East Stroudsburg City Zoning Code
ARTICLE VII
Airport Overlay District
§ 157-106 Short title and description.
This Article shall be known and may be cited as the "Borough of East Stroudsburg Airport Zoning Overlay District." It is an Article regulating and restricting the height to which structures may be erected or objects of natural growth and otherwise regulating the use of property in the vicinity of the Birchwood-Pocono Airpark by creating the appropriate zones and establishing the boundaries thereof; providing for changes in the restrictions and boundaries of such zones; defining certain terms used herein; referring to the Birchwood-Pocono Airpark Height Limitation and Zoning District Map, which is incorporated in and made part of this chapter; providing for enforcement; establishing a Zoning Hearing Board; and imposing penalties.
§ 157-107 Declaration of policy.
A.
It is hereby found that an obstruction has the potential for endangering the lives and property of users of the Birchwood-Pocono Airpark and property or occupants of land in its vicinity; that an obstruction may affect existing and future instrument approach minimums of the Birchwood-Pocono Airpark; and that an obstruction may reduce the size of areas available for the landing, takeoff and maneuvering of aircraft, thus tending to destroy or impair the utility of the Birchwood-Pocono Airpark and the public investment therein. Accordingly, it is declared:
(1)
That the creation or establishment of an obstruction has the potential of being a public nuisance and may injure the region served by the Birchwood-Pocono Airpark.
(2)
That it is necessary in the interest of the public health, safety, morals and general welfare that the creation or establishment of obstructions that are a hazard to air navigation be prevented.
(3)
That the prevention of these obstructions should be accomplished, to the extent legally possible, by the exercise of the police power without compensation.
B.
It is further declared that the prevention of the creation or establishment of hazards to air navigation; the elimination, removal, alteration or mitigation of hazards to air navigation; or the marking and lighting of obstructions are public purposes for which a political subdivision may raise and expend public funds and acquire land or interests in land.
§ 157-108 Definitions.
The following words and phrases, when used in this article, shall have the meanings given to them in this section, unless the context clearly indicates otherwise:
Any convenience, except an unpowered hang glider or parachute, used for manned ascent into or flight through the air.
Birchwood-Pocono Airpark; any area of land or water which is used or intended to be used for the landing and takeoff of aircraft and any appurtenant areas which are used or intended to be used for airport buildings or air-navigation facilities or rights-of-way, together with all airport buildings and facilities thereon. As used herein, the term "airport" includes public airports but excludes private airports and heliports. Public and private airports are defined separately in this section.
One thousand two hundred seventy; the highest point of an airport's unusable landing area, measured in feet above sea level.
Any area of land or water upon which an airport hazard might be established if not prevented as provided for in this chapter and Act 164 of 1984 (Pennsylvania laws relating to aviation).
[1]A surface longitudinally centered on the extended runway center line, extending outward and upward from the end of the primary surface and at the same slope as the approach surface zone height limitation slope set forth in § 157-110 of this chapter. In plan, the perimeter of the approach surface coincides with the perimeter of the approach surface zone.
These zones are set forth in § 157-110 of this chapter.
A surface extending outward and upward from the periphery of the horizontal surface at a slope of 20:1 for a horizontal distance of 4,000 feet.
The Pennsylvania Department of Transportation.
The Federal Aviation Administration of the United States Department of Transportation.
For the purpose of determining the height limits in all zones set forth in this article and shown on the Zoning Map,[2] the datum shall be mean sea level elevation unless otherwise specified.
A horizontal plane 150 feet above the established airport elevation, the perimeter of which, in plan, coincides with the perimeter of the horizontal surface zone.
A runway that is constructed for and intended to be used by propeller driven aircraft of greater than 12,500 pounds' maximum gross weight and jet-powered aircraft.
Any preexisting structure, object of natural growth or use of land which is inconsistent with the provisions of this article or an amendment thereto.
A runway having an existing instrument approach procedure utilizing air-navigation facilities with only horizontal guidance, or area type navigation equipment, for which a straight-in nonprecision-instrument approach procedure has been approved or planned.
Any structure, growth or other object, including a mobile object, which exceeds a limiting height set forth in § 157-110 of this chapter.
An individual, firm, partnership, corporation, company, association, joint-stock association or governmental entity; includes a trustee, a receiver, an assignee or a similar representative of any of them.
A runway having an existing instrument approach procedure utilizing an instrument landing system (ILS) or a precision approach radar (PAR). It also means a runway for which a precision approach system is planned and is so indicated on an approved airport layout plan or any other planning document.
A surface longitudinally centered on a runway. When the runway has a specifically prepared hard surface, the primary surface extends 200 feet beyond each end of that runway. For military runways or when the runway has no specifically prepared hard surface or planned hard surface, the primary surface ends at each end of that runway. The width of the primary surface is set forth in § 157-109 of this chapter. The elevation of any point on the primary surface is the same as the elevation of the nearest point on the runway center line.
An airport which is privately owned and which is not open or intended to be open to the public as defined in 74 Pa.C.S.A. § 5102.
An airport which is either publicly or privately owned and which is open to the public as defined in 74 Pa.C.S.A. § 5102.
