U.S. Department of Housing and Urban Development
Office of Community Planning and Development

Consolidated Plan Contact


Goshen's 1995 Consolidated Plan constitutes a strategic vision for housing and community development in the City. This summarizes that plan so that citizens in the community can have a quick overview of Goshen's housing and community development problems; the 5-year broad goals, strategies, and actions proposed to deal with those problems; and the specific projects proposed for 1995 to carry out this strategy, along with maps relate to neighborhood conditions.


Goshen's top priorities include: (1) to continue its current program of grants and loans to low and moderate income homeowners; (2) to develop new affordable housing for low- and moderate-income tenants and homebuyers; and (3).to continue a rental housing rehabilitation assistance program to assist in the rehabilitation of rental housing available to low and moderate income tenants. Continuing the rental rehabilitation program and supporting efforts by the Goshen Housing Authority to secure additional funding under Section 8 Housing Authority are also important priorities to the city.

Action Plan

The Consolidated Plan includes a proposed action plan for program year 1995. Goshen plans to use its $395,000 of funds for: rehabilitation of owner occupied housing throughout the city; provision of fair housing information/training; rehabilitation of the Window Volunteer Center; development of facilities and/or procurement of equipment for expansion of services at the Maple City Health Care Center; acquisition and clearance of dilapidated structures and relocation of occupants; and general administration. Of the $359,000 which Goshen expects to receive, $351,000 are from CDBG and the additional $8,000 are from previous rehabilitation loans.

Citizen Participation

The public along with various other agencies that are concerned with low and moderate income persons and housing needs were able to make contributions to the Consolidated Plan. Agencies and groups participated in public hearings that were held on January 25, 1995 and March 30, 1995. The groups included the Goshen Housing Authority, Oaklawn Psychiatric Center, Inc., Elkhart County, the Window Volunteer Center, Maple City Health Care Center, the Goshen Boy's and Girl's Club, Goshen Adult Day Care, Elkhart County Health Department, and LaCasa of Goshen.


Compared to the rest of the State, Goshen experienced rapid growth from 1980-1990. Overall, the City's housing stock has kept pace with the growth in population, but the growth of affordable housing for low- and middle-income families has not kept pace with the low- and middle-income population growth.

The dramatic increase in minority population caused a large part of Goshen's population increase. Total population increased by 21%, while minority populations increased by 87% to 187%. Because most of the growth of the City's minority population occurred in the lower household income segments, the need for affordable low-income housing has been exacerbated.

Whites account for 95% of all Goshen households. Hispanics (all races) total 4% of the population, Native Americans (non-Hispanics) and Asian & Pacific Islands (non-Hispanics) 1% each, and Blacks (non-Hispanics) less than 1%.


Homeless Needs

Goshen's two largest homeless concerns are those tenant households facing eviction for non-payment of rent and those households in shared housing who are being forced to relocate. There is also a concern for peoples and families that are either "doubled up" with family or friends or constantly moving from one temporary situation to another. The City of Goshen considers these people homeless. Homeless persons can find temporary shelter at the Faith Mission in Elkhart or in a local residential hotel, but there are no long-term shelters. Goshen has no plans to provide these persons with any long-term help, which they need to be able to provide wholly for themselves.

Community Development Needs

On the whole, minorities in Goshen are more likely to rent rather than to own housing. For example, it is estimated that 75% of Hispanic households rent homes, while only 25% of Hispanic households own. This statistic indicates that the City needs to provide more new modest cost housing and more programs to support homeownership.

Public and Assisted Housing Needs

The City of Goshen has no public housing. In October of 1994, a 40 unit Section 202 project for the elderly was completed. This project was the first assisted housing for the elderly to be developed in Goshen since 1978. Even though the Greencroft complex has not accepted new applications for over a year, it still has 80 applicants on its waiting list.

Other Issues

According to the 1990 Census, some 1,471 low-income tenants occupy rental units constructed prior to 1960 and 1,049 occupy units constructed between 1960 and 1980. Because lead-based paint is most often found in older housing, these units present a potential for lead paint poisoning hazards.


The strategic plan lays out a long-term strategy to deal with the housing and community development needs.

Housing and Community Development Resources

The principal resource for the City of Goshen is the Community Development Block Grant.

