Design Review Board April 25, 2023 Agenda (linked)

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Board/Commission	Design Review Board
Meeting Date	April 25, 2023
Pages	4
File Size	5.4 MB
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SITE
MAGO POINT WAY
S
S
S
T
T
MILLSTONE ROAD
6.5
TELEPHONE MANHOLE
TMH
WATER MANHOLE
WMH
SANITARY MANHOLE
SMH
UTILITY POLE
IRON PIPE/IRON ROD
IP
UTILITY POLE
UP
TO BE REMOVED
TBR
TO BE RELOCATED
TBRL
PROPERTY LINE
FEMA FLOOD ZONE
EX. INDEX CONTOUR
EX. INT. CONTOUR
5
6
ADJOINER PROPERTY LINE
LEGEND
PR. INDEX CONTOUR
PR. INT. CONTOUR
5
6
SF
SILT FENCE
SWALE
1"=1,000'
LOCATION MAP
CATCH BASIN
CB
PR. SPOT GRADE
EX. SPOT GRADE
6.5
SHEET INDEX
DWG NO.
TITLE
SHEET NO.
SD-1
SITE PREPRATATION & DEMOLITION PLAN
1
SDP-1
SITE DEVELOPMENT PLAN
2
LA-1
LANDSCAPING PLAN
3
LT-1
LIGHTING PLAN
4
DT-1
SITE DETAILS
5
PREPARED FOR:
MAGO WAY REALTY LLC
NEW PICKLEBALL COURT & CLUBHOUSE
358-360 MAGO POINT WAY, WATERFORD, CT 06385
DATE: FEBRUARY 6, 2023
REVISED: APRIL 6, 2023
APPLICANT/PROPERTY OWNER:
MAGO WAY REALTY LLC
16 PODER HORN HILL ROAD
WILTON, CT 06897
SITE DEVELOPMENT PLANS
H H
ENGINEERING
ASSOCIATES
232 GƂĎĎœőåœƵĳŉŉĎ AƵĎ.
SƞĳƖĎ 201
MƼƊƖĳā, CT 06355
860-980-8008
ƶƶƶ.ĮĮ-ĎœħĳœĎĎƂƊ.āŜő
PREPARED BY:
CIVIL ENGINEER:
H+H ENGINEERING ASSOCIATES, LLC
SEAMUS MORAN, P.E.
232 GREENMANVILLE AVENUE, SUITE 201
MYSTIC, CT 06355
LAND SURVEYOR:
JAMES BERNARDO LAND SURVEYING, LLC
JAMES BERNARDO, L.S.
102 SPITHEAD ROAD, SUITE A
WATERFORD, CT 06385

HYD
SMH
R=6.9
SMH
R=6.8
SMH
R=5.9
UP
141
WG
WG
N/F
STATE OF CONNECTICUT
ROUTE 156 BRIDGE APPROACH
N/F
SHARON S HOGAN &
DANIEL J HOGAN
VOLUME 1759 PAGE 70
362 MAGO POINT WAY
AREA=
25,292.54 SQ FT M/L
0.58 ACRES M/L
CHD
BENCHMARK
NAIL IN BASE OF
EVERSOURCE 6365
ELEV.=7.39' (NAVD-88)
7
7
6
6
7
6
5
5
6
6
IP
(FORMERLY ROPE FERRY ROAD - CT ROUTE 156)
(REVERTED TO TOWN 10-19-1992)
MAGO POINT WAY
EXISTING BCLC
NEW PICKLEBALL
COURT
(RECENTLY
CONSTRUCTED)
EXISTING
BUILDING
BOLLARD
WMH
NEW GRASS
(RECENTLY
INSTALLED)
VCC
VCC
VCC
VCC
CHD
S
S
S
W
EXISTING TYPE 'CL' CB
TF=5.4
EXISTING
TYPE 'C' CB
TF=5.4
EXISTING SIGN (TYP.)
EXISTING
TYPE 'CL' CB
TF=6.4
EXISTING CONCRETE
WALK (TYP.)
7.1
7.0
EXISTING TYPE 'CL' CB
TF=4.8
EXISTING ELECTRIC METER
MAGO POINT WAY
APPRROXIMATE
CENTERLINE
MILLSTONE ROAD
MILLSTONE ROAD
APPROXIMATE
CENTERLINE
78.2'
102.2'
61.4'
4.7
5.5
4.9
5.0
6.9
6.9
7.0
5.7
5.5
5.6
5.5
5.8
5.7
6.0
5.0
8
4.8
5.7
8
6.5
6.6
5.8
5.2
5.0
6.4
6.6
6.1
6.9
5.8
5.6
4.9
5.0
4.9
5.1
5.1
5.2
5.5
5.5
6.0
6.5
6.5
7.1
6.5
6.5
6.8
7.8
7.0
7.8
7.9
6.9
6.7
6.9
6.4
6.1
5.8
6.4
6.7
6.8
6.8
6.5
6.3
6.0
7.2
7.0
6.9
5.6
5.3
6.4
5.7
5.4
6.2'
NEW 8'(W)x22'(L) ON-STREET
PARALLEL PARKING SPACES (5 TOTAL)
1
1
11.0'
8.0'
11.0'
8.0'
10.0'
8.0'
VAN
3
(1) NEW VAN
ACCESSIBLE PARKING
SPACE W/ NEW
BOLLARD MOUNTED
SIGN (TYP.)
5.9'
11.5'
3
30.0'
20.4'
20'x12' (240 SF)
FOOD VEHICLE
PARKING SPACE
ON PERMEABLE
PAVERS
11.0'
NEW PERMEABLE
PAVER WALKWAY
(SEE DETAIL)
RELOCATED ELECTRICAL POLE UP140
NEW 8'(W) CONCRETE WALK WITH
MONOLITHIC CONCRETE CURB (TYP.)
NEW GRANITE CURB
NEW SINGLE DIRECTION ACCESSIBLE RAMP
WITH DETECTIBLE WARNING STRIP (TYP.)
