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Pasco staff proposes RS 20-to-RS 9 land-use fix for Riverview, sparking debate over density, septic and parking
Summary
Staff proposed fixing a zoning/land-use conflict by changing RS 20 parcels in Riverview to a new low-density designation allowing 2–5 units per acre (minimum lots ~8,700 sq ft). Commissioners raised concerns about parking, septic, fire access, neighborhood character and compliance with state middle-housing mandates. Public hearing set for Dec. 18.
City planning staff presented an emergency comprehensive-plan amendment to resolve a discrepancy between the RS 20 zoning and the city’s comprehensive plan map affecting the Riverview area. Staff recommended creating a Riverview low-density residential designation that would allow 2–5 units per acre and later rename RS 20 to a new RS 9 district with minimum lot sizes of roughly 8,700 square feet.
Haley Mattson, the city’s community and economic development director, told the commission that the conflict arose after a 2023 comprehensive-plan change increased the comp-plan density in some areas and left RS 20 inconsistent with the map. "There was a contradiction, and we've had applicants come forward to the city looking to develop, and it was an oversight...So that is something we will work to look closer at in the future," Mattson said. Staff described the proposal as a limited, area-specific adjustment for Riverview so some parcels could develop at 2–5 units per acre while not changing the citywide land-use designation.
Commissioners questioned operational implications. Commissioner Jay Handler, an architect, warned parking and street-turning needs for emergency and garbage vehicles could be strained under denser layouts. Mattson said many parking minimums are affected by forthcoming state middle-housing rules and that the proposal before the commission tonight is limited to changing the RS 20 lot-size and land-use designation; the detailed middle-housing and parking regulations will be addressed in the city’s middle-housing implementation later next year.
Staff noted Ben Franklin County Health District rules restrict septic use when density rises above certain thresholds, so the ability to use septic systems would remain limited to lower-density builds (staff said 2 units per acre is compatible with septic in some locations but 3+ units per acre would typically require sewer connection). Commissioners also voiced neighborhood concerns about views and neighborhood character; one commissioner stated categorical opposition to following the state’s mandates.
Because the session was a workshop, commissioners did not vote. Staff said both this land-use amendment and the Pasco School District item will be noticed for a Planning Commission public hearing on Dec. 18 and later presented to City Council in January.
