Commission denies 41‑lot Sholo tentative plat citing subdivision ordinance and septic concerns

The Navajo County Planning and Zoning Commission voted Oct. 17 to deny a tentative plat for a 41‑lot subdivision proposed by Sholo Development LLC on roughly 39.86 acres in the Linden area.

Staff told the commission the application was accepted after the county adopted a change to the subdivision ordinance that requires sewer systems for lots under 1 acre; many proposed lots are smaller than 1 acre and staff concluded the submittal was not in compliance with the current ordinance and could cause damage to public welfare. Staff therefore recommended denial.

Engineer Sandra Phillips and developer Chad Lawrence described the design and addressed technical issues: the proposed average lot size is 0.8 acres with a minimum of about 0.48 acres (half‑acre), some lots up to about 2 acres, a proposed centralized water tank and distribution system rather than individual wells, a 15‑foot pedestrian/equestrian trail around the perimeter, and a homeowners association to maintain private roads. Phillips said alternative septic systems are planned for lots that fail traditional perc tests and that those systems reduce nitrogen by 60–70 percent compared with older systems.

Neighbors and residents spoke against the plat on grounds that local soils and drainage are unsuitable for dense development, that increased runoff would harm adjacent properties, and that groundwater and well users could be affected by nitrate loading. Vance Muder, who said he has done local soil testing, cautioned the commission that area soils are "not good" for septic and that the technology, while improved, raises concerns if many systems are concentrated in one area. Gary Townsley raised concerns about property‑line disputes and the potential for erosion and increased runoff through a wash that crosses multiple properties.

Staff and commissioners discussed timing and options: staff noted that a denial would typically impose a 12‑month waiting period before the applicant can submit the same or an amended proposal; the commission retains discretion, but staff must recommend denial if a submission does not meet ordinance requirements. Commissioners voted to deny the tentative plat; the denial was unanimous.

Developer representatives said they had planned an HOA, larger average lots, and technology to address septic concerns, and thanked the commission for the process. The denial means the applicant may revise and resubmit in accordance with the ordinance and technical requirements.