Rendering by Kimley Horn courtesy city of Westfield
A development plan that calls for nearly 2,000 homes and a mixed-use village on 765 acres was narrowly approved Monday night by the Westfield City Council.
The council voted 4-3 in favor of the Ironstone Planned Unit Development, proposed by Indianapolis-based Platinum Properties Management Co. LLC.
Platinum Properties plans to develop up to 1,500 single-family homes, 230 townhomes and 250 apartments on land south of 214th Street, on the north and south sides of 206th Street, east of Freemont Moore Road and west of Oak Ridge Road.
Council members opposed to the plan noted the heavy density of the development and the concern of many neighbors, while those in favor said the development would help pay for the city’s infrastructure needs. They also praised the amount of open space and tree-preservation efforts in the development.
By approving Platinum Properties’ rezoning request, the land’s zoning will change from Agriculture/Single-family Rural District to the Ironstone PUD District. The property is currently zoned for agricultural and residential purposes.
The development will be split into four districts: The Lakes and The Reserve will feature up to 950 single-family homes; The Village will have up to 550 single-family homes, as well as 230 townhomes north of 206th Street; and the Horton Square Mixed Use Block will have up to 250 apartment units on the upper stories of mixed-use business buildings ranging from 10,000 to 50,000 square feet, city documents say.
The overall development will have 11 lot types that are dispersed throughout the project to differentiate housing styles. The lot types will span from 1,800 to 16,500 minimum square feet.
The prices for the homes will range from $400,000 to $3 million, said Paul Rioux, owner of Platinum Properties.
Additionally, Platinum Properties plans to donate 40 acres of the property for either the city or school district. Westfield Mayor Scott Willis said developers previously planned to give the land to the school district, but the district might not need the land. The school district will have a 10-year timeline to activate the land and the city will have the right to use the land for public use if the school district doesn’t want it.
Plans call for numerous amenities as part of Ironstone, depending on the district, including pools and a splash pad, lake access with a canoe/kayak launch and playgrounds.
There will be more than 12 miles of pathways in the development, not including sidewalks on both sides of every street within the community, said Jon Dobosiewicz, a land-use professional with Carmel-based law firm Nelson & Frankenberger LLC.
Foundry Park, which is planned for The Village, will include a community amphitheater, a recreational and lap pool, two tennis courts, six pickleball courts and two bocce ball courts, according to city documents.
“That’s an 11-acre-plus public space that includes over $4.5 million in amenities,” Dobosiewicz said.
The plans call for more than 150 acres of open space, not including the 40-acre donation. The developer also made a verbal commitment to add a basketball court, he said.
Platinum Properties will enter into an agreement with the city to help with road improvements that will be covered by road-impact fees collected from Ironstone.
Council member Patrick T. Tamm said he liked that the development could help get infrastructure projects across the finish line.
“Today we have the opportunity to be proactive or continue to be reactive,” he said. “If you want to continue to be reactive, vote no. If you want to be proactive and actually have an infrastructure plan that can pay for itself, this is the vote.”
Tamm voted to approve the project along with councilors Chad Huff, Kurt Wanninger and Jon Dartt. Councilors Noah Herron, Victor McCarty and Joe Duepner voted against it.
Ironstone was first introduced to the Westfield City Council on Oct. 27. At a neighborhood meeting in October, residents wondered about the project’s impact on the surrounding area, property values, traffic and if existing homeowners would be affected by road-widening projects.
The development received a favorable recommendation from the Westfield Plan Commission on March 16 in a 7-1 vote after the commission held workshops about the project.
Rioux founded Platinum Properties in 1997 and has developed more than 4,000 lots in 27 neighborhoods in Westfield.
Ironstone is expected to be built over the next 10 to 15 years, Dobosiewicz said.
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