Fraser ZBA approves variances allowing Hockeyland to use unpaved overflow parking for rare ‘extreme events’

Fraser — The Zoning Board of Appeals voted to approve five variances for Frasier Hockeyland Properties LLC (Big Boy Hockeyland) that allow the arena to use an unpaved parcel at 34400 Utica Road as overflow parking for infrequent "extreme events," the board decided at its Nov. 6 meeting.

Planner Lauren, presenting the application, told the board the variances are intended to clarify a 2019 approval that allowed unpaved parking for overflow. She said the package requested relief from provisions in the zoning code (including §32‑94 and §32‑86) to permit: striping and lighting only when the lot is in use, waiver of required paved ingress/egress, waiver of required curbs, and a fence in lieu of a protective wall or green belt. "This is not something they would be using day to day," Lauren said, adding that any use would require an extreme‑event plan approved by the city manager.

The applicant, Bud Kowalski, identified himself as general manager of Big Boy Hockeyland and said the lot would be used only for rare, large events that exceed the arena’s normal capacity. "We'll have a monitor, we'll have striping, we'll have temporary lights," Kowalski said. He also said he has agreements with shuttle services and can use Frasier High School parking if needed.

Resident Marilyn Lane submitted a written comment read into the record opposing the variances, arguing the proposal lacks safety protocols. In her letter she warned that allowing unpaved parking without paving, drainage or lighting could hinder police, fire and ambulance response and expose the city to liability. "Allowing this dangerous arrangement without a hard surface puts visitors at risk," her letter said.

Board members pressed the applicant and staff on several technical points. Members noted a discrepancy between the submitted drawing (which the applicant’s packet described as showing 160 spaces) and the board’s count of roughly 120 spaces, and asked how temporary lighting and striping would be laid out. Planner Lauren and Kowalski acknowledged the drawing was not to scale; Lauren said a formal site plan is not required for the variance application but an accurate site plan is helpful. Kowalski said he was willing to upgrade the proposed 4‑foot fence to a 6‑foot vinyl or privacy fence and to work with the city on operational controls.

After discussion, the board first considered a motion to deny the variances but that motion failed. A subsequent motion to approve the full package of variances passed with conditions recommended by legal counsel: the variances must be recorded against the property; a city‑approved and recorded hold‑harmless agreement must be provided; and the variances remain valid only so long as the factual representations and conditions on which the approval is based are maintained.

Roll call on the approval recorded these votes: Burley — yes; Cimenti — yes; Farina — no; Green — yes; Menendez — no; Staszek — yes; Wall — yes. The variances therefore carried 5–2.

What the approval does and does not do: the action allows the arena to use the identified parcel as temporary overflow parking under the conditions described, but it does not authorize year‑round paved construction, and staff said any specific event using the lot must still be reviewed and approved through the city’s extreme‑event process. The board also discussed maintenance, lighting layout and drainage concerns and asked that the recorded conditions address liability and maintenance responsibilities.

The board adjourned after brief planning‑ordinance updates and set its next meeting for Dec. 18.

(Reporting based on the Zoning Board of Appeals meeting transcript; quotations and factual details are taken from remarks by Lauren (planner), applicant Bud Kowalski, and a written comment from Marilyn Lane.)