Present: ------------ Baillie; Bean; D’Ambrosio; Keim; Paulus; Thomas; Susan G. Mauer, Esquire; Sandra A. Pudliner; --------------------------------- Vicky Roth

Absent: Hess; Frederick W. Hay, P.E.

Approval of Minutes: - January 11, 2010 Reorganization - Planning Commission Meeting

Motion: --- I move we waive the reading of the Minutes of the January 11, 2010 Planning Commission Meeting and accept same as presented.

D'Ambrosio, Baillie: Moved and Seconded ----------------------------- Unan.

Correspondence: NONE

New Business:

1. Special Exception Use Request, Lehigh Valley Laser Tag, Paul Prekopa, 874 Marcon Blvd., Allentown, PA 18109 (Review and Recommendation).

Attorney Michael Deschler appeared before the Board and advised the Planning Commission that he is sitting in for his associate, Attorney Joseph Piperato, Counsel for Mr. Paul Prekopa of Lehigh Valley Laser Tag. Attorney Deschler also indicated that Mr. Robert Dillon of Dillon Floral and the owner of the building in question is also present at the meeting. Attorney Deschler indicated that Mr. Prekopa is a prospective tenant of Mr. Dillon’s for his property located at 874 Marcon Blvd. Attorney Deschler advised that Mr. Prekopa is requesting a Special Exception under the Hanover Township Zoning Ordinance for an Amusement Center to operate his business known as Lehigh Valley Laser Tag

At this point in the meeting, Mr. Prekopa addressed the Board indicating that it is his desire to rent Mr. Dillon’s building for a laser tag operation. He noted that he thinks there is a market here in the Lehigh Valley for activities in which kids can participate. He noted that this type of facility appeals to individuals 8 to 25 years old and even adults love to play the game. Mr. Prekopa advised the Planning Commission that he has spent the last year researching and looking for a building to conduct his operation. He noted that his operation is a smoke-free, drug-free and alcohol-free environment. He advised the Board that he has been playing this game for about 12 years. Mr. Prekopa provided the Board with a summary of his proposal to include plans for the building and pictures of the equipment. He indicated that he looked into many different suppliers due to his interest in securing lightweight equipment that was durable and safer than other equipment that is out there. He advised that safety is his primary issue. With respect to the phasers that are used, Mr. Prekopa indicated that they are pretty small and that the tether is pretty short. He indicated that kids must use both hands to hold the phasers which light up in different colors and talk to the kids. As part of the game, Mr. Prekopa noted that there are two teams, one red and one blue. As the game progresses, the individuals are told which teams are ahead and they are also told the high scorer. Mr. Prekopa indicated that birthday parties are a substantial part of this business. Sometime during the game, the birthday person will be wished a happy birthday.

With respect to the area of the building to be utilized for the game, Mr. Prekopa indicated that there is a 4,000 square foot arena proposed. He indicated that he would have a contractor come in and use flexible plastic and fire rated materials. The company Mr. Prekopa chose has been in the business since 1988 and Mr. Prekopa noted that the barriers are smoother than others that are out there.

Attorney Deschler asked Mr. Prekopa to explain to the Board the demographics with respect to his proposed operation. Mr. Prekopa advised that the major appeal is to individuals between the ages of 8 and 25 years with the bulk being in the 11 to 17 year old bracket. The individuals are there for a short period of time in comparison to hanging out at a mall, etc. Mr. Prekopa noted that software is used to schedule people. Someone comes in, pays for the game and signs up for a time table. They come up with a code name and then they are taken to a briefing session and given a vest. They are shown the rules of the game. Running and chewing gum is prohibited. Game marshals are present in the arena to watch them. If there is a problem, the lights are turned on.

