Mago Point Design Guidelines (PDF)

MAGO POINT
DESIGN GUIDELINES
WATERFORD,CT
Effective October 17, 2016
WATERFORD PLANNING 
AND ZONING COMMISSION
WATERFORD PLANNING 
AND ZONING COMMISSION
MAGO POINT 
DESIGN GUIDELINES


Mago Point Design Guidelines
Page i
Prepared by BETA Group, Inc.
This Project was funded in part by a Small Town 
Economic Assistance Program (STEAP) Grant.
Mago Point 
Design Guidelines
Prepared for
Town of Waterford
Planning and Zoning Commission

Mago Point Design Guidelines
Page ii
BETA Group, Inc.
Planning and Design
Don Leighton, ASLA,  Senior Vice President
DLeighton@BETA-Inc.com
Randall Collins, RLA, ASLA,  Senior Associate
RCollins@BETA-Inc.com
Nathan Socha RLA, ASLA, Landscape Architect
NSocha@BETA-Inc.com
Town of Waterford
Department  of Planning
Abby Piersall, AICP,   Planning Director 
Mark A. Wujtewicz,   Planner  

Mago Point Design Guidelines
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Table of Contents
PART I - Introduction ...........................................................................................................   2
1.1  Purpose of Design Guidelines .........................................................................................................................................   2
1.2  Objectives of the Mago Point Design Guidelines ....................................................................................................   2
1.3  Application...............................................................................................................................................................................   3
1.4  Description of the Review Process .................................................................................................................................   5
1.5  Collaborative Engagement ...............................................................................................................................................   6
1.6  Definitions ...............................................................................................................................................................................   7
1.7  List of Relevant Municipal, State and Federal Resources........................................................................................  9
PART II - Definition of Resource ...........................................................................................  10
2.1  Significance and History ....................................................................................................................................................   10
2.2  Identification of Existing Resources ..............................................................................................................................   12
2.3  Description of Unique Areas Within Mago Point .....................................................................................................   16
2.4  FEMA Flood Zones ...............................................................................................................................................................   20
PART III - Principles of Design ..............................................................................................  22
3.0 Intent.......................................................................................................................................................................................... 22
3.1 Review .....................................................................................................................................................................................  24
3.2 Sustainable Design and Integration .........................................................................................................................  24
3.3  Vehicular and Pedestrian Circulation  .........................................................................................................................   25
3.4  Demolition ..............................................................................................................................................................................   26
3.5  Site Planning............................................................................................................................................................................   26
3.6  Landscape Design ................................................................................................................................................................   29
3.7  Architectural Design ............................................................................................................................................................   39
3.8  Other Design Elements........................................................................................................................................................   42
PART IV - Reference Material ...............................................................................................   50
4.1  Identification of Building Components .............................................................................................................    50

Mago Point Design Guidelines
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PART I - INTRODUCTION
1.1 - Purpose of Design Guidelines
a.	The purpose of the Design Guidelines is to:
i.	 Promote, protect and enhance the unique character and landscape of Mago Point and its purposes 
pursuant to Connecticut General Statutes 8-2j;
ii.	 Guide the redevelopment of Mago Point in a manner that is consistent wit the Mago Point master 
plan.
iii.	Preserve a careful balance between character and function;
iv.	Promote economic and social vitality.
b.	For the purpose of these Design Guidelines the term “Mago Point” refers to the geographic area 
represented by Mago Point District (MPD).
c.	The Design Guidelines are part of the Town of Waterford’s Zoning Regulations. The design criteria shall 
be applied to all applicable development.
1.2 - Objectives of the Mago Point Design Guidelines
d.	The Mago Point Design Review Guidelines have six principal objectives:
v.	 To encourage site planning and architectural design that will maintain and enhance the character of 
Mago Point and ensure that new development fits into the village;
vi.	To protect the buildings and sites that contribute to the Mago Point District as listed;
vii.	To identify items that impact the quality of life and livability of the zone;
viii.	 To promote pedestrian oriented streetscapes and neighborhoods;
ix.	To provide guidance and flexibility in application of development standards;
x.	 To improve communication and participation among building owners, developers, neighbors and 
the town early in the design and siting of new or reconstructed commercial, mixed use and residential 
development.
1.3 - Application
1.3.1 - The Design Guidelines shall apply to Mago Point District (MPD), 
including:
e.	The alteration, expansion, reconstruction of an existing building or construction of new buildings;
f.	 The maintenance of public right-of-way views;
g.	The design, paving materials, placement, lighting and signage of vehicular circulation including public 
and private roadways;

Mago Point Design Guidelines
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Location Plan of Mago Point District Zone
Niantic Bridge
Mago Point Way
Avenue A
Avenue B
2nd St.
Niantic River Road
West Street
Railroad Bridge
Niantic Bay 
h.	The design, paving materials, placement, lighting, signage, street furnishing of pedestrian circulation 
including sidewalks and walking trails
i.	 The design, paving materials, placement, lighting and screening of public and private parking areas;
j.	 The design and placement of new and modified landscape areas, lighting, fencing, and walls;
k.	The design, installation and lighting of any sign;
l.	 The demolition of any structure greater than 50 years of age;
m.	The elimination of any landscape area.
Niantic River

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1.3.2 - The Design Guidelines Shall Apply to Properties Within the District and in View from 
the Public Way
The Design Guidelines shall apply to properties within the district and in view from the public way. For the 
purpose of these Design Guidelines the“public way”shall be considered any area that routinely receives 
members of the public (i.e. private lot open to the public).