Priority Housing and Homeless Objectives

First Priority:

Rental Assistance (Low-Income Tenants and the Homeless 0-50% median family income). Goshen will secure additional Housing Assistance Payment certificates or vouchers, as well as utilize the HOME program to provide rental assistance payments. This priority is based on the long (2-3 years) waiting list for elderly assisted projects and the waiting list at the Goshen Housing Authority (GHA) for certificates/vouchers. Current turnover of Certificates/Vouchers administered by GHA is approximately 15-20% per year. With a waiting list of 300, the waiting period of a new applicant would be 10-15 years.

Second Priority:

New Housing Affordable by Low and Moderate Income Homebuyers (Low-Income Tenants 0-80% MFI). Another area of high priority for Goshen is home ownership training and assistance for first time homebuyers with children and with incomes less than 80% of median. Based on its experience in the owner occupied rehabilitation program, the City believes that training low income families in budgeting and home maintenance and repair will assist them in assuming the responsibilities of home ownership.

Third Priority:

Rehabilitation of Owner Occupied Homes (Low-Moderate Income Owners 0-80% MPI). Goshen will continue its loan/grant program for rehabilitation of owner-occupied homes. The City believes that the program preserves existing housing at a fraction of the cost of new construction. Likewise, the City feels that its support of rehabilitation efforts also encourages private investment in rehabilitation of neighboring residences. In addition, the City fills a gap in assistance for homeowners in the 0-80% of median family income category. Currently, no other source of rehabilitation funds exists for these persons. Finally, this program allows elderly and handicapped homeowners to remain in familiar neighborhoods, and thus avoid higher costs of living.

Fourth Priority:

Rental Housing Rehabilitation (Low Income Tenants 0-60% MFI). Goshen will continue its Rental Rehabilitation Program for small and large families in the 0-50% of MFI categories. The City's experience indicates that a large number of rental units (some 470), which are occupied by low-income renters, need rehabilitation. The City believes that the Rental Rehabilitation Program, particularly in cases where not-for-profit sponsors are involved, provides an excellent vehicle for home ownership training and leads to the eventual tenant purchase of the rehabilitated units.

Non-Housing Community Development Objectives

Improve neighborhood environment and facilities used for community services and activities.

Past support activities for community services have included: start-up support for a budget counseling program; day care for the elderly, YWCA recreation and training programs; homebuyer training program; and family self-sufficiency programs through the Goshen Housing Authority. CDBG money has supported other service activities, such as purchase of facilities and equipment for a child day care center. For the 5 year period of this plan, Goshen will use 15-20% of CDBG resources to address non-housing needs.

Anti-Poverty Strategy

The City of Goshen's Anti-Poverty Strategy takes a two-pronged approach. First, it will reduce poverty directly through creation and facilitation of employment opportunities. Second, the strategy will reduce poverty indirectly through reducing housing cost burdens. In program year (PY) 1994, the City completed a CDBG project to assist a local day care center which facilitates employment of heads of low-income households. Currently, the Goshen Housing Authority has agreements with 22 families implementing a family self- sufficiency program to increase employment opportunities and income.

In the past, the City has used CDBG funds for job creation through the support of industrial development projects. The City will consider the use of CDBG funds for those economic development projects which meet HUD funding criteria. Finally, the City works on a continual basis with the Goshen Chamber of Commerce to promote and provide infrastructure for economic development.


This section constitutes the annual plan for utilizing Community Development Block Grant funds and other community resources in 1995.

Priority Housing and Homeless Objectives

First Priority:

Rental Assistance (Low Income Tenants and the Homeless 0-50% MFI). During PY 92, the Goshen Housing Authority was successful in obtaining HUD approval to fund an additional 74 Section 8 Housing Assistance Payments certificates/vouchers. All available certificates/vouchers have been issued. While this funding addresses a substantial portion of the Authority's waiting list, it also caused an influx of new applicants. In fact, the Authority's waiting list has actually grown to some 300 applicants. Therefore, additional new funding under the Section 8 program has become an even higher priority for the City.

Second Priority:

New Housing Affordable by Low and Moderate Income Homebuyers (Low-Income Tenants 0-80% median family income). The lack of affordable housing for low-income homebuyers is a major concern for the City and the business community. During the next year or two, the City intends to stimulate the development of new affordable housing through the development of infrastructure and the provision of first-time homebuyer assistance, which will use a combination of HOME and local funds. For program year (PY) 1995, the City intends to have plans and financing in place for a project which would provide 50 homes available to low- and moderate-income home buyers over a 5 year period. The City expects that the first 20 homes will be occupied in PY 1996.

