Planning commission sends Riverview density proposal back to staff after heated debate over septic, notice and neighborhood impacts

The Pasco Planning Commission voted to send CPA2025-002 — a package of comprehensive-plan, rezone and code text amendments affecting Riverview low-density residential areas — back to staff for further revision after extended questioning from commissioners and no public speakers.

Staff (presented as Director Madsen) said the amendment corrects a map and standards inconsistency by proposing a new R‑9 low‑density residential district and restoring a 2–5 dwelling units per acre comprehensive‑plan range for portions of Riverview where RS‑20 zoning had effectively prevented subdivision and development. Staff described key development-standard changes: a proposed minimum lot size of 8,700 square feet to allow up to five units per acre, a proposed increase of maximum lot coverage from 40% to 45%, a reduction in front setback from 25 to 20 feet and a five‑foot reduction in rear setbacks, while retaining a 10‑foot side setback.

Commissioners focused on several technical and community concerns. They asked whether notice to property owners is required; staff replied this is treated as a citywide rezone and code does not require direct mailing to all affected owners, though staff said they could pursue a code amendment later if commissioners seek broader mailed notice. Commissioners also pressed staff on septic and sewer rules: staff and commissioners discussed a roughly 20,000‑square‑foot minimum lot area for septic per the health district and a 200‑foot sewer distance threshold; staff explained the 2‑unit/acre rationale was to preserve an interim option for septic‑dependent development in areas far from sewer.

Several commissioners and staff agreed the proposed change is substantial for Riverview because it can allow smaller lots and greater development intensity. Staff clarified that the proposed R‑9 zone is currently a single‑family zone permitting one dwelling unit per lot and that triplexes are not allowed under this proposal; staff also warned that statewide 'missing middle' housing changes are coming and would require broader citywide attention later.

Commissioner Dana Crutchfield moved to send the package back to staff to prepare revised options and to provide written responses on issues raised (including noticing); Commissioner Pat Jones seconded. The motion passed unanimously. Staff committed to return with options (including narrower zone-range alternatives such as 2–3 or 2–4 units per acre) and to hold another public hearing when the revisions are ready.