Planning & Zoning Commission (linked)

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Board/Commission	Planning & Zoning Commission
Meeting Date	February 10, 2026
Pages	7
File Size	21.8 MB
OCR Status	Searchable (OCR processed)
Source URL	Original

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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
SHARED PARKING PLAN
5
DT-1
SITE DETAILS
6
PREPARED FOR:
MAGO WAY REALTY LLC
NEW PICKLEBALL COURT & CLUBHOUSE
WITH BANQUET HALL USE
358-360 MAGO POINT WAY, WATERFORD, CT 06385
DATE: FEBRUARY 6, 2023
REVISED: APRIL 6, 2023
REVISED: DECEMBER 2, 2025
APPLICANT/PROPERTY OWNER:
MAGO WAY REALTY LLC
16 POWDER HORN HILL ROAD
WILTON, CT 06897
SITE DEVELOPMENT PLANS
H H
ENGINEERING
ASSOCIATES
232 Greenmanville Ave.
Suite 201
Mystic, CT 06355
860-980-8008
www.hh-engineers.com
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
7.0
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'
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
VAN
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.
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.
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.
E
N
S
W
10
0
5
SCALE IN FEET
10
DESCRIPTION OF REVISION
DRAWING
SHEET NUMBER:
OF
CHECKED BY:
DATE:
DRAWN BY:
DATE:
PROJECT NO.
SCALE:
DATE
APPR.
REV.
H H
ENGINEERING
ASSOCIATES
232 Greenmanville Ave.
Suite 201
Mystic, CT 06355
860-980-8008
www.hh-engineers.com
PREPARED FOR:
PROPERTY ADDRESS:
SITE DEVELOPMENT PLAN
NEW PICKLEBALL COURT & CLUBHOUSE WITH BANQUET HALL USE
358-360 MAGO POINT WAY, WATERFORD, CT 06385
MAGO WAY REALTY LLC
16 POWDER HORN HILL ROAD, WILTON, CT 0689
2025-0216
1" = 10'
SMM
2/6/2023
SMM
2/6/2023
SDP-1
2
6
1
REVISIONS PER TOWN REVIEW COMMENTS
4/6/2023
SMM
2
MINOR SITE MODIFICATIONS & INCLUSION OF BANQUET HALL USE
12/2/2025
SMM
Z:\SHARED\H+H ENGINEERING ASSOCIATES\PROJECTS\2025\2025-0216 - DAVERSA - MAGO POINT WAY, WATERFORD\DWGS\SITE PLAN - 360 MAGO POINT WAY.DWG Tab: SITE PLAN Saved: 12/2/2025 3:48 PM Plotted: 12/2/2025 3:50 PM
29798
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GENERAL NOTES:
1.
THE APPLICANT AND PROPERTY OWNER IS MAGO WAY REALTY LLC OF 16 POWDER
HORN HILL ROAD, WILTON, CT 06897.
2.
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 WITH A BANQUET HALL USE, CREATE A FOOD VEHICLE PARKING AREA, PROVIDE
TEMPORARY OUTDOOR DINING AREAS, AND PLANT 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.
THE PLANNING & ZONING COMMISSION APPROVED A SPECIAL PERMIT FOR THE
PROPOSED IMPROVEMENTS ON APRIL 25, 2023.
3.
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.
4.
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.
5.
THE PURPOSE OF THIS PLAN IS FOR SUBMISSION TO WATERFORD PLANNING & ZONING
COMMISSION FOR A MODIFICATION TO THE PREVIOUSLY APPROVED 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.
6.
THIS PROPERTY IS SERVED BY MUNICIPAL WATER AND SANITARY SEWER.
7.
ELEVATIONS SHOWN HEREON ARE PER REFERENCE MAP 'A' AND ARE BASED ON
NAVD-88 DATUM.
REFERENCE INFORMATION:
1.
THIS PLAN WAS COMPILED USING THE FOLLOWING REFERENCE INFORMATION:
A.
A TEN SHEET SITE PLAN SET ENTITLED, "MAGO POINT CAFE, SITE DEVELOPMENT
PLANS, 363 MAGO POINT WAY, WATERFORD, CONNECTICUT, MAP 149 LOT 7066,
PREPARED FOR COCO & MAY, LLC," DATE ISSUED: AUGUST 31, 2020, PREPARED BY:
CHERENZIA & ASSOCIATES, LTD.