Third Priority:

Rehabilitation of Owner Occupied Homes (Low-Moderate Income Owners 0-80% MFIA. During the past year, the City received approval of a $300,000 HOME grant through the Indiana Housing Finance Authority to be used for rehabilitation of owner-occupied housing. Because the program aids a substantial number of elderly couples and individuals, the average size of families assisted are relatively small.

From 1981-1991, the City generally limited its CDBG funded owner occupied rehabilitation to the three areas of the City, which had high concentrations of low-income households and deteriorated housing (Central Area, East Goshen, and North Goshen). By targeting the majority of its CDBG infrastructure investment, the City has stimulated private investment and overall neighborhood renewal.

Fourth Priority:

Rental Housing Rehabilitation (Low Income Tenants 0-60% MFI). One of the City's greatest needs is for affordable rental units with 3 or more bedrooms available to larger, low- and moderate income households. The City believes that the Rental Rehabilitation Program (RRP), which provides these types of units, should be further emulated through the State Administered HOME program is high priority of the City. Though the City has obligated all of its past RRP funding, it has received a grant from the Indiana Housing Finance Authority for funds to continue this activity under the HOME program.

Fifth Priority:

Rental Housing for the Elderly (Elderly Low Income Tenants 0-50% MFI). There are substantial waiting lists for assisted rental housing for elderly Goshen residents. While a 40 unit elderly project was funded in 1992 under the HUD Section 202 program, development of additional assisted elderly housing remains a high priority for the City. In PY 1995, the City will actively support and encourage applications for Section 202 funding. The City plans to submit an application for at least 40 additional units for 1995.

Sixth Priority:

Homeless Persons and Persons with Special Needs. Other than doubled-up families, the City has not identified a substantial population of homeless persons or persons with special housing needs. Homeless families, including doubled-up families, currently receive assistance from several sources, including: the Housing Assistance Payments Program of the Goshen Housing Authority; shelters located in Elkhart; and emergency housing assistance provided by local social service agencies. Persons with special needs, principally persons with mental problems, receive assistance through group homes provided by the Association for the Disabled for Elkhart County.

During the coming year, the City will continue to monitor the needs of the homeless and special populations. It will also support applications from private groups for assistance through other Section 811, Emergency Shelter Grants, Transitional Housing, and other programs. The City's goal for PY 95 is the submission of a Section 811 application for 24 units.


For 1995, the City expects to receive $351,000 in Community Development Block Grant funds and $8,000 in program income from prior year CDBG rehabilitation activities.

Owner Occupied Rehabilitation. The City plans to rehabilitate Owner Occupied Homes through grants, low interest amortized loans, and deferred payments. A proposed $255,000 of CDBG money will be used to assist 18 households.

Implementation of Fair Housing. This program, which is designed as a training program, will be promoted through dispersion of brochures and advertising regarding fair housing to people throughout Goshen. It is estimated that $1,000 CDBG funds will be spent, and 2,000 people will receive training.

Rehabilitation of Window Volunteer Center. Plans to rehabilitate the Center include expansion for day shelter and referral services for the homeless and other individuals needing social services. It is expected that $25,000 of CDBG money will be used to help 100 people. The project will focus on homeless prevention and direct assistance to the homeless.

Maple City Health Care Center Expansion. The expansion of the Maple City Health Care Center will provide space and facilities for the addition of a second doctor. A total of $20,000 in CDBG money will be used to assist 4,000 people.

Demolition of dilapidated structures. Between the two proposed projects, an estimated $22,000 in CDBG money will be used to remove slums and blight.

Relocation of households from clearance activities. This final project will cover general administration, environmental review and planning. An estimated $30,000 will be used from CDBG to carry out this activity.

Acquisition. A total of $18,000 will be used to acquire dilapidated structures in order to eliminate blight.


MAP 1 depicts points of interest in the jurisdiction.

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.

MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.

MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects; in addition: a table provides information about the project(s).

MAP 6 depicts neighborhood streets and proposed HUD funded projects, as described in the table under MAP 5.

To comment on Goshen's Consolidated Plan, please contact:

John Hughes
Hughes Associates
PH: (219) 259-5641

Return to Indiana's Consolidated Plans.