Attorney Maurer questioned Mr. Prekopa as to how many people are in the building at a given time. Mr. Prekopa indicated that the arena area which is approximately 4,000 square foot has a maximum of 30 people. With respect to the rest of the building, there are a few party areas which might generate 10 children at a time and a couple of adults. There might be some people waiting for the next game. In his opinion, Mr. Prekopa indicated that a session would be about 40 to 45 minutes and at the busiest time there might be 80 to 85 people in the facility. With respect to the hours of operation, Mr. Prekopa noted that during the week they would start at 4:00 until 9:00 P.M. and on weekends from 12:00 noon until 12:00 midnight.

There was a discussion with respect to the parking required for this type of use in the Planned Industrial Office District. The formula of the Township would require approximately 100 parking spaces. Mr. Prekopa indicated that there will obviously be an overlap with respect to the game scheduling. Upon questioning by Mr. Deschler, Mr. Prekopa indicated that he has done extensive research with respect to the parking issue as same applies to laser tag facilities across the United States. In that regard, he provided the Board with a copy of such research. Mr. Prekopa commented that laser tag appeals largely to kids. Usually kids will not drive themselves. In case of a birthday party, often times, they are simply dropped off. With respect to teenagers, they are usually not driving separate vehicles. Mrs. Paulus questioned Mr. Prekopa as to how many parking spaces there are available at the property now. Mr. Prekopa indicated that he has a plan for a total of 61 parking spaces to include a loading dock area which can be turned into parking spaces as well as a garage area in the building which can accommodate two cars. He noted to the Board that he has called around and spoke to owners of laser tag facilities in the United States. Some of these facilities are much larger than what he is proposing. For example, Mr. Prekopa noted that Lasertron which would be the equipment provider for Lehigh Valley Laser Tag is a 21,000 square foot indoor arena with a very large outdoor go-kart race track and has a total of 107 parking spaces. With respect to another local facility, Mr. Prekopa commented that facility has an arena of 12,000 square feet with 50 to 55 parking spaces. However, upon observation by Mr. Prekopa over a period of time, he has noted that there are never more than 20 cars in the parking lot at a given time. He advised the Planning Commission that he thinks he can do a better job in marketing the laser tag operation and does not feel that his operation would need the 100 parking spaces required by the Zoning Ordinance. Mr. Prekopa commented that if you review the list which he has provided the Board, there is a facility known as Pig Pen which is a 33,000 square foot facility and has 160 parking spaces. Another facility known as Ozzy’s has a 60,000 square foot indoor arena and has 140 parking spaces. Attorney Deschler questioned Mr. Prekopa whether or not any of the entities he has contacted indicated to them that their parking was not sufficient for their needs. Mr. Prekopa responded that no one has indicated that to him. Upon questioning by Attorney Deschler, Mr. Prekopa indicated there would be no noise issues from this operation, that this operation would not impact the environment and that there would be no smoke, fumes, odors, etc. as a result of this operation.

Attorney Maurer questioned whether or not the operation would impact traffic patterns in the area. Mr. Prekopa indicated he felt there would be no impact. Mr. Thomas questioned Mr. Prekopa as to what is around this facility. Mr. Prekopa indicated that the T Mobile facility is in the area as well as a school. Mr. Prekopa also advised that this type of a facility is a good team building exercise and that he desires to promote this with police departments, fire departments and EMS.

Other than putting in some additional parking, Attorney Deschler questioned Mr. Prekopa as to whether or not it is his intent to do any alterations to the exterior of the building. Mr. Prekopa indicated that nothing is proposed with the exception of lighting of the additional parking spaces which will be supplied. Attorney Deschler commented that the outward appearance of the building would remain the same. Mr. Prekopa indicated that was the case and that the interior alterations to the building are minimal.