B.
A CLASS A-2, T-2 SURVEY MAP ENTITLED, "BOUNDARY & 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.
ELEVATION DATUM: NAVD-88.
C.
A CLASS A-2, T-3 SURVEY MAP ENTITLED, "EXISTING CONDITIONS, PREPARED FOR
PAUL DAVERSA, 363 MAO POINT WAY, MAP 149 LOT 7066 WATERFORD, CT," SCALE:
1"=20', DATED: MAY 16, 2019, PREPARED BY: CHERENZIA & ASSOCIATES, LTD.
ELEVATION DATUM: NAVD-88.
D.
AN AUTOCAD WORKSHEET OF EXISTING CONDITIONS FOR 357 MAGO POINT WAY,
PROVIDED BY CHERENZIA & ASSOCIATES, LTD.
E.
SUPPLEMENTAL PLANIMETRIC INFORMATION WAS OBTAINED FROM GOOGLE MAPS.
2.
THE SHARED PARKING PLAN IS BASED ON A COMPILATION OF THE FIVE NOTED
REFERENCE PLANS. THE RIGHT-OF-WAY WIDTH WAS NOT SURVEYED FOR THIS PLAN IS
BASED ON A BEST FIT BETWEEN THE REFERENCE INFORMATION.

MAGO POINT WAY
(FORMERLY ROPE FERRY ROAD - CT ROUTE 156)
(REVERTED TO TOWN 10-19-1992)
MILLSTONE ROAD
VAN
E
N
S
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10
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5
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10
DESCRIPTION OF REVISION
DRAWING
SHEET NUMBER:
OF
CHECKED BY:
DATE:
DRAWN BY:
DATE:
PROJECT NO.
SCALE:
DATE
APPR.
REV.
H H
ENGINEERING
ASSOCIATES
232 Greenmanville Ave.
Suite 201
Mystic, CT 06355
860-980-8008
www.hh-engineers.com
PREPARED FOR:
PROPERTY ADDRESS:
LANDSCAPING PLAN
NEW PICKLEBALL COURT & CLUBHOUSE WITH BANQUET HALL USE
358-360 MAGO POINT WAY, WATERFORD, CT 06385
MAGO WAY REALTY LLC
16 POWDER HORN HILL ROAD, WILTON, CT 0689
2025-0216
1" = 10'
SMM
2/6/2023
SMM
2/6/2023
LA-1
3
6
1
REVISIONS PER TOWN REVIEW COMMENTS
4/6/2023
SMM
2
MINOR SITE MODIFICATIONS & INCLUSION OF BANQUET HALL USE
12/2/2025
SMM
Z:\SHARED\H+H ENGINEERING ASSOCIATES\PROJECTS\2025\2025-0216 - DAVERSA - MAGO POINT WAY, WATERFORD\DWGS\SITE PLAN - 360 MAGO POINT WAY.DWG Tab: LANDSCAPING Saved: 12/2/2025 3:48 PM Plotted: 12/2/2025 3:50 PM
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MAGO POINT WAY
(FORMERLY ROPE FERRY ROAD - CT ROUTE 156)
(REVERTED TO TOWN 10-19-1992)
MILLSTONE ROAD
VAN
E
N
S
W
10
0
5
SCALE IN FEET
10
DESCRIPTION OF REVISION
DRAWING
SHEET NUMBER:
OF
CHECKED BY:
DATE:
DRAWN BY:
DATE:
PROJECT NO.
SCALE:
DATE
APPR.
REV.
