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Simsbury zoning panel approves 3,000-square-foot addition to performing arts center with floodplain conditions
Summary
The Simsbury Zoning Commission approved a special exception and site-plan amendment allowing an about 3,000-square-foot back-of-house addition to the town’s performing arts band shell at 22 Iron Horse Boulevard, subject to elevation certification, as-built drawings and other conditions.
The Simsbury Zoning Commission on a unanimous vote approved a special exception and site-plan amendment for a roughly 3,000-square-foot addition to the performing arts band shell at 22 Iron Horse Boulevard, with conditions requiring an elevation certificate and as-built record drawings before final occupancy.
The project will replace seasonal rented trailers with a permanent “back of house” addition that includes a green room, office and multipurpose space, interior and three exterior public bathrooms, and associated storage and conference areas. Adam Kessler, identified in the meeting as the deputy town engineer and the project presenter, said “we're ready to make it happen.”
Commissioners and staff emphasized floodplain compliance and documentation. Kessler explained that the site’s base flood elevation (BFE) on older FEMA maps is Elevation 156 but that town survey data places finished-floor elevations well above that line. “The finished floor of the majority of the addition is going to be at stage elevation, which is 159.6,” Kessler said, and he added that the three exterior bathrooms will be at elevation 158.2 — both higher than the cited BFE. The commission’s approval includes a condition that the town file an elevation certificate to verify finished elevations before an occupancy permit can issue, and that the applicant provide as-built record drawings upon project completion.
Town staff told commissioners the project had prior approvals from other town boards: an inland wetlands permit issued in 2022 remains valid and the design review committee recommended approval in 2022. Staff also said a state grant, town funds and fundraising by the performing arts nonprofit are contributing to the project’s financing. The project team noted the addition was anticipated during the 2022 parking-lot improvements and that the pavement, curbing and stormwater work had been designed to accommodate a future building.
Commissioners asked operational and public-access details. A member of the public asked whether the three exterior bathrooms would each be single-occupancy and handicap-accessible; Kessler and staff confirmed they are individual accessible restrooms and will be available to non-event users (for example, playground visitors) when no performance is taking place. Staff also confirmed the existing sanitary system is served by a pump (lift) station in the pavement and that it is adequately sized for the addition.
On floodplain and site impacts, town staff said the project will result in no net fill in the mapped flood zone; the town will survey the completed structure to verify thresholds and finished-floor elevations and then file the elevation certificate. The applicant indicated a preferred construction window beginning after the performing arts season in October and completing by May of the following year.
The commission approved a motion that requires: filing the special-exception certificate with the town clerk; submission of the elevation certificate to the planning department before issuance of an occupancy permit; and delivery of as-built record drawings to the planning department when the project is complete. No additional formal mitigation measures or changes to the footprint were required at the hearing.
The commission closed the public hearing and adopted the motion to approve with the listed conditions.