NEW PERMEABLE PAVER DRIVE (SEE DETAIL)
NEW ROLL-AWAY
WASTE RECEPTACLES
AND 6'(H) ENCLOSURE
SEASONAL
OUTDOOR
DINING AREA
12.0'
7.0
TC: 6.20
BC: 6.20
5.90
TC: 6.00
BC: 5.50
TC: 5.65
BC: 5.35
6.60
6.90
TC: 6.10
BC: 5.60
5.50
6
6
5
5
TC: 6.00
BC: 5.50
TC: 6.65
BC: 6.15
TC: 6.55
BC: 6.05
5.50
5.80
5.30
TC: 5.70
BC: 5.20
6.80
6.20
6.50
6
6
TC: 5.60
BC: 5.10
5
5.20
5.10
5.25
TC: 5.10
BC: 5.10
TC: 5.05
BC: 5.05
NEW 12" PAINTED STOP BAR AND TWO-WAY SIGN:
24" 'STOP' SIGN (S) AND "ONE-WAY, DO NOT ENTER" SIGN (N)
NEW PAINTED
DIRECTIONAL
ARROW (TYP.)
R40.0'
R5.0'
(TYP.)
R4.0'
R4.0'
R35.0'
5
NEW SWALE
(MATCH EXISTING)
NEW SWALE
(MATCH EXISTING)
NEW GRANITE
CURB
NEW GRANITE
CURB
NEW GRANITE
CURB
NEW GRANITE
CURB
NEW GRANITE
CURB
NEW GRANITE
CURB
22.0' (TYP.)
8.0'
(TYP.)
TC: 5.65
BC: 5.65
APPROXIMATE LOCATION OF
FUTURE BUILDING MOUNTED SIGN
(MAX. AREA = 20% OF WALL AREA OR
100 SQ. FT. - WHICHEVER IS LESS)
NEW DETACHED PERGOLA
ZONING DATA TABLE
MAGO POINT DEVELOPMENT (MPD) ZONING DISTRICT
ITEM
REQUIRED
PROVIDED
MIN. LOT AREA
10,000 SQ. FT.
25,292 SQ. FT.
MIN. FRONTAGE
50 FT.
289.8 FT. (MAGO POINT WAY)
109 FT. (MILLSTONE RD)
FRONT YARD SETBACK
40 FT. OR N/A (MAGO POINT WAY)
(SEE ZONING NOTE #1A)
25 FT. (MILLSTONE RD)
(SEE ZONING NOTE #1B)
61.4 FT. (MAGO POINT WAY)
102.2 FT. (MILLSTONE RD)
SIDE YARD SETBACK
0 FT. (WEST)
(SEE ZONING NOTE #2A)
10 FT. OR 0 FT. (SOUTH)
(SEE ZONING NOTE #2B)
20 FT. (SOUTH)
(SEE ZONING NOTE #C)
78.2 FT. (WEST)
6.2 FT. (SOUTH)
REAR YARD SETBACK
N/A
(CORNER LOT - SEE ZONING NOTE #3)
N/A
MAX. BUILDING COVERAGE
50% (12,646 SQ. FT.)
(SEE ZONING NOTE #4)
6.7% (1,693 SQ. FT.)
MAX. FLOOR AREA RATIO
150% (37,938 SQ. FT.)
(SEE ZONING NOTE #5)
6.7% (1,693 SQ. FT.)
MAX. BUILDING HEIGHT
37 FT.
(SEE ZONING NOTE #6)
<37 FT.
MIN. PARKING REQUIREMENTS
6 PARKING SPACES
(SEE ZONING NOTE #7)
4 ON-SITE PARKING SPACES
+ 7 SHARED PARKING SPACES
= 11 TOTAL PARKING SPACES
ZONING NOTES
1.
FRONT YARD SETBACK REQUIREMENTS:
A.
PER SECTION 14a.5.3.c, THE FRONT YARD SETBACK FOR NEW BUILDINGS
SHALL BE THE "BUILD-TO-LINE" AT 40-FT. BACK FROM THE CENTERLINE OF
MAGO POINT WAY FOR AT LEAST 50% OF THE BUILDING.
NO NEW BUILDINGS ARE PROPOSED, THEREFORE THE FRONT YARD
SETBACK IS NOT APPLICABLE.
B.
PER SECTION 14a.5.6.e, THE FRONT YARD SETBACK FROM A TERTIARY
STREET (MILLSTONE ROAD) IS 25-FT. FROM THE STREET CENTERLINE.
2.
SIDE YARD SETBACK REQUIREMENTS:
A.
PER SECTION 14a.5.3.f, A 0-FT. SIDE YARD SETBACK IS ALLOWED ALONG THE
MAGO POINT WAY SIDE LOT LINE PROVIDED A PARTY WALL AGREEMENT IS
EXECUTED BY THE ADJACENT PROPERTY OWNER.
B.
PER SECTION 14a.5.6.g, THE SIDE YARD SETBACK FROM A TERTIARY STREET
(MILLSTONE ROAD) IS 10-FT. ALONG THE TERTIARY STREET SIDE LOT LINE.
THE PLANNING & ZONING COMMISSION MAY, BY SPECIAL PERMIT, ALLOW A
REDUCTION IN THE SIDE YARD SETBACK TO 0-FT. IF A PARTY WALL
AGREEMENT IS EXECUTED BY THE ADJACENT PROPERTY OWNER, OR THE
REDUCTION PROVIDES ONE OF THE FOLLOWING:
a.
PRESERVES WATER VIEW FROM A PUBLIC WATER TO THE NIANTIC
RIVER
b.
PROVIDES SHARED PUBLIC SPACE THAT WOULD NOT BE POSSIBLE
WITHOUT THE REDUCTION.
c.
ENABLES GREATER EFFICIENCY IN SHARED PARKING OR TRAFFIC
CIRCULATION.
C.
PER SECTION 14a.5.9.a.iii, THE SETBACK FROM THE ROPE FERRY OVERPASS
SHALL BE 20-FT.
3.
REAR YARD SETBACK REQUIREMENTS: THE PROPERTY IS DEFINED AS A CORNER
LOT. PER SECTION 1.0 OF THE ZONING REGULATIONS, ALL LINES EXTENDING FROM
THE FRONT PROPERTY LINE SHALL BE CONSIDERED SIDE LOT LINES.
4.
MAXIMUM BUILDING COVERAGE:
A.
