Zoning and Codes Department

The Zoning Department is responsible for interpreting and administering the Code of the Borough of East Stroudsburg (also referred to as the “Code”). 

Chapter 157 – Zoning

The Zoning Department provides assistance with:

• Zoning permit applications
• New businesses and changes in use or occupancy
• Residential and commercial development
• Accessory structures, including sheds, garages, decks, pools, and fences
• Property setbacks and dimensional requirements
• Signs and temporary signs
• Home occupations
• Zoning district and permitted-use determinations
• Variances, special exceptions, and appeals
• Zoning verifications and property information
• Nonconforming properties, structures, and uses
• Zoning complaints and enforcement

Property owners and applicants are encouraged to contact the Zoning Department before beginning a project, purchasing property for a proposed use, signing a commercial lease, or submitting construction plans.

Approval of a building permit does not replace any required zoning approval.

A discussion with the Department does not constitute formal zoning approval.

Formal approval is provided only through the applicable application and review process.

A Zoning Permit may be required before a property, structure, building, or tenant space may be constructed, altered, expanded, occupied, or used for a new purpose.

Projects that may require zoning approval include:

• New buildings and additions
• Decks, patios, porches, and similar improvements
• Garages, sheds, and other accessory structures
• Fences and retaining walls
• Swimming pools and hot tubs
• Signs
• Driveways and off-street parking areas
• Home occupations
• Changes in business use or occupancy
• Changes in the use of land or a building
• Demolition involving a future change in property use.
• Other improvements affecting setbacks, lot coverage, parking, or land use.

Applications must include sufficient information for the Zoning Officer to determine compliance with the Code of the Borough of East Stroudsburg. Depending on the project, applicants may be required to provide a plot plan, site plan, floor plan, photographs, construction drawings, parking calculations, property survey, or other supporting information.

Incomplete applications may not be accepted for review.

Before You Apply

Applicants should confirm:

1. The property’s zoning district.
2. Whether the proposed use is permitted in that district.
3. The required front, side, and rear setbacks.
4. Maximum building height and lot coverage.
5. Required parking and loading spaces.
6. Whether a zoning hearing or land development approval is required.
7. Whether separate building, electrical, plumbing, mechanical, fire, health, or other permits are required.

No work should begin until all required permits and approvals have been issued.

Zoning and Building Permits

Zoning Permits and Building Permits are separate approvals.

A Zoning Permit determines whether the proposed location, use, size, placement, and configuration of a project comply with the Borough’s land-use regulations.

A Building Permit determines whether the proposed construction complies with the Pennsylvania Uniform Construction Code and other applicable construction requirements.

Some projects require both approvals. Other projects may require only zoning approval or only a Building Permit.

Applicants who are unsure which approvals are required should contact the appropriate Borough department before submitting an application or beginning work.

Visit the Building Permit Page

ADDITIONAL TYPES OF ZONING PERMITS

Changes in Use or Occupancy

A Zoning Permit is required when a building, tenant space, property, or portion of a property changes from one use or occupancy to another.

Examples include (but not limited to):

• Opening a new business
• Changing/converting from current use to a different of use of the property/unit
• Establishing a new business.
• Changing the type of commercial or industrial activity
• Expanding an existing business into another tenant space
• Converting a single-family dwelling into another residential use.

Applicants should contact the Zoning Department before signing a lease or purchasing a property for a proposed use. The availability of a building or commercial space does not guarantee that every proposed use is permitted.

A property or tenant space may not be occupied or used until all required approvals have been obtained and the applicable Certificate of Occupancy has been issued.

Signs

A Zoning Permit is generally required before installing, replacing, relocating, enlarging, or substantially altering a sign.

in addition to the Zoning Permit Application, a Sign Application Supplement Form is also required indicating the following:

• Sign dimensions
• Sign area
• Sign height
• Sign location
• Property-line setbacks
• Building elevations
• Illumination details
• Mounting and construction details
• Photographs or illustrations of the proposed sign
• Written authorization from the property owner

Separate Building Permits may also be required.

