The Zionsville Town Council voted Nov. 3 to adopt Ordinance 20‑25‑21, approving a revised Planned Unit Development for the Courtyards at Heritage Trail (an Epcon Communities project). The revisions reduce the proposed number of residential lots from 362 to 342, increase landscaping and buffer standards along County Roads 800 East, 400 South and 500 South, and commit the developer to a 26‑acre conveyance to the town for public or civic use.

Why it mattered: Petitioners described buffer increases, a 200‑space parking commitment to support donated park land, and developer‑funded utility and stormwater improvements. Planning staff and the developer said the project’s traffic impact study aligns with the town’s road impact fee study. Several councilors and residents expressed concerns about density, roadway capacity and how donated land would be improved and timed.

Council deliberations: Staff and the petitioner described how the reduction in lot count permitted expanded buffers and the written commitments that will be recorded before final approvals. Town attorneys advised that, because the PUD revision decreased density and did not change uses, it did not require a return to the Plan Commission. The council discussed timing for the dedicated park improvements and whether the dedication agreement’s deadlines were practical for the town’s park planning processes.

Vote and conditions: Council passed Ordinance 20‑25‑21 with the developer’s stated commitments, a dedication agreement and resolution of TAC (technical advisory committee) comments. The motion as recorded in the transcript passed (6 in favor, 1 opposed). Recorded commitments and the dedication agreement must be executed and recorded prior to final development approvals.

Next steps: The developer will record commitments and the dedication agreement. Town departments will resolve TAC comments and track schedule milestones for the dedicated park improvements.

Provenance: Transcript includes petitioner presentation, staff explanation of changes and the motion and vote (meeting transcript blocks referenced).