PER SECTIONS 1.0 AND 14a.13, MAXIMUM BUILDING COVERAGE SHALL
INCLUDE STRUCTURES WITH A ROOF, AND DOES NOT INCLUDE DECKS AND
BOARDWALKS.
B.
MAXIMUM BUILDING COVERAGE = 1,693 SQ. FT. / 25,292 SQ. FT. = 6.7%
5.
MAXIMUM FLOOR AREA RATIO:
A.
FLOOR AREA INCLUDES THE FLOOR AREA OF THE EXISTING BUILDING.
B.
MAXIMUM FLOOR AREA = 1,693 SQ. FT. / 25,292 SQ. FT. = 6.7%
6.
MAXIMUM BUILDING HEIGHT: PER SECTION 14a.15, BUILDING HEIGHT SHALL BE
MEASURED FROM THE AVERAGE GROUND LEVEL AROUND THE PERIMETER OF THE
BUILDING (ELEV. 7.0) OR FROM THE BASE FLOOR ELEVATION (ELEV. 13.0),
WHICHEVER IS HIGHER.
GENERAL NOTES:
1.
THIS PLAN WAS COMPILED USING THE FOLLOWING REFERENCE INFORMATION:
A.
A CLASS A-2 & CLASS T-2 SURVEY MAP ENTITLED, "BOUNDARY AND TOPOGRAPHIC
SURVEY, PROPERTY OF MAGO WAY REALTY, FOR PROPERTY LOCATED AT 358 & 360
MAGO POINT WAY, TOWN OF WATERFORD - COUNTY OF NEW LONDON -
CONNECTICUT," SCALE: 1"=20', DATED: DECEMBER 15, 2022, PREPARED BY JAMES
BERNARDO LAND SURVEYING, LLC.
2.
THE APPLICANT AND PROPERTY OWNER IS MAGO WAY REALTY LLC OF 16 POWDER
HORN HILL ROAD, WILTON, CT 06897.
3.
THE APPLICANT IS PROPOSING TO REMOVE THE EXISTING BITUMINOUS CONCRETE
PAVEMENT, CONCRETE PADS AND GRAVEL PARKING, RENOVATE THE EXISTING
BUILDING TO CONVERT IT INTO A CLUBHOUSE TO ACCOMPANY A NEW PICKLEBALL
COURT, FOOD VEHICLE PARKING AREA, OUTDOOR DINING AREAS, AND A GARDEN. PER
SECTION 14a.3 OF THE TOWN OF WATERFORD ZONING REGULATIONS, RECREATIONAL
USES (PICKLEBALL COURT) ARE PERMITTED BY SPECIAL PERMIT APPROVAL. OUTDOOR
DINING IS ALLOWED BY SITE PLAN APPROVAL. MOBILE FOOD VENDORS AND PUBLIC
PARKS (GARDEN) ARE PERMITTED BY ZONING PERMIT,
4.
THE SUBJECT PARCEL IS IDENTIFIED AS LOTS 7062 AND 7063 ON TAX ASSESSOR MAP
149. THE DEED REFERENCE OF THE PROPERTY IS VOLUME 1771 PAGE 297. THE AREA OF
THE PARCEL IS 25,292± SQ. FT., or 0.58 ACRES.
5.
THE SUBJECT PROPERTY IS LOCATED WITHIN THE MAGO POINT DEVELOPMENT (MPD)
ZONING DISTRICT AND WITHIN THE COASTAL AREA MANAGEMENT ZONE. THE
PROPERTY IS LOCATED WITHIN FEMA FLOOD HAZARD ZONE AE (EL 13) AS SHOWN ON
FEMA FLOOD MAP 09011C0483J, EFFECTIVE 08/05/2013.
6.
THE PURPOSE OF THIS PLAN IS FOR SUBMISSION TO WATERFORD PLANNING & ZONING
COMMISSION FOR A SPECIAL PERMIT APPLICATION, SITE PLAN APPLICATION, AND
COASTAL AREA MANAGEMENT (CAM) APPLICATION. THESE PLANS ARE FOR PERMIT
PURPOSES ONLY AND ARE NOT TO BE USED FOR CONTRACT DOCUMENTS.
7.
THIS PROPERTY IS SERVED BY MUNICIPAL WATER AND SANITARY SEWER.
8.
ELEVATIONS SHOWN HEREON ARE PER REFERENCE MAP 'A' AND ARE BASED ON
NAVD-88 DATUM.
CONSTRUCTION NOTES:
1.
THE LOCATIONS OF UNDERGROUND UTILITIES SHOWN HEREON ARE BASED ON FIELD
LOCATIONS AND INFORMATION PROVIDED BY OTHERS. THEIR ACTUAL LOCATION MAY
VARY FROM THOSE INDICATED AND ALL UNDERGROUND UTILITIES MAY NOT BE
SHOWN. THE CONTRACTOR SHALL CONTACT "CALL BEFORE YOU DIG" AT 800-922-4455
TO MARK OUT ALL UNDERGROUND UTILITIES A MINIMUM OF 3 BUSINESS DAYS PRIOR
TO COMMENCING ANY CONSTRUCTION ACTIVITY. CONTRACTOR SHALL VERIFY ALL
LOCATIONS,
DIMENSIONS
AND
ELEVATIONS
OF
ALL
UTILITIES
PRIOR
TO
CONSTRUCTION.
2.
ALL UTILITIES SHALL BE INSTALLED IN CONFORMANCE WITH THE REQUIREMENTS AND
SPECIFICATIONS OF THE LOCAL MUNICIPALITY AND CUSTODIAL UTILITY COMPANIES.
3.
ALL PROPERTY LINES SHALL BE VERIFIED IN THE FIELD. NO PRIVATE PROPERTY SHALL
BE DISTURBED UNLESS PROPER RIGHTS ARE OBTAINED PRIOR TO CONSTRUCTION.
4.
THE CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS PRIOR TO CONSTRUCTION.
5.
THE CONTRACTOR SHALL OBTAIN, REVIEW AND ADHERE TO ALL REQUIREMENTS AND
ANY CONDITIONS OF APPROVAL OF THE TOWN OF WATERFORD, CT
6.