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1.4 - Description of the Review Process
Not all construction work requires the same level of review. The following is intended to be a summary of 
the various levels of review. Administrative reviews will be conducted as part of zoning compliance reviews 
to verify that the work does not qualify as substantial renovation or alterations
Substantial Renovation (Staff Review and Design Review)
Work includes structural changes to the existing building or site. This includes any exterior work requiring 
a building permit as well as any alterations to the building façade, building footprint, roof line, as well as 
paving, fencing, parking, landscape buffers, site lighting and signage. 
Work subject to review includes:
i.	 Building Footprint: Alter the existing building footprint including alterations to or removal from 
the existing building footprint.
ii.	Roof: Alter existing roof or eaves for construction of new dormers, roof extensions, cupola, or roof 
areas.
iii.	Siding and Trim: Will be considered in conjunction with alterations.
iv.	Windows and Doors: Remove, relocate or construct new window or door areas.
v.	 Foundations and Chimneys: Will be considered in conjunction with alterations.
vi.	Fencing: New or change to existing fencing including material, design, location, and type.
vii.	 Signage: New or change to existing signage including material, design, location and illumination 
type or level.
viii.	 Landscape Buffers, Paving and Site Lighting: Will be considered in conjunction with alterations.
New Construction or Rebuild of Existing (Staff Review and Design Review)
Work includes new construction, substantial renovations, and major structural alterations to the existing 
building and site. This includes any exterior work requiring a Building Permit or site work requiring a Spe-
cial Permit under Zoning.
Building and landscape elements that will be reviewed include the building footprint and placement, 
building mass, roof lines, exterior elevations, all materials, windows and doors; the site plan including 
parking, fencing, site paving other than parking, landscape buffers, site lighting, signage and street 
furnishings.
The review will consider not only the proposed building or renovation but the relationship of the pro- 
posed construction / modification to the existing streetscape, adjacent buildings, view sheds and public 
spaces.

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1.5 - Collaborative Engagement
a.	Preliminary design review is encouraged at conceptual planning stages to ensure that the guide lines 
outlined in this document are appropriately applied. See Section 22a of Town of Waterford Zoning Regu-
lations.
b.	Although not specifically mentioned in the design review process, engaging the public may be an 
essential component of a successful project. At a minimum abutting property owners may be contacted to 
informal discussions in order to understand concerns during initial planning stages. The amount and type 
of public outreach will likely vary in relation to many factors including, but not limited to the proposed use 
and scale of the proposed development.

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Aesthetic or other features of a development that increase its usability to the public 
or marketability
The bottom band of an entablature, located immediately above the column capitals. 
The division of a building into meaningful parts and the manner in which portions of 
a building’s form are expressed (materials, pattern, modulation, color)
Bracket - Overhanging member projecting from a wall or other elements to offer 
physical or visual support to a weight
Street designed and operated to enable safe access for all users - pedestrians, bicy-
clists, motorists and transit riders – of all ages and abilities
Board used as trim on the external corner of wood frame structure and against 
which the ends of siding are fitted
Sloping sides of a pediment
Design Review Board
The underpart of a sloping roof overhanging a wall
In Classical architecture and derivatives, an elaborate horizontal band and moulding 
supported by columns or pilasters
Exterior side of a building, usually, but not always the front. Often distinguished 
from other faces by architectural detail
Pattern of one or more openings in the wall(s) of a structure including windows, 
doors, louvers, vents, storefronts, skylights. Fenestration patterns vary depending on 
architectural style
The flat middle portion of an entablature.
The triangular upper portion of wall between the edges of a dual-pitched roof. The 
gable slope and shape varies depending on architectural style
A stepping back or projecting forward of sections of a building’s façade as a means 
of breaking up the building’s apparent bulk 
 
Proportional relationship of the physical environment (buildings, streets, parking 
lots, trees) to human dimensions
 In Classical architecture, a triangular gable usually having a horizontal cornice as 
well as cornice moulding for rake return. May also be used to crown an opening in 
the façade
Amenity 
Architrave 
Articulation 
Bracket 
Complete Street 
Corner Board
Cornice 
DRB 
Eave 
Entablature 
Façade 
Fenestration 
Frieze 
Gable 
Modulation 
Pedestrian Scale 
Pediment 
1.6 - Definitions
See Article B, Definitions, in Waterford Zoning Regulations. Additional definitions are provided in relation 
to these Design Guidelines and are indicated below:

Mago Point Design Guidelines
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See Part 4.1 for graphic illustration of building components.
Pilaster 
Rake
Stickwork 
Streetscape 
Trim 
Trademark 
Design 
Non-structural, decorative pier or pillar engaged with adjacent wall surface, often 
com- prised of elements of a classical order. In Greek Revival architecture pilasters 
were often used as corner detail
Eave or cornice that runs along the gable end of the roof
Wood trim boards applied in patterns. Typically common in Queen Anne style
Visual and functional character of an entire street as created by the interrelation of 
buildings, setbacks, paving materials, lawns, sidewalks, plantings, lighting, signage and 
street amenities
Any visible element which covers or protects joints, edges, or ends of another material. 
Trim around window openings is known as casing
Architectural style, form, massing developed for the purpose of corporate branding. 
Does not conform to existing architectural style within a geographic area.

