Highfill Planning: Rezoning, Duplexes & New RE District

Highfill Highlights

March 25, 2026

The Highfill Planning Commission met on Tuesday evening to review important development and zoning items impacting the community.

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📍 Rezone Request – County Door (Public Hearing)

The Planning Commission moved this item to the top of the agenda and opened discussion on a rezone request for property at 943 W. First Avenue.

City staff explained that the property is currently zoned RR and R-1, and the applicant is requesting a change to C-2 (General Commercial). Staff shared that the request aligns with the City’s future land use plan and recommended approval.

📘 Not sure what those zoning districts mean?
View a breakdown of zoning districts here: [Highfill Zoning District Guide / Overview]

The applicant, representing County Door, stepped forward and described the project as an 80×80 building that would primarily be used for storage and service operations, along with a small office. He noted there would be limited customer traffic, with most activity coming from service trucks going out into the field.

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🏢 What C-2 (General Commercial) Means

C-2 zoning is intended for central business and general commercial areas that support a wide range of retail, service, and business needs. It is typically applied near major streets and commercial centers—not strip-style development.

Permitted uses include:

• Retail shops (antique, appliance, furniture, gift, jewelry, etc.)
• Restaurants and convenience stores
• Banks, offices, and professional services
• Auto-related retail (such as parts stores)
• Personal services (barber/beauty, photography, etc.)
• Clinics, laundromats, nurseries, and more

Conditional uses include:

• Single-family residences
• Other similar uses approved by the Planning Commission

📖 You can view the full zoning code here:
Highfill Municipal Code – Title 14 (Zoning), C-2 General Commercial

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When the public hearing opened, a neighboring resident came forward to speak. He shared that he is not strongly opposed, but wanted to better understand how the project would impact nearby homes. He raised thoughtful questions about:

• The narrow road frontage and how access would function
• Overhead power lines that currently run through the property and serve his home
• Potential impacts from signage and site layout

Commissioners and staff talked through those concerns in real time, noting that:

• Utility easements will still need to be honored, and service will be maintained
• The site will have to meet all setbacks and access requirements
• Some details, like exact layout and improvements, may be addressed later as development moves forward

Commissioners also asked the applicant about operations, including truck traffic (estimated at one to two larger deliveries per week), signage, and whether fencing or lighting was planned.

Before closing discussion, one Commissioner encouraged the applicant to stay in communication with neighboring property owners and be mindful as the area continues to transition over time.

With no further public comments, the hearing was closed.

✔️ The Planning Commission voted to approve the rezoning request.

➡️ The request will now move to the City Council for final consideration.

🏛️ Want to follow this as it moves forward?
View upcoming agendas and meeting info here: [Highfill City Council Page]

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🏡 Preliminary Plat – Mason Valley Duplexes

The Commission moved on to the next item: a preliminary plat request for the Mason Valley Duplexes, located at 6720 NW Mason Valley Road and covering three parcels.

🔎 Want to see the exact location and parcel boundaries?
View it on the City’s zoning map here: [Zoning Basemap – Parcels #22-01062-000, 22-01063-000, 22-01064-000]

📄 Want to review the full development plans?
View the submitted plan set here: [Mason Valley Duplexes Preliminary Plat – Plan Set]

City staff reminded the Commission that this project had come before them previously, but was sent back to the applicant with several required conditions that needed to be addressed before moving forward.

At this meeting, staff confirmed that the applicant had resubmitted the plan with revisions, and those earlier concerns had now been addressed.

Key updates included:

• Improvements to drainage at the subdivision entrance
• Widening of Mason Valley Road to handle increased traffic
• Addition of street lighting within the development
• Installation of a 5-foot sidewalk along Mason Valley Road
• Relocation of an existing fire hydrant

💧 Want to dig into drainage details?
View the drainage report here: [Mason Valley Duplexes Drainage Report]

Staff shared that, with these changes, the preliminary plat now meets the City’s subdivision regulations and zoning requirements, and recommended approval.

The applicant’s engineer briefly stepped forward, noting they had worked through the previous comments with staff and were available for any questions.

When the floor was opened, no public comments were made on the item.

Commissioners also had no additional questions or concerns, reflecting that the earlier issues had been adequately resolved through the revision process.

✔️ The Planning Commission voted to approve the preliminary plat as submitted.