ALL WORK TO CONFORM TO THE TOWN OF WATERFORD CONSTRUCTION STANDARDS
AND REGULATIONS.
7.
THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT ADJACENT
PROPERTIES FROM ANY EROSION AND/OR SEDIMENTATION. SILT FENCE SHALL BE
INSTALLED ALONG THE DOWNGRADIENT SIDE OF THE WORK AREA AND SHALL BE
MAINTAINED THROUGHOUT THE DURATION OF CONSTRUCTION.
8.
ALL EXISTING DRAINAGE PATTERNS SHALL BE MAINTAINED. THE CONTRACTOR SHALL
GRADE THE PROPERTY IN SUCH A MANNER TO MAINTAIN EXISTING LOCAL DRAINAGE
PATTERNS AND TO PREVENT EXCESS RUNOFF AND/OR PONDING ON ADJACENT
PROPERTIES BOTH DURING AND AFTER CONSTRUCTION.
10.
GENERAL LOT GRADING IS BASED ON AVAILABLE INFORMATION AND MAY BE
ADJUSTED BY THE CONTRACTOR TO CONFORM TO ACTUAL FIELD CONDITIONS UPON
REVIEW AND APPROVAL OF THE DESIGN ENGINEER.
11.
ALL SITE IMPROVEMENTS WITHIN THE TOWN'S RIGHT-OF-WAY (INCLUDING BUT NOT
LIMITED TO APRONS, CURB CUTS, UTILITY SERVICE EXTENSIONS/LATERALS AND
ROADWAY PAVEMENT PATCHING) SHALL BE CONSTRUCTED TO THE TOWN OF
WATERFORD CONSTRUCTION STANDARDS AND AN EXCAVATION PERMIT OBTAINED
FROM THE PUBLIC WORKS DEPARTMENT.
12.
ALL TRAFFIC CONTROL SIGNS AND PAVEMENT MARKINGS SHALL BE INSTALLED IN THE
LOCATIONS SHOWN AND IN ACCORDANCE WITH THE MANUAL FOR UNIFORM TRAFFIC
CONTROL DEVICES (M.U.T.C.D.). ALL PARKING LOT STRIPING (EXCEPT FIRE LANE
MARKINGS) SHALL BE INSTALLED WITH DURABLE WHITE PAVEMENT MARKING PAINT.
THE HANDICAP PARKING SYMBOLS SHALL BE WHITE WITH STANDARD HANDICAP BLUE
BACKGROUNDS. ALL TRAFFIC CONTROL MARKINGS WITHIN THE TOWN RIGHT-OF-WAY
SHALL BE EPOXY.
13.
ALL DISTURBED AREAS NOT COVERED BY BUILDINGS, ASPHALT, STONE SURFACE OR
WALKS SHALL BE LANDSCAPED OR GRASSED. GRASSED AREAS SHALL BE LOAMED (4"
MIN.) FERTILIZED, SEEDED AND MULCHED AS REQUIRED TO SUIT SOIL CONDITIONS.
14.
HOURS OF CONSTRUCTION SHALL BE LIMITED TO 7:00 A.M. TO 6:00 P.M. MONDAY
THROUGH FRIDAY, AND 8:00 A.M. THROUGH 6:00 P.M. SATURDAY. NO CONSTRUCTION
ACTIVITY SHALL TAKE PLACE ON SUNDAYS. ADDITIONALLY, NO EXTERIOR LIGHTING
FOR CONSTRUCTION PURPOSES, FREESTANDING OR OTHERWISE, IS PROPOSED WITH
THIS APPLICATION.
SITE NOTES:
1.
NEW SIDEWALKS, RAMPS AND DRIVEWAYS SHALL BE INSTALLED TO PROVIDE SMOOTH
TRANSITION FOR PEDESTRIANS AND VEHICLES.
2.
ALL CURB/HANDICAP RAMP DESIGNS SHALL CONFORM TO ANSI STANDARDS OR ADA
ACT OF 1991, WHICHEVER IS MOST RESTRICTIVE.
3.
ALL SITE LIGHTING AND BUILDING MOUNTED LIGHT FIXTURES SHALL BE FULL CUT-OFF,
DARK SKY COMPLIANT FIXTURES AND ARRANGED TO MINIMIZE GLARE BEYOND
PROPERTY BOUNDARY AND SHALL PROVIDE ADEQUATE GROUND LEVEL ILLUMINATION
FOR SAFE VEHICULAR AND PEDESTRIAN CIRCULATION.
4.
NO SIGNAGE IS PROPOSED WITH THE APPLICATION. ANY SIGNAGE PROPOSED IN THE
FUTURE WILL REQUIRE AN APPROVAL FROM THE ZONING OFFICIAL PRIOR TO
INSTALLATION. NO UNAPPROVED SIGNAGE SHALL BE PLACED ON LIGHT POLES,
BUILDINGS, OR GROUNDS SUBJECT TO THIS APPROVAL.
5.
ROLL-AWAY WASTE AND RECYCLING RECEPTACLES WILL BE PROVIDED FOR THE SITE.
WASTE COLLECTION SHALL BE LIMITED TO MONDAY TO FRIDAY 7:00 A.M. TO 6:00 P.M.
6.
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY, AN AS-BUILT DRAWING SHALL
BE SUBMITTED FOR THE FILE.
7.
NO DRY ACCESS WILL BE PROVIDED TO THE BUILDING DURING A 100-YEAR STORM
EVENT.
STORMWATER NARRATIVE:
THE SITE GENTLY SLOPES FROM THE SOUTH TO NORTH TOWARD THE EXISTING DRAINAGE
SYSTEM LOCATED IN MAGO POINT WAY THE UNDERLYING SOIL ON THE SITE IS CLASSIFIED
AS UDORTHENTS-URBAN LAND COMPLEX AND GENERALLY CONSISTS OF GRAVELLY LOAM
AND GRAVELLY LOAMY SAND.
AS A RESULT OF THE PROPOSED IMPROVEMENTS, THE ON-SITE IMPERVIOUS COVERAGE
WILL BE REDUCED FROM 13,890 SQ. FT. TO 6,790 SQ. FT. - A REDUCTION OF 7,100 SQ. FT.