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1.7 - List of Relevant Municipal, State and Federal Resources
Town of Waterford
Town of Waterford Planning and Zoning
www.waterfordct.org/depts/pnz/  (or as amended)
Waterford Zoning Regulations
http://www.waterfordct.org/depts/pnz/zoning_regs.pdf   (or as amended)
Waterford Inland Wetlands and Watercourses Regulations 
http://www.ct.gov/csc/lib/csc/pendingproceeds/docket_364/waterford_iww_regs.pdf  (or as amended)
State of Connecticut
State of Connecticut Coastal Area Management
http://www.ct.gov/deep/cwp/view.asp?a=2705&q=323536&  (or as amended)
Village District Legislation
http://search.cga.state.ct.us/dtsearch_pub_statutes.html    (or as amended)
University of Connecticut Plant Database
http://www.hort.uconn.edu/plants/  (or as amended)
Federal Government
FEMA Map Service
https://msc.fema.gov (or as amended)
Secretary of the Interior’s Standards for the Treatment of Historic Properties
http://www.nps.gov/history/hps/tps/standguide/   (or as amended)
Mago Point National Register District 
http://pdfhost.focus.nps.gov/docs/NRHP/Text/90001289.pdf (or as amended) 
http://pdfhost.focus.nps.gov/docs/NRHP/Photos/90001289.pdf (or as amended)
Other
International Dark-Sky Association
http://www.darksky.org/   (or as amended)
International Green Construction Code
http://www.iccsafe.org/CS/IGCC/Pages/default.aspx   (or as amended)
USGBC (US Green Building Council)
http://www.usgbc.org/  (or as amended)

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PART II - DEFINITION OF RESOURCE
The following information is provided to describe the overall area known as Mago Point 
2.1 - Significance and History
Mago Point is Waterford's only commercial waterfront district: This mix of small, water oriented businesses 
and abutting residences is within the coastal floodplain. It is located just above where the Niantic River 
and Niantic Bay merge and includes a State of Connecticut boat launch. Mago Point is considered by 
locals to be the "lost jewel" of Waterford. Although the character and diversity of this once vibrant area 
remains rich, the construction of the new Niantic River road bridge in 1991 effectively isolated the district 
by eliminating direct vehicular access.
More than 10,000 years ago. Native Americans were drawn to the area's abundant supply of fin and 
shellfish. Long before the period of European contact beginning in the early 1600s there were well-
established native villages. In little more than a century, however, as much as 95 per cent of the population 
had been decimated by epidemics.
During the earliest days of European settlement, Mago Point was part of Governor John Winthrop's 
"Nihantick Farm." From the landing on the east bank of the "gutt" Winthrop operated a rope ferry to the 
bar opposite. In 1796 the first of several toll bridges was built.
Since the early 1800s the natural beauty of the area has attracted visitors. Asa Wightman advertised that 
"only excellent persons" called to his Blackfish Tavern near the terminus of Rope Ferry Road "for drinks 
and meals by the week, month or summer." Jim Brown's hotel, on the site of the Mijoy house, did a good 
business until the railroad came through in 1852 and stage coach traffic gradually declined.
After World War I, the increasing popularity and affordability of the automobile led to the growth of a 
"seasonal population". Soon after the motorized swing bridge was completed in 1921, the Mijoy house, 
built as a residence by Georgianna LeCount in 1881, became a summer boarding house. Nearby, along 
Millstone Road West, there was a growing seasonal community known locally as "Dingleville," Just east 
of Dingleville, along Rope Ferry Road, was Thomas W. Wood's "Camp View." To the north, along Niantic 
River Road, the Titus Land Co. recorded a plan of development for Mago Point Beach (Wood and Bishop 
Streets), property owned by Titus and Louisa Bishop.
In 1923 the newly partnered Titus and Bishop Land Co. filed a plan of development for the largely flood-
prone area north of the old LeCount property. Local legend has it that Louisa Bishop was heard to say, "It 
may go, or it may not." Hence the name "Mago" Point. In fact, Bishop named the summer development 
in honor of early settler and forbear, Thomas Mago, whose house was located in the Oswegatchie section 
of what is now East Lyme on the west side of the Niantic River. Regardless the name stuck, although the 
planned shoreline community was largely a failure. Future commercial activity was negligible until the 
World War II and post-war years. Meanwhile, Titus and Bishop pressed northward from Mago Point Beach 
with the Riverside Beach development in 1924, and in 1927, Harry A. Titus, on his own, with the Bayside 
development. Collectively the two are referred to as "the Avenues."
Considered a forgotten district since the relocation of the road bridge, Mago Point nonetheless remains 
the only area in Waterford with a concentration of water dependent uses. During the summer months, 
restaurant, recreation, marina, and fishing charter operations continue to attract visitors. Yet little has been 
done in terms of vehicular and pedestrian circulation, streetscaping or maintenance of existing buildings 
to enhance the intrinsic charm of the district. The potential is there, however. The "lost jewel" is a diamond 
in the rough.

