Planning & Zoning Commission (linked)

H+H Engineering Associates, LLC 
232 Greenmanville Avenue, Suite 201 
Mystic, Connecticut 06355 
860-980-8008 (Office) 
www.hh-engineers.com 
 
April 10, 2023  
2022-0037 
 
Via E-mail 
 
April 10, 2023 
 
 
 
Town of Waterford 
Planning & Zoning Commission 
15 Rope Ferry Road 
Waterford, CT 06385 
 
Attn: 
Mark Wujtewicz, Planner 
 
RE:  
Site Plan & Special Permit 
Application #PL-23-5 
Pickleball Court Private Clubhouse 
 
358 & 360 Mago Point Way 
Waterford, CT 06385 
 
Dear Mr. Wujtewicz: 
 
H+H Engineering Associates, LLC (H+H) is in receipt of the following review comments 
regarding Application #PL-23-5 for a new Pickleball Court and Private Clubhouse located at 
358 & 360 Mago Point Way in Waterford, CT 06385: 
1. Utility Commission comments dated 3/20/2023. 
2. Police Department comments dated 3/17/2023. 
3. Environmental Planner comments dated 3/15/2023. 
4. Public Works comments dated 3/22/2023. 
5. Planning Department comments dated 4/3/2023. 
Below please find the original review comments, followed by our response in italics: 
 
Utility Commission: 
 
1. How many seats are proposed for food service? 
Response: 
A total of 8 seats will be provided for food service as shown on the Site Development 
Plan. The plan has been updated accordingly. 
 
2. Will the food trucks be self-contained, or will there be a connection to the municipal 
systems (water or sewer)? 
Response: 
The food trucks will be self-contained; no connection to the municipal system is 
proposed. 
 

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H+H Engineering Associates, LLC 
232 Greenmanville Avenue, Suite 201 
Mystic, Connecticut 06355 
860-980-8008 (Office) 
 
 
www.hh-engineers.com 
3. Is this venue open to the general public, or is there some restriction for access (private 
club etc.)? 
Response: 
The food truck will be available to the public. The Pickleball court and clubhouse will be 
limited to private members.  
Police Department: 
1. No comment 
Response: 
No response necessary. 
Environmental Planner: 
1. Reduction in impervious surface area from existing condition meets the 40 percent 
goal of section 25.6.8. 
Response: 
No response necessary. 
2. Site O&M plan should include maintenance protocols for the permeable pavers to 
maintain permeability. 
Response: 
A Stormwater Management System Maintenance Plan has been added to Sheet SDP-1. 
Public Works: 
 
Sheet SD-1 
1. If indeed the Apparent Street line is correct (No physical evidence?), then grant the 
Town an easement for the road, hydrant, and any other public utilities within that area. 
Response: 
A class A-2/T-2 existing conditions survey, dated December 15, 2022, was prepared by 
James Bernardo Surveying, LLC. Enclosed herewith please find a copy of the existing 
conditions survey. The applicant is amendable to working with the Utility Commission if 
necessary. 
 
2. Just to the right of the existing catch basin is the note “ditch.” This is a paved swale, so 
note it. 
Response: 
The location of the swale is identified with a line with arrows, identified as “Swale” on the 
Cover. 
 
 
 

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H+H Engineering Associates, LLC 
232 Greenmanville Avenue, Suite 201 
Mystic, Connecticut 06355 
860-980-8008 (Office) 
 
 
www.hh-engineers.com 
3. The catch basin at the intersection need to be protected. (E/S) 
Response: 
Inlet protection has been added to the catch basin at the intersection of Mago Point Way 
and Millstone Road. 
 
Sheet SDP-1 
1. Proposed plan narrows the right of way to 30’. That would restrict on street parking on 
the opposite side of the street. (What is the Town’s plan or the right of way with is this 
area?). 
Response: 
The applicant is not proposing to narrow the right-of-way. The improvements located 
within the right-of-way are consistent with those requirements of Section 14a.5 of the 
Town of Waterford Zoning Regulations for streetscape improvements on the south side 
of Mago Point Way. No changes to the northern half of Mago Point Way are proposed 
with the proposed development. 
 