WHEN CONSIDERING THE TOTAL IMPERVIOUS AREA WITHIN THE LIMITS OF DISTURBANCE
(INCLUDING OFF-SITE IMPROVEMENTS), THE TOTAL IMPERVIOUS COVERAGE WILL BE
REDUCED FROM 15,208 SQ. FT. TO 7,884 SQ. FT. - A REDUCTION OF 7,324 SQ. FT. THIS
REDUCTION WILL BE ATTAINED BY REPLACING PORTIONS OF THE PRE-EXISTING
IMPERVIOUS AREA WITH PERVIOUS MATERIAL.
AS A RESULT OF THE PROPOSED IMPROVEMENTS, THE RE-DEVELOPED SITE WILL
GENERATE LESS RUNOFF VOLUME THAN THE PRE-EXISTING CONDITION AND WILL
ENHANCE THE STORMWATER QUALITY. RUNOFF VOLUME WILL BE DECREASING AS A
RESULT OF THE OVERALL DRAINAGE AREA BEING MAINTAINED AND AN OVERALL
REDUCTION IN IMPERVIOUS COVERAGE. WATER QUALITY WILL BE ENHANCED AS A
RESULT OF THE DECREASE IN IMPERVIOUS COVERAGE WHICH WILL ENCOURAGE
INFILTRATION INTO THE UNDERLYING SOIL.
THEREFORE, THE RE-DEVELOPED CONDITION WILL REDUCE THE QUANTITY OF
STORMWATER RUNOFF GENERATED FROM THE SITE AND WILL ENHANCE STORMWATER
QUALITY.
ZONING NOTES CONTINUED
7.
OFF-STREET PARKING REQUIREMENTS:
A.
PER SECTION 14a.7.2.a, A MINIMUM OF 3.0 OFF-STREET PARKING
SPACES SHALL BE PROVIDED PER 1,000 SQ. FT. OF GROSS
COMMERCIAL FLOOR AREA.
a.
BUILDING GROSS FLOOR AREA = 1,693 SQ. FT.
b.
FOOD VEHICLE AREA = 240 SQ. FT.
c.
MINIMUM
REQUIRED
OFF-STREET
PARKING
=
(3.0
SPACES/1,000 SQ. FT.) x (1,693 SQ. FT. + 240 SQ. FT.) = 6
PARKING SPACES
B.
PER SECTION 14a.7.2.e, OFF-STREET PARKING MAY BE PROVIDED
ON THE SAME LOT OR MAY, WITH APPROVAL BY THE
COMMISSION, BE LOCATED WITHIN 1,200 FEET OF THE
PROPERTY USED PROVIDED THAT PEDESTRIAN ACCESS IS
PROVIDED BETWEEN THE SITE AND THE PARKING THAT
SERVICES IT. ACCORDINGLY, THE PARKING CALCULATION IS AS
FOLLOWS:
a.
A TOTAL OF 4 OFF-STREET PARKING SPACES ARE
PROVIDED ON THE 360 MAGO POINT WAY PROPERTY.
b.
363 MAGO POINT WAY (THE CAFÉ) - 363 MAGO POINT WAY
(THE CAFÉ) RECEIVED APPROVAL FOR 10 PARKING SPACES.
THE REQUIRED PARKING SPACES FOR THE USE/SITE IS 6
PARKING SPACES. OF THE 4 SURPLUS SPACES, 3 ARE
ALREADY UTILIZED FOR THE OFFICE BUILDING AT 357
MAGO POINT WAY. THE APPLICANT HAS REQUESTED TO
USE THE 1 REMAINING SPACE LOCATED AT 363 MAGO
POINT WAY.
c.
361 MAGO POINT WAY (THE SMOKEHOUSE/OFFICE) - THE
ORIGINAL SITE PLAN FOR 361 MAGO POINT WAY WAS
APPROVED WITH 21 PARKING SPACES BY VARIANCE. PER
THE CURRENT MAGO POINT REGULATIONS, THE REQUIRED
PARKING SPACES FOR THE USE/SITE IS 15 PARKING
SPACES. THE APPLICANT HAS REQUESTED TO USE 1 OF
THE 6 ADDITIONAL SPACES LOCATED AT 361 MAGO POINT
WAY.
d.
TOTAL PARKING SPACES PROVIDED = 4 OFF-STREET
PARKING SPACES + 1 SHARED PARKING SPACE (363 MAGO
POINT WAY) + 1 SHARED PARKING SPACES (361 MAGO
POINT WAY) = 6 PARKING SPACES.
E
N
S
W
10
0
5
SCALE IN FEET
10
DESCRIPTION OF REVISION
DRAWING
SHEET NUMBER:
H H
ENGINEERING
ASSOCIATES
232 Greeœőaœville Aveœƞe
Sƞite 201
MƼƊtic, CT 06355
860-980-8008 (O)ͤ 413-579-4488 (M)
ƶƶƶ.ĮĮ-eœgiœeerƊ.coő
OF
CHECKED BY:
DATE:
DRAWN BY:
DATE:
PROJECT NO.
SCALE:
DATE
APPR.
REV.
STAMP
PREPARED FOR:
PROPERTY ADDRESS:
SITE DEVELOPMENT PLAN
NEW PICKLEBALL COURT AND CLUBHOUSE
358 & 360 MAGO POINT WAY, WATERFORD, CT 06385
MAGO WAY REALTY LLC
16 POWDER HORN HILL ROAD, WILTON, CT 06897
2022-0037
1" = 10'
SMM
2/20/2023
SMM
2/20/2023
2
5
SDP-1
1
REVISIONS PER TOWN REVIEW COMMENTS
4/6/2023
SMM
Z:\SHARED\H+H ENGINEERING ASSOCIATES\PROJECTS\2022\2022-0037 - DAVERSA - 360 MAGO POINT RD, WATERFORD\DWGS\SITE PLAN - 360 MAGO POINT WAY.DWG
Tab: SITE PLAN Saved: 4/10/2023 12:57 PM Plotted: 4/10/2023 12:58 PM
STORMWATER MANAGEMENT SYSTEM MAINTENANCE PLAN:
1.
GENERAL
A.
