The Elkhart City Common Council on a 9-0 roll-call vote on June 1 adopted Resolution 25‑R‑14 to create the Boulder Run Economic Development Area, a tax-increment finance (TIF) district intended to help fund sewer, street and water infrastructure for an 86-home subdivision east of the Jean Wood Drive–Henke Street intersection.

Mike Huber, development services director for the City of Elkhart, told the council the developer estimates roughly $7,100,000 in infrastructure costs for the project and that “generally, the TIF will raise about $3,100,000.” Huber said the redevelopment commission is “anticipating to pledge 80% of the TIF towards the support of the project, keeping the remaining 20% to help offset costs related to public safety in the area.”

The resolution implements an economic development area plan for the Boulder Run Economic Development Area and records the Elkhart Redevelopment Commission's determination that the area qualifies as an economic development area. Councilman Crabtree moved adoption and a second was recorded; Melody (city staff) conducted a roll-call vote that resulted in nine affirmative votes and no opposition.

Developer Conway Hershberger, principal of Emerald Chase Land Development LLC, described plans to build 86 single‑family homes in two phases, beginning this summer. Hershberger said expected retail prices are in the $330,000–$400,000 range and that many homes will be single‑story ranch plans with basements. He told the council the minimum home size for the development’s covenants will follow the R‑1 zoning minimum and that “we expect most of the homes to be … between 1,250 and 1,500 square feet.”

Hershberger also said the developer expects to build the first phase (about 32–33 homes) in two to three years, and that, upon completion of all 86 homes, the project could create an estimated $25 million–$30 million in new assessed value.

Several council members pressed on details the resolution does not specify. Councilman Mishler expressed concerns about traffic distribution and capacity, asking whether County Road 6 could be used to disperse trips rather than routing additional traffic onto Jean Wood Drive. Mishler also asked about rental versus for‑sale intent; Huber said the project’s intent is to be for‑sale single‑family homes but noted “there’s not a prohibition against it in our development agreement.”

Council members asked about lot sizes, green space, stormwater retention and exterior materials. The developer said standard lots will be roughly 80 by 120 feet, cul‑de‑sac lots will be larger, and that the team plans to preserve existing large oaks where feasible to create a park‑like setting. Hershberger said the site is about 37–38 acres and acknowledged stormwater retention will require space within the site plan.

Huber and the developer characterized the TIF as necessary to make the project financially viable: without the city assistance to offset infrastructure costs, “the project probably doesn’t happen,” Huber said, noting that the TIF support equates to about a $40,000 reduction per lot in developer costs.

After public comment was opened and no members of the public spoke on the resolution, the council voted to adopt Resolution 25‑R‑14. Huber and the developer said they would provide additional details to the council as design and phasing proceed.

Votes at a glance: Resolution 25‑R‑14 (Boulder Run Economic Development Area) — motion to adopt by Councilman Crabtree, second by (recorded as) Mister Hynes; roll-call vote 9‑0, approved. Several ordinances read by title were advanced to second reading with no objections: Proposed Ordinance 25‑O‑16 (appropriation $1,400,000 from Motor Vehicle Highway Fund for street department SALT faculty design‑build construction project); Proposed Ordinance 25‑O‑17 (authority to issue economic development TIF refund revenue bonds for a housing project in the Boulder Economic Development Area); Proposed Ordinance 25‑O‑18 (appropriating $1,327,621.32 from Motor Vehicle Highway Fund to the Local Road and Bridge Matching Grant Fund); Proposed Ordinance 25‑O‑19 (appropriating $2,219,895.95 from the Local Road and Bridge Matching Grant Fund for reconstruction of segments of Stevens Avenue, Francis Avenue and Second Street). These ordinances were read and advanced to the council’s second reading, not finally adopted.

What’s next: With the council’s adoption of the resolution, the TIF district is established per the approved plan; implementation steps include detailed engineering, final development agreements and coordination with the Elkhart Redevelopment Commission on TIF pledging. Council members requested the developer and staff return with more detailed plans addressing traffic, lot layout, green space and stormwater as the project advances.