Charter Township of Bangor Master Plan Bay County, Michigan January, 2002 Charter Township of Bangor Bay County, Michigan Master Plan Charter Township of Bangor Planning Commission Prepared with the assistance of: 235 East Main Street Northville, Michigan 48167 Telephone: (248) 596-0920 Facsimile: (248) 596-0930 ACKNOWLEDGMENTS Township Board of Trustees Jeff Mayes, Supervisor Janet Santos, Clerk Donna Leitermann, Treasurer Connie Beson, Trustee Howard Eagle, Trustee Richard Stasik, Trustee John Howard, Trustee Township Planning Commission David Lange Bill Schubert, Chairperson Ed Davis Patricia Parker Dennis Pilarski Henry Schumann, Vice-Chairperson Richard Stasik Mark Norton Township Administration/Officials Barbara Potts, Planning Commission Coordinator Dave DeGrow, Building Inspector Jim Bellor, Fire Marshal Planning Consultant McKenna Associates, Incorporated Charter Township of Bangor McKenna Associates, Inc. Master Plant i January, 2002 TABLE OF CONTENTS Title Page Resolution of Adoption Acknowledgments............................................................................................................................ i Table of Contents ............................................................................................................................ ii List of Tables ................................................................................................................................. iv List of Maps ................................................................................................................................... iv List of Figures ................................................................................................................................ iv Introduction Location Context ..................................................................................................................2 Historical Context ................................................................................................................2 Culture and Leisure Activities Performing Arts ...................................................................................................................8 Museums ..............................................................................................................................9 Historical Sites .....................................................................................................................9 Outdoor Attractions ...........................................................................................................10 Venues and Civic Arenas ...................................................................................................11 Community Attractions/Events ..........................................................................................11 Colleges and Universities ..................................................................................................12 Bangor School District .......................................................................................................12 Natural Features Geologic Context ...............................................................................................................14 Soils....................................................................................................................................14 Climate ...............................................................................................................................15 Social Characteristics Population Trends and Projections ....................................................................................18 Households .........................................................................................................................18 Age Structure .....................................................................................................................19 Racial and Ethnic Composition .........................................................................................20 Charter Township of Bangor McKenna Associates, Inc. Master Plan - Final Draft ii January, 2002 Disabled Population ...........................................................................................................20 Findings, Conclusions, and Implications ...........................................................................20 Economic Analysis Introduction ........................................................................................................................22 Employment Type ..............................................................................................................22 Income................................................................................................................................24 Property Value ...................................................................................................................24 Findings, Conclusions and Implications ............................................................................25 Housing Analysis Housing Type .....................................................................................................................27 Age of Housing ..................................................................................................................27 Housing Value and Contract Rent .....................................................................................28 Findings, Conclusions, and Implications ...........................................................................29 Existing Land Use Methodology ......................................................................................................................32 Existing Land Use Descriptions.........................................................................................34 Findings, Conclusions, and Implications ...........................................................................37 Public Infrastructure Circulation Analysis...........................................................................................................39 Utility Analysis ..................................................................................................................46 Community Facilities Community Facilities .........................................................................................................49 Recreational Facilities ........................................................................................................50 Analysis..............................................................................................................................52 Goals and Objectives Visioning ............................................................................................................................56 Visioning Session Results ..................................................................................................57 Residential..........................................................................................................................61 Commercial ........................................................................................................................62 Industrial ............................................................................................................................63 Environmental Issues .........................................................................................................64 Community Issues ..............................................................................................................65 Charter Township of Bangor McKenna Associates, Inc. Master Plan - Final Draft iii January, 2002 Future Land Use Plan Future Land Use Categories...............................................................................................67 Future Land Use Designations ...........................................................................................70 Implementation Zoning ................................................................................................................................78 Capital Improvement Program ...........................................................................................79 Liaison................................................................................................................................79 Public Understanding and Support ....................................................................................80 Funding ..............................................................................................................................80 Continuous Planning ..........................................................................................................83 List of Maps Existing Land Use .........................................................................................................................33 Road Classification ........................................................................................................................41 Water Distribution .........................................................................................................................44 Sanitary Sewer System ..................................................................................................................45 Future Land Use .............................................................................................................................71 List of Tables Population Trends of Selected Municipalities, 1990-2000 Bay County,