The Hillsborough County City-County Planning Commission on July 14 authorized the executive director to sign a $350,000 contract to study potential urban service area expansion around Interstate 4 and Little Manatee South.

Planning commission staff member Sofia Guaranteeva told commissioners the contract covers an 18‑month study to evaluate whether and where the county should consider future expansion of the urban service area (UEA). "This study does not expand the urban service area," Guaranteeva said, adding the work will produce land‑use scenarios, infrastructure and fiscal analyses, environmental assessment and a public engagement plan.

The study will evaluate two preliminary study areas: the I‑4 area (about 37,169 acres) and Little Manatee South (about 7,419 acres). Guaranteeva said the scope includes a real estate market study, three land‑use scenarios for each area, transit and infrastructure analyses, and a community engagement program with four rounds of meetings in each study area. The planning commission selection committee unanimously recommended H. W. Lochner as consultant, in part because Lochner proposed separate project teams and an agricultural subconsultant for stakeholder outreach.

During discussion commissioners pressed on schedule and implementation. Commissioner Lickas called the scope "very thorough" and said the agricultural subconsultant and market analysis were useful. Other commissioners emphasized that any UEA recommendation would trigger downstream changes to the land development code and zoning. Commissioner Cooley urged staff and consultants to consider land‑development code and zoning impacts early, saying, "we can talk about land use all we want, but the visceral reality of it is it comes to the ground in the land development code." Guaranteeva and staff said coordination with county development services and cities will continue and that implementation and phasing recommendations would address zoning changes.

There was also discussion about recent state legislation. Commissioner Kress asked whether Senate Bill 180 (effective July 1) affects the study. Guaranteeva said county legal staff will review recommendations before any plan amendment stage because the law restricts proposing plan amendments that are more burdensome or restrictive; she said the planning study itself is not a plan amendment and will be vetted with county and city legal teams as recommendations are drafted.

Commissioner Buza moved to authorize the executive director to sign the contract; Commissioner Linkus seconded. The motion passed unanimously. Chair Joseph noted on the record, "Motion carries unanimously."

The study is expected to produce an existing‑conditions report and public engagement work plan in the first four months, nine months of market and infrastructure analysis and community meetings, and final recommendations in the last four months of the 18‑month schedule. Staff said any final recommendations would be presented to both the planning commission and the Board of County Commissioners for decisions that could lead to plan amendments.

The commission held public comment; no members of the public who signed up appeared. Staff and the consultant will return with study deliverables and milestone presentations as the work proceeds.