THE ACCESS DRIVE AND PARKING AREAS SHOULD BE SWEPT AT LEAST ONCE PER
YEAR, PREFERABLY AFTER THE END OF THE WINTER SANDING SEASON.
2.
PERMEABLE PAVERS
A.
THE PAVERS SHALL BE CLEANED AT THE END OF CONSTRUCTION ONCE THE
LANDSCAPED AREAS ARE FULLY STABILIZED.
B.
FOR THE FIRST YEAR OF OPERATION FOLLOWING CONSTRUCTION, THE PAVERS
SHALL BE INSPECTED EVERY FOUR MONTHS, WITH ONE INSPECTION OCCURRING
DURING THE MONTH OF APRIL AND ANOTHER IN NOVEMBER.
C.
AFTER THE FIRST YEAR OF OPERATION, THE PAVERS SHALL BE INSPECTED A
MINIMUM OF ONCE PER YEAR FOR DETERIORATION AND TO DETERMINE IF SOIL
LOSS HAS OCCURRED. SOIL SHALL BE REPLACED AS NECESSARY.
D.
PAVERS SHOULD BE REGULARLY CLEARED OF TRACKED MUD OR SEDIMENT AND
LEAVES.
E.
CARE SHALL BE TAKEN WHEN REMOVING SNOW TO AVOID CATCHING THE SNOW
PLOW ON THE EDGES OF THE PAVERS.
F.
CARE SHALL BE TAKEN TO MINIMIZE SALT USE OR SAND FOR DE-ICING AND
TRACTION IN THE WINTER.
G.
LANDSCAPED AREAS SHALL BE WELL MAINTAINED TO PREVENT SOIL FROM
BEING WASHED ONTO THE PAVER SURFACE.

NOT TO SCALE
SINGLE DIRECTION RAMP WITHOUT NON-WALKING
SURFACE GRADE BREAK 5' OR LESS (TYPE 15)
NOT TO SCALE
SINGLE DIRECTION RAMP WITHOUT NON-WALKING
SURFACE GRADE BREAK GREATER THAN 5' (TYPE 14)
18"
12"
A
A
CURB
0.9" MIN. TO
1.4" MAX.
0.45" MIN. TO
0.9" MAX.
0.2"
DOME SECTION
DOME SPACING
GENERAL NOTES:
1.
MAXIMUM SLOPES OF ADJOINING GUTTERS AND ROAD SURFACES IMMEDIATELY
ADJACENT TO THE SIDEWALK RAMP OR ACCESSIBLE ROUTE SHOULD NOT EXCEED 20:1.
2.
CARE SHALL BE TAKEN TO ASSURE UNIFORM GRADE ON THE RAMP, FREE OF SAGS AND
ABRUPT GRADE CHANGES.
3.
ALL ADA (AMERICAN DISABILITY ACT) CONCRETE RAMPS SHALL BE CONSTRUCTED OF
CLASS "C" CONCRETE AND SHALL MEET ALL THE REQUIRED TECHNICAL AND MATERIAL
SPECIFICATIONS AS SPECIFIED WITHIN THE STATE OF CONNECTICUT STANDARD
SPECIFICATION FORM 816 AS AMENDED.
4.
ALL RAMP SURFACES SHALL BE TREATED WITH A STIFF BROOM FINISH TRANSVERSE TO
THE SLOPE OF THE RAMP.
5.
AS PER FEDERAL AND STATE REGULATIONS, DETECTABLE DOMED WARNING PADS
MEASURING A STANDARD 2-FEET BY 4-FEET SHALL BE INSTALLED WITHIN EACH RAMP.
6.
THE PAD COLOR SHALL BE GRAY UNLESS OTHERWISE INSTRUCTED. NO SURFACE
GLUING OF THE PAD TO THE CONCRETE RAMP WILL BE ALLOWED. ALL PADS ARE TO BE
ATTACHED WITH THE PROPER HARDWARE. PLACE EDGE OF RAMP 6-INCHES FROM THE
EDGE OF THE ROAD.
7.
TO ALLOW FOR EASE OF WHEELCHAIR TRAVEL, PLACE PAD IN THE LONGITUDE
DIRECTION SO AS TO INTERFERE WITH THE WIDTH OF THE WHEELS ON A WHEELCHAIR.
8.
CONCRETE SHALL BE USED IN THE TRANSITION SECTIONS TO EACH RAMP. NO STONE
CURBING IS REQUIRED. THE EDGE OF THE RAMP SHALL MATCH EVENLY WITH THE EDGE
OF PAVEMENT. NO "RISE" BETWEEN THE RAMP AND PAVEMENT WILL BE ALLOWED. THE
CONTRACTOR WILL BE MADE RESPONSIBLE TO MAKE ALL THE NECESSARY CORRECTION.
9.
ALL ADA RAMPS ARE TO HAVE SLOPE OF 12:1.
10.
ALL RAMPS TO BE CONSTRUCTED WITH 6'x6' WELDED WIRE MESH REINFORCING.
ROLLED HIGH TENSILE
STEEL WITH 3/8"
DIAMETER HOLES
SPACED 1" ON CENTER
NOTES:
1.
SIGN MUST BE INSTALLED PERPENDICULAR TO TRAVEL LANE.
2.
SIGNS INSTALLATIONS WITHIN THE STATE OF CONNECTICUT RIGHT OF WAY
SHALL INCLUDE BREAKAWAY MOUNTING
3.
ALL SIGNS WITHIN THE CITY R.O.W. ARE TO BE HIGH INTENSITY PRISMATIC,
INSTALLED WITH BREAKAWAY POSTS AND IN ACCORDANCE WITH THE M.U.T.C.D.
4.
SIGN MATERIALS SHALL BE IN ACCORDANCE WITH SECTION M.18 OF THE
CONNDOT
STANDARD
SPECIFICATIONS
FOR
ROADWAY,
BRIDGES
AND
INCIDENTAL CONSTRUCTION.
