Double Branch Commercial Center - Building Addition
LOCATION: 12820 Hillsborough AVE, Tampa, FL
CLIENT: MacVest II, LLC (July 2025 - March 2026)
BCW Engineering provided comprehensive civil engineering services for a commercial infill redevelopment project within an existing unified planned development in Hillsborough County. The project encompassed the full spectrum of site engineering work — from initial due diligence and concept planning through construction plan preparation, multi-agency permitting, landscape design, and a data-driven parking analysis — requiring sustained coordination with Hillsborough County, FDOT, FDEP, HART, Tampa Electric, and the Environmental Protection Commission.
Due Diligence & Concept Planning
The engagement began with a thorough due diligence investigation, including a site visit, review of permitted SWFWMD plans, and multiple trips to the Hillsborough County Center to obtain historical permitted and as-built construction plans. BCW Engineering reviewed County code requirements for the proposed improvements — including entitled building area, parking, stormwater, utilities, and landscaping — and prepared a detailed project narrative and concept plan for submission to the County. Early coordination with County transportation staff addressed the project's complex parking situation within a shared development context, including research into floor area ratio and parcel subdivision history as they related to adjacent properties.
Construction Plans Preparation & County Minor Site Permit Application
BCW Engineering prepared a full site development construction plan set, including existing conditions & demolition, grading & drainage, utilites, signage & pavement markings, and an ADA-compliant access plans. The complete Hillsborough County Minor Site Application package was assembled, including the transmittal letter, site and subdivision application forms, engineer certification letter, utilities and stormwater concurrency applications, natural resources application, and FBPE-compliant digitally signed and sealed plan sheets. Three rounds of County review comments were addressed across departments including Site Engineering, Transportation, Natural Resources, Utilities, and Streets & Addresses, with each round requiring corresponding plan updates, comment response letters, and resubmittal coordination through the County's permitting web portal.
FDOT & Utility Permitting
BCW Engineering prepared and submitted FDEP potable water and wastewater permit applications, coordinating directly with the Florida Department of Health and the Environmental Protection Commission of Hillsborough County to confirm permitting requirements and prepare a lift station certification report. An FDOT drainage connection permit exception application was prepared — including curve number calculations, drainage report research, a photo documentation package, and a project narrative — and was submitted and approved through the FDOT One Stop Permitting portal. BCW coordinated with HART and Tampa Electric to address bus shelter placement requirements, but this bus shelter comment was ultimately overturned after BCW conducted additional research into a previously approved permit, which confirmed this requirement had been previously contemplated and waived by the County.
Landscape Plan & Parking Analysis
A landscape plan was also prepared, beginning with a redraw of the previously permitted landscape plan in AutoCAD and incorporating field-collected tree survey data. Shade tree percentage calculations, landscape island geometry, and tree species compatibility were all addressed in response to County Natural Resources comments, including research into zoning variance requirements for a terminal landscape island modification. In response to a contested County transportation comment on parking supply, BCW Engineering commissioned a third-party parking utilization study, coordinated data collection with a traffic engineering consultant, QC'd the resulting counts data, and prepared a formal parking design exception request with drone photo exhibits. Following meetings with County staff, the parking solution was refined to incorporate compact spaces and bike racks, and the updated plans were informally approved and submitted as a final resubmittal package.
Summary
This project represented one of BCW Engineering's most technically comprehensive engagements — spanning nearly eight months and touching every facet of the site permitting process. The project required persistent problem-solving across a multi-agency regulatory environment, creative solutions to parking and landscape constraints, and clear communication with the client and their legal team at every step.
Allied Precast Site Plan and Truck Turning Analysis
LOCATION: 5640 Carder RD, Orlando, FL
CLIENT: Allied Precast Products Co., Inc. (September 2025 - January 2026)
BCW Engineering was engaged to provide site plan preparation and fire access engineering services for a commercial development project in Orange County.