H H
ENGINEERING
ASSOCIATES
232 Greenmanville Ave.
Suite 201
Mystic, CT 06355
860-980-8008
www.hh-engineers.com
PREPARED FOR:
PROPERTY ADDRESS:
LIGHTING PLAN
NEW PICKLEBALL COURT & CLUBHOUSE WITH BANQUET HALL USE
358-360 MAGO POINT WAY, WATERFORD, CT 06385
MAGO WAY REALTY LLC
16 POWDER HORN HILL ROAD, WILTON, CT 0689
2025-0216
1" = 10'
SMM
2/6/2023
SMM
2/6/2023
LT-1
4
6
1
REVISIONS PER TOWN REVIEW COMMENTS
4/6/2023
SMM
2
MINOR SITE MODIFICATIONS & INCLUSION OF BANQUET HALL USE
12/2/2025
SMM
Z:\SHARED\H+H ENGINEERING ASSOCIATES\PROJECTS\2025\2025-0216 - DAVERSA - MAGO POINT WAY, WATERFORD\DWGS\SITE PLAN - 360 MAGO POINT WAY.DWG Tab: LIGHTING Saved: 12/2/2025 3:48 PM Plotted: 12/2/2025 3:50 PM
29798
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GAS
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
MON
S
S
S
S
HYD
W
W
W
W
D
D
D
D
W
W
W
W
4.87
4.76
5.66
5.85
5.56
5.56
4.86
4.92
5.07
5.26
5.26
5.01
#365 MAGO POINT WAY
N/F
CONNECTICUT STATE OF
VOLUME 542 PAGE 167
#362 MAGO POINT WAY
N/F
BOB, BOB, & CARL LEACH
VOLUME 1826 PAGE 254
#361 MAGO POINT WAY
N/F
MAGO WAY REALTY
VOLUME 1522 PAGE 75
#364 MAGO POINT WAY
N/F
O B E ENTERPRISES LLC
VOLUME 510 PAGE 335
#21 AVENUE B
N/F
CONNECTICUT STATE OF
VOLUME 125 PAGE 278
#10 FOURTH STREET
N/F
LYNN MACMORROW
VOLUME 1874 PAGE 1121
#13 FOURTH STREET
N/F
SANDRA L. LEWIS
VOLUME 1820 PAGE 52
#8 AVENUE B
N/F
JAMES & ALMIRA GRAVEL
VOLUME 1574 PAGE 307
#4 NIANTIC RIVER ROAD
N/F
SP HERITAGE LLC
VOLUME 374 PAGE 119
#363 MAGO POINT WAY
N/F
COCO & MAY LLC
VOLUME 1591 PAGE 78
EXISTING CURB
EXISTING WALK
AVENUE B
PUBLIC ROAD 30' R/W
S
S
MAGO POINT WAY
PUBLIC ROAD R/W VARIES
BENCHMARK
RP SPIKE
ELEVATION=4.87
DATUM=NAVD-88
12" WATER
EXISTING BIORETENTION
EXISTING RIPRAP
LEAK OFF
EXISTING BURIED
PROPANE TANKS
EXISTING LANDSCAPED AREA
EXISTING
BIORETENTION
FOURTH STREET
PUBLIC ROAD 30' R/W
4" FIRE
EXISTING
LANDSCAPED
AREA (TYP.)
RAMP 1:12
ENTRY
PORCH
ABOVE
AVENUE B
EXISTING DUMPSTER
ENCLOSURE
WG
WG
7
7
6
6
7
6
5
5
6
S
S
W
EXISTING SITE LIGHTING (TYP.)
EXISTING BIORETENTION/TREE
FILTER AREA
EXISTING CONCRETE WALK
4.5
4.7
5.6
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
4.8
4.4
4.7
4.8
5.7
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
6.7
6.8
6.5
6.8
6.7
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
CHD
EXISTING
BUILDING
EXISTING
BUILDING
#360 MAGO POINT WAY
N/F
MAGO POINT WAY REALTY, LLC
VOLUME 1855 PAGE 226
IP
RR
SPK
CHD
IP
UP
141
EXISTING PERMEABLE PAVER WALKWAY
EXISTING ROLL-AWAY WASTE
RECEPTACLES AND 6'(H) ENCLOSURE
EXISTING DETACHED PERGOLA
EXISTING
BUILDING
EXISTING
BUILDING
EXISTING
BUILDING
#9 AVENUE B
N/F
ARTHUR R. SHALLCROSS, JR.
