Pasco planners recommend R‑15 rezoning for Riverview, add 25% lot‑size flexibility amid sewer concerns

The Pasco Planning Commission recommended two linked actions intended to resolve a code inconsistency and unblock frozen development in the Riverview area: a comprehensive‑plan land‑use amendment and a rezoning that would create an R‑15 low‑density residential zone with limited lot‑size flexibility.

Director Haley Matson told the commission staff discovered an inconsistency after the city’s 2023 update raised citywide low‑density designations to 3–6 dwelling units per acre while some RS‑20 zoning language still implies a 2‑unit minimum. ‘‘We have frozen development in those areas,’’ Matson said, explaining the mismatch led to a pause on development for roughly a year and a half. To address the problem, staff proposed reverting the Riverview land‑use designation to 2–5 units per acre and adopting an R‑15 zone that would allow about 2–3 units per acre, with a minimum lot area roughly 14,520 sq ft and a proposed 20% administrative adjustment to accommodate odd‑shaped lots and septic siting.

Developers and property owners who testified said the proposal helps but still risks stalling projects because the Ben Franklin County Health District in many cases requires roughly half‑acre lots for on‑site septic systems. Civil engineer Roger Wright said his current project could not fit half‑acre lots without reconfiguring, and that the 20% swing ‘‘might not be enough’’ to make some projects feasible. Builder Brett Lott and property owner Chuck Rambo urged somewhat larger flexibility (25–30%) or a narrowly tailored exception process to avoid blocking subdivisions that are only marginally out of compliance under the written percentages.

Commissioners and staff debated options. Matson said utility extension is often the limiting factor: bringing sewer and lift stations to outlying Riverview pockets can cost ‘‘millions’’ and usually requires developer participation, grants or financing tools such as late‑comer agreements or tax‑increment approaches. Matson also warned that allowing broad septic approvals could undermine future coordinated sewer projects and complicate long‑term planning. The city also must show it can accommodate projected statewide housing targets; Matson said Pasco must plan for about 18,000 units over 20 years, and lowering Riverview density further would push additional housing need elsewhere.

On a pair of motions, the commission voted to recommend the comprehensive‑plan land‑use amendment and to recommend rezoning RS‑20 to the proposed R‑15 zone with an amended 25% lot‑size adjustment (the commission modified staff’s 20% proposal). The actions will be packaged for City Council workshop review and possible ordinance action; staff committed to including public hearing comments and suggested language in the council packet. Matson said council review is expected in February, with a potential final decision in late February or early March.

Next steps: the Planning Commission forwarded CPA 2025‑002 (land‑use map amendment) and Z 2025‑001 (rezoning and text amendments) to City Council. If the council changes the recommendation substantially, staff said the council may choose additional public notice or hearings.