Scope of Work
The project began with a preliminary due diligence review encompassing client-provided documents, aerial and historical street view imagery, applicable sections of the Orange County Land Development Code, and a check of SJRWMD records for any environmental resource permits affecting the property. Existing conditions linework was then developed in AutoCAD from a survey PDF overlay, incorporating client-provided parking layout markups and supplementing the older survey with newer building footprints identified through aerial imagery. The site plan included parking and open space calculations, floor area ratio, bike rack placement, a symbols legend, legal description, fire flow data, and a formatted cover sheet and sheet index.
A fire truck turning analysis was performed using Autodesk Vehicle Tracking software, with fire apparatus dimensions obtained directly through coordination with Orange County Fire Rescue. Two separate access routes were modeled and analyzed to demonstrate code-compliant emergency vehicle circulation. Following initial plan delivery, BCW Engineering responded to multiple rounds of County review comments, updating the site plan and providing comment response recommendations to the permitting consultant.
Summary
This project demonstrated BCW Engineering's ability to efficiently deliver a complete, permit-ready site plan package — including a specialized vehicle tracking analysis — on a focused timeline. Direct engagement with the County fire reviewer early in the process ensured the turning analysis was tailored to the exact apparatus dimensions required, streamlining the path through review.
Waterfront Village Rebuild
LOCATION: Brandon, FL
CLIENT: Benchmark Mobile Home Investments, LLC (August 2025 - March 2026)
BCW Engineering was retained to provide civil engineering services for the redevelopment of an existing mobile home park in Hillsborough County — a project defined by its location within a FEMA-mapped floodplain and floodway, which introduced a layer of regulatory complexity well beyond a typical site permitting engagement. The project evolved over its duration to encompass not only site plan preparation and County permitting, but contemplation of no-rise floodway analysis and ultimately a rezoning due diligence effort to explore conversion of the property from a mobile home park to an RV park.
Site Plan Preparation & County Permitting
BCW Engineering prepared existing conditions linework in AutoCAD from survey source material — including redrawing the PDF survey in AutoCAD after the surveyor's CADD file could not be obtained — and developed a full site plan incorporating the proposed replacement mobile home footprints, parking layout, open space calculations, floor area ratio, and natural resources requirements. A complete Hillsborough County straight-to-construction application package was assembled, including the project narrative, owner's affidavit, application forms, transmittal letter, and supporting exhibits, and was submitted to the County with review fees. Multiple rounds of County review comments were addressed across several departments, including Site Engineering, Transportation, Zoning, Natural Resources, Utilities, Fire, and Streets & Addresses, with each round requiring updated comment response letters and plan revisions. Transportation comments required the addition of both onsite and offsite sidewalk improvements, including coordination with County staff to explore the feasibility of a design exception.
Floodplain & No-Rise Analysis
Several of the proposed replacement mobile homes were located within the FEMA-mapped floodway, triggering a requirement for a no-rise hydraulic analysis to demonstrate that the proposed replacements would not increase base flood elevations. BCW Engineering downloaded and ran the County's EPA SWMM floodplain model, reviewed FEMA floodway analysis guidance, submitted a formal FEMA data request, and coordinated directly with the Hillsborough County Floodplain Manager through multiple meetings — including a County Development Review Committee meeting — to work through the regulatory path forward. A site visit was conducted to field-verify the newly obtained topographic and tree survey data against existing conditions, and a markup with photos were prepared and sent to the surveyor to support a request for an updated survey. Through this coordination process, the County confirmed that five units located outside the floodway could proceed with permitting without a comprehensive no rise analysis, simplifying the permitting path for this truncated project scope.
Rezoning & RV Park Concept Planning
When the Client learned that flood insurance premiums for the replacement mobile homes would be cost prohibitive, the Client directed BCW Engineering to explore converting the property to an RV park, requiring a pivot to rezoning due diligence. BCW Engineering researched applicable Land Development Code and Comprehensive Plan density standards, prepared a pre-submittal meeting application and submitted it to Hillsborough County, and requested a SWFWMD pre-application meeting. A concept plan was developed for the proposed RV park, including offsite utility infrastructure research — coordinating with Hillsborough County Utilities to identify water and sewer availability — and a preliminary cost estimate. County Planning Commission and Transportation rezone comments were reviewed, and applicable roadway typical section standards and septic tank LDC requirements were researched and provided to the client to inform the path forward.