2. The 5 on street parking spaces don’t match the narrative. 
Response: 
The on-street parking spaces are provided in accordance with Section 14.a.5.3(a) of the 
Zoning Regulations and are in addition to the required off-street parking requirements. 
As explained in Zoning Note #7, the minimum required number of off-street parking 
spaces is 6 spaces. A total of 4 off-street parking spaces are provided on the subject 
parcel, and 2 shared spaces are provided within 1,200 ft. of the subject property. 
 
3. The 5 on street parking spaces, a portion of each are on private property. If this is 
approved, provide a permanent easement. 
Response: 
The applicant will provide quit-claim deed in favor of the Town of Waterford for those 
portions of the parking spaces located on private property. 
 
4. The concrete walk is on private property. Provide a permanent easement if this 
remains. 
Response: 
The applicant will provide an easement in favor of the Town of Waterford for those 
portions of the sidewalk located on private property. 
 
5. Remove existing light pole (LP) from sidewalk if the width remains 8’. 
Response: 
The existing light poles have been removed from the sidewalk. 
 
 

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H+H Engineering Associates, LLC 
232 Greenmanville Avenue, Suite 201 
Mystic, Connecticut 06355 
860-980-8008 (Office) 
 
 
www.hh-engineers.com 
6. Concrete sidewalk width should be reduced to 5’ from 8’. 
Response: 
The sidewalk width of 8’ is proposed in accordance with Section 14.a.5.3(b) of the Zoning 
Regulations. 
 
7. Remove painted crosswalk markings. 
Response: 
The painted crosswalk has been removed from the plan set. 
 
8. If on street parking remains in the proposed configuration with bump outs, determine 
if the gutter flow will reach existing basins. 
Response: 
The proposed grading has been adjusted and a new swale has been identified on the 
plan to match the existing swale. 
 
9. Remove pavers from Town right of way. Surface should be asphalt. 
Response: 
The proposed pavers have been adjusted to terminate at the property line. 
 
10. If the bump outs are allowed, all shall be constructed of granite (Note on plan states 
one location, not all are granite). 
Response: 
Additional call-outs have been added accordingly. 
 
11. Van accessible parking area is not clear in markings and cross slope. Provide more 
information or detail on plan. 
Response: 
The call-out for the accessible space states, “(1) new van accessible parking space with 
new bollard mounted sign (typ.).” Additionally, directly above the accessible pavement 
parking is text that states, “Van.” Lastly, spot grades are proposed at each corner of the 
accessible parking spaces and striped aisle which has been designed to provide no more 
than a 2% slope across the parking space and striped aisle. 
 
12. East side of site, extend sidewalk to corner. As detailed, it ends and directed 
pedestrians to use the road. Why is the stop bar at this location? 
Response: 
To avoid conflicts with existing town improvements (hydrants, signs) the proposed 
sidewalk is shown to terminate in the location shown on the plan. Additionally, the 
terminus of the proposed walkway coincides with the existing painted stop bar within 
Mago Point Way. 
 

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H+H Engineering Associates, LLC 
232 Greenmanville Avenue, Suite 201 
Mystic, Connecticut 06355 
860-980-8008 (Office) 
 
 
www.hh-engineers.com 
13. West side of site, all improvements shall end at the property line, not just short of it. 
Response: 
The proposed improvements terminate at the abutting parking lot which encroaches onto 
the subject site. 
 
14. The long length of sidewalk is hard against the proposed parking. Is curbing going to 
be installed or is it a monolithic curb/sidewalk? 
Response: 
The concrete sidewalk will have a monolithic concrete curb. The concrete sidewalk call-
out note has been updated to state, “New 8’(W) concrete walk with monolithic concrete 
curb (typ.)”. Additionally, the concrete sidewalk detail has been revised accordingly.  
 
Sheet LA-1 
1. Remove planters from the right of way. 
Response: 
After consulting with the Town Planner, the planters are proposed to remain.  
 
2. There is no lawn area between proposed parking spaces and sidewalk. Several areas. 
Response: 
The call-outs for “lawn” within the on-street parking spaces has been removed. 
 
