The Elkhart City Plan Commission on Jan. 6 approved an amended preliminary plat that will expand the Homer Avenue Subdivision by six lots, voted to recommend a rezoning of 2807 Gasopolis Street so a drive‑thru coffee shop can redevelop the parcel, and approved city addresses for newly annexed properties.

The commission’s unanimous vote on all three items moves the Habitat for Humanity proposal to the next engineering and plat‑approval steps, sends the rezoning to the full City Council with a positive recommendation, and confirms street addresses for the first phase of the Elkhart East annexation.

Eric Trotter, senior planning staff, told the commission the petitioner for the subdivision amendment is Habitat for Humanity of Elkhart County and that the request would increase the previously approved 10‑lot Homer Avenue Subdivision by six lots, bringing the total to 16 lots on about 5.89 acres including right of way. Trotter said the property is zoned R‑2 (single‑family) and that the proposed lots meet the district’s minimum lot area and setback requirements. He noted the west boundary is Manning Ditch and that all construction will be outside the required 75‑foot ditch setback; the petitioner is seeking permission for overflow into the ditch for stormwater. Trotter said approval from the Elkhart County Drainage Board had not been finalized at the time of the staff report and that the project still must complete the city’s technical review and obtain final plat approval before any permits are issued.

Crystal Welsh, representing Habitat for Humanity, said the organization negotiated to acquire the adjoining property needed to complete a U‑shaped street connection to the previously approved phase and that the group had intentionally oversized the retention pond during earlier design to accommodate the new lots. "We're here to get your approval today so we can move forward," Welsh said. She said the smallest homes planned would meet local minimums and that Habitat builds a mix of one‑ and two‑story houses; she added the organization typically serves households earning between about 30% and 80% of area median income and described its financing as long‑term, interest‑free homeowner loans.

Trotter identified several conditions tied to the preliminary approval: it is preliminary only; the applicant must submit final plat materials to the plat committee under Article 5 of the subdivision ordinance; the project must pass technical review for water, stormwater, sewer, grading and roadway construction; and approval is valid for 12 months unless extended in writing by the Plan Commission. The staff report records that 22 letters were mailed and none were returned.

On the rezoning request, Trotter said the petitioner, Vashu Motels Incorporated, seeks to rezone parcel 0220454018 at 2807 Gasopolis Street from split B3 (Service Business) and M1 (Limited Manufacturing) to a single B3 designation to facilitate redevelopment as a drive‑thru coffee shop. Staff recommended approval, saying the M1 zoning was no longer appropriate for the corridor and rezoning would align the parcel with surrounding commercial uses and the city’s future land use map. Trotter noted that the project will require technical review and approval from the Indiana Department of Transportation because of adjacency to State Road 19; INDOT must weigh in on driveway/curb cuts.

John Schabam, a project civil engineer with BFA, told the commission the rezoning request is intended to simplify development of a single use across the parcel. He and developer Roger Franz participated remotely and identified the coffee chain as 7 Brew. The staff packet shows 15 mailed notices and zero returns.

Commissioners also approved a staff recommendation to assign proposed city addresses for one residence on Greenleaf, two commercial properties, one on Thomas, and one on Ada Drive, and for the first phase of the Elkhart East industrial subdivision that was recently annexed. Trotter said the right column in the staff report lists existing county addresses and staff recommended adoption of the proposed city addresses.

Votes at a glance
- Motion to approve amended preliminary plat for Homer Avenue Subdivision (Habitat for Humanity of Elkhart County; 16‑lot total): Motion by Commissioner Mishler, second by Commissioner Newbill. Roll call: Commissioner Davis — yes; Commissioner Newbill — yes; Commissioner Mishler — aye; Commissioner Lawson — yes; Commissioner Irwin — yes. Outcome: approved unanimously.
- Motion to forward a "do pass" recommendation to City Council on rezoning 2807 Gasopolis Street (parcel 0220454018) to B3 to allow a drive‑thru coffee shop (7 Brew): Motion by Commissioner Mishler, second by Commissioner Davis. Roll call recorded as 5–0 in favor. Outcome: recommendation to council approved unanimously.
- Motion to approve proposed city addresses (Elkhart East annexation and listed properties): Motion by Commissioner Davis, second by Commissioner Mishler. Outcome: approved 5–0.
- Temporary officer elections and routine procedural votes: The commission held and approved temporary officer nominations for the meeting (vice president, president, secretary) and approved the agenda, minutes from October 2024, and proofs of publication; those routine motions carried by voice or roll call as noted in the minutes.

The commission’s approvals are preliminary and contingent on required downstream approvals: the Homer Avenue subdivision must complete technical review, receive any necessary drainage‑board approvals, and obtain final plat approval before permits or sales; the rezoning must be approved by the City Council and then complete technical and INDOT review for access. The plan commission adjourned after the votes.