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Historic Images of Mago Point
Original Niantic River Bridge
Mago Point 1991
Mago Point Circa 1977
Mago Point Circa 1970

2.2 - Identification of Existing Resources
The placement of buildings, orientation of views, site development, curb cuts and other improvements 
shall take these resources into account and not adversely alter, change or impact their characteristics.
2.2.1 - Natural Resources
For the purpose of these Design Guidelines Mago Point has or abuts several unique natural resources 
that contribute to the character of the natural environment. These unique features include Niantic River, 
Niantic Bay, The Gut (Channel), ancillary wetlands and  topographical changes at Mago Point.
2.2.2 - Open Space
In addition to the inherent open spaces of the natural resources listed in 2.2.1 above, Mago Point has or is 
in close proximity several public open spaces that contribute to the character of the village including, but 
not limited to:
a.	Niantic River Boat Launch - Connecticut DEEP
b.	Mago Park
c.	Niantic Bay Boardwalk (East Lyme)
d.	The Bar - Public Beach (East Lyme)
2.2.3 - View Sheds
The character of villages is additionally informed by views between buildings or elements termed “view 
sheds”. Carefully managed view sheds can preserve visual access to unique features. The existing view 
sheds within Mago Point are:
a.	Niantic River, The Gut (Channel) and Niantic Bay
b.	Marinas, docks and boardwalks
c.	The overpass and railroad bridge
d.	The space between buildings
e.	Road corridors
f.	 Note: Mago Park, the boat launch and corridors provide most of the distant view sheds
2.2.4 - Natural Focal Points
Existing natural focal points within or near the Village include, but are not limited to:
a.	Niantic River, 
b.	The Gut (Channel)
c.	 Niantic Bay 
d.	Ancillary wetlands 
e.	Topographic change at the “Point”
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Niantic River
Mago Point Design Guidelines
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Legend:
Mago Point Existing Resources

2.2.5 - Historic Focal Points
Prominent historic focal points within or near the Village include, but are not limited to:
a.	Structure at 12 River Street (Mijoy Building)
b.	Mago Park
2.2.6 - Architectural Focal Points
Architectural focal points within the Village include, but are not limited to:
a.	Diversity of architectural styles
b.	Traditional linear settlement pattern along Mago Point Way - the principal thoroughfare prior to the 
early twentieth century
 
2.2.7 - Overpass 
Mago Point is overshadowed by the proximity and height of the Rope Ferry Road Overpass. The Design 
Guidelines recognize the importance of:
a.	Relative scale and compatibility of buildings to the overpass
b.	Ability for the Village to maintain presence along the main thoroughfare 
2.2.8 - Nautical Landscape Elements
Mago Point’s character is informed by the presence and character of:
a.	Use of boulder and vegetation along shoreline
b.	Railroad bridge and Rope Ferry Road overpass
c.	Wood boardwalks 
d.	Marinas and docks
e.	Wood piers and posts
f.	 Wood guardrails
g.	Commercial marine features in the landscape e.G. Ropes, lobster pots, buoys, etc.
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Mago Point Design Guidelines
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Examples of Existing Resources and Character Defining Landscape Elements
Niantic River
Marinas and Docks
Boardwalk
Mago Park
Rope Ferry Road Overpass
The “Point”
Commercial Marine Features
Shoreline

2.3 - Unique Areas Within Mago Point
For the purpose of these Design Guidelines Mago Point is made up of areas that are distinguished by their 
patterns of use, architectural character and proximity to natural resources.
Refer to illustrations for specific location of the areas and photo description of the existing architectural 
character.
Rope Ferry Road
Mago Point Way
Avenue A
Avenue B
2nd St.
Naiantic River Road
West Street
Railroad Bridge
The Bar
The Gut
The Dock
Sunset Ribs 
Sunbeam Fleet
Black Hawk 
Cini Memorial Park 
Mago 
Park
Tartan II
Mijoy 747
Outboard 
Exchange
JMS 
Automotive
Mago Point 
Packy
Hillyer’s 
Tackle
Shop
Niantic Bay 
Boat Valet
Niantic Bay 
Niantic River
Mago Point 
Marina
Niantic River 
State Boat 
Launch
1
7
2
6
5
3
4
Captain Johns
Key Plan
Mago Point Design Guidelines
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Sunset Ribs 
The Dock Restaurant
Mago Point Marina
View from Niantic River Bridge
Niantic River State Boat Launch
Niantic Bay Boat Valet
Niantic Bay Boat Valet
Sunbeam Fleet
1
2
3
5
6
7
4
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Niantic Bridge
Mago Point Way
Avenue A
Avenue B
2nd St.
Naiantic River Road
West 
Railroad Bridge
The Bar
The Gut
The Dock
Sunset Ribs 
Sunbeam Fleet
Black Hawk 
Cini Memorial Park 
Mago 
Point 
Park
Tartan II
Mijoy 747
Outboard 
Exchange
JMS 
Automotive
Mago Point 
Packy
Hillyer’s 
Tackle
Shop
Niantic Bay 
Boat Valet
Niantic Bay 
Niantic River
Mago Point 
Marina
Niantic River 
State Boat 
Launch
11
12
10
9
8
Captain Johns
Key Plan
12
View of Railroad 
Bridge
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View from Niantic River Bridge
View of Mago Park
View  of Niantic River Boat Launch
View of Niantic River Bridge
8
9
10
11
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2.4 FEMA Flood Zones 
The map to the left show Special Flood Hazard Areas (SFHAs) in the Mago Point Area subject to 
inundation by the 1% annual chance flood. The 1% annual chance flood (100-year flood), also known as 
the base flood, is the flood that has a 1% chance of being equaled or exceeded in any given year. The 
Special Flood Hazard Area is the area subject to flooding by the 1% annual chance flood. Areas of Special 
Flood Hazard include Zones AE and VE. The Base Flood Elevation is the water-surface elevation of the 1% 
annual chance flood.
	