Summary
This project required BCW Engineering to navigate one of the more technically and regulatorily challenging site scenarios in civil practice — floodplain and floodway redevelopment — while simultaneously managing a multi-department County permitting process and adapting to a mid-project change in development strategy. The work demonstrated BCW Engineering's ability to bring deep technical expertise, creative problem-solving, and persistent agency coordination to bear on a project with genuinely complex constraints.
Scheckenhofer Building Addition
LOCATION: Kissimmee, FL
CLIENT: PM Enterprises Properties, LLC (November 2025 - January 2026)
BCW Engineering was engaged to resolve outstanding drainage review comments and prepare a complete site plan and drainage engineering package for a commercial development project in the City of Kissimmee, FL. The project required drainage design and engineering, including detention pond grading, outfall structure design, and cut/fill analysis, and involved direct coordination with the City's engineering reviewer to understand and address the specific technical deficiencies identified in prior submittals.
Scope of Work
The engagement began with a review of client-provided documents and prior correspondence with City staff, followed by direct phone coordination with the City of Kissimmee engineering reviewer and the permitting consultant to clarify the drainage comments and agree on an approach. Survey CADD source data required significant processing — including re-layering and converting AutoCAD points to Civil 3D COGO points — before it could be used as a reliable base for plan preparation. BCW Engineering then developed a full plan set, including a fire truck access aerial overlay, demolition plan, SWPPP, site plan, and grading plan, alongside a drainage analysis memo documenting the stormwater design.
The drainage design centered on the sizing and grading of a detention pond, including a complete cut/fill balance analysis to confirm earthwork feasibility. Following the first submittal, second-round City engineering comments required a redesign of the pond's top-of-bank elevation, updated impervious area and volume calculations, and the addition of outfall structures and connecting pipe — including design of a bubbler control structure with orifice bleed-down calculations. Cross sections were prepared through the pond and grading area to fully document the design. All drainage calculations, including stage/storage calculations, storm sewer tabulations, and an orifice bleed down analysis, were compiled into an updated drainage report, and the complete plan set and report were digitally signed, sealed, and resubmitted to the City with a comprehensive comment response letter.
Summary
This project showcased BCW Engineering's full drainage design and engineering capability — from detention pond sizing and grading through outfall structure design and hydraulic calculations — delivered under a tight production schedule. By engaging directly with the City reviewer early and producing a thorough, well-documented engineering package, BCW Engineering provided the client with a technically sound submittal positioned for approval.
Shiloh Ministries Site Plan
Location: Pinellas County, FL
Client: Shiloh Ministries, Inc. (August 2025 - February 2026)
BCW Engineering was engaged to prepare a site plan for proposed improvements to a commercial property in Pinellas County, encompassing the addition of a shed and nine new parking spaces on an adjacent vacant parcel. The project required careful research into Pinellas County Land Development Code requirements and a thorough accounting of existing and proposed conditions to demonstrate code compliance across both parcels.
Scope of Work
Due diligence began with a review of the client's survey, land development code requirements, and building permit records for existing site improvements, including a food truck stand and dumpster enclosure. Survey CADD data was processed, re-layered, and georeferenced against current aerial imagery to establish a reliable base for plan preparation. BCW Engineering then developed the site plan, incorporating zoning and land use data, setback requirements, floor area ratio and impervious surface area ratio calculations, flood zone designation, legal description, and a cover sheet with a complete data table.
Parking compliance was a central focus of the plan. BCW Engineering prepared parking calculations, added existing grass parking to the site plan to document available supply, and updated the parking layout linework to explicitly reflect dimensional compliance with County standards. Following an initial signed and sealed plan delivery, BCW Engineering prepared a subsequent round of plan updates based on review feedback — coordinating directly with the permitting consultant and reviewing County meeting recordings to confirm the full scope of required revisions — before completing a final QC review and resubmitting the updated plan set.