A defined area on an airport prepared for landing and takeoff of aircraft along its length.
An object, including a mobile object, constructed or installed by man, including, but without limitation, buildings, towers, cranes, smokestacks, earth formation and overhead transmission lines.
These surfaces extend outward at ninety-degree angles to the runway center line and the runway center line extended at a slope of seven feet horizontally for each foot vertically from the sides of the primary and approach surfaces to where they intersect the horizontal and conical surfaces. Transitional surfaces for those portions of the precision approach surfaces which project through and beyond the limits of the conical surface extend a distance of 5,000 feet, measured horizontally, from the edge of the approach surface and at ninety-degree angles to the extended runway center line.
Any object of natural growth.
A runway that is constructed for and intended to be used by propeller driven aircraft of 12,500 pounds' maximum gross weight or less.
A runway intended solely for the operation of aircraft using visual approach procedures.
A Board appointed by the authority adopting these regulations. The number of members, powers, governing rules, etc., of the Board are set forth in Article I of this chapter.
[1]
Editor's Note: See 74 Pa.C.S.A. § 5101 et seq.
[2]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
§ 157-109 Surface zones.
In order to carry out the provisions of this article, there are hereby created and established certain zones which include all of the land lying beneath the approach surfaces, transitional surfaces, horizontal surfaces and conical surfaces as they apply to the Birchwood-Pocono Airpark. Such zones are shown on the East Stroudsburg Zoning District Map.[1] The Airport Overlay District boundary was taken from the Height Limitation Map prepared by the Pennsylvania Department of Transportation, Bureau of Aviation, and dated Spring 1989, which is attached to this chapter and made a part thereof. An area located in more than one of the following zones is considered to be only in the zone with the more-restrictive height limitation. The following two zones are those applicable to the Borough of East Stroudsburg. They are hereby established and defined as follows:
A.
Horizontal Surface Zone: established beneath the horizontal surface, 150 feet above the established airport elevation, the perimeter of which is constructed by swinging arcs of 5,000 feet in radii from the center of each end of the primary surface of each runway and connecting the adjacent arcs by drawing lines tangent to those arcs. The Horizontal Surface Zone does not include the Approach Surface and Transitional Surface Zones.
B.
Conical Surface Zone: established beneath the conical surface. This zone commences at the periphery of the horizontal surface and extends outward therefrom a horizontal distance of 4,000 feet.
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
§ 157-110 Surface zone height limitations.
Except as otherwise provided in this chapter, no structure shall be erected, altered or maintained and no tree shall be allowed to grow in any zone created by this chapter to a height in excess of the applicable height limit herein established for such zone. Such applicable height limitations are hereby established for each of the zones in question as follows:
A.
Horizontal Surface Zone: established at 150 feet above the established airport elevation or at a height of 1,420 feet above mean sea level. The allowable height formula shall be as follows:
Allowable Height = (1,270 established airport elevation) + (150 feet) — (ground elevation) |
B.
Conical Surface Zone: slopes 20 feet outward for each foot upward beginning at the periphery or the horizontal surface and at 150 feet above the established airport elevation and extending to a height of 350 feet above the established airport elevation or at a height of 1,620 feet above mean sea level. The allowable height formula shall be as follows:
Allowable Height = (1,270 established airport elevation) + (150 feet) + (distance from horizontal surface boundary ÷ 20) — (ground elevation) |
C.
Excepted height limitations. Nothing in this article shall be construed as prohibiting the construction or maintenance of any structure or growth of any tree to a height up to 35 feet above the surface of the land.
§ 157-111 Airport zoning requirements.
A.
Reasonableness. All airport zoning regulations adopted under this article shall be reasonable; none shall impose any requirement or restriction unless it is reasonably necessary to effectuate the purpose of this article. In determining what regulations it may adopt, each municipality and Joint Airport Zoning Board shall consider, among other factors, the character of the flying operations expected to be conducted at the airport, the nature of the terrain within the airport hazard area, the character of the neighborhood and the uses to which the property to be zoned is put and adaptable.
B.
Use restrictions. Notwithstanding any other provisions of this chapter, no use may be made of land or water within any zone established by this article in such manner as to create electrical interference with navigational signals or radio communication between the airport and aircraft, make it difficult for pilots to distinguish between airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, create bird strike hazards or otherwise in any way endanger or interfere with the landing, takeoff or maneuvering of aircraft intending to use the airport.
C.
Nonconforming uses.
(1)
Regulations not retroactive.
(a)
The regulations prescribed by this article shall not be construed to require the removal, lowering or other change or alteration of any structure or tree not conforming to the regulations as of the effective date of this chapter or to otherwise interfere with the continuance of any nonconforming use, except as provided in § 157-112 (relating to permits and variances).
(b)
Nothing contained herein shall require any change in the construction, alteration or intended use of any structure, the construction or alteration of which was begun prior to the effective date of this chapter and which is diligently executed.
