The Navajo County Board of Supervisors approved an amendment to the Starlight Ridge Estates master development plan that changes a previously vested approval for up to 80 single-family homes into a two-phase project with 49 single-family lots and 74 townhome units.

Planning staff and the applicant said the developer updated a traffic study and secured a will-serve letter for water from the City of Show Low; the board approved the amendment while attaching conditions including a final accepted traffic study and other infrastructure requirements.

The change matters because the amendment alters density and housing type in the Wagon Wheel area: phase one will contain the single-family lots in the north and phase two will include clustered townhome units to the south. The property comprises five parcels totaling about 53 acres and is already zoned Special Development.

Planning staff told the board the amendment was brought back after being tabled on Aug. 27, 2024, so that water supply and traffic concerns could be addressed. The applicant, Emery Ellsworth of Paint and Sky Engineering, said engineers revised plans and reports to respond to county and community concerns and that the updated materials were reviewed by county engineering.

Staff recommended approval subject to 11 conditions, including that the final traffic study be accepted during tentative and final plat review and that required infrastructure improvements be bonded. Planning staff also noted prior public comments (13 in August 2024) were primarily about drainage and traffic; no additional opposition was filed before the hearing.

Supervisor comments focused on road construction quality and long-term maintenance. One supervisor asked public works to monitor roadway inspections based on previous road repairs in phases 1 and 2; staff said developer-financed improvements and bonding would secure needed work and that off-site roads already in the county maintenance system remain the county's responsibility.

The applicant said the redesign was intended to make the project more financially feasible while providing additional housing for the area and to minimize impacts near existing homes. The board took a motion for approval, received a second and approved the amendment by voice vote.

Further steps required before development include submission and county acceptance of tentative and final plats and completion of the final traffic study and any conditioned improvements.