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Planning Commission approves Talus Valley Village 22 tentative map for 144 single-family lots
Summary
The Planning Commission approved a tentative map for Village 22 in the Talus Valley planned unit development, authorizing 144 single-family lots across two village areas and requiring backbone infrastructure and a signalized intersection prior to occupancy.
The Planning Commission unanimously approved a tentative map on June 5 for Village 22 in the Talus Valley planned unit development, authorizing 144 single-family detached lots across two sub-areas and requiring installation of backbone infrastructure and signalization before occupancy.
Planner Carter Williams said Village 22 sits in the Talus Valley PUD’s mixed‑neighborhood section and proposes two villages: Village 22A (91 lots, average lot size about 3,800 square feet) and Village 22B (53 lots, average about 5,000 square feet). The combined proposal yields roughly 10 dwelling units per acre on the approximately 20‑acre site, Williams said, which staff found consistent with the handbook and master-plan goals for walkability and mixed housing types.
Applicant representatives said the map aligns with earlier PUD approvals and ongoing infrastructure plans. Eric Hastie of Wood Rodgers told the commission the backbone infrastructure that will provide access to Village 22 is being permitted separately and will include a 10‑foot multiuse path along Veterans Parkway and a 10‑foot path along South Meadows Parkway. Hastie said the required signal at the Talus Valley / South Meadows intersection will be constructed as part of backbone work and be completed before certificates of occupancy are issued for homes in the village.
Public comment included a neighbor who asked that the planned commercial town center remain substantial and asked for tree canopy along multiuse paths for shade. William Mantle, who said he lives across the street in the Bella Vista Ranch development, also asked the commission to preserve opportunities for “missing‑middle” housing types in future villages and to consolidate commercial uses near higher‑density nodes rather than placing them deep inside future neighborhoods.
Commissioners asked about relocated commercial acreage within the PUD and floodplain mitigation. Staff and the applicant said prior PUD-level decisions had shifted town-center acreage northward and that floodplain and wetland mitigation and Army Corps authorizations have been addressed in the broader PUD process. Williams said the project’s grading and drainage plan included mitigation beyond minimal ratios required by code.
A motion to approve the tentative map carried unanimously. Conditions require completion of backbone infrastructure and signalization prior to issuance of certificates of occupancy, maintenance of multiuse paths and consistency with the Talus Valley handbook.
