_ac
Derived from lot area minimums per dwelling unit.
parking
Off-street parking spaces per dwelling unit or per floor area, per Section 26.7(D)

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Sources & references

Primary source
City of Elkhart Zoning Ordinance No. 4370
As last amended by Ordinance No. 5618, August 20, 2017 · retrieved 2026-05-27
Citations
  1. [1] §4.4
  2. [2] §4.4
  3. [3] §4.4
  4. [4] §4.4
  5. [5] §4.4
  6. [6] §4.4
  7. [7] n
  8. [8] i
  9. [9] §26.7
  10. [10] §5.4
  11. [11] §5.4
  12. [12] §5.4
  13. [13] §5.4
  14. [14] §5.4
  15. [15] §5.4
  16. [16] n
  17. [17] i
  18. [18] §26.7
  19. [19] §6.4
  20. [20] §6.4
  21. [21] §6.4
  22. [22] §6.4
  23. [23] §6.4
  24. [24] §6.4
  25. [25] n
  26. [26] i
  27. [27] §26.7
  28. [28] §7.4
  29. [29] §7.4
  30. [30] §7.4
  31. [31] §7.4
  32. [32] §7.4
  33. [33] §7.4
  34. [34] §7.4
  35. [35] n
  36. [36] §26.7
  37. [37] §8.5
  38. [38] §8.5
  39. [39] §8.5
  40. [40] §8.5
  41. [41] §8.5
  42. [42] §8.5
  43. [43] n
  44. [44] n
  45. [45] §26.7
  46. [46] §10.5
  47. [47] §10.5
  48. [48] §10.5
  49. [49] §10.5
  50. [50] §10.5
  51. [51] §10.5
  52. [52] n
  53. [53] §26.7
  54. [54] §11.4
  55. [55] §11.4
  56. [56] §11.4
  57. [57] §11.4
  58. [58] §11.4
  59. [59] §11.4
  60. [60] §11.4
  61. [61] §26.7
  62. [62] §12.4
  63. [63] §12.4
  64. [64] §12.4
  65. [65] §12.4
  66. [66] §12.4
  67. [67] §12.4
  68. [68] §12.4
  69. [69] §26.7
  70. [70] §13.4
  71. [71] §13.4
  72. [72] §13.4
  73. [73] §13.4
  74. [74] §13.4
  75. [75] §13.4
  76. [76] §13.4
  77. [77] §26.7
  78. [78] §14.4
  79. [79] §14.4
  80. [80] §14.4
  81. [81] §14.4
  82. [82] §14.4
  83. [83] §14.4
  84. [84] §14.4
  85. [85] §26.7
  86. [86] §15.4
  87. [87] §15.4
  88. [88] §15.4
  89. [89] §15.4
  90. [90] §15.4
  91. [91] §15.4
  92. [92] §15.4
  93. [93] §26.7
  94. [94] §16.4
  95. [95] §16.4
  96. [96] §16.4
  97. [97] §16.4
  98. [98] §16.4
  99. [99] §16.4
  100. [100] n
  101. [101] §26.7
  102. [102] §17.4
  103. [103] §17.4
  104. [104] §17.4
  105. [105] §17.4
  106. [106] §17.4
  107. [107] §17.4
  108. [108] n
  109. [109] §26.7
  110. [110] §18.6
  111. [111] §18.6
  112. [112] §18.6
  113. [113] §18.6
  114. [114] §18.6
  115. [115] §18.6
  116. [116] §18.6
  117. [117] §26.7
  118. [118] §19.6
  119. [119] §19.6
  120. [120] §19.6
  121. [121] §19.6
  122. [122] §19.6
  123. [123] §19.6
  124. [124] §19.6
  125. [125] §26.7
  126. [126] §21-Art.2.C
  127. [127] §21-Art.2.B
  128. [128] §21-Art.2.B
  129. [129] §21 (definitions: Flood Protection Grade = regulatory flood + 2 ft)
  130. [130] §21
  131. [131] §21-Art.1.A
  132. [132] §21-Art.2.I
  133. [133] §22.1.D
  134. [134] §22.1.D
  135. [135] §22.1.A
  136. [136] §22.1.B
  137. [137] §22.2
  138. [138] §25.3.C
  139. [139] §25.3.D
  140. [140] §25.3.A
  141. [141] §25.3.B
  142. [142] §25.3.C
  143. [143] §25.3.E
  144. [144] §25.4.B
  145. [145] §25.5
  146. [146] state preemption IN_8_21_10_TALL_STRUCTURES_AIRPORT_HAZARD
  147. [147] §23.1
  148. [148] §23.1
  149. [149] §23.1
  150. [150] §15.5.E
  151. [151] §15.5.E.1
  152. [152] §27.5.K
  153. [153] §27.5.K
  154. [154] §2.2

