City staff and the petitioner introduced the Ironstone Planned Unit Development (PUD), a multi-district master plan that the petitioner and staff said would be built in phases over a decade and include streets, trails, parks and a mixed-use node.

Weston Rogers, community development staff, described the PUD as a residential community organized into four districts — the Lakes, the Reserve, the Village and a Horton Square mixed-use block — with distinct architecture and site-development standards. Rogers said the zoning request covers hundreds of acres and that the petitioner and staff would continue outreach; a public hearing at the advisory planning commission is scheduled for Nov. 3, with workshops and additional planning-commission review through December and January before a council adoption consideration in February or March.

John Davosha Woods, a land-use professional with Nelson & Frankenberger representing the petitioner, said the city and developer are coordinating road and intersection improvements and that some road work would be advanced before home construction. He said the city has begun or planned nearby infrastructure work including a new fire station and corridor improvements that are expected to be in place before homes are occupied in the PUD.

Paul Rio, president of Platinum Properties (the petitioner), described the project as a “monster” in scale that will take many years to build and said his firm expects multiple builders and product types. Rio said the development would include a mix of housing types and public amenities and estimated the development could add roughly $1 billion in assessed value over the long term; he said the company currently estimates $10 million in amenities and separately highlighted several million in trail investment.

Key details presented to the council (statements and figures are taken from the petitioner and staff presentations):
- Size and scope: presenters described the PUD area in the low-to-mid hundreds of acres (the petitioner’s materials and staff presentation referenced figures in the 700s; staff earlier described the area as roughly 715 acres while later remarks referenced approximately 765 acres). The transcript includes both figures; staff and petitioner said a detailed exhibit set and plan will be part of the formal PUD packet.
- Timeline: infrastructure work (roads and a new fire station) is underway or planned; petitioners anticipate infrastructure and utility work in 2026 with home construction beginning in 2027 and a 10–12-year build-out after that start, subject to market conditions.
- Amenities and open space: the plan shows more than 14 miles of additional paths (not including the Monon Trail), linear parks described as multiple football-field lengths, an 11+ acre Foundry Park with roughly $4.5 million in listed amenities (clubhouse, sport courts, amphitheater) and a lakes area with a park, pool and boat launch. Presenters emphasized the lakes and park spaces would be publicly accessible, while some amenity facilities (pool, clubhouse) would be for residents.
- School land donation: the petitioner proposed donating roughly 40 acres within the Lakes area to Westfield schools; staff and the petitioner characterized that donation as part of the development package.
- Infrastructure funding and sequencing: petitioner and city staff said road and intersection improvements will be coordinated and staged with the development and that the development is expected to generate road-impact fees (presenters cited a $7.5 million figure for road-impact fees to support improvements).

Public engagement and next steps: the petitioner said a neighborhood meeting on Oct. 16 drew roughly 160 attendees and raised issues about traffic, drainage, tree preservation and buffers; staff and the petitioner said they will meet with neighbors during the planning commission review period and return revised materials to the commission in December. A public hearing for the PUD is set for the advisory planning commission on Nov. 3; additional workshops and potential planning-commission recommendations will precede any council adoption vote in early 2026.

Why it matters: Ironstone, if approved, would be a multi-decade master-planned neighborhood that includes large public spaces and infrastructure commitments, affects school-planning discussions and requires coordination of major road investments and utilities. Councilors emphasized that coordination of upfront infrastructure (roundabouts, lane widenings and a new fire station) is critical to their support.