 
ZONE AE  - An area inundated by 1% annual chance flooding:
Areas subject to inundation by the 1-percent-annual-chance flood event determined by detailed methods. 
Base Flood Elevations (BFEs) are shown. Mandatory flood insurance purchase requirements and floodplain 
management standards apply.
AE Zones in Mago Point are within the Limit of Moderate Wave Action LiMWA  
ZONE VE  - Coastal flood zone with velocity hazard (wave action):
Areas subject to inundation by the 1-percent-annual-chance flood event with additional hazards due to 
storm-induced velocity wave action. Base Flood Elevations (BFEs) derived from detailed hydraulic analyses 
are shown. Mandatory flood insurance purchase requirements and floodplain management standards 
apply.
0.2 ANNUAL CHANCE FLOOD HAZARD
Areas of 500-year flood; An area inundated by 0.2% annual chance flooding. 
CBRS AREA
Area under The Coastal Barrier Resources Act (CBRA) of 1982 restricted development on the CBRS, in an 
effort to protect the barrier system and prevent future flood damage
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Mago Point Design Guidelines
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Zone AE  
EL 13.0’ 
Zone AE  
EL 13.0’ 
Zone AE  
EL 13.0’ 
Zone AE  
EL 12.0’ 
Zone VE  
EL 13.0’ 
0.2 Annual 
Chance 
Flood 
Hazard
0.2 Annual 
Chance 
Flood 
Hazard
Zone VE  
EL 13.0’ 
Zone VE  
EL 13.0’ 

PART III - PRINCIPLES OF DESIGN
3.0 - Intent
The Design Guidelines are intended to assist and guide property owners, developers and the Town of 
Waterford in choosing appropriate design strategies that maintain the unique character of Mago Point 
and its adjacent natural environment.
The goal is to promote the redevelopment of the Mago Point waterfront into a destination for visitors and 
residents while creating a thriving business environment and water related passive recreational activities. 
The community driven Mago Point Masterplan incorporates specific design guidelines for use in the Mago 
Point District. The following guidelines should be applied as a framework for all new construction (both 
new and redevelopment projects) within the Village
The Mago Point Design Guidelines set standards for property owners and developers during the planning 
review process continuing through to the actual implementation.  Adherence to these guidelines ensures 
that new construction and development will be ecologically responsible and provide a cohesive, well-
designed, high quality waterfront that offers convenience and safety to both vehicles and pedestrians. 
These guidelines also strive to build an integrated developed district with an aesthetically pleasing 
character.
Key elements include:
•	 Enhance Mago Point as a cultural destination by encouraging commercial development along the street 
edge with cohesive parking lots to the side or rear of buildings.
•	 Promote a coordinated, unified accessible pedestrian system that connects all development and ties 
into the new streetscape of Mago Point Way.
The successful adherence of the guidelines will provide a road map for the future redevelopment of Mago 
Point, be the basis for future grant applications and promote the Mago Point waterfront as a destination 
for visitors while creating a thriving business environment and water-related recreational activity center.
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Mago Point Master Plan
Mago Point Design Guidelines
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3.1 - Reviews
Reviews will consider:
a.	Public and private roadways 
b.	Public and private driveways
c.	Public and private parking lots
d.	Public and private sidewalks, passageways and alleys
e.	Building siting, orientation to street and mass in and of itself, and in relation to adjacent buildings 
f.	 Building design and materials; style, fenestration pattern and details
g.	Landscape design
h.	Fences, walls and landscape screening 
i.	 Street furnishings
3.2 - Sustainable Design and Integration
It is the intention of these Design Guidelines to promote use and integration of sustainable design 
principles.
Goals
a.	Use of local materials
b.	Encourage resource conservation
c.	Effective stormwater management
d.	Lessen pollutant load in untreated stormwater entering Town stormwater system and natural waterways
e.	Use of appropriate erosion and sedimentation controls
f.	 Reduction of heat generating materials including the heat island effect from pavements
g.	Follow the principles of “Dark Skies” design including lower light levels, reduction of light pollution to 
adjacent properties, and energy efficient lighting design
h.	Preference will be given to planting materials that are native, disease resistant, and tolerant of drought, 
salt and auto emissions
i.	 Shared use for common resources including shared parking and curb cuts
j.	 Pedestrian orientation and scale
 
