[Ord. 1998-5, 7/20/1998, § 3.100; as amended by
Ord. 2009-2, 3/3/2009, § 6]
1. For the purposes of this chapter, Stroud Township is divided into
the following zoning districts:
A. O-1 Open Space and Preservation District.
B. S-1 Special and Recreational District.
C. R-1 Low Density Residential District.
D. R-2 Low-Medium Density Residential District.
E. R-3 Medium Density Residential District.
F. C-1 Neighborhood Mixed-Use District.
[Amended by Ord. 1-2014, 8/19/2014]
G. C-2 General Commercial District.
H. C-3 Resort Commercial District.
I. C-4 Office Commercial District.
K. EP-1 Enterprise Park, Zone I (shown as overlay on other districts).
L. EP-2 Enterprise Park, Zone II (shown as overlay on other districts).
M. FW Floodway (shown as overlay on other districts).
N. FF Flood Fringe (shown as overlay on other districts).
O. C-4 Office Commercial District.
[Ord. 1998-5, 7/20/1998, § 3.200; as amended by
Ord. 2009-2, 3/3/2009, § 6]
1. General Intent. It is the general intent of these zoning districts
to concentrate the new and higher density development around the Boroughs
of Stroudsburg and East Stroudsburg. Density and intensity of development
should decrease from the Boroughs northward and southward. The Cherry
Valley, Poplar Valley, Analomink to Bartonsville, Blue Mountain Lake,
Pocohantas Lake, the Cranberry Swamp and the mountains are intended
to be conserved for agricultural, forest, open space, recreation,
resort and low density residential uses except for Open Space and
Preservation Districts. Cluster developments, planned residential
developments and planned enterprise unit developments will be encouraged
by the Township as a means of preserving more meaningful tracts of
open space preservation areas. Industrial land use is to be provided
in designated areas with access to major transportation systems and
with proper separation from residential uses. Commercial areas are
designated with regard to convenience of shopping as well as the safety
and aesthetics of the environment. It is the intent of the chapter
that all development follow standards for environmental protection
while providing a reasonable use for the property owner. Throughout
the Township the environmental protection includes:
A. Floodplains. Floodplain development shall be discouraged. The greatest
restrictions shall be imposed upon use of the floodway portion of
the floodplain where the most frequent flooding and the most direct
impact of flood water occurs.
B. Lakes, Ponds, Wetlands, or Water Courses. These areas shall be left
as permanent open space. Special care shall be taken in adjacent development
to preserve the environmental quality of the lakes, ponds, wetlands,
and watercourses and lakes and ponds in particular shall not be subdivided.
C. Stormwater. All developments shall limit stormwater run-off so that
no more run-off is generated than that of the site in its current
or natural condition. It is recognized, that preservation of floodplains,
lakes, ponds and watercourses will help to control stormwater run-off.
D. Soil Erosion and Stream Sedimentation. All developments shall protect
streams, lakes and ponds from sedimentation and shall control erosion
in accordance with the Clean Stream Law, P.L. 1987, 35 P.S. § 691.1
et seq., and 25 Pa. Code, Chapter 102, as amended.
E. Agricultural Preservation. Productive agricultural soils areas in
the Township and successful farms regardless of soil category should
be retained as agricultural open space use.
F. Forest. Existing forest land shall be preserved. The degree of preservation
shall increase from commercial properties to high-density residential
properties to low-density residential properties.
G. Steep Slopes. Development on existing steep slopes over 15% shall
receive further review to prevent an excessive increase in water run-off,
soil erosion, stream sedimentation, or stream siltation, and mud slides
and to prevent any other adverse impact to the environment. Disturbance
on existing steep slopes of 30% and higher is prohibited due to the
significant environmental impacts associated with such development.
H. Endangered Species Requirements. If, in any zoning district, there
exists any species of flora or fauna that is designated as an endangered
species by the United States Environmental Protection Agency, or other
state or federal agencies, development in those areas shall be in
strict accordance with, and under approval of E.P.A. or any agency
designated as having jurisdiction in this matter.
I. Historical Resources. If, in any zoning district, there exists any
known historical or archaeological resource as designated by the Pennsylvania
Historic and Museum Commission, National Register of Historic Places,
or Monroe County Historic Preservation Plan, development in those
areas shall be in strict accordance with, and under the approval of,
the Pennsylvania Historic and Museum Commission or any other agency
with jurisdiction. The Township may require that the applicant provide
evidence of PHMC review of the project site.
