BCW Engineering, LLC

BCW Engineering was engaged to evaluate the feasibility of converting an existing single-family residence into a commercial hair salon at the southeast corner of Bloomingdale Ave and Christy LN. Rather than proceeding directly to a rezone and site development permit application, our client first invested in a due diligence analysis — a critical step that can save significant time and money by identifying fatal flaws before investing significant resources into primary design and permitting.

Our review covered every major constraint governing the site:

· Access & Traffic – Evaluated access connection spacing, corner clearance, and driveway relocation requirements under the County LDC, including the variance pathway needed to make the site's tight geometry work.

· Zoning & Site Design – Prepared a detailed concept plan addressing setbacks, buffers, parking requirements, and vehicular circulation for the constrained lot.

· Stormwater Management – Performed pre- and post-development runoff calculations per the County's Stormwater Management Technical Manual, identifying that the site's location within a volume-sensitive basin created a substantial pond volume shortfall.

By surfacing the stormwater constraint early, BCW was able to advise the client that the proposed use — as configured with the existing building — was not feasible, and to outline a viable alternative path (building demolition and relocation) before the client committed to primary design and permitting.

This project reflects BCW's approach to due diligence: rigorous, code-based analysis delivered early enough to facilitate prudent decision making.

Parker Lakes - Code Violation Support

LOCATION: Fort Myers, FL | Lee County

CLIENT: Parker Lakes Homeowners Association, Inc. (May - June 2026)

A homeowners' association was facing a county code enforcement deadline tied to unpermitted crosswalk striping and turn-lane markings on a community roadway. The situation was complicated by an existing county traffic control jurisdiction agreement and uncertainty about whether the road was subject to public roadway standards at all.

We began with a comprehensive records and regulatory investigation before recommending any course of action, including:

Title & jurisdiction research — reviewing plat records, right-of-way dedication language, water management district permitting history, property appraiser records, and historical aerial and street-view imagery to establish the roadway's legal status
Code & standards research — cross-referencing MUTCD signage and pavement marking standards, FDOT design standards, ADA/PROWAG accessibility requirements, and county land development code provisions specific to public facilities
Regulatory coordination — filing a public records request, engaging directly with county code enforcement to negotiate deadline extensions, and preparing for and attending a formal county pre-application meeting
Concept design — developing a CADD-based pavement marking concept plan and evaluating sight-distance and signage requirements
Stakeholder communication — coordinating ongoing calls and correspondence with the client and county staff to keep all parties aligned as the project evolved
Forward-looking analysis — researching pedestrian hybrid beacon and rapid rectangular flashing beacon options as long-term safety improvements

Through careful research and direct agency coordination, we helped the client navigate a code enforcement deadline, clarify the regulatory status of their roadway, and engage in formal discussions with County staff with a clear, defensible concept plan and cost picture for pedestrian safety improvements — avoiding costly missteps that can come from acting without full regulatory context.

Sikh Gurdwara Redevelopment

LOCATION: Tampa, FL | Hillsborough County

CLIENT: United Sikh Religious And Educational Foundation, Inc. (May - July 2026)

For a property originally developed in 1995, BCW Engineering conducted a thorough due diligence process ahead of a planned addition to the facility — uncovering regulatory, technical, and site-specific issues before primary design and permitting began to ensure no surprises later in the permitting process.

The due diligence approach included:

Historical & Regulatory Research — Reviewed the original 1995 SWFWMD stormwater permit and county records, identified outdated design standards, and confirmed how current code requirements would apply to the redevelopment.
Multi-Agency Coordination — Engaged directly with Hillsborough County's Transportation, Site Engineering, Natural Resources, and Zoning divisions, as well as the Environmental Protection Commission, to clarify requirements before submittal — avoiding costly redesigns down the line.
Public Records Investigation — Obtained public records information on this property and the neighboring property, to confirm the risk involved in submitting a variance application for relief from the offsite sidewalk requirement.
Field Verification — Conducted site visits to verify existing conditions against the previous survey and historical aerial data, to ensure that the survey is updated completely and correctly.
Technical Analysis — Cross-checked vertical datum discrepancies between historical as-built drawings and new survey data, reconciled right-of-way width conflicts with neighboring properties, and verified stormwater pond storage volumes against permitted conditions.
Parking & Site Design Optimization — Worked collaboratively with county staff to resolve a complex parking requirement discrepancy (church/assembly use classification), engineering a compliant solution that balanced code requirements with the client's operational needs.

The result: A fully vetted, code-compliant site plan built on verified data — not assumptions — reducing risk of delays, redesigns, or costly change orders during permitting and construction.

Leedy Accessory Building

LOCATION: Tampa, FL | Hillsborough County

CLIENT: Leedy Real Estate, LLC (June - July 2026)

This project included adding a warehouse building to an existing contractor’s office facility that was previously constructed in 1984.

Rapid initial review – Same-day review of the site plan, narrative, and project concept, followed by direct outreach to the client's representative to flag potential concerns early.
Regulatory coordination – Direct calls to Hillsborough County Public Works and the stormwater review team to clarify drainage easement restrictions and floodplain considerations before they could become costly surprises.
Site feasibility analysis – Import and scaling of the survey PDF against county GIS parcel data, followed by hands-on dimensioning in CADD to identify real, buildable space for improvements.
Engineering verification – Vehicle tracking analysis to confirm that required design vehicles could realistically maneuver and turn around on site.
Concept plan development – A fully dimensioned concept layout with site improvements, overlaid on both the survey and aerial imagery for clear visual communication.
Code-referenced findings summary – A due diligence report tying every site constraint and required improvement directly to specific land development code citations, giving the client a clear, defensible picture of project feasibility.
Responsive client support – Ongoing calls and follow-up to walk the client through findings, alternative site configurations to reduce required improvements, and answers to his follow-up questions (including a real-world example of a successful offsite sidewalk variance).