Sealed permit plans for Longboat Key homes on the Gulf, Sarasota Bay and the canals: seawalls, docks and boat lifts, elevated decks and stairs, pergolas, additions and new homes, with barrier-island flood detailing from the start. Fixed fee, quoted the same business day.
The Town of Longboat Key Planning, Zoning & Building Department reviews the permit for the whole island, whether the lot sits on the Sarasota or the Manatee County end, and applies barrier-island standards on top of the Florida Building Code. Gulf-front lots seaward of the state Coastal Construction Control Line add a state coastal permit. The Town sets its own limits on seawall height, so the set is drawn to them. Outside the High-Velocity Hurricane Zone: Florida Product Approvals, with wind and exposure for your exact lot.
Services on Longboat Key
Seawall, Dock & Boat Lift Plans on Longboat Key: seawall replacement and caps, docks and lifts on the bay and canals.
Deck & Elevated Deck Plans on Longboat Key: raised decks and stairs in coastal flood zones.
Pergola & Patio Cover Engineering on Longboat Key.
Additions & Remodels on Longboat Key.
New Homes on Longboat Key: building design and sealed structural sets.
Permit Comment Responses on our own sets.
Areas: Longboat Key, Bay Isles, Longbeach Village, Whitney Beach, Sleepy Lagoon, Country Club Shores, Buttonwood Harbour.
Every project is quoted individually as a fixed fee. Fees depend on scope, complexity, size, jurisdiction and turnaround.
(239) 253-0401 · Pamela@fcs-eng.com
© 2026 Floridian Construction Services, LLC d/b/a FCS Engineering · Florida PE No. 96645 · Engineering Business Registration No. 39643 · All rights reserved.
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