2. Intent for Each Zoning District.
A. O-1 Open Space and Preservation District. The purpose of the Open
Space and Preservation District is to protect and preserve the extensive
wetlands, high quality streams, existing open space, farms and forests,
water recharge areas, potential water storage areas, extensive steep
slopes areas and unique plant and animal communities found within
these portions of the Township. To provide for the development of
limited uses which are compatible with the unique and sensitive natural
environment with this district at low densities and with suitable
buffers and conditions which will minimize negative impacts of the
development upon the environment.
B. S-1 Special and Recreational District. The purpose of the Special
and Recreational District is to preserve open space, agriculture,
steep slopes, wetlands, scenic viewpoints and other unique and aesthetic
environmental features. To provide for the continuation and protection
of large lot residential development and rural residential character
with on-lot water and sewage facilities. Outdoor recreational facilities
and uses would be compatible with the character of this District.
C. R-1 Low Density Residential District. The purpose of the Low Density
Residential District is to permit single-family residential development
which will offer a living environment with opportunities for privacy
and a development pattern which will preserve the open space character
and the physical and environmental amenities of these sections of
the Township. The lot size should permit the development of safe on-lot
sewerage and water utilities. However, if it is feasible, centralized
water or sewer service may be extended into portions of this District.
D. R-2 Low-Medium Density Residential District. The purpose of the Low-Medium
Density Residential District is to encourage single-family development
on medium size lots in a compact pattern north and west of Stroudsburg
Borough. With this compact pattern, it will be more efficient for
the Township to provide police, street maintenance and other services.
It may be possible to provide centralized sewerage and water services
to developed properties within this District.
The District also provides the opportunity for two-family and
multifamily housing to be developed on a case-by-case basis.
E. R-3 Medium Density Residential District. The purpose of the Medium
Density Residential District is to provide a location for slightly
smaller lots and single-family dwellings, as well as a prime location
for two-family and multifamily housing. It is desirable that public
sewerage and water supply services be available to these districts.
F. C-1 Neighborhood Mixed-Use District. The purpose of a Neighborhood
Mixed-Use District is to provide a mix of residential and nonresidential
uses where residents and nearby residential neighborhoods have convenient
access to neighborhood-scale uses. The primary type of nonresidential
and residential uses to be accommodated are service businesses, office
uses and two-family and multifamily dwellings, respectively. It is
the intent that any residential and/or nonresidential development
within this district provides adequate off-street parking, buffering,
landscaping, and pedestrian connections between on-site uses and surrounding
area.
[Amended by Ord. 1-2014, 8/19/2014]
G. C-2 General Commercial District. The purpose of the General Commercial
District is to provide a location where a variety of commercial activities
can take place to serve both Township and non-Township residents.
All of these districts are located along major highways, but it is
not the intent to stretch the commercial development out in a long
commercial strip along each highway. Instead, cluster commercial development
is encouraged where road access points and parking might be consolidated,
signs made to be more informative rather than overly competitive and
abrasive. It is also the intent that any nonresidential development
within this District provide adequate separation and buffering to
project adjacent residences and lands (zoned for residential use)
from adverse influences relative to noise, light, invasion of residential
privacy and other incompatible influences.
H. C-3 Resort Commercial District. The purpose of the District is primarily
to reflect existing recreation-resort operations and to permit their
further development including travel trailers parks or campgrounds,
in a limited commercial manner. The District can also be applied to
non-resort areas. The primary differences between C-3 District and
the C-2 District are that the C-3 District excludes commercial activities
such as department stores and shopping centers, warehouses, and car
sales or service establishments, and it also excludes general industrial
uses. It is the intent that any nonresidential development within
this District provide adequate separation and buffering to protect
adjacent residences and lands (zoned for residential use) from adverse
influences relative to noise, light, invasion of privacy and other
incompatible influences.
I. M-1 Industrial District. The purpose of the Industrial District is
to provide areas for mixtures of certain manufacturing uses, commercial
uses and service uses which can be developed and operated with minimal
conflicts with the environment and adjacent residential or commercial
development.
It is the intent that any nonresidential development within
this District provide adequate separation and buffering to protect
adjacent residences and lands (zoned for residential use) from adverse
influences relative to noise, light, invasion of privacy and other
incompatible influences.
J. EP-1 and EP-2 Enterprise Park Zoning Districts. The primary purpose
of the Enterprise Park Zoning Districts (EP-1 and EP-2) is to provide
areas in Stroud Township for new economic development and limited
housing development which shall be designed and built to be in harmony
with the existing environment including the natural and human environment.
