TOWNHOMES OF WEST LAKE - Traffic Control Due Diligence

LOCATION: Fox Sparrow Road, Tampa, FL

CLIENT: Townhomes of West Lake Community Association, Inc. (November 2025 - December 2025)

BCW Engineering performed a comprehensive traffic control due diligence investigation for an existing private road in Hillsborough County. The scope centered on evaluating this roadway’s signage, pavement markings, and lane geometry, against applicable federal, state, and local standards, to identify deficiencies and document a path to compliance, with the ultimate goal being the owner of this private road entering into a Traffic Control Jurisdiction Agreement with Hillsborough County.


BCW Engineering coordinated with Hillsborough County Sheriff's Office (HCSO) to discuss observed signage, striping, and lane width concerns within the subdivision, then submitted formal public records requests through Hillsborough County Development Services to obtain the original permitted construction plans. The permitted plans were overlaid in AutoCAD with aerial imagery to establish baseline as-built conditions. A comprehensive inventory of all existing traffic control devices was compiled and cross-referenced against applicable MUTCD, FDOT, and Hillsborough County standards. An site visit was then conducted to document the compliance status of each traffic control element. From those findings, BCW Engineering prepared a traffic control improvement plan identifying all changes required to bring the roadway network into full regulatory compliance.

CONNECTION POINTE CHURCH

LOCATION: 12314 Balm River View Road, Riverview, FL

CLIENT: Connection Pointe Church, Inc. (October 2025 - January 2026)

BCW Engineering performed due diligence and concept-level civil engineering services for a church redevelopment project in Hillsborough County. The work encompassed a thorough review of existing site conditions and permit history, coordination with the County, and the preparation of a concept plan and formal engineering proposal to guide the project forward.

The engagement began with a review of client-provided project documents and the preparation of initial CADD files for concept plan development. A concept plan was developed and delivered to the client, along with an assessment of the County pre-application meeting notes, prior permit documents, and County site development standards. BCW Engineering then provided the client with a written summary of the significant issues identified. BCW Engineering then prepared a comprehensive design, engineering, and permitting cost estimate and a formal proposal document, so the perspective Client could make an informed decision about whether to proceed with the project.

5415 BROAD STREET AUTO SERVICE

LOCATION: 5415 Broad ST, Brooksville, FL

CLIENT: Brooksville Big Tires, LLC (December 2025 - February 2026)

BCW Engineering conducted due diligence research, concept planning, and pre-application meeting coordination efforts for a commercial development project in Hernando County. Relevant permitting authorities included Hernando County, FDOT, and SWFWMD — and required ongoing design adaptation as additional design constraints were identified throughout the engagement.

BCW Engineering researched the Hernando County Land Development Code for design constraints, and incorporated these along with a survey into the concept plan preparation process. BCW Engineering attended pre-application meetings with both FDOT and Hernando County, and post-meeting follow-ups on issues identified during these meetings included coordination with County public works regarding a frontage road ordinance, FDOT regarding the access connection location, and County utilities regarding fire suppression requirements. Quotes for additional survey and Geotech testing services were also procured.

This project demonstrated BCW Engineering's ability to manage a technically complex, multi-agency due diligence and pre-permitting effort while remaining responsive to evolving project conditions. From initial land development code and site specific research, through identification of additional design constraints through agency coordination, and design iteration, BCW Engineering helped the perspective Client make an informed decision about whether to enter into the formal permitting process.

LEHIGH ACRES COMMERCIAL FLEX

LOCATION: SR 82 and Sunshine BLVD, Lehigh Acres, FL

CLIENT: Urbanika Capital,  LLC (December 2025 - February 2026)

BCW Engineering was engaged to perform due diligence and pre-application engineering services for a proposed commercial development in Lee County. The project involved coordination with Lee County, FDOT, Lee County Utilities, and FGUA, and required detailed research into land development code requirements, utility service availability, fire suppression standards, and access considerations — all while adapting to a mid-project site relocation.

