(A) Ag-1, Prime Agricultural Preservation.
(1) In accordance with the land use plan, this zoning district represents most of the land in the western, northern and southern portions of the township and all the existing orchard lands located therein. Although zoning district boundaries may or may not follow property lines, land ownership and the existing use are not determining factors. The zoning classification for the Ag-1 areas is based on physical soil qualities and capabilities. The Ag-1 areas consist of large expanses of land classified as prime agricultural soil according to U.S. Soil Conservation Service criteria.
(2) Active agricultural preservation is emphasized as the priority intent. To a small extent non-farm uses are permissible by special use approval, but only on land that has been specifically found not to be prime agricultural soil. The maximum density for non-agricultural dwellings, as provided in this chapter, shall control. Extensive residential development is therefore not permitted and shall be restricted. Agriculture in this district is largely construed to be the highest and best use of the land.
(3) In particular, it is also significant to highlight orchard lands as prime agriculture and worthy of community preservation because of the beneficial distinction orchards have given the area in terms of aesthetics, area-wide identity, rural character and economy. In accordance with the goals and policies of the land use plan, active orchard lands are henceforth protected and hereby regarded as a unique and desirable, locally significant form of prime agriculture.
(B) Ag-2, Agricultural. This zoning district represents land that may be farmed, but which is not comprised of prime agricultural soils nor occupied by orchards. The use of land here for agriculture is valued and respected, although such use is not as heavily emphasized as in the Ag-1 Zoning District. Some non-farm or related farm uses are regarded as compatible with the rural agricultural character of this zoning district and shall be located in this zoning classification. However, intensive developments are prohibited since some areas partially encompass wetlands. Certain uses herein listed for this zoning district shall require special use approval.
(C) R-1, Low Density - Single-Family. Development shall be rural and single family in character with an approximate density of one dwelling unit per one-half to three-fourths acre. It is the intent that all residential patterns of low, medium and medium/high densities be contained to the areas east of M-37 and oriented toward the Village of Sparta as a logical transition from rural country to village urban.
(D) R-2, Medium Density - Single-Family. In this zoning district, soils are generally amenable to slightly higher densities of residential development without sewering, than R-1 areas. The character shall be a mix of rural/suburban with densities ranging from about one dwelling per one-half to one acre, depending on soils. In some areas of R-2, alternative suburban housing developments with a slightly higher density such as in a planned unit development with on-site community sewer may be allowed upon a finding of compatibility with only minor adverse impacts.
(E) R-3, Medium/High Density - Multiple-Family.
(1) This zoning district applies to multiple family developments outside of the village limits. Residential sites having this zoning classification shall be required to have sufficient land area to accommodate a large number of people and automobiles, the necessary open space requirements and especially larger volumes of effluent (on-site sewage treatment). Care shall be taken that land in this zoning district does not conflict with any of the established goals and policies of the land use plan, nor shall this zoning district be located on lands west of M-37.
(2) It may develop over the next 15 to 30 years that public sewering of this area may become necessary. While soil capabilities permit medium density residential uses at present, sewering can become desirable as a cost effective and more efficient way of handling effluent should total growth occur as envisioned. Only at such times when prospects of community water or sewer become cost feasible to the public (or should some human-made degradation of the area environment occur) would area-wide utilities be recommended.
(F) R-4, Medium/High Density: Mobile Home Parks. This zoning district applies to mobile home park developments outside of the village limits. Lands having this zoning classification are required to have sufficient land area to accommodate an intensified land use such as a larger number of people and automobiles, the necessary open space requirements and especially larger volumes of effluent (on-site sewage treatment). Care shall be taken that land in this zoning district does not conflict with any of the established goals and policies of the land use plan, nor should this district be located on lands west of M-37. All mobile home parks must meet the requirements and conditions of this chapter, and the rules and regulations promulgated by the state’s Mobile Home Commission and other appropriate state and federal agencies.
(G) C-1, General Commercial. The C-1 Zoning District is intended for general convenience type retail businesses and personal service uses, that are deemed desirable and appropriate to the surrounding residential areas of the township. Beyond this character of commercial development, new or additional uses that would create safety and health hazards, offensive and loud noises, vibration, smoke, glare, heavy truck traffic or late hours of operation, are hereby prohibited. By the inclusion of this zoning district, it is also the intent of the township to prevent against the fringe development of convenience businesses and the random scatteration of similar uses elsewhere in the unincorporated portions of the community.
(H) C-2, Highway Commercial.
(1) This zoning district is a strip of highway oriented commercial activity. Because some soils may play a constraining factor, the highway commercial character is construed as a “limited intensity commercial strip” on a large lot scale, supplementing the needs of both the village residents as well as those in the township. Uses now located here are deemed to be highway oriented.
(2) Henceforth, new and/or additional uses shall be required to undertake careful site planning in order to ameliorate potentially adverse impacts on “through” traffic (such as turning movements, access/egress) and on area topography (such as created from off-street parking, storm water runoff, natural drainage, erosion and the like).
(3) The character of this zoning district is distinctly highway commercial with respect to space, orientation (road side) and intensity. This type of commercial is to remain clearly in contrast to the C-1 District, as well as, the commercial uses in the Village of Sparta wherein its commercial character is distinctly village urban, smaller lot sizes with a pedestrian orientation (sidewalks and store front window shopping).
(I) Light Industrial.
(1) This zoning district denotes an area for industrial growth in the township. Utilities and services are critical requirements for sizable industrial growth.
(2) Available for use in this zoning district would be the “industrial park” concept. The overall character may be a combination of light industrial uses supplemented by office complexes. Local, state and federal environ mental regulations and constraints, however, would have to be observed.
(J) I-2, Heavy Industrial. The I-2 Zoning District is intended to provide for industrial uses that are primarily of a manufacturing, assembling, and fabricating character, including the processing of raw materials, junkyards and specialized industrial processing that may require special sites, facilities and services.
(K) Ap, Airport (Overlay Zone). The existing airport is hereby protected by an “overlay” zoning district. This overlay means that amidst a primary zoning district such as agriculture, the alternative use of land for airport development in the area shown is regarded as acceptable and compatible with the character and use of the surrounding lands. However, all land development (both airport and non-airport) within the airport environs shall be regulated, in part, by the township in order to guard against land use conflicts and airport hazards. The airport overlay zone is established as that area within one mile of the Sparta Airport measured from the airport’s property line.
(L) RR, Rogue River.
(1) Pursuant to Public Act 231 of 1970, as amended, lands within this zoning district include the Rogue River, its state designated areas as described in the Rogue River Management Plan, and its associated wetlands. These natural features are hereby deemed to be environmentally sensitive and in need of protection.
(2) Uses of the land as described in § 154.247 of this chapter are to be encouraged, but shall be in accordance with safe conservation practices and adherence of the regulations of the Rogue River Management Plan, as contained in this chapter.
(3) The purpose for environmental protection are to preserve and enhance the value of the Rogue River in terms of ecology, water conservation, floodplain preservation, its free flowing condition and its fish and wildlife habitat, as well as its value for boating, scenic enjoyment, aesthetics, history and recreational uses. In the township, the Rogue River Zone shall include a strip of land on each side of and parallel to the banks of the Rogue River and measured at 300 feet from the river’s edge or ordinary high watermark.
(4) The Rogue River Management Plan is contained in the Natural River Report: Rogue River, prepared by the state’s Department of Natural Resources and adopted by the state’s Natural Resources Commission, August of 1973.
(Ord. passed 7-12-2012, § 3.3)