VOLUME 444 PAGE 857
#8 WADSWORTH LANE
N/F
JANE A. WADSWORTH
VOLUME 504 PAGE 764
UE
UE
UE
UE
UE
SAN
MAGO POINT WAY
PUBLIC ROAD R/W VARIES
5.8
EXISTING
OFFICE
BUILDING
BENCHMARK
TOP CHD BOUND
ELEVATION=5.33'
NAVD 1988
CHD
EXISTING CLEANOUTS
(TYP.)
EXISTING STOP SIGN
& 24" STOP BAR
MON
5.5
4.3
4.3
4.8
4.3
5.1
4.1
4.7
3.8
5.3
4.9
4.8
4.9
5.0
5.1
5.9
#5 FOURTH STREET
N/F
DONALD B CABRAL
VOLUME 1466 PAGE 319
W
5.5
EXISTING
SAND FILTER
EXISTING SEDIMENT
FOREBAY
#357 MAGO POINT WAY
N/F
RIVERWALK LLC
VOLUME 1753 PAGE 146
EXISTING PICKLEBALL COURT
2" DOM.
APPROVED SAND FILTER
APPROVED
BUILDING
APPROVED
DECK
APPROVED
PERVIOUS
PAVERS
APPROVED
SAND FILTER
D
STM
IP
6
8
6
1
21 PARKING
SPACES
4 PARKING
SPACES
3
1
10
10 PARKING
SPACES
1 PARKING
SPACE
1
E
N
S
W
20
0
10
SCALE IN FEET
20
SHARED PARKING NARRATIVE:
1.
THE APPLICANT RECEIVED A SPECIAL PERMIT APPROVAL, SITE PLAN APPROVAL, AND CAM APPROVAL
FROM THE PLANNING & ZONING COMMISSION ON APRIL 25, 2023 FOR THE PROPOSED IMPROVEMENTS TO
358-360 MAGO POINT WAY. THE APPLICANT IS PROPOSING A MODIFICATION TO THE PREVIOUSLY
APPROVED APPROVALS TO USE THE CLUBHOUSE ON OCCASION AS A BANQUET HALL.
2.
PER SECTION 14a.7.2.a, THE MINIMUM ON-SITE PARKING REQUIREMENT FOR THE SITE IS 3.0 OFF-STREET
PARKING SPACES PER 1,000 SQ. FT. OF GROSS COMMERCIAL FLOOR AREA. THE BANQUET HALL USE DOES
NOT REQUIRE ADDITIONAL ON-SITE PARKING, HOWEVER, FROM AN OPERATIONAL STANDPOINT,
ADDITIONAL PARKING SPACES WILL BE REQUIRED DURING AN EVENT. TO MEET THIS DEMAND, THE
APPLICANT IS PROPOSING A SHARED PARKING ARRANGEMENT BETWEEN FIVE ADJACENT PROPERTIES,
ALL OWNED BY THE APPLICANT, SUCH THAT ALL OF THE PARKING AVAILABLE ACROSS THE FIVE
PROPERTIES WILL BE RESERVED FOR THE BANQUET HALL DURING AN EVENT.
3.
TO ESTABLISH A BASELINE PARKING DEMAND, WE ARE UTILIZING SECTION 20.3.t (COMMERCIAL
RECREATIONAL FACILITY) TO CALCULATE THE APPROXIMATE MINIMUM PARKING DEMAND/ALLOWABLE
USERS FOR AN EVENT.
A.
PARKING CALCULATION: 1 SPACE / 3 USERS UTILIZING THE PREMISES AT ONE SINGLE TIME.
B.
MAXIMUM NUMBER OF USERS WITHIN THE BUILDING = 77 (PER FIRE CODE
C.
REQUIRED PARKING = 1 SPACE / 3 USERS X 77 USERS = 26 PARKING SPACES.
4.
THE TOTAL AVAILABLE PARKING IS AS FOLLOWS:
A.
357 MAGO POINT WAY: 1 PARKING SPACE
B.
358 MAGO POINT WAY: 0 PARKING SPACES
C.
360 MAGO POINT WAY: 4 PARKING SPACES
D.
361 MAGO POINT WAY: 21 PARKING SPACES
E.
363 MAGO POINT WAY: 10 PARKING SPACES
THEREFORE, THE TOTAL AVAILABLE PARKING = 36 PARKING SPACES
DESCRIPTION OF REVISION
DRAWING
SHEET NUMBER:
OF
CHECKED BY:
DATE:
DRAWN BY:
DATE:
PROJECT NO.