GREEN BAKED
ENAMEL FLANGED
CHANNEL POST
NEW ENGINEER GRADE
.080 ALUMINUM SIGN
GREEN BAKED ENAMEL
FLANGED CHANNEL POST
BACKFILL
CONCRETE BASE
(12" SQ)
SIGN PER PLAN
DIRECTIONAL SIGN
1-1/2 SF MAX
REFLECTIVE
LETTERING
0.125 ALUMINUM
PANEL STATE OF
ACCESSIBLE PARKING
SIGN CONNECTICUT
APPROVED
BLUE BACKGROUND
SOLID WHITE BORDER
AND LETTERS
WHERE APPLICABLE,
SEE PLAN
BLUE REFLECTIVE
BACKGROUND, WHITE
LETTERING AND GRAPHICS
MOUNT SIGN
WITH TAMPER
PROOF
HARDWARE
HIGH INTENSITY REFLECTIVE
TAPE WHITE COLOR
8" DIA. SCHEDULE 40 GALVANIZED/ PAINTED
(YELLOW) STEEL PIPE CONCRETE FILLED
BITUMINOUS PAVEMENT
18" DIA. CONCRETE FOOTING
COMPACTED BANK RUN
GRAVEL
ACCESSIBLE PARKING SPACE DETAIL
8'
5'
10'
8'
8'
VAN ACCESSIBLE
CAR
4" WIDE WHITE STRIPE (TYP.)
4" WIDE WHITE STRIPES
INTERIOR STRIPING @ 45° (TYP.)
PAINTED HANDICAP
PARKING LOGO (TYP.)
EDGE OF CONC. CURB
(FLUSH TO PAVEMENT)
NOTES:
1.
PER SECTION 502.4.1 IN THE AMENDMENTS TO ICC A117.1-2009 NOTED IN THE 2018
CONNECTICUT STATE BUILDING CODE, ACCESS AISLES (CROSS HATCH) SHALL ADJOIN AN
ACCESSIBLE ROUTE. TWO PARKING SPACES SHALL BE PERMITTED TO SHARE A COMMON
ACCESS AISLE. IF A CAR AND A VAN SPACE SHARE A COMMON ACCESS AISLE, THAT AISLE
SHALL BE 96 INCHES MINIMUM IN WIDTH. ACCESS AISLES SHALL NOT OVERLAY WITH THE
VEHICULAR WAY. PARKING SPACES MAY HAVE ACCESS AISLES PLACED ON EITHER SIDE OF
THE CAR OR VAN PARKING SPACE. VAN PARKING SPACES THAT ARE ANGLED SHALL HAVE
ACCESS AISLES LOCATED ON THE PASSENGER SIDE OF THE PARKING SPACE.
2.
PER SECTION 502.6 IN THE AMENDMENTS TO ICC A117.1-2009 NOTED IN THE 2018
CONNECTICUT STATE BUILDING CODE, AND IN ACCORDANCE WITH SECTION 1106.5 AND
1106.5.1.1 OF THE 2015 INTERNATIONAL BUILDING CODE, THE MINIMUM VERTICAL CLEARANCE
FOR AN ACCESSIBLE SPACE WITHIN A PARKING GARAGE SHALL BE 8 FEET 2 INCHES.
18'
NO PARKING
PASSENGER
LOADING ZONE
STATE PERMIT
REQUIRED
3-1/8"
1-1/4"
1-17/32"
OUTERMOST EDGE OF SIGN
MAY NOT PROTRUDE PAST
THE BACK FACE OF CURB
PAVEMENT
MOUNT SIGN WITH
TAMPER PROOF
HARDWARE
36" MAX.
60"
18"
12"
6"
GRADE
A
A
SECTION A-A
STOP SIGN
TRAFFIC SIGN
NOTE: GALVANIZED FLANGED CHANNEL
POST ROLLED HIGH TENSILE STEEL WITH
3/8" DIAMETER HOLES SPACED 1" ON
CENTER
3-1/8"
1-1/4"
1-17/32"
SECTION A-A
8"
42"
3"
42"
18"
60"
* NO PRECAST BUMPER
* NO SEPARATE SIGNAGE
18"
12"
HANDICAPPED
PARKING
VAN
ACCESSIBLE
STATE PERMIT
REQUIRED
VIOLATORS WILL BE
FINED A MIN. $116
ACCESSIBLE SIGNAGE/BOLLARD
1"
4"
4"
4"
1"
NOT TO SCALE
NOT TO SCALE
NOT TO SCALE
0.65" MIN.
1.8" MIN. TO
2.4" MAX.
DETECTIBLE WARNING STRIP
NOT TO SCALE
PERMEABLE PAVER
JOINT FILLING MATERIAL
- ASTM No. 8 AGGREGATE
BEDDING COURSE - 1-1/2" TO 2"
ASTM No. 8 AGGREGATE
BASE COURSE - 4"
ASTM No. 57 AGGREGATE
STONE CURB
SUBBASE COURSE -
ASTM No. 2 AGGREGATE
GEOTEXTILE
SUBGRADE
PERMEABLE PAVER DETAIL
NOT TO SCALE
6" FOR WALKWAYS
12" FOR DRIVEWAYS
STOP SIGN:
R1-1; 31-0552-30"
STOP
MIN. SIGN
HEIGHT=60"
SEE TYPICAL PAVEMENT
X-SECTION DETAIL
COMPACTED
SUBGRADE
6"
6"
1'-2"
6"
FINISHED GRADE
STONE CURB
NOT TO SCALE
GRANITE
CURB
FINISHED GRADE - HOLD 1/2" BELOW
CURB TOP IN LANDSCAPED AREAS
6" CLASS 'C'
CONCRETE
6"
COMPACTED SUBGRADE OR
UNDISTURBED MATERIAL
SECTION
BITUMINOUS CONCRETE PAVING
1-1/2" WEARING COURSE, CLASS 2
1-1/2" BINDER COURSE, CLASS 1
4" PROCESSED AGGREGATE BASE
(M.05.01)
8" GRAVEL SUBBASE
(M.02.06 GRADATION 'A')
NOT TO SCALE
SECTION
NOTES:
1.
THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING THE CORRECT SIZE DEVICE FOR EACH INLET. FOR NON-STANDARD CATCH BASINS
AND INLETS, THE CONTRACTOR SHALL MEASURE DIMENSIONS IN THE FIELD AND ORDER THE APPROPRIATE SIZE(S).
2.