(2)
Marking and lighting. Notwithstanding the preceding provision of this section, the owner of any existing nonconforming structure or tree is hereby required to permit the installation, operation and maintenance thereon or nearby of such markers and lights as shall be deemed necessary by the Borough of East Stroudsburg to indicate to the operators of aircraft in the vicinity of the airport the presence of such airport obstruction. Such markers and lights shall be installed, operated and maintained at the expense of Borough of East Stroudsburg.
§ 157-112 Permits and variances.
A.
Future uses.
(1)
Except as specifically provided in Subsection A, B or C hereunder, no material change shall be made in the use of land, no structure shall be erected or otherwise established and no tree shall be planted in any zone hereby created unless a permit therefor shall have been applied for and granted. Each application for a permit shall indicate the purpose for which the permit is desired, with sufficient particularity to permit it to be determined whether the resulting use, structure or tree would conform to the regulations herein prescribed. If such determination is in the affirmative, the permit shall be granted. No permit for a use inconsistent with the provisions of this chapter shall be granted unless a variance has been approved in accordance with Article I.
(2)
In the area lying within the limits of the Horizontal Zone and Conical Zone, no permit shall be required for any tree or structure less than 75 feet of vertical height above the ground, except when, because of terrain, land contour or topographic features, such tree or structure would extend above the height limits prescribed for such zones.
(3)
Nothing contained in any of the foregoing exceptions shall be construed as permitting or intending to permit any construction or alteration of any structure or growth of any tree in excess of any of the height limits established by this chapter, except that no permit is required to make maintenance repairs to or to replace parts of existing structures which do not enlarge or increase the height of an existing structure.
B.
Existing uses. Before any nonconforming structure may be replaced, substantially altered or rebuilt or tree allowed to grow higher or replanted, a permit must be secured from the municipality authorizing the replacement or change. No permit shall be granted that would allow the establishment or creation of an obstruction or permit a nonconforming use, structure or tree to become a greater hazard to air navigation than it was on the effective date of this chapter or any amendments thereto or than it is when the application for a permit is made.
C.
Nonconforming uses abandoned or destroyed. Whenever the Borough of East Stroudsburg determines that a nonconforming tree or structure has been abandoned or more than 80% torn down, physically deteriorated or decayed, no permit shall be granted that would allow such structure or tree to exceed the applicable height limit or otherwise deviate from this chapter.
D.
Variances.
(1)
Any person desiring to erect any structure or increase the height of any structure or permit the growth of any object of natural growth or otherwise use his property in violation of airport zoning regulations may apply to the Board of Adjustment for a variance from the zoning regulations in question. A variance shall only be granted after the requirements of § 157-113 are satisfied. A variance may be allowed where a literal application or enforcement of the regulations would result in practical difficulty or unnecessary hardship and the relief granted would not be contrary to the public interest but would do substantial justice and would be in accordance with the spirit of the regulations and conditions that the Zoning Hearing Board may deem necessary to effectuate the purpose of this article.
(2)
The application for variance shall be accompanied by a determination from the Federal Aviation Administration as to the effect of the proposal on the operation of air-navigation facilities and the safe, efficient use of navigable airspace. Additionally, no application for a variance to the requirements of this article may be considered by the Zoning Hearing Board unless a copy of the application as been furnished to the Airport Manager (or person of equivalent description) for advice as to the aeronautical effects of the variance. If the Airport Manager (or person of equivalent description) does not respond to the application within 15 days after receipt, the Zoning Hearing Board may act without such input to grant or deny said application.
E.
Hazard marking and lighting. In granting any permit or variance under this section, the Board shall, if it deems the action advisable to effectuate the purpose of this article and reasonable under the circumstances, so condition the permit or variance as to require the owner of the structure or object of natural growth in question to permit the municipality, at its own expense, or require the person or persons requesting the permit or variance to install, operate and maintain, thereon such markers and lights as may be required by guidelines or regulations adopted by the FAA.
§ 157-113 Acquisition of air rights.
In any case in which it is desired to remove, lower or otherwise terminate a nonconforming structure or use, or the approach protection necessary cannot, because of constitutional limitations, be provided by airport zoning regulations, or it appears advisable that the necessary approach protection be provided by acquisition of property rights rather than by airport zoning regulations, the municipality within which the property or nonconforming use is located or the municipality or municipal authority owning the airport or served by it may acquire, by purchase, grant or condemnation, in the manner provided by the law under which municipalities are authorized to acquire real property for public purposes, such air right, aviation easement or other estate or interest in the property or nonconforming structure or use in question as may be necessary to effectuate the purpose of this article. In this case of the purchase of any property or any easement or estate or interest therein or the acquisition thereof by the power of eminent domain, the municipality making the purchase or exercising the power shall, in addition to the damages for the taking, injury or destruction of property, also pay the cost of the removal and relocation of any structure or any public utility which is required to be moved to a new location.
§ 157-114 Conflict with other provisions.
In the event of conflict between any airport zoning regulations adopted under this article and any other regulations applicable to the same area, whether the conflict is with respect to the height of structures or trees and the use of land or any other matter and whether the other regulations were adopted by the municipality which adopted the airport zoning regulations or by some other municipality or otherwise, the more stringent limitation or requirement shall govern and prevail.