Planning commission staff presented a status update on the Urban Expansion Area study for two study areas — Interstate‑4 corridor and Little Manatee South — led by consultant H.W. Lochner under an $350,000 contract authorized in July 2025.

"The consultant team is led by H. W. Lochner. Duration of the study is 18 months starting from July 2025... the contract amount is for $350,000," staff said during the briefing (SEG 847–852).

Staff described a two‑phase approach: staff advanced Little Manatee South given more immediate development pressure and staggered the I‑4 work to apply lessons learned across both areas. For Little Manatee South, staff reported a recommended boundary refinement that would add approximately 750 acres to the study area to capture lands identified in earlier planning efforts and areas likely to be influenced by long‑term development (SEG 931–936, 951–953).

Deliverables and outreach. The study will include existing‑conditions and market analyses, infrastructure and fiscal‑impact assessments, and multiple rounds of public engagement (technical advisory committee meetings, community meetings and surveys). Staff confirmed the first round of Little Manatee community meetings will be held virtually on Jan. 27 and in person in February 2026 at the South County Career Acceleration Academy; I‑4 corridor meetings were planned for March–April 2026 (SEG 901–986).

Commissioners asked whether proposed TIP amendments, express‑lane expansions, and annexation activity (particularly by Plant City) would be considered; staff said DOT and annexation scenarios will be considered as part of the analysis and coordination with Plant City staff will continue (SEG 996–1010, 1030–1071). Commissioners also asked about agricultural land protections; staff said an agricultural subconsultant will participate in outreach and TAC meetings to address agricultural concerns (SEG 1114–1121).

Next steps. Staff anticipates moving both study areas into scenario and fiscal analyses in 2026 and expects to present final recommendations to the commission and the Board of County Commissioners in early 2027. The study is advisory and will produce recommendations for infrastructure timing and potential urban service‑area adjustments.