Before planning a project or proposed use, applicants should determine the zoning district in which the property is located.

The zoning district establishes which uses are permitted and identifies applicable requirements, including:

• Minimum property-line setbacks
• Maximum building height
• Lot coverage
• Parking and loading requirements
• Sign regulations
• Accessory structure requirements
• Permitted, conditional, and special-exception uses
• Other development standards

Applicants may review the Borough Zoning Map or contact the Zoning Department for assistance identifying a property’s zoning district.

View the Zoning Map

A complete Zoning Permit submission generally includes:

1. Zoning Permit Application

Complete and sign the applicable Zoning Permit Application.

2. Property or Project Information

Provide a clear written description of:

• The existing use of the property
• The proposed use or project
• The scope of the proposed work
• The dimensions and location of all proposed improvements

3. To-Scale Plot Plan

Submit a complete, legible, and accurately to-scale plot plan showing, as applicable:

• Location of the proposed project
• Dimensions of the proposed project
• Distances from the proposed project to the property lines and to the principal structure.
• All existing structures (house, decks, sheds, etc)
• All impervious surfaces (driveways, patios, etc)
• Property lines
• Streets, alleys, and rights-of-way
• Driveways and parking areas
• Easements, waterways, floodplain areas, or other site features
• Any additional information necessary to determine zoning compliance

Incomplete or inaccurate plot plans may delay the review of an application.

Property Surveys

A property survey is not required unless specifically requested by the Zoning Department or otherwise required for your application. If you already have a current property survey, you are encouraged to use it to illustrate the proposed project by clearly identifying the location, dimensions, and other applicable project details. Submitting an existing survey may help expedite the review process by providing accurate property information.

See Guide to Plot Plan Requirements

How to Print/Create a To-Scale Plot Plan

4. Supporting Documents

Depending on the proposed project or use, additional documents may be required, including:

• Construction drawings
• Floor plans
• Sign drawings
• Parking plans
• Business or operational descriptions
• Property surveys
• Recorded deeds
• Land-development approvals
• Floodplain documentation

Other plans, approvals, or supporting information

Before You Submit

Before submitting an application, please confirm that:

• The application is complete and signed
• The property address and parcel information are correct
• The proposed project or use is clearly described
• A complete plot plan has been included
• All dimensions and setbacks are identified
• Required supporting documents are attached
• The applicable application fee is included
• The property owner has authorized the application
• Any required subdivision, land-development, floodplain, or other approvals have been obtained or identified

Incomplete applications may not be accepted for review

Additional requirements will be identified during the zoning review.

Property owners, prospective buyers, lenders, attorneys, businesses, and other interested parties may request written zoning information for a property.

🔍Request Zoning Verification Letter

A Zoning Verification Letter may address one or more of the following, depending on the applicant’s request:

• The property’s current Zoning District
• Whether the existing use complies with the Code of the Borough of East Stroudsburg
• Whether the site is currently in compliance with applicable zoning regulations
• Whether there are any legal nonconforming uses or structures
• Whether there are any outstanding zoning or building code violations on record
• Applicable setback requirements
• Maximum building height
• Maximum lot coverage
• Open space requirements
• Off-street parking requirements
• Whether any variances, special exceptions, or conditional use approvals have been granted for the property
• The zoning districts of adjacent properties
• Other zoning-related information specifically requested by the applicant.

A Zoning Verification Letter does not:

• Approve a proposed development, construction project, or change of use.
• Constitute a Zoning Permit, Building Permit, or any other development approval.
• Guarantee that future plans or proposed improvements will comply with the Borough’s Zoning Ordinance or other applicable regulations.
• Replace the review and approval process required for a Zoning Permit Application or any other required municipal permits.
• Provide zoning interpretations or advisory opinions in response to generalized questions such as “What can be done with this property?” or “What uses are permitted?”. These types of questions require a review of a specific proposal submitted through the appropriate application process.

Instead, it documents the zoning status of the property as of the date the letter is issued based on the Borough’s records and the information requested.