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3.3 - Vehicular and Pedestrian Circulation
Mago Point should be interconnected with a series of pedestrian walkways and sidewalks to connect open 
spaces, buildings and parking areas and to allow for safe pedestrian movement along vehicular circulation 
routes. Vehicular movement patterns should be designed to minimize the amount of curb cuts and 
provide connections between multiple parking areas.
Pedestrian and vehicular routes should be separate or parallel to provide safety and avoid conflict.  
Additional criteria for circulation along Mago Point Way should include a raised interconnected boardwalk 
to provide an alternative pedestrian route and areas for adjacent businesses to display goods and for 
outdoor cafes. 
a.	Connect parking lots across property lines.
b.	Provide for continuous pedestrian routes within and between parking lots and along frontage.
c.	Minimize travel lane width while allowing for vehicular circulation.
d.	Provide space for snow removal and placement.
e.	Provide for enhanced, high visibility crosswalks within parking lots.
f.	 Illuminate intersection and crosswalk areas
g.	Provide high visibility crosswalks made from materials that compliment the character of the site and 
building design.
h.	Sidewalk materials at roadways should provide a uniform appearance and be handicapped accessible.
3.3.1 - Off Street Parking
Parking area layouts should accommodate multiple development parcels by connected travel. 
Large, expansive parking lots should be visually reduced by the use of landscaped buffers and berms.  
Parking layouts should balance the functional requirements of vehicle circulation with provisions for 
pedestrian amenities with the following methods;
a.	At Typical Lot: Create a strong streetscape edge by locating majority of parking behind buildings. 
Provide vehicle barriers (curbs, bollards, guardrails, or low walls/fences) located to protect and not 
obstruct adjacent walks or where required for other safety purposes (e.g. grade changes, traffic lanes, 
trees, etc.). Protect end row parking from turning movement of other vehicles with landscaped areas
b.	At Boat Trailer Parking Area: Incorporate low impact development and green infrastructure to reduce 
stormwater runoff. Provide landscape buffer along southern edge to visually reduce large lot 
c.	Under Bridge Parking Area: Connect drive lanes into adjacent parcels when appropriate. Use crushed 
stone for parking islands. Avenue A to provide access to parking areas
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3.4 - Public Infrastructure / Traffic Calming
It is the intention of these Design Guidelines to promote traffic calming techniques to provide pedestrian 
safety within the village.
Goals:
d.	Enhance the quality of life
e.	Create safe and attractive streets
f.	 Reduce negative effects of motor vehicles on the environment
g.	Promote pedestrian, bicycle, other non-motorized forms of transportation
h.	Promote mass transit forms of transportation
i.	 Incorporate multi-modal transportation to meet the preferences and needs of all stakeholders
Objectives:
a.	Manage motor vehicle speeds
b.	Maintain response time for public service vehicles
c.	Increase pedestrian and vehicular safety
d.	Reduce frequency of accidents
e.	Reduce the need for police enforcement 
f.	 Enhance the streetscape
g.	Promote environmentally sustainable streetscapes
h.	Provide parking and storage for bicycles and other non-motorized forms of transportation
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3.6 - Site Planning
It is the intention of these Design Guidelines to promote integrated development:
3.6.1 - Strengthen the relationship of Mago Point to adjacent areas and establish relationships 
within Mago Point.
Goals:
a.	Clear and organize pedestrian connections within parking areas and linkages to the development they 
serve – including integration of public right of way and other nearby properties the Design Review Board 
feels in the best interest for the Village.
b.	Create pedestrian, bicycle and non-motorized linkages between Mago Point and other important 
municipal areas.
c.	New buildings in Mago Point should be sited to accommodate ample sidewalk space and planting 
space along roads.
d.	Create a unifying relationship among buildings, site elements, and landscaping.  
e.	Space and scale should be considered and pedestrian circulation should be accommodated.
f.	 Building scale along Mago Point Way should consider the Rope Ferry Road Bridge to provide visibility 
to Mago Point. 
g.	Providing walking areas beyond the street right of way to improve and encourage pedestrian circulation 
within Mago Point.
h.	Include pedestrian connections to the adjacent properties and to the parking lot under Rope Ferry Road
i.	 Reconfigure parking to provide landscaped areas 
j.	 Unify the streetscape character by extending the buildings toward the street
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3.6.2 - Promote development that preserves and respects the unique environmental 
resources and the existing village character of Mago Point. See Part II for a discussion of 
existing village character.
Goals:
a.	Provide new patterns and features of the building environment such as relative scale, density, 
relationship and orientation to the street and abutting buildings in accordance with the master plan.
b.	Protect the natural, historic and cultural resources
c.	Preserve and enhance views
d.	Provide linkages to open space and recreation
e.	Provide screening of parking areas and loading zones
f.	 Provide appropriate development and landscaping for public alleys and passageways
g.	Consider ways to reduce or combine curb cuts and driveway entrances through shared use
h.	Respect existing building lines, mass, and their relationship to existing streetscape
i.	 Provide concealed lighting sources, avoid relative difference in brightness, and reduce light pollution 
j.	 Conceal or screen all HVAC equipment for view from public rights-of-way and areas of public assembly. 
Protect residential properties from noise, traffic and risk of hazards
 