The specific intent of the Enterprise Park Zoning Districts is stated
as follows:
(1)
To provide space primarily for office and service-oriented,
limited retail commercial, and limited manufacturing type of economic
development that is campus-like in character. A limited amount of
retail commercial space may be included if the type of retail activities
support the primary uses of the EP and if the amount of retail space
is incidental to the overall developed space.
(2)
To encourage the growth of the desired type of economic development
set forth in this chapter while maintaining the high quality of living
environment and attractive aesthetic quality in Stroud Township.
(3)
To provide a transitional area between high intensity land use
activities (such as retail commercial and industrial uses) and residential
areas in order to minimize potential conflicts between the incompatible
land uses or their adverse impact upon one another.
(4)
To require that all uses in the EP-1 and EP-2 Zones be developed
in a clustered pattern that preserves 50% or more of the land in open
space.
(5)
The intent of EP-1 is to serve finance; insurance, real estate
services, public administration, and limited construction and manufacturing
uses. Limited retail trade uses are permitted only as an incidental
use to the primary intent of EP-1.
(6)
The intent of EP-2 is to serve many of the same uses as EP-1
plus transportation, communications, electric, gas, sanitary services,
wholesale trade, and a broader representation of construction and
manufacturing uses. Retail trade uses are generally not included in
the EP-2.
K. FF-FW Flood Fringe and Floodway Districts. It is the intent of this
chapter that the Floodway District and Flood Fringe (one-hundred-year
boundary) District shall be overlays to the existing Zoning Map and
as such the provisions of these Districts shall serve as a supplement
to the basic underlying districts. The Floodway District (FW) shall
be the most restrictive with only open space uses permitted. All other
uses shall require conditional use approval. The Flood Fringe (FF)
District requires that any use permitted by the basic underlying district
shall be undertaken in strict compliance with the floodproofing and
related provisions contained in applicable codes and ordinances, particularly
with reference to flood items.
L. C-4 Office Commercial District. The purpose of the District is to
reflect a need for office type development in the Township in contrast
to other types of commercial development. The primary difference between
the C-4 District and the C-2 District is that service industries are
promoted and retail and wholesale industries are discouraged. It is
the intent that any nonresidential development within this District
provides adequate separation and buffering to protect adjacent residences
and lands (zoned for residential use) from adverse influences relative
to noise, light, invasion of privacy, and other incompatible influences.
Access, parking, landscaping, buffering, and signage shall all be
designed to enhance the roadside landscape.
[Ord. 1998-5, 7/20/1998, § 3.300]
1. The location and boundaries of these districts are established as
shown on the Zoning Map of Stroud Township. The Zoning Map is hereby made a part of this chapter,
together with all future notations, references and amendments.
2. The Official Zoning Map shall be identified by the signature of the
Chairman of the Board of Supervisors attested by the Township Secretary,
and shall bear the adoption date of this chapter and the seal of the
Township under the following words: "This is to certify that this
is the Official Zoning Map of Stroud Township, July 1998."
3. Changes of any nature to the Official Zoning Map shall be made in
conformity with the amendment procedures set forth in this chapter.
All changes shall be noted by date with a brief description of the
nature of the change.
4. Regardless of the existence of purported copies of the Official Zoning
Map which may from time to time be made or published, the Official
Zoning Map shall be located in the Township Office and shall be the
final authority on boundaries and districts. The Zoning Officer shall
have a certified copy of the map for official use.
5. Unless the prior Official Zoning Map has been lost or has been totally
destroyed, the prior map or any part or parts thereof remaining shall
be preserved together with all available records pertaining to its
adoption or amendment.
[Ord. 1998-5, 7/20/1998, § 3.400]
1. Boundaries drawn approximately following the center lines of streams,
drainageways, streets, alleys, railroads or other right-of-way shall
be construed to follow such center lines.
2. Boundaries approximately following lot lines shall be construed as
following such lot lines and to be located upon the land through competent
land survey of those lot lines.
3. Boundaries drawn approximately following the center lines of streams
shall be construed to follow such center lines, and in the event of
change in the center line shall be construed as moving with the actual
center line.
4. Distances not specifically indicated on the Official Zoning Map shall
be determined by the scale of the map.
5. Where physical features existing on the ground vary with those shown on the Official Zoning Map, or in other circumstances not covered by Subsections
1 through
4 above, the Zoning Officer shall interpret the district boundaries. Any person aggrieved by such boundary interpretation may appeal to the Township Zoning Hearing Board.