The East Stroudsburg Borough Zoning and Codes Department administers zoning permits, zoning interpretations, and zoning compliance reviews. Forms and applications are available through the Borough’s website.

Note: Out of an abundance of caution, we are unable to provide responses to generalized zoning questions, as any interpretation provided could be relied upon as a formal determination in the future. For specific proposals, we recommend submitting a formal application or request so that a proper review can be conducted.

Planning a Project?

If you are proposing to construct, expand, alter, occupy, or change the use of a property, you must submit the appropriate permit application(s) for review. Zoning compliance can only be determined after a complete application and supporting documentation have been reviewed by the Borough.

Do I need a Zoning Permit?

A Zoning Permit may be required when constructing, enlarging, relocating, occupying, or changing the use of a building, structure, property, or tenant space.

Contact the Zoning Department before beginning work or changing a use.

Is a Building Permit also required?

Many projects require both Zoning and Building Permits. Zoning approval confirms compliance with land-use requirements, while a building permit addresses Construction-Code requirements. Approval from one department does not replace approval from the other.

How do I determine my property’s Zoning District?

The zoning district may be identified through the Borough’s Zoning Map or by contacting the Zoning Department. Provide the property address and Monroe County parcel identification number when available.

Property information can also be found on Monroe County PA Property Search.   

Can I operate a business from my home?

Certain home occupations may be permitted subject to specific zoning requirements. A Zoning Permit or additional approvals may be required depending on the type and scale of the business.

Do I need Zoning Approval before opening a business?

Yes. A new business or change in use requires zoning approval before the property or tenant space may be occupied. Additional approvals may also be required, or Certificate of Occupancy requirements may also apply.

Can the Zoning Department confirm whether a property line is correct?

The Zoning Department does not establish property boundaries. When property lines are uncertain, a survey prepared by a qualified professional may be required.

What is a setback?

A setback is the minimum required distance between a building or structure and a property line, street right-of-way, or other regulated feature.

Can I place a shed, garage, pool, deck, or fence on my property?

These improvements may be permitted, but they must comply with applicable current code requirements. A Zoning Permit may be required before installation or construction.

Do I need approval before installing a sign?

Yes. Most permanent, temporary, wall-mounted, freestanding, electronic, or business-identification signs require zoning review. Sign features, measurements, location, illumination, and quantity may be regulated.

What happens if my application is incomplete?

The applicant will be notified of missing information. Review may not begin, or may be suspended, until all required plans, documents, and fees have been received.

Can the Zoning Officer waive an ordinance requirement?

No. The Zoning Officer must administer the Zoning Ordinance as adopted. Relief from certain requirements may require an application to the Zoning Hearing Board.

Certain requests cannot be approved administratively by the Zoning Officer and must be reviewed by the East Stroudsburg Borough Zoning Hearing Board.

Applications to the Zoning Hearing Board may include:

• Variances
• Special exceptions
• Appeals from a determination of the Zoning Officer
• Challenges to the validity of the Zoning Ordinance or Zoning Map
• Other matters within the Board’s jurisdiction

Applications must be complete and accompanied by the required filing fee and supporting documents.

Submitting an application does not guarantee approval. Applicants may wish to consult an attorney, engineer, architect, surveyor, or other qualified professional when preparing a Zoning Hearing Board application.

Download a Zoning Hearing Board Application

Subdivision and Land Development

Certain projects may require subdivision or land-development approval before a Zoning Permit and/or Building Permit can be issued.

Projects that may require additional review include:

• Creation of new lots
• Changes to property lines
• Construction of multiple principal buildings
• Large commercial or multifamily developments
• Expansion of parking areas
• Changes involving access, stormwater, utilities, or public improvements
• Allocation of land or building space that meets the applicable definition of land development
• Other projects regulated by the Borough’s subdivision and land-development requirements

Applicants considering a subdivision or land-development project should contact the Borough before preparing or submitting plans.

View Subdivision and Land Development Information