Planning & Zoning Commission - 199 (03/28/2023)

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Board/Commission	Planning & Zoning Commission
Meeting Date	March 28, 2023
Pages	7
File Size	36.6 MB
OCR Status	Searchable (OCR processed)
Source URL	Original

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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
WMH
NEW GRASS
(RECENTLY
INSTALLED)
VCC
VCC
VCC
VCC
CHD
S
S
S
LP
LP
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'
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 (TYP.)
NEW GRANITE CURB
NEW SINGLE DIRECTION ACCESSIBLE RAMP
WITH DETECTIBLE WARNING STRIP (TYP.)
NEW 8'(W) PAINTED CROSSWALK (TYP.)
NEW PERMEABLE PAVER DRIVE (SEE DETAIL)
NEW DETACHED PERGOLA
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'
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.hh-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
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: 2/20/2023 4:53 PM Plotted: 2/20/2023 4:54 PM
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.
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.
NO NEW SITE LIGHTING IS PROPOSED. EXISTING FREESTANDING LIGHT FIXTURES AND BUILDING
MOUNTED LIGHT FIXTURES SHALL BE MAINTAINED.
4.
NO SIGNAGE IS PROPOSED WITH THE APPLICATION. ANY SIGNAGE PROPOSED IN THE FUTURE WILL
REQUIRE AN APPROVAL FROM THE ZONING OFFICIAL AND/OR PLANNING & ZONING COMMISSION
PRIOR TO INSTALLATION. NO UNAPPROVED SIGNAGE SHALL BE PLACED ON LIGHT POLES,
BUILDINGS, OR GROUNDS SUBJECT TO THIS APPROVAL.
5.
TRASH 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.
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 7,500 SQ. FT. - A REDUCTION OF 7,708 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-SITE PARING 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 ON-SITE 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

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)
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
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: 2/20/2023 4:02 PM Plotted: 2/20/2023 4:03 PM
2'-0"
(TYP.)
1'-3"
(TYP.)
2'-6"
(TYP.)
2'-6"
(TYP.)
5'-0" (TYP.)
PAINTED BLOCK
PAINTED CROSSWALK
NOT TO SCALE
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'
HAIR BROOM FINISH
CONTINUOUS TOOLED JOINT
6" SMOOTH FACE
CONCRETE SIDEWALK
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
6"
2"
4"
8'
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
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
IF LANDSCAPED AREA, FLUSH IF PAVED AREA
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

MAGO POINT WAY
(FORMERLY ROPE FERRY ROAD - CT ROUTE 156)
(REVERTED TO TOWN 10-19-1992)
MILLSTONE ROAD
DESCRIPTION OF REVISION
DRAWING
SHEET NUMBER:
H H
ENGINEERING
ASSOCIATES
232 GƂeeœőaœvĳlle Aveœƞe
Sƞĳte 201
MƼƊtĳā, CT 06355
860-980-8008 (O)ͤ ̉13-579-̉̉88 (M)
ƶƶƶ.ĮĮ-eœħĳœeeƂƊ.āoő
OF
CHECKED BY:
DATE:
DRAWN BY:
DATE:
PROJECT NO.
SCALE:
DATE
APPR.
REV.
STAMP
PREPARED FOR:
PROPERTY ADDRESS:
LANDSCAPING 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
3
5
LA-1
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: LANDSCAPING Saved: 3/3/2023 9:31 AM Plotted: 3/3/2023 9:33 AM
E
N
S
W
10
0
5
SCALE IN FEET
10

MAGO POINT WAY
(FORMERLY ROPE FERRY ROAD - CT ROUTE 156)
(REVERTED TO TOWN 10-19-1992)
MILLSTONE ROAD
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:
LIGHTING 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
4
5
LT-1
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: LIGHTING Saved: 3/3/2023 9:31 AM Plotted: 3/3/2023 9:33 AM
E
N
S
W
10
0
5
SCALE IN FEET
10