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🏡 Proposed Zoning Code Update – RE (Residential Estate)

The Commission then shifted into a discussion on a proposed update to the City’s zoning code—specifically, the creation of a new RE (Residential Estate) district.

📄 Want to review the exact proposal?
View the proposed RE zoning language here: [Proposed RE Zoning District]

📘 Want to see how this fits into the full zoning code?
View Title 14 (Zoning) here: [Highfill Municipal Code – Title 14]

Right away, it was clarified that this item was for discussion and initial direction, with a formal public hearing required before any final action could be taken.

City staff walked through what the proposal would do:

• Add a new RE zoning district to the code
• Reorganize existing zoning categories so residential districts are ordered from largest to smallest lot sizes

🔹 What RE Zoning Would Allow

The proposed RE district is designed for larger residential lots, offering a middle ground between traditional subdivisions and rural properties.

Permitted uses would include:

• Single-family homes
• Accessory buildings
• Family daycare homes

Conditional uses could include:

• Churches, clubs, and lodges
• Parks and recreation areas
• Farms, ranches, and boarding stables
• Other similar low-intensity uses approved by the Planning Commission

🔹 Key Development Standards

• Minimum lot size: 0.5 acres (half-acre)
• Minimum lot width: 85 feet
• Setbacks:
  • Front: 25 feet
  • Side: 20–25 feet
  • Rear: 25 feet
• Height limit: 2.5 stories / 35 feet
• Parking: Minimum of 2 off-street spaces per home

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💬 What the Discussion Sounded Like

The conversation around the table focused on a central idea:

➡️ Highfill currently lacks a “middle option” between small subdivision lots and large rural acreage.

Commissioners talked through how:

• R-1 lots can be as small as ~9,000 square feet
• RR (Rural Residential) starts at 1 acre and goes much larger
• There’s currently no clear option in between

The proposed RE district was described as a “bridge”—allowing developments with half-acre lots instead of forcing a choice between dense subdivisions or large-acreage tracts.

There was also discussion about:

• Whether half-acre lots could support septic systems (ultimately dependent on state/county approval)
• How this type of zoning could support estate-style neighborhoods similar to existing developments in the area
• Flexibility for developers while still maintaining a lower-density, more spacious feel

Overall, Commissioners expressed that they did not see a downside, and viewed the district as a practical tool for future growth.

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⏸️ What Happens Next

Because zoning code changes require public notice and a formal hearing, the Commission could not take final action at this meeting.

✔️ The item was officially tabled to allow time for:

• Required public notice (15 days)
• A future public hearing and formal consideration

➡️ The RE zoning proposal will return for a public hearing at the next Planning Commission meeting.

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Understanding the Planning Commission’s Role

The Planning Commission plays a key role in guiding the city’s growth. This volunteer board reviews land use proposals, zoning requests, and subdivision plans to ensure they align with Highfill’s zoning regulations and comprehensive plan.

Public input is welcome—but please note: residents may only speak on public hearing items listed on the agenda. This helps ensure comments are focused on proposals under formal review.

In contrast, during City Council meetings, residents are invited to speak during the Public Comment section of the agenda. Unlike Planning Commission meetings, this portion allows you to address the Council on any topic, not just agenda items.

Meeting agendas and supporting materials are posted in advance, so you can stay informed about topics that may impact your neighborhood.

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Staying Engaged with the Planning Commission

Residents are encouraged to review agendas, minutes, and proposed zoning or development changes, attend Planning Commission meetings, and provide input during Public Comment. Your participation helps ensure that land use, development, and growth decisions reflect the community’s needs and priorities.

Next Planning Commission Meeting:
📅 April 28th | 6:00 PM
Mark your calendar and join the discussion on the future of Highfill!

Watch Planning Commission Meetings:
Missed a meeting? You can view the full video or listen to audio recordings on the City’s website to see discussions, votes, and updates firsthand. Watching gives residents insight into how the Commission evaluates projects, reviews zoning changes, and balances growth with the character of Highfill.

Official Documents & Updates:
For supporting documents, meeting agendas, and updates on planning or development projects, visit the [City of Highfill Planning Commission page]. Here you can view submitted plans, zoning proposals, and staff reports that shape the future of the community.

Highfill’s Planning Commission works for you — stay informed, get involved, and help guide the growth and development of our city!

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It’s My Town!