Research status

Publication gates

primary url presentpassedsource.primary_url = https://www.cityofelkhartin.gov/media/duol33nz/city-of-elkhart-zoning-ordinance.pdf — city-hosted PDF, not an aggregator. Retrieved successfully (1.6 MB PDF). Planning & Zoning page at cityofelkhartin.gov/departments/development-services/planning-zoning/comprehensive-plan-zoning-ordinance/ verified as canonical.
no aggregator citedpassedFull record scan: no Zoneomics, Steadily, SitePlanGuide, SitePlanCreator, Propwire, Zonara, or Unzoned citations found. All citations point to Ordinance No. 4370 section references (§4.4, §5.4, §6.4, §7.4, §8.5, §10.5–§19.6, §21–§27), Indiana Code (IC 36-7-4, IC 36-1-24, IC 14-28-1, IC 8-21-10), or cityofelkhartin.gov.
confidence tags full formpassed62 confirmed fields carry §-citations (c§4.4, c§5.4, c§6.4, c§7.4, c§8.5, c§10.5, c§11.4, c§12.4, c§13.4, c§14.4, c§15.4, c§16.4, c§17.4, c§18.6, c§19.6, c§21, c§22, c§23, c§25, c§26.7). Partial fields carry explicit p§ tokens with section references. No bare [confirmed] without citation. Inferred fields (du_ac derivations) carry 'i' confidence with explicit derivation note.
overlays have parameters trigger confidencepassed5 overlays (FP, WC, AC, DP, HD) all have: non-empty params (≥4 keys each for FP/WC/AC/DP; 3 keys for HD partial), geographic_trigger string naming governing map/corridor/zone, explicit status (confirmed for FP/WC/AC/DP; partial for HD with what_is_confirmed/what_is_missing), and citation. HD status=partial is documented with paired what_is_confirmed/what_is_missing fields per FM-8.
preempt section city specificpassed8 laws in state_preemptions_applicable[], each with Elkhart-specific qualifying_condition_checked: (1) IN_36_7_4 procedural compliance verified in Ordinance No. 4370 §1; (2) IN_HB1001 no opt-out found on cityofelkhartin.gov; (3) IN_36_1_24 owner-occupied STR — no population threshold, applies universally; (4) IN_HEA1210 — Elkhart is not Carmel/Fishers, standard July 2026 effective date; (5) IN_36_7_4_1106 manufactured housing — explicitly permitted in §4.2.A.3, §5.2.B, §8.2.A; (6) IN_32_31_1_20 rent control — no rent control in ordinance; (7) IN_14_28_1 IDNR floodway — Saint Joseph River runs through Elkhart; (8) IN_8_21_10 airport — KEKM within city limits, §25 implements locally. Indiana is not a Gate 5 active-preemption state requiring this gate, but qualifying_condition_checked populated for all laws as required.

Data quality

88%completeness58 confirmed4 partial5 inferred
Documented gaps
  • Historic District boundaries and HCPC-designated district list not enumerated in Ordinance No. 4370; requires HCPC records lookup
  • AmLegal codified Chapter 151 text (more current amendments) not retrievable due to Cloudflare protection; 2017 Ord. 5618 is most recent verified amendment
  • Code §151.075 (historic preservation section in AmLegal) not retrieved
  • 2025 UDO draft exists but not adopted; current record reflects Ordinance No. 4370 only
  • du/ac values for R-1 through R-3 are derived (inferred) from lot area minimums, not explicitly stated in the ordinance

Known issues

data:v1-template-bleed-clearednote:2025-udo-draft-in-preparationnote:amlegal-cloudflare-gated-for-verificationnote:historic-district-boundaries-not-mapped-in-ordinance

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