Highfill Highlights
November 26, 2025
The Highfill Planning Commission met on Tuesday, November 25, 2025, to discuss land use and development projects that will shape our community. Commissioners reviewed a proposed lot split, considered a rezoning request, and heard a presentation from Juliet Richey of Garver about the city’s ongoing land use planning. Residents shared questions and feedback, making the meeting an important opportunity for public engagement.
✅ Lot Split Approved
The Highfill Planning Commission approved a lot split of 40.16 acres along Digby and Aubrey Long Roads, creating four new tracts. Tina Long, the applicant, attended the meeting to explain the plan and answer questions.
- Applicant: Tina Long
- Parcels: 22-00179-280, 22-00199-032, 22-00199-030, 22-0179-281, 22-00199-033
- Location: 1912 NW Aubrey Long Road
- New Tracts Created:
- Tract 5 → 15 acres
- Tract 6 → 10.06 acres
- Tract 7 → 9.04 acres
- Tract 8 → 6.06 acres
Key Details:
- Each tract has direct access to public roads or an existing private drive with a recorded right-of-way.
- One tract will be purchased by Jean and Teresa Smith, while the others may be sold later.
- Commissioners confirmed no new roads are needed and that the split meets city requirements.
Commission Discussion
- Commissioners confirmed that:
- Each tract meets access requirements for a minor subdivision.
- No new roads or internal access routes are needed because all parcels front existing streets or have established access.
- Staff clarified that lot splits are permitted as long as each resulting tract maintains direct access to a public street.
Decision
A motion to approve the lot split as presented was made and seconded.
The vote was unanimous: 5–0 in favor.
Rezoning Request Reviewed
Sarah and James Goertz requested to rezone 34.85 acres at 541 NW Cowan Avenue from RR (Rural Residential) to R-1 (Single-Family Residential). The goal is to allow a new residential subdivision with 68 lots on this tract (part of a larger 110-lot plan across two tracts).
- Applicants: Sarah & James Goertz
- Parcel: 22-0001-010
- Location: 541 NW Cowan Ave
- Current Zoning: RR (Rural Residential)
- Requested Zoning: R1 (Single-Family Residential)
- Property Size: 34.85 acres (part of a larger subdivision proposal)
Concept Plan Details
The Goertzes’ concept plan focuses on balanced development and neighborhood compatibility:
- Lot sizes: Minimum 9,000 sq. ft., with many larger half-acre lots.
- Amenities: Detention ponds to manage drainage and potential pocket parks for community use.
- Homes: Single-family with many featuring three-car garages.
- Density: Approximately 2 units per acre, well below the R-1 maximum of ~4.3 units per acre.
- Utilities: A nearby 12-inch sewer line and water service are available and can extend to the development.
- Terrain considerations: Hilly areas and multiple drainage paths will require careful planning for roads, drainage, and detention during platting.
Engineer Presentation:
James Goertz, the applicant’s engineer, presented the concept plan. He emphasized that while R-1 zoning allows higher density, the Goertzes propose fewer lots to maintain open spaces and larger yards. The concept plan balances 9,000 sq. ft. minimum lots with additional acreage allocated to larger lots, green spaces, and drainage solutions.
👥 Public Comments & Concerns
During the public hearing, several nearby residents—both in person and online—shared questions and concerns about the proposed rezoning and future subdivision.
Property Access & Easements:
Residents asked how existing access points and shared easements would be handled once development begins. Commissioners clarified that access, traffic circulation, and easement impacts will be fully evaluated during the preliminary plat stage after engineering, drainage, and utility studies are completed.
Compatibility With Surrounding Area:
Several attendees noted that the concept plan’s smaller lots may not align with the surrounding area, which is characterized by larger tracts and barndominium-style homes. Concerns were raised about how the proposed development could affect the existing rural character.