3. At the intersection with Millstone Road, the plan notes the area to be lawn. This is in 
conflict with the other plan sheets. Remove note. 
Response: 
The call-out located within the existing roadway pavement width has been removed 
accordingly.  
 
General Comments 
1. All traffic control markings within the right of way shall be epoxy. 
Response: 
Construction Note #12 has been updated accordingly. 
 
Planning Department: 
1. Shared parking is permitted within the MPD district provided there is a community 
parking agreement through the establishment of an easement. Please provide status 
of parking easements that are described in Site Plan Zoning Note 7.B.b.  
Response: 
After consulting with the Town Planner, it is understood that a shared parking agreement 
is not required, however, the approved site plans for the shared parking locations, 361 

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H+H Engineering Associates, LLC 
232 Greenmanville Avenue, Suite 201 
Mystic, Connecticut 06355 
860-980-8008 (Office) 
 
 
www.hh-engineers.com 
Mago Point Way (The Smokehouse/Office) and 363 Mago Point Way (The Café), shall be 
submitted for the record.  
2. Zoning Note 7.B.a references four off-site parking spaces being provided. Four on-
site parking spaces are shown on the plan.  
Response: 
Zoning Note 7.B.a has been revised to state, “A total of 4 off-street parking spaces are 
provided on the 360 Mago Point Way property.” 
3. The public sidewalk shown on the site plan should be within an easement. Note 
DPW Comment  
Response: 
The applicant will provide an easement in favor of the Town of Waterford for those 
portions of the sidewalk located on private property. 
4. Survey plan should be included in plan set provided.  
Response: 
Enclosed herewith, please find a copy of the Class A-2/T-2 existing conditions survey, 
dated December 15, 2022, prepared by James Bernardo Surveying, LLC  
5. Note should be added to the site plan stating that there will be no dry access to the 
building during a 100-year storm event.  
Response: 
Site Note #7 has been added accordingly. 
6. Crosswalk width to be 6' wide.  
Response: 
Crosswalks have been eliminated at the request of the Department of Public Works.  
7. Application requires review by the Design Review Board. The DRB will review the 
application for consistency with the Mago Point Design Guidelines. Provide more 
detail relative to design elements proposed including building/architectural 
renderings, landscaping, lighting, etc.  
Response: 
Conceptual color renderings will be submitted for the record.  
8. Lighting to be full cut off and dark skies compliant.  
Response: 
Site Note #3 has been updated accordingly. Additionally, a cutsheet of the selected 
building mounted light fixture and low-voltage landscape lighting is enclosed herewith. 
9. Demonstrate that the parallel spaces located on site and within the Right of Way of 
Mago Point Way can accommodate vehicles entering and exiting spaces.  
 

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H+H Engineering Associates, LLC 
232 Greenmanville Avenue, Suite 201 
Mystic, Connecticut 06355 
860-980-8008 (Office) 
 
 
www.hh-engineers.com 
Response: 
Parallel spaces are shown to be 22’ (L) x 8’ (W) with 5’ entering and exiting radii. The Town 
of Waterford Zoning Regulations do not specify a minimum width or length of parallel 
parking spaces; however, an adjacent municipality (City of Groton) requires parallel 
spaces to be 22’(L) x 8’(W). Also, the 8’ width is consistent with Section 14a.5.3.a of the 
Zoning Regulations which requires an 11’ (w) travel lane and an 8’ (w) on-street parking 
space. 
10. Location of trash receptacles and appropriate screening. 
Response: 
The location of the waste receptacles and an enclosure have been added accordingly. 
Additionally, a detail of the waste receptacle enclosure has been added to Sheet DT-1. 
Lastly, Site Note #5 has been updated to state, “Roll-away waste and recycling 
receptacles will be provided for the Site. Waste Collection shall be limited to Monday-
Friday 7:00 A.M. – 6:00 P.M.” 
 
If you have any questions, please feel free to contact me at 860-980-8008 (office) or 413-
579-4488 (mobile). 
 
Sincerely, 
 
H+H Engineering Associates, LLC 
 
 
 
4/10/2023 
____________________________ 
__________________________ 
Seamus Moran, P.E. 
Date 
Principal