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Pasco planners recommend land‑use fix for Riverview; debate over lot‑size flexibility continues
Summary
The Planning Commission unanimously approved a land‑use change to resolve a density mismatch in the Riverview area and moved a rezone recommendation to create an R15 district with staff‑recommended lot‑size flexibility; commissioners and public speakers debated raising the proposed 20% adjustment to 25% to accommodate septic requirements and unique parcel geometries.
The City of Pasco Planning Commission held a public hearing and moved to recommend a comprehensive‑plan land‑use amendment to resolve an inconsistency affecting the Riverview neighborhood. Commissioner Lerman moved, and the commission voted unanimously to recommend the land‑use map change that would restore a low‑density Riverview designation (2–5 dwelling units per acre).
Staff described the proposal as a corrective action after a 2023 citywide change altered the low‑density designation to 3–6 units per acre while the RS20 zone continued to require lot sizes that effectively yield about 2 units per acre. Director Matson told the commission that the discrepancy had effectively frozen development in the affected RS20 areas for roughly a year to 18 months. “We have frozen development in those areas … people who own property in that area or want to develop have not been able to develop because there's a discrepancy,” Matson said.
As part of the fix, staff proposed introducing a new R15 zone that would allow roughly 2–3 units per acre (minimum lot size about 14,520 sq ft) with an administrative adjustment that would permit lot sizes to vary by 20% (down to roughly 11,000 sq ft or up to a half‑acre plus 20% in some cases) to accommodate septic or odd parcel shapes. Matson said the 20% swing was intended to offer flexibility without undermining the overall density range the city must show to state agencies.
Developers and landowners at the hearing urged more leeway. Civil engineer Roger Wright and builder Brett Lott said septic regulations imposed by the Ben Franklin County Health District often require half‑acre lots in parts of Riverview, which can make the proposed lot‑size caps infeasible; Chuck Rambo pointed out that parcels of about 2.4–2.5 acres could be rendered undevelopable under a strict 20% rule. Several speakers suggested 25% (or case‑by‑case review) would be more workable for smaller, constrained parcels.
Commissioners debated trade‑offs between preserving the city’s ability to extend coordinated sewer and allowing more septic to proceed sooner. Staff said sewer extensions and lift stations can be costly — potentially millions for some lift‑station projects — and are often developer‑driven. Staff also said the Shoreline Master Program would prevail on any parcel where shoreline rules apply and would be used to resolve conflicts.
The commission moved two separate motions: one approving the land‑use amendment (passed unanimously) and a second motion recommending the rezone from RS20 to R15 with associated text amendments. During the second motion commissioners modified the draft language to allow up to 25% lot‑size flexibility in the text; the transcript records the motion and second and staff said they will forward the record and comments to City Council. The transcript does not include a roll‑call tally for that second motion in the Planning Commission record.
Next steps: staff will include public comments and the commission’s recommendations in a Council packet; staff estimated the earliest Council workshop would be mid‑February with a decision possible in late February or early March.