3.6.3 - It is the intention of these Design Guidelines to preserve and enhance the streetscape 
for pedestrians. New development shall:
a.	Create continuous pedestrian interest and activity
b.	Provide sufficient lighting for safety during dusk and nighttime periods while not intruding into private 
property
c.	Maintain the scale and character of Mago Point
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3.7 - Landscape Design
It is the intention of these Design Guidelines to complement the natural, historic and scenic resources of 
Mago Point, to enhance human scale, reinforce circulation paths, highlight entrances, preserve view sheds, 
and provide shade and seasonal interest.
Goals:
a.	Wherever practical, existing or specimen trees or other unique plantings shall be preserved providing 
the species are not considered invasive. The landscape plan shall illustrate which vegetation will be 
preserved and what protection measures will be taken during construction.
b.	The uses of plant materials and landscape elements that require a low degree of maintenance is 
strongly encouraged. To the extent possible all plantings in public areas shall be native and resistant to 
insect infestation, drought, disease, roadside salt and auto emissions, and hardy to (Plant Hardiness Zone 
5) winters.
c.	Plant materials and other landscape elements shall be used to create suitable buffers between 
residential and commercial properties. The design of buffers shall consider the appearance from both 
commercial and residential viewpoints.
d.	Parking lots shall be separated from the street and adjacent properties by plantings and/or other 
landscape elements to minimize the view of vehicles while still allowing the public to see the building. 
Plantings within parking lots to reduce heat islands and address on site drainage for water are 
encouraged.
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3.7.1 - Landscape Design - Public Streetscapes and Boardwalks
Appropriate
The above photos illustrate appropriate 
streetscapes for Mago Point. These examples 
show sidewalks, lighting placement, signage 
and setbacks that are appropriate in scale 
and quality and are compatible with the 
architectural styles of the village. Exposed 
aggregate concrete should be utilized at 
sidewalk bump-outs to provide visual interest 
For further details see section 3.7- Other 
Design Elements 
Raised interconnected boardwalk with 
planters and seatwall
Concrete sidewalk with appropriate signage 
planters and lighting
Waterfront boardwalk 
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3.7.2 - Landscape Design - Property Frontage
Appropriate
The above photos illustrate appropriate landscape 
treatments for landscape frontage for Mago Point. 
These examples show features that are appropriate 
in scale, material type and compatibility with the 
architecture of the village
Property Frontage showing Bump-out, Seating and 
Bike Parking
Property Frontage showing Small green space with 
shade tree
Simple Frontage with street tree and planters
Water Frontage with awnings, planters and seating
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3.7.3 - Landscape Design - Pavement Materials
Exposed Aggregate Concrete
Gravel and Cobblestone Parking
Textured Concrete (Boardwalk)
Brushed Concrete Sidewalk
Appropriate
The above photos illustrate appropriate landscape 
pavement treatments for Mago Point. These 
examples show materials that are appropriate 
in scale, texture, and compatibility with the 
architecture of the village. 
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3.7.4 - Landscape Design - Planting Material
Trees provide shade at parks and streets
Planters provide color for narrow walks
Evergreen and ground cover for small landscaped 
areas
Perennial Beds
Appropriate
The above photos illustrate appropriate landscape 
treatments for Mago Point. These examples show 
plant materials that are appropriate in scale and 
quality with the architectural styles of the village.
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3.7.4 - Landscape Design - Planting Material
Street Trees
Planting of street trees is strongly recommended.  Planting conditions vary.  It is recommended to locate 
street trees both in wells with grates as well as in roadside “esplanades” (landscaping strips) or shrub beds. 
Plant Beds & Planters
Space-defining plantings are recommended in certain locations for beautification, or to define walkways 
or help address traffic flow issues. Planting soil with a mix of compost, loam and aged manure is recom-
mended.  All plant beds should be mulched with 2” of shredded softwood mulch.  Coastal tolerant plant-
ings must be selected, and even then regular watering must occur until the plants are established.  Plants 
in containers require seasonal or at a minimum yearly replanting and additional care and maintenance.  
Most container plants require watering every 2 or 3 days.  
Plant Species
The plants listed are indicative to a coastal New England waterfront village. The plants are adaptable to 
some degree of salt spray as well as the windy, open ground, and poorer soil conditions near the ocean.
Herbaceous Perennials
Genus/species	
	
Common Name
Achillea	 	
	
Yarrow
Alchemilla	
	
Lady’s Mantle 
Astilbe	
	
	
Perennial Spirea 
Coreopsis		
	
Tickseed 
Dicentra spectabilis	 	
Showy Bleeding Heart 
Echinops	 	
	
Globe Thistle 
Eryngium planum	
	
Sea Holly 
Osmunda regalis	
	
Royal Fern 
Calamagrostis x acutiflora	
Feather Reed Grass 
Festuca glauca	
	
Blue Fescue 
Miscanthus sinensis		
Japanese Silver 
Pennisetum alopecuroides	
Fountain Grass 
Hemerocallis	
	
Daylily 
Heuchera		
	
Coralbells 
Hosta	
	
	
Plantainlily, 
Nepeta	
	
	
Catmint 
Nipponanthemum	 	
Montauk Daisy 
Perovskia atriplicifolia	
Russian Sage 
Rudbeckia	
	
Coneflower
Sedum	
	
	
Stonecrop
Solidago	 	
	
Goldenrod 
Stachys byzantina	
	
Lamb’s Ear 
Woody Plants
Genus /species	
	
Common Name
Acer rubrum	
	
Red Maple 
Amelanchier canadensis	
Downy Shadblow 
Buddleia	 	
	
Butterfly Bush 
Chamaecyparis thyoides	
Atlantic White Cedar 
Clematis	 	
	
Clematis
Clethra alnifolia	
	
Summersweet 
Cornus kousa	
	
Kousa Dogwood 
Gleditsia triacanthos inermis	 Thornless Honeylocust
Hamamelis virginiana	
Witchhazel 
Hibiscus syriacus	
	