BCW Engineering developed an initial concept plan and coordinated with the client to confirm the project approach before initiating pre-application meetings with both Lee County and FDOT. Utility service area research was conducted simultaneously, including outreach to Lee County Utilities GIS and the Florida Governmental Utility Authority (FGUA) to determine service availability for the site. The concept plan was progressively refined to incorporate parking layouts, zoning notes, setback tables, tree calculations, building perimeter landscaping calculations, as well as existing and proposed FDOT drainage infrastructure. A detailed narrative and list of questions was prepared for the Lee County pre-application meeting, covering topics including utilities connection thresholds, access, lot coverage, landscaping alternatives, and potential offsite improvements. Following the County meeting, additional research was conducted into fire suppression requirements under NFPA 1 and the Lee County Land Development Code, including a review of nearby development permit records and coordination with the Lee County records department to obtain relevant utility plans.

When the project site was relocated, BCW Engineering updated the concept plan for the new location, overlaid adjacent development plans for context, and prepared a comprehensive summary of significant project issues — covering utilities, access, lot coverage, and landscaping — for discussion with the client. The project was ultimately placed on hold when the original site was sold, at which point BCW Engineering documented the findings to date for the client's future reference.

TODDS AC WAREHOUSE ADDITION

LOCATION: US Highway 19 N and Whitney RD, Largo, FL

CLIENT: Todd’s Air Conditioning & Refrigeration, LLC (January 2026 - March 2026)

BCW Engineering provided concept planning and pre-permitting engineering services for a commercial redevelopment project in the City of Largo, Pinellas County, Florida.

The engagement began with a review of the client's survey and other project documents, A review of a prior County pre-application meeting transcript informed an early list of issues and action items. BCW Engineering then developed a detailed existing surface model and generated 100-year floodplain contours to assess floodplain encroachment and compensation requirements for the proposed building footprint. The concept plan was developed through multiple iterations — incorporating building size, drive aisle geometry, fire truck access requirements, and parking layout — and was refined through QC review before being delivered to the client alongside a formal engineering proposal and permit fee estimate.

Pre-permitting coordination was conducted simultaneously across multiple agencies. BCW Engineering submitted records requests to Pinellas County and City of Largo Utilities for approved plans and as-built drawings from prior on-site and adjacent developments, and coordinated directly with Largo Fire Rescue regarding fire suppression requirements. Utility research included confirming sanitary sewer cleanout locations using record drawings, aerial imagery, Google Earth, and client-provided field photos, and updating the concept plan to reflect sanitary sewer alignment data obtained from adjacent SWFWMD-permitted plans. A thorough review of the Pinellas County Stormwater Manual was conducted to identify applicable requirements. The concept plan was updated to reflect a 10% impervious area reduction and was color-coded to clearly delineate floodplain boundaries, floodplain encroachment and compensation zones, and impervious area changes. BCW Engineering also prepared an impact fee estimate and a preliminary project schedule for the client.

This project exemplified the depth of due diligence that BCW Engineering brings to commercial redevelopment work. By proactively addressing floodplain, stormwater, utility, fire suppression, and impact fees prior to formal permitting, the project was positioned for a well-informed and efficient path through the approval process — with the client fully briefed on constraints, costs, and the technical basis for each design decision.

Ivybrook Academy – Lease Dispute - Expert Engineering Analysis

LOCATION: Tampa Palms, Hillsborough County, FL

CLIENT: Ivybrook Franchising, LLC (March 2026)

BCW Engineering, LLC was retained by legal counsel (Older & Lundy) on behalf of Ivybrook Franchising, LLC to provide expert engineering support in connection with a commercial lease dispute involving a daycare facility at a Tampa Palms area property.

Our scope encompassed a comprehensive review of the opposing engineer's report, applicable floodplain regulations, zoning conditions of approval, and building permit records obtained through the City of Tampa's Accela permitting system. We coordinated directly with Hillsborough County floodplain management staff and City of Tampa zoning staff to obtain and verify critical regulatory documents.

BCW Engineering conducted a site inspection of the subject property, documenting existing conditions and identifying key issues related to artificial turf installation, electrical equipment, and stormwater management. Findings from the site visit were integrated with desktop research, scaled aerial overlays, and landscape plan comparisons to produce a thorough written expert report.

The final sealed report addressed zoning compliance, permit consistency, and remediation cost estimates, and was prepared in support of the client's legal proceedings. BCW Engineering provided ongoing technical consultation throughout the engagement, responding to attorney inquiries and refining the report through multiple review cycles.

