One notable issue discussed was the proposed rezoning for the CL Shady Hills MPUD, which intends to transform a general commercial district into a master plan unit development to accommodate 160 townhomes. This proposal has raised concerns among Shady Hills residents, who fear the implications of increased traffic and diminished green spaces. Resident Linda Farmer highlighted traffic safety issues, specifically referencing Shady Hills Road’s condition as “falling apart” and calling for infrastructural improvements before any further development. Farmer emphasized the strain on local law enforcement and the dangers posed by existing road conditions, stating, “No one should be approving any more development on County Line until County Line is widened.”

Concerns about the loss of green spaces and the need for comprehensive pedestrian infrastructure were echoed by community members during the public comments. Julia Barurick voiced the urgency for a tree ordinance, citing the necessity to preserve Shady Hills’ character and prevent further environmental degradation. The meeting heard calls for a pause on development until the tree ordinance is enacted, with Barurick referencing a tragic incident involving a pedestrian fatality to underscore the need for well-planned sidewalks.

The commission also discussed infrastructure improvements tied to the Shady Hills developments, including plans for an 8-foot-wide sidewalk extending to Shady Hills Elementary School. This proposal aims to improve pedestrian safety and connectivity, with commitments from developers to provide additional visitor parking spaces beyond code requirements. The development’s potential impact on traffic was a central point, as proposals now include a new queuing lane for Shady Hills Elementary to alleviate congestion.

The Planning Commission recognized the community’s concerns, with a commissioner noting the reduction in proposed housing units from over 400 to 160 as a positive step. However, residents like Farmer and Pastor Jen Carow remained skeptical, emphasizing the need for a holistic approach to development that includes safety and infrastructure enhancements.

Another agenda item was the proposed Rowan Industrial MPUD, which involves changing the zoning from a professional office to a master plan unit development for industrial uses. This proposal required a plan amendment approval and sparked debate over its potential impact on neighboring properties. Concerns about the project’s environmental implications, particularly relating to water drainage and wetland setbacks, were raised by affected property owners. The commission assured that rigorous oversight would be in place to protect existing properties and adhere to environmental standards.

The meeting also addressed proposed amendments to the Pasco County Land Development Code, focusing on infrastructure standards for transportation corridors, street designs, and pedestrian and bicycle facilities. The ordinance aimed to consolidate sections of the code to improve internal consistency and enhance the non-motorized transportation network. Discussions included the introduction of a payment in lieu option, allowing developers to financially contribute to off-site sidewalk construction when on-site installations are unfeasible. However, this proposal faced criticism, with some members expressing concerns about potential delays in sidewalk construction.

A contentious topic was the classification and functionality of bike lanes versus shoulders on roadways. Participants debated the safety of bike lanes, particularly concerning their proximity to vehicular traffic. Some argued for the elimination of bike lanes in favor of multi-use paths, which could offer safer alternatives for cyclists and pedestrians. The commission reached a consensus to remove specific references to bike lanes from the code, opting for broader terms like “multi-use paths” to better reflect their intended use and improve public safety.