Rose-of-Sharon 
Hydrangea a. petiolaris	
Climbing Hydrangea 
Hydrangea	
	
Hydrangea 
Ilex glabra	
	
Inkberry
Ilex verticillata	
	
Winterberry 
Juniperus		
	
Juniper
Leucothoe axillaris	 	
Coast Leucothoe
Ligustrum	
	
Privet
Myrica pensylvanica		
Northern Bayberry 
Pinus cembra	
	
Swiss Stone Pine
Pinus mugo	
	
Mugo Pine
Prunus x cistena	
	
Purple-leaf Sand Cherry 
Syringa vulgaris	
	
Common Lilac
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Lilac
Tickseed
Inkberry
Rose of Sharon 
Sea Holly 
Lace Cap Hydrangea
Hydrangea
Butterfly Bush
Montauk Daisy
Red Maple
Russian Sage 
Fountain Grass
Globe Thistle
Hosta
Catmint
Daylily
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3.7.5 - Landscape Design -  Fencing
Black Vinyl Chain Link 
Wood Guard Rail
Open Board Fence Styles
Nautical Bollards
Appropriate
The above photos illustrate appropriate landscape 
fencing treatments for Mago Point.  These 
examples show materials that are appropriate 
in scale, texture, and compatibility with the 
architecture of the village.  Chain link fence should 
not be visible from public way  and should only 
be allowed where uses for outdoor storage are 
permitted.
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3.7.6 - Landscape Design - Side Yard Treatments 
Appropriate
The photo illustrate appropriate landscape 
treatments for side yards withing Mago 
Point.  These examples show materials that are 
appropriate in scale, texture, and compatibility with 
the architecture of the village. 
Appropriate
The photo illustrate appropriate landscape 
treatments for crosswalks. Ladder style crosswalks 
should be utilized to maximize visibility 
3.7.7 - Landscape Design - Crosswalks 
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3.7.8 - Landscape Design - Screening for Utilities and Vending Machines
Open Board Fence Styles
Open Board Fence Styles
Evergreen Hedge
Appropriate
The above photos illustrate appropriate landscape 
treatments that provide screening of utilities and 
vending machines  in Mago Point.  These examples 
show materials that are appropriate in scale, 
texture, and compatibility with the architecture of 
the village. 
Appropriate
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Appropriate
The above photos illustrate appropriate roof 
treatments. These examples show massings that 
are appropriate in scale, and compatibility with the 
architecture of the village. 
3.8 - Architectural Design
Together with the Master Plan, it is the intention of these Design Guidelines to promote a unique 
waterfront character for the village.
Building Design:
a.	Large, inarticulate boxes shall not be permitted anywhere within the “Mago Point Area.”
b.	Building massing shall be articulated by sloped roofs, windows, and entries.
Height:
a.	minimum of one and one half (1 ½) stories one (1) full floor plus roof pitch, or twenty (20) feet in 
height)
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3.8.1 - Architectural Design - Relative Massing
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Appropriate
The above photos illustrate appropriate roof treatments and architectural massings. These examples show 
treatments that are appropriate in scale, and compatibility with the architecture of the village. 
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3.9 - Other Design Elements
Lighting
The overall lighting design should provide for safe and inviting illumination levels that encourage 
pedestrian activity during all seasons and provide adequate lighting at vehicular movement locations. 
a.	Light placement and lamping shall meet “Dark-Skies” design recommendations to the great extent 
possible.
b.	Light posts for individual residential properties shall be of a type that is compatible with the character 
of architecture for the property.
c.	Locate lighting fixtures to respond to the anticipated use (e.g. signage, site features)
d.	Avoid brightness differences with adjacent dissimilar land uses.  Provide photometric data as requested 
for specific development.
e.	Use selective night lighting of buildings.  Lights should not blink, flash or change in intensity.
f.	 Conceal the lighting source whenever possible from the public right-of-way.
g.	Use white light lamps (e.g. metal halide, fluorescent, LED, incandescent) for all new site development 
illumination.  Do not use low or high-pressure sodium sources.
h.	Ensure that the location of lighting supports does not create a pedestrian or vehicular safety hazard.
i.	 Lighting standards should be relative to use: Roadways, 14’ -16’ tall, and pedestrian areas, 8’-12’ tall.
j.	 Use shatterproof materials for all lights.
k.	Select a fixture style within the same ‘family’ of standards accepted for specific character areas.
l.	 Coordinate lighting fixtures assembly with the architecture it serves.
m.	 Lighting should be full cut-off lighting directed away from residential uses with a brightness of no more 
than ½ foot-candle at any property line with the exception of vehicular entrances and exits.
Signage
a.	Integrate signage into overall design site and building design to insure compatibility
b.	Reflect the character of the architecture, site and village without occurring at the expense of individual 
expression
c.	Reduce and avoid visual clutter
d.	Sign lighting shall be used judiciously and specifically to illuminate necessary information
e.	Illuminate only the sign surface to avoid light spill onto adjacent property
f.	 Screen any external lighting from view by passers-by
g.	Balance signage illumination with surrounding light levels
h.	Neon or marque signs are prohibited
i.	 Halo backlit signs are shall be considered, but illuminated panels are prohibited
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Street Amenities and Furnishings
It is the intention of these design guidelines to promote reinforcement of the waterfront character, 
wayfinding and pedestrian interaction.
a.	Consider incorporating passive outdoor seating and gathering areas 
b.	Pedestrian scale sidewalk lighting
c.	Benches within public open spaces
Awnings
Awnings are architectural elements and should complement the architecture of a facade.
a.	Awnings should be designed so as not to become wind-borne debris and should be detachable, re-
tractable and designed to withstand wind. 
b.	Awnings should not obscure important architectural details
c.	Multiple awnings of a single building shall be consistent in size, profile and locations. On multi- tenant 
buildings awnings can vary in color and detail but shall be located at the same height and have similar 
profile
Exterior Infrastructure (i.e. mechanical, electrical, telecommunications, satellite, solar)
It is the intention of these Design Guidelines to locate utilities away from or screened from public view.
a.	Consideration shall be given to provide appropriate screening of views from adjacent properties or 
along public rights-of-way.
b.	Appropriate sound mitigation measures including screen and insulated walls, and plantings, shall be 
adopted to maintain acoustical comfort on adjacent properties or within public rights-of-way. Acoustical 
mitigation control shall be designed by appropriate professional spe