THE INLET SEDIMENT CONTROL DEVICE SHALL BE OF HIGH FLOW DESIGN (200 GAL/MIN/FT), AS PER THE MANUFACTURER'S SPECS.
3.
THE SEDIMENT CONTROL DEVICE SHALL BE INSPECTED DAILY BY THE CONTRACTOR AND CLEANED AND MAINTAINED A MINIMUM
ONCE PER MONTH OR WITHIN THE 48 HOURS FOLLOWING A STORM EVENT. THE FILTER SHALL BE REPLACED OR CLEANED WHEN THE
BAG BECOMES HALF FULL. THE FILTER SHALL BE CLEANED IN A MANNER WHICH ENSURES THAT ALL SEDIMENT REMAINS ON SITE.
4.
SUBSTITUTION OF A SHEET OF FILTER FABRIC PLACED OVER THE OPENING OF THE INLET IS NOT APPROVED.
5.
RECESSED CURB INLET CATCH BASINS MUST BE BLOCKED WHEN USING FILTER FABRIC INLET SACKS, SIZE OF FILTER INLET SACK TO
BE DETERMINED BY MANUFACTURER.
6.
THE FILTER DEVICE SHALL BE MANUFACTURED BY ACF ENVIRONMENTAL OR APPROVED EQUAL.
DUMP LOOPS
SEDIMENT
CONTROL BAG
"SILT SACK"
OR EQUAL
1" REBAR FOR
BAG REMOVAL
FROM INLET
LENGTH
WIDTH
DEPTH
CATCH BASIN FILTER (SILT SACK) DETAIL
BAG DETAIL
INSTALLATION DETAIL
SECTION
PERSPECTIVE VIEW
EXPANSION RESTRAINT
(1/4" NYLON ROPE,
2" FLAT WASHERS)
DUMP LOOP
2 EACH DUMP
STRAPS
EXPANSION RESTRAINT
(1/4" NYLON ROPE,
2" FLAT WASHERS)
BAG DEPTH TO
TOP OF PIPE
NOT TO SCALE
COUPLING OF ADJACENT STAKES
INSTALLATION NOTES FOR HAY BALES:
1.
PLACE HAY BALES ON CONTOUR AND WITH LAST HAY BALES UPSLOPE TO THAT TOP OF LAST SEVERAL HAY
BALES ARE HIGHER THAN LINE OF HAY BALES.
2.
EXCAVATE TRENCH 4" MIN. AND PLACE FILL UPSLOPE OF TRENCH
3.
PLACE HAY BALE AND STAKE FIRST STAKE AT ANGLE TOWARDS FIRST BAKE. STAKES ARE 18" MIN. INTO GROUND.
4.
WEDGE LOOSE HAY BETWEEN BALES.
5.
BACKFILL & COMPACT EXCAVATED FILL ALONG UPHILL SIDE OF HAY BALE.
TYPICAL SEDIMENT BARRIER DETAIL
36"
6"
2"x2"x48"
WOOD POST
SILT FENCE
FINISH
GRADE
80°
OR
FLOW
HAYBALES WITH
2-2"x2"x36"
WOOD STAKES
COMPACTED
BACKFILL
COMPACTED
BACKFILL
12"
4"
MANUFACTURER'S
COUPLER OR BIND
WITH WIRE
SECTION 'A'
STAKE 'A'
STAKE 'B'
SECTION 'B'
SECTION 'B'
STAKE 'B'
SECTION 'A'
STAKE 'B'
NOT TO SCALE
DESCRIPTION OF REVISION
DRAWING
SHEET NUMBER:
H H
ENGINEERING
ASSOCIATES
232 GƂeeœőaœvĳlle Aveœƞe
Sƞĳte 201
MƼƊtĳā, CT 06355
860-980-8008 (O); 413-579-4488 (M)
ƶƶƶ.ĮĮ-eœħĳœeeƂƊ.āoő
OF
CHECKED BY:
DATE:
DRAWN BY:
DATE:
PROJECT NO.
SCALE:
DATE
APPR.
REV.
STAMP
PREPARED FOR:
PROPERTY ADDRESS:
SITE DETAILS
NEW PICKLEBALL COURT AND CLUBHOUSE
358 & 360 MAGO POINT WAY, WATERFORD, CT 06385
MAGO WAY REALTY LLC
16 POWDER HORN HILL ROAD, WILTON, CT 06897
2022-0037
AS NOTED
SMM
2/20/2023
SMM
2/20/2023
5
5
DT-1
1
REVISIONS PER TOWN REVIEW COMMENTS
4/6/2023
SMM
Z:\SHARED\H+H ENGINEERING ASSOCIATES\PROJECTS\2022\2022-0037 - DAVERSA - 360 MAGO POINT RD, WATERFORD\DWGS\SITE PLAN - 360 MAGO POINT WAY.DWG
Tab: DETAILS Saved: 4/10/2023 12:57 PM Plotted: 4/10/2023 1:01 PM
HAIR BROOM FINISH
CONTINUOUS TOOLED JOINT
1" RADIUS
6" SMOOTH FACE
20"
CONCRETE SIDEWALK WITH MONOLITHIC CURB
1/4"/FT
6x6-W1.4xW1.4
WELDED WIRE FABRIC
CLASS 'C' CONCRETE
COMPACTED PROCESSED
GRAVEL BASE
COMPACTED SUBGRADE
NOTE: TOOLED JOINTS AT 5' ON CENTER
AND CONSTRUCTION JOINTS WITH
PREMOLDED STRIP AT 15' ON CENTER
PAVEMENT
FINISH GRADE
6"
6"
2"
14"
6"
12"
1
1
4"
6"
8'
NOT TO SCALE
6"
6' WASTE RECEPTACLE
ENCLOSURE
4" (MAX.)
3'-6"
SOLID UNIVERSAL
BOARD FENCE
(STYLE TO BE
DETERMINED
BY OWNER)
6"x6" POST WITH
1/2" CHAMFERED EDGE
AS SHOWN SET 36" MIN.
INTO GRADE
ORNAMENTAL POST
CAP (OPTIONAL)
WASTE RECEPTACLE ENCLOSURE/FENCE ELEVATION
NOT TO SCALE