Drainage & Flooding Concerns:
Multiple residents spoke about long-standing flooding issues in the area, particularly within the valley and creek system that directs heavy runoff during storms. Attendees described past events where roads washed out, yards flooded, and access became limited for residents and emergency vehicles. Photos of prior flooding were provided for the record, showing water overtopping roads and impacting driveways.
Traffic & Safety on Cowan Avenue:
Residents expressed concerns about increased traffic on Cowan Avenue, noting that it is currently a quiet road where children frequently play, bike, and walk. Clarification was also provided regarding a reference to “Cowan Lane,” which was confirmed to be a clerical error for Cowan Avenue.
Douglas Cemetery Road Flooding:
Concerns were raised about recurring flooding on Douglas Cemetery Road, where heavy runoff often closes the road and affects nearby homes and livestock. Residents emphasized that hundreds of acres drain into the culvert in that area and urged the city to consider how additional development may compound existing issues.
Developer Input:
A representative for the development team spoke briefly, noting that the concept plan is preliminary and includes green spaces and park areas still in development. He stated that the project is adjacent to existing R-1 zoning and is consistent with the city’s land-use plan. He also acknowledged the flooding concerns and emphasized that detailed engineering will be required to ensure the development does not worsen current drainage problems.
Commission Discussion & Final Action Following Public Hearing
After closing the public hearing, the Commission emphasized that the only matter under consideration at this stage was the rezoning request—from RR to R-1—and not the approval of any preliminary plat or subdivision design. Commissioners noted that many of the concerns raised by residents relate to engineering requirements that occur later in the development process.
The Commission explained that when a property is rezoned, the next steps typically involve detailed engineering work, including drainage studies, sewer capacity analysis, roadway layout, and utility design. It was stressed that developers must address all drainage, runoff, and infrastructure impacts during the platting process. If engineering studies reveal issues that cannot be mitigated—such as significant water flow conditions—projects can stall or be redesigned before any preliminary plat is approved.
Commissioners also clarified that the area contains a major sewer line corridor, making it more likely to attract future development due to existing sewer access. However, rezoning alone does not guarantee development; it only establishes allowable land use.
A commissioner asked when the public could expect to see the preliminary plat. The development representative estimated that the full engineering package—including drainage, water, sewer, and roadway designs—would likely be ready in approximately four months. He noted that while existing flooding issues in the region cannot be fixed by the development, the project is required to offset its own impact and cannot worsen downstream conditions.
The Commission reiterated that future public input opportunities will occur during the preliminary plat review.
Commission Vote
Following deliberation, the Commission voted on the rezoning request submitted by Sarah and James Gertz for parcel 22-00001-010 located at 541 NW Cowan. The request to rezone the property to R-1 was approved by a vote of 3–1.
The applicant was advised to work with city staff as engineering studies and the preliminary plat are prepared for future review.
Garver Presentation – Land Use Planning
- Juliet Richey from Garver presented an overview of the City of Highfill’s ongoing land use planning efforts.
- The plan takes into account existing topography, current land uses, and practical development constraints rather than starting from scratch.
- Draft plans serve as a framework for rezonings while allowing some flexibility; major deviations require justification.
- Emphasis on structured guidance to balance larger estate lots, subdivisions, and starter homes to support both residential diversity and commercial growth.
- Infrastructure, including sewer capacity and lift stations, is integrated into the plan to accommodate anticipated development.
- Public input is a key next step. While this presentation was for the Planning Commission, a public input meeting is scheduled for early next year, where residents will be able to view large maps, mark parcels, suggest adjustments, and provide feedback.
- Feedback from the public meeting will be incorporated before Planning Commission and City Council approval.
Stay Informed
- Watch or listen to the Recording: [Link to Recording]
- City Council Updates: Visit the [City Council Page] for agendas, upcoming meetings, and additional details.
- Planning Commission Updates: Visit the [Planning Commission Page] for agendas, meeting packets, minutes, and upcoming meeting details.
Highfill residents play a vital role in shaping our city. We encourage you to participate, ask questions, and share your perspective as we plan for the future.
It’s My Town!