Mr. Robert Dillon of Dillon Floral indicated that Dillon Floral owns the facility in question. Dillon Floral is a wholesale florist operation. There were 15 people on staff and six or seven delivery trucks. Dillon Floral operated during the daytime hours. Mr. Dillon noted that the Marcon Blvd. operation was closed and Dillon Floral is now servicing the area out of their Bloomsburg office. He advised the Planning Commission that Dillon Floral moved out of this building a year ago and that Mr. Prekopa is the first bonefide tenant that he has come across since that time. He advised the Planning Commission that at first he was not very impressed, but after seeing Mr. Prekopa’s business plan he is now very impressed with the proposal.

Mr. Baillie questioned Mr. Prekopa regarding whether or not all the lasers will be on site. Mr. Prekopa indicated that no one will bring their own in. Mr. Prekopa’s equipment will be registered with their own computers.

At this point in the meeting, the Township Manager/Zoning Officer explained to the Planning Commission that their review is with respect to whether or not the proposal for an indoor amusement center; namely, Lehigh Valley Laser Tag, is acceptable from the standpoint of not being adverse to the public, health, welfare and safety. With respect to the parking issue, the Hanover Township Zoning Hearing Board will need to make a determination regarding the applicant’s request for a variance. Mrs. Pudliner noted that the testimony which has been given indicates that there are no adverse affects that would arise from allowing this use. Mrs. Pudliner indicated that the Hanover Township Planning Commission should make a motion to the Hanover Township Zoning Hearing Board indicating that the Board has reviewed the matter and would recommend either granting or not granting the Special Exception Use Request.

At this point in the meeting, Mr. Prekopa showed the Hanover Township Planning Commission a video of the laser tag game.

There was a discussion with respect to the cost to participate in the game and it was noted that the fee is $17.00 for 4 games. Attorney Maurer commented that the zoning variance issue for parking will be addressed by the Hanover Township Zoning Hearing Board and that the issue is really the public safety and welfare. Attorney Maurer noted that the Board should consider the off hours of this operation in terms of the normal hours of operation of the other businesses in the industrial park. Mr. Thomas commented that the T Mobile operation operates on a 24 hour basis.

In resolution of this matter, the Board made the following motion:

Motion: --- I move that the Hanover Township Planning Commission recommends to the Hanover Township Zoning Hearing Board that the Special Exception Use Request of Lehigh Valley Laser Tag be granted.

D'Ambrosio, Paulus: Moved and Seconded ------- Unan.

2. Bill No. 2010-03, An Amendment to the Zoning Ordinance of Hanover Township, Chapter 27 of the Statutory Code of Hanover Township, to Add the Definition for “Pole Building” and to Restrict its Use in Residential Zones (Review and Recommendation).

The Township Manager advised the Board that the proposed ordinance before the Planning Commission addresses the issue of pole buildings in residential zones. The purpose of the proposed ordinance is to restrict the use of pole buildings unless certain criteria are met. Attorney Maurer indicated that vertical walls are required and that this would eliminate the Quonset-type buildings. Attorney Maurer further commented that Section 4 in the proposed ordinance is simply there to correct a typographical error. There was a discussion with respect to the height of pole buildings being restricted to nine feet. Mr. Keim felt that this would be a problem. Attorney Maurer felt that with a flat roof on the facility there should be no problem. It was further noted that the restriction of having a door opening not exceeding eight feet in height would limit usage of pole buildings for large vehicles such as small dump trucks, etc.

In resolution of this matter, the Board made the following motion:

Motion: --- I move that the Hanover Township Planning Commission recommends to the Hanover Township Council adoption of Bill No. 2010-3, An Amendment to the Zoning Ordinance of Hanover Township, Chapter 27 of the Statutory Code of Hanover Township, to Add the Definition for “Pole Building” and to Restrict its Use in Residential Zones, as presented.

D'Ambrosio, Thomas: Moved and Seconded
Baillie, Bean D'Ambrosio, Paulus, Thomas: ------- Aye
Keim:------ Nay

Adjournment:

The meeting was adjourned at 8:35 P.M.

Respectfully submitted,

Sandra A. Pudliner, Secretary
Township Manager Planning Commission