SCALE:
DATE
APPR.
REV.
H H
ENGINEERING
ASSOCIATES
232 Greenmanville Ave.
Suite 201
Mystic, CT 06355
860-980-8008
www.hh-engineers.com
PREPARED FOR:
PROPERTY ADDRESS:
SHARED PARKING PLAN
NEW PICKLEBALL COURT & CLUBHOUSE WITH BANQUET HALL USE
358-360 MAGO POINT WAY, WATERFORD, CT 06385
MAGO WAY REALTY LLC
16 POWDER HORN HILL ROAD, WILTON, CT 0689
2025-0216
1" = 20'
SMM
12/2/2025
SMM
12/2/2025
SPP-1
5
6
Z:\SHARED\H+H ENGINEERING ASSOCIATES\PROJECTS\2025\2025-0216 - DAVERSA - MAGO POINT WAY, WATERFORD\DWGS\SHARED PARKING PLAN.DWG Tab: SHARED PARKING PLAN Saved: 12/2/2025 3:48 PM Plotted: 12/2/2025 3:50 PM
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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.
GENERAL NOTES:
1.
THE APPLICANT AND PROPERTY OWNER IS MAGO WAY REALTY LLC OF 16 POWDER HORN HILL ROAD,
WILTON, CT 06897.
2.
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 WITH A BANQUET HALL USE, CREATE A FOOD
VEHICLE PARKING AREA, PROVIDE TEMPORARY OUTDOOR DINING AREAS, AND PLANT 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.
THE PLANNING & ZONING COMMISSION APPROVED A SPECIAL PERMIT FOR THE PROPOSED
IMPROVEMENTS ON APRIL 25, 2023.
3.
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.
4.
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.
5.
THE PURPOSE OF THIS PLAN IS FOR SUBMISSION TO WATERFORD PLANNING & ZONING COMMISSION
FOR A MODIFICATION TO THE PREVIOUSLY APPROVED 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.
6.
THIS PROPERTY IS SERVED BY MUNICIPAL WATER AND SANITARY SEWER.
7.
ELEVATIONS SHOWN HEREON ARE PER REFERENCE MAP 'A' AND ARE BASED ON NAVD-88 DATUM.
REFERENCE INFORMATION:
1.
THIS PLAN WAS COMPILED USING THE FOLLOWING REFERENCE INFORMATION:
A.
A TEN SHEET SITE PLAN SET ENTITLED, "MAGO POINT CAFE, SITE DEVELOPMENT PLANS, 363 MAGO
POINT WAY, WATERFORD, CONNECTICUT, MAP 149 LOT 7066, PREPARED FOR COCO & MAY, LLC,"
DATE ISSUED: AUGUST 31, 2020, PREPARED BY: CHERENZIA & ASSOCIATES, LTD.
B.
A CLASS A-2, T-2 SURVEY MAP ENTITLED, "BOUNDARY & 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.
ELEVATION DATUM: NAVD-88.
C.
A CLASS A-2, T-3 SURVEY MAP ENTITLED, "EXISTING CONDITIONS, PREPARED FOR PAUL DAVERSA,
363 MAO POINT WAY, MAP 149 LOT 7066 WATERFORD, CT," SCALE: 1"=20', DATED: MAY 16, 2019,
PREPARED BY: CHERENZIA & ASSOCIATES, LTD.
ELEVATION DATUM: NAVD-88.
D.
AN AUTOCAD WORKSHEET OF EXISTING CONDITIONS FOR 357 MAGO POINT WAY, PROVIDED BY
CHERENZIA & ASSOCIATES, LTD.
E.
SUPPLEMENTAL PLANIMETRIC INFORMATION WAS OBTAINED FROM GOOGLE MAPS.
2.
THE SHARED PARKING PLAN IS BASED ON A COMPILATION OF THE FIVE NOTED REFERENCE PLANS. THE
RIGHT-OF-WAY WIDTH WAS NOT SURVEYED FOR THIS PLAN IS BASED ON A BEST FIT BETWEEN THE
REFERENCE INFORMATION.

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