The Borough of Stroudsburg is hereby divided into zoning districts
of different types, each type being of such number, shape, kind and
area, and of such common unity of purpose and adaptability of use
that is deemed most suitable to carry out the objectives of this chapter.
Each parcel of land and every building or other structure in the Borough,
except as otherwise provided by law or by the chapter, shall be subject
to the regulations, restrictions and requirements specified for the
district in which it is located.
[As amended by Ord. 968, 4/17/2013; and by Ord. 969, 4/17/2013]
For the purposes of this Zoning Ordinance, the Borough is divided
into 10 classes of districts which shall be designated as follows:
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R-1
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Low Density Residential
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R-2
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Medium Density Residential
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R-3
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High Density Residential
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C-1
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General Commercial
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C-1A
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General Commercial A
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C-2
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Central Business Commercial
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MU-A
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(Mixed Use) District
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MU-B
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(Mixed Use) District
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I-1
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Light Industrial
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O-1
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Open Space
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[Ord. 597, 10/14/1983; as amended by Ord. 614, 12/11/1985]
Districts are bounded and defined as shown on the map entitled
"Zoning Map of the Borough of Stroudsburg" that accompanies and which,
with all explanatory matters thereon, is hereby made a part of this
chapter.
Where uncertainty exists with respect to the boundaries between
districts as indicated on the Zoning Map, the Zoning Officer shall
render a decision consistent with the following rules:
1.
Where district boundaries are indicated as approximately coinciding
with the center lines of streets or railroad rights-of-way, such center
lines shall be construed to be such boundaries.
2.
Where district boundaries are so indicated that they approximately
coincide with the lot lines, such lot lines shall be construed to
be said boundaries.
3.
Where district boundaries are so indicated that they are approximately
parallel to street or railroad rights-of-way, such district boundaries
shall be construed as being parallel thereto and at such distance
therefrom as indicated on the Zoning Map.
4.
Where district boundaries divide a lot, the location of such boundaries
shall be determined by the use of the scale shown on the Zoning Map
unless the boundaries are indicated by dimension.
Where a district boundary line divides a lot held in single
and separate ownership at the effective date of this Zoning Ordinance,
the use regulations applicable to the less restricted district shall
extend over the portion of the lot in the more restricted district
of not more than 50 feet beyond the district boundary line.
All areas annexed by the Borough after the effective date of
this chapter shall automatically be classified in the O-1 (Open Space)
District, provided that the Borough Council may, after public notice
and hearing, provide for the classification of such annexed areas
as part thereof in another zoning district or districts.
For the regulations pertaining to the flooding and flood fringe
districts, which are overlays to the existing districts as shown on
the Zoning Map, refer to Part 11.
[As amended by Ord. 968, 4/17/2013; and by Ord. 969, 4/17/2013; and by Ord. 991, 6/3/2014]
As an aid in interpreting the provisions of this chapter, the
purposes for which the various zoning districts are established, the
character of uses to be permitted, and the overall goals and objectives
as embodied in this chapter are stated as follows:
1.
R-1 Low Density Residential. The provisions for the R-1 zones are
intended to create, preserve and enhance areas composed primarily
of single family residences built at low densities on quiet streets,
recognizing that in areas zoned R-1 some development has occurred
in the past on lots that are somewhat smaller than those of more recently
developed single-family homes. All provisions of this chapter are
intended to protect R-1 zones from the intrusion of uses and activities
incompatible with the character of single-family areas. It is also
the intent that these zones have adequate light and space around the
buildings, and be well landscaped, with mature trees and shrubbery,
so that they will be continuing assets to the Borough and will promote
a stable, healthy, and safe environment.
2.
R-2 Medium Density Residential. The provisions for the R-2 zones
are similar to those for R-1 except that in R-2 zones single and two
family housing is permitted to encourage low and medium density development.
It is intended that these zones have adequate light and space around
the buildings, and be well landscaped, with mature trees and shrubbery,
so that they will be continuing assets to the Borough and will provide
a stable, healthy, and safe environment.
3.
R-3 High Density Residential. The provisions for the R-3 zones are
intended to create, preserve and enhance areas of the Borough that
are primarily residential in character but built to higher densities
and providing for a diversity of housing types not provided for in
the R-1 and R-2 zones. They may be older areas or newly developed
or open land where the Borough indicates that it is feasible and desirable
to develop certain areas with medium to high concentrations of population
yet provide adequate open space. R-3 zones have available adequate
public facilities and utilities, streets and transportation systems,
and general environmental suitability for higher densities. R-3 zones
may contain more diversity of uses including lawful nonconforming
uses, and more public and quasi-public uses. In general, R-3 zones
are located near the center of the Borough, in older established areas,
adjoining existing commercial sub-districts or in the vicinity of
Interstate 80 where large buffer areas are needed for adjacent residential
development.
4.
C-1 General Commercial. The provision for the C-1 zones are intended
to create, preserve and enhance areas with a wide range of retail
and service establishments typically appropriate along major traffic
arteries or adjacent to interchange points of limited access highways,
due to their dependence on automobile traffic for business. The C-1
zones are intended to preserve areas that are established business
areas, but are secondary to the central business area and which contain
a mixture of businesses similar in nature to those found in the central
business areas.
5.
C-1A General Commercial A. The provisions of the C-1A are similar
to the C-1 district except that additional height and bulk regulations
are provided to encourage a balance of building scale with the existing
character of the district.
6.
C-2 Central Business Commercial. The provisions for the C-2 zones
are intended to create, preserve and enhance the central business
area, with a wide range of retail and service establishments, and
are intended to create and enhance the area with centrally located
offices and public and quasi-public uses mixed with residential uses
primarily above the first floor.
7.
MU-A and MU-B (Mixed Use) Districts. The MU Districts are intended
to provide for compatible types of light business and residential
development, in a manner that protects adjacent residential neighborhoods.
These Districts are intended to promote appropriate types of redevelopment,
including taller buildings.
8.
I-1 Light Industrial. The provisions for the I-1 zones are intended
to create, preserve and enhance areas intended for industrial uses
yet to control excessively objectionable or injurious uses that would
severely impact surrounding areas. The I1 zones are located so that
they have suitable access to rail and highway facilities.
9.
O-1 Open Space. The provisions for the O-1 zones are intended to
protect areas along streams and areas containing major drainage channels;
areas which are part of highway interchange, rights-of-way and critical
access points to limited access roads; areas for recreation and open
space and areas which, by reason of steep slope, geologic condition
or natural character warrant preservation through limited usage.
10.
C-O Central Commercial Overlay District. To provide additional set
of standards within designated areas of particular public concern
beyond the requirements of the underlying zoning district. To also
offer a set of standards for an applicant who chooses to use the option
in the C-O District that allows a taller height. In addition to serving
the purposes as the underlying Zoning District, the C-O District encourages
compatible types of infill development consistent with the Traditional
Neighborhood provisions of the Municipalities Planning Code.