Christy LN Rezone – Due Diligence Feasibility Analysis

LOCATION: Riverview, FL | Hillsborough County

CLIENT: Daisey Investments, LLC (April 2026)

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.

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.

  1. 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.

  2. 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.

  3. 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.

  4. Engineering verification – Vehicle tracking analysis to confirm that required design vehicles could realistically maneuver and turn around on site.

  5. Concept plan development – A fully dimensioned concept layout with site improvements, overlaid on both the survey and aerial imagery for clear visual communication.

  6. 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.

  7. 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).

Ingraham ST Open Storage

LOCATION: Tampa, FL

CLIENT: Private Landowner (July - September 2026)

Background
Private owner of a vacant industrial lot wanted to use it for outdoor storage of vehicles, boats, and RVs, much like the neighboring salvage and towing yards. The owner had previously received a code violation for having outdoor storage on the site without proper permits.

Our Role
BCW Engineering was brought in to work out the right path to establishing the use legally and to define what site improvements and permits it would take. Our due diligence included:

  • Reconciling the regulatory record: We compared the zoning, the future land use, and the property appraiser’s use code. We also reviewed previous correspondence with City staff to confirm that a commercial new-construction permit was needed, not a zoning action.

  • Land development code analysis: We reviewed the City of Tampa requirements for open storage screening, walls, and stacking heights (Sec. 27-282.12). We also covered off-street parking (Sec. 27-283.12), landscaping and tree planting (Sec. 27-284.3.3), and the zoning district regulations (Sec. 27-156).

  • Site access and transportation: We checked the driveway and access requirements for industrial/commercial use under the City’s Transportation Technical Manual.

  • Stormwater: We reviewed the City’s Stormwater Technical Standards to judge how much drainage and permitting work the proposed site improvements could trigger.

  • Title and acquisition documents: We reviewed the owner’s title policy and closing documents for easements, restrictions, or encumbrances that could affect the site layout.

  • Permitting roadmap: We set out the submittal requirements for a commercial new-construction application. This included a civil site plan, parking at one space per employee, compliant access, and screening walls and fences.

Outcome
The client got a clear, code-based path from an unpermitted, misclassified vacant lot to a permittable open storage use. They also got a defined scope of civil site improvements and an understanding of the cost drivers, so they could make an informed decision before committing to design and construction.

Oconee Boulevard Mobile Home

LOCATION: New Port Richey, Pasco County, Florida

CLIENT: Polished Property Management (August 2026)

Project Overview
BCW Engineering was hired to find out whether a mobile home could be placed on a vacant 0.51-acre parcel in New Port Richey before the owner committed to design and permitting. FEMA Zone AE floodplain (BFE 37) covers about 65% of the parcel, and Pasco County Category I wetlands, which require an upland buffer, cover about 50% of the parcel. The County had also advised that the parcel is zoned Agricultural Residential (AR) but doesn’t meet AR standards. Development would therefore fall under the setbacks of the closest equivalent zoning district, R-2.

Our Approach
BCW put together a georeferenced constraints and setback figure in AutoCAD. It layered Pasco County parcel and wetland GIS data, the current FEMA FIRM flood zones, aerial imagery, and 1-foot topographic contours. On top of that base we added:

  • Front, side and rear yard setbacks under Pasco County LDC Section 515.7

  • The 25-foot wetland buffer under Pasco County LDC Section 805.5

  • The 75-foot wetland setback for onsite septic systems under FAC 62-6.005

  • The minimum finished floor elevation (FFE 38) set by the base flood elevation

Results
The figure showed the owner how much of the parcel could actually be built on. It placed a sample mobile home footprint within the setbacks and showed that only about 646 square feet of the site lies outside the state’s wetland setback for septic, which is a key limit on the project. BCW then went over the findings with the client on a video call. We discussed permitting risks, alternatives and next steps, including a professional boundary, topographic and tree survey and a jurisdictional wetland delineation to confirm the planning-level results.

Value Delivered
The owner was provided a clear picture of the site’s development potential and the regulatory hurdles. That let them make an informed decision before spending money on surveys, design or permit fees.