Summary
This project illustrates how even smaller-scale commercial improvements require careful attention to code compliance and thorough documentation. BCW Engineering delivered a complete, Pinellas County-compliant site plan that clearly addressed parking requirements and existing site conditions, providing the client with a well-prepared package for the permitting process.
Laurel DR Drainage Modification
Location: Pinellas County, FL
Client: Bayou Club Community Association, Inc. (July 2025 - January 2026)
BCW Engineering was retained by a residential homeowners association in Pinellas County to investigate, design, and permit correction of a drainage failure. The project involved complex research into historical easements, drainage records, and floodplain data, and ultimately progressed to a full underground pipe system design, requiring extensive coordination with regulatory staff, an arborist, a surveyor, and the association's maintenance committee.
Due Diligence & Pre-Application Coordination
BCW Engineering began with a comprehensive due diligence investigation, including site visits with the client and contractors, review of SWFWMD and FDEP permit records, and FEMA floodplain and County floodplain data review. Multiple trips were made to Pinellas County Development Review Services to obtain original permitted and as-built subdivision drainage plans for the surrounding phases, which proved critical to understanding the intended drainage system design. Pre-application meetings were attended with both FDEP and Pinellas County to confirm permitting requirements, and BCW Engineering prepared a project narrative and concept plan for each agency ahead of those meetings.
Drainage Plans & Civil 3D Surface Modeling
BCW Engineering prepared a full drainage plan set using AutoCAD Civil 3D, building an existing surface model from survey data to support pipe alignment, excavation depth, and grading design. The pipe alignment was carefully developed to avoid the need for additional drainage easements and to protect existing oak trees. A vertical datum discrepancy was identified and resolved during QC. Stormwater tabulations, basin delineation, a certification letter, and a drainage memo were prepared to accompany the plan set, and a cut/fill analysis was conducted and discussed with the client to address earthwork balancing concerns. An FDEP General ERP application was prepared, and a Pinellas County site plan permit application was initiated, with the project placed on hold at the association's direction pending a final decision on the preferred path forward.
Summary
This project illustrated the full depth of civil engineering and environmental coordination that drainage restoration within a built residential community can require. BCW Engineering navigated easement research, historical records recovery, tree protection constraints, vertical datum challenges, and multi-agency permitting — delivering a complete, permit-ready design package and keeping the client and association fully informed at each decision point.
The Club at Ocala Preserve - Maintenance Building Addition
BCW Engineering provided civil engineering services for the redevelopment of an existing industrial property involving the addition of a new maintenance building and associated site improvements. The project required evaluation of existing constraints, redevelopment standards, and local permitting requirements to prepare a complete minor site plan package for agency review.
Due Diligence
Performed extensive due diligence by researching historical permitting records, prior stormwater approvals, and regulatory files associated with the property. Reviewed surveys, property records, and available agency documentation to identify constraints affecting redevelopment. Evaluated factors such as building placement, site access, fire and rescue circulation, wellhead protection considerations, and potential waiver requirements. Coordinated throughout the process with the client, permit consultants, surveyors, and agency representatives while organizing incomplete historical data into a reliable digital design base for engineering use.
Drainage Analysis
Completed drainage engineering services through review of existing drainage reports, stormwater permits, and as-built infrastructure serving the site. Prepared redevelopment drainage calculations, impervious area tabulations, and pre- versus post-development comparisons to demonstrate compliance. Developed grading strategies that integrated proposed improvements with existing site elevations and drainage patterns. Prepared a comprehensive drainage narrative with supporting technical documentation and delivered signed and sealed calculations for permit submittal.
Site / Civil Plans Preparation
Prepared a complete permit-ready civil engineering plan package tailored to local minor site plan requirements. The final deliverables included a cover sheet, existing conditions plan, site plan, demolition plan, erosion control plan, grading plan, and aerial utility and infrastructure exhibits. Additional work included parking calculations, dimensional compliance checks, site notes, legends, callouts, phasing information, and final quality control review. The completed plans were revised as needed, finalized, and signed and sealed for agency submission.
