comprehensi development plan
TRANSCRIPT
B U F F A L O T O W N S H I P
COMPREHENSI V E DEVELOPMENT
P L A N duly I , 2981
Prepared by: The Buf fa lo Township Planning Commission Consultant: l l l r ~ l ~ p l County Planning Commission
.: ; '* ACKNOWLEDGMENTS
BUFFALO TOWNSHIP SUPERVISORS
Russell Weiser, Chairman Roger Oberlin, Vice-Chairman Charles E. Dock, Secretary
BUFFALO TOWNSHIP PLANNING COMMISSION
Barry Troup, Chairman Garth Shipman Jeffrey Crossland Margaret Oberlin Iva Cockriell Anthony G. Mike John Zimmerman Judy Anderson Fred King /
. CONSULTANT Union County Planning Commission
Martha Barrick, Chairman Paul V. Wilson, Vice-chairman Noah Brubaker, Secretary Simaon Chappell, Jr. Grant Brady Hertha Wehr Susan Benfer Walter Neitz Donald Bowman Paul Brann, Solicitor
STAFF Union County Planning Department
Fred Wilder, Director Matt Sauers, Senior Planner Rob Rowe, Community Planner Ronald Kalyan, Local Assistance Planner
' Janice Wagner, Administrative Assistant Coleen O'Mahon, Intern Michael Lamprinos, In-rn
This plan is dedicated to Ralph C. (CHARLIE) Walker, former Chairman of the Buffalo Township Planning Commission, whose vision, commitment and dedication to the well-being of his community provides an example for others to follow.
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TABLE OF CONTENTS . GLOSSARY . e . 1
INTRODUCTION . . . . . . . . . . . . . . . . . . 3 GOALS AND OBJECTIVES . . . . . . . . . . . . . . 5
SUMMARY OF DEVELOPMENT FACTORS . . . . . . . . . 8
RECOMMENDED LAND USE PLAN . . . . . . . . . . . 14 POPULATION . . . . . . . . . . . . . . . . . . . . 21
HOUSING . . . . . . . . . . . . . . . . . . . . 22
HISTORIC PRESERVATION . . . . . . . . . . . . . 24 RECREATION AND OPEN SPACE . . . . . . . . . . . . 26
ENVIRONMENTAL RECOMMENDATIONS . . . . . . . . . 28 ENERGY CONSERVATION . . . . . . . . . . . . . . 31 ECONOMIC AND FISCAL POLICIES . . . . . . . . . . 32 COMMUNITY FACILITIES . . . . . . . . . . . . . . 33 TRANSPORTATION . . . . . . . . . . . . . . . . . 34
AGRICULTURAL PRESERVATION . . . . . . . . . . . 37 IMPLEMENTATION STRATEGY . . . . . . . . . . . . 39 MAPS AND GRAPHS . . . . . . . . . . . . . . . . 41
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GLOSSARY OF TERMS ‘
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ACCESSORY - A use or building subordinate or incidental to the
APPLICANT - A landowner or developer who files an application f o r
CLUSTER DEVELOPMENT - A concept of design and site planning in which several units are grouped together on a tract of land.
main use on a parcel.
development.
COMMON OPEN SPACE - A parcel or parcels of land or an area of water or a combination of land and water within a development site, designed and intended forthe use or enjoyment of residents of a development.
CONDITIONAL USE - A use permitted in a particular zoning district upon the approval of the governing body.
EASEMENT - A legally described right to a section (usually a strip) of land, generally established in a real estate deed, to permit the use of said land by the public, a corporation or particular persons for specified uses.
FARM - An open space area used for the production of agricultural
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commodities including necessary farm structures and the storage of farm equipment.
FLOODPLAIN - Those areas subject to flooding at least once every one hundred years and indicated on Flood Insurance Administration Maps.
PERMITTED USE - A use permitted in a particular zoning district as a matter of right, which does not require special action by the Township prior to issuance of a permit.
PLANNED RESIDENTIAL DEVELOPMENT - An area of land controlled by a landowner, to be developed as a signle entity for a number of dwelling units, or a combination of residential and nonresidential uses, the development plan f o r which doesw not correspond in lot size, bulk, type of dwelling, or use, density or intensity, lot coverage and required open space to the regulations established in any one district created under the provisions of a zoning ordinance.
SPECIAL EXCEPTION - A use permitted in a particular zoning district upon approval by the Zoning Hearing Board.
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TRANSFERRABLE DEVELOPMENT RIGHTS - The attadhing of development rights to specified lands which are desired by a municipality to be kept undeveloped, but permitting those rights to be transferred from those lands so that the development potential which they represent may occur on other lands within the municipality where more intensive development is deemed by the municipality to be appropriate.
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COMPREHENSIVE PLAN
for
BUFFALO TOWNSHIP UNION COUNTY, PENNSYLVANIA
T h e Township of Buffalo, Union County is a Township of the Second Class which is largely rural with vast agricultural and open space areas. Urban development is mostly limited to the villages of Vicksburg, Cowan, Buffalo Crossroads, Mazeppa and in the areas to the eastern-most and western-most borders of the township. These population centers have occurred due to historical factors and the growth of the boroughs of Lewisburg and Mifflinburg.
Generally, the sentiment of the residents of Buffalo Township is that the present high quality of life, economic stability and environmental balance can be enhanced by acting now to guide the future development and preservation of the township's land and resources. Specifically, the township's connection with Mifflinburg Borough and the greater Lewisburg area has the potential to spur development that may or may not be consistent with the goals of this plan. Therefore, it is particularly timely and important that this Comprehensive Plan be set into motion to. offer its guidance in an orderly and effective manner.
This comprehensive plan consists of a series of plans designed to aid in the development of sound residential neighborhoods, industrial and neighborhood commercial centers, adequate highways and pedestrian/equestrian ways and recreational and other public facilities/utilities; and recognition and preservation of family farms and other important agricultural areas.
Through the following various plans, which together f o r m the comprehensive Dlan, the suitability of development and/or preservation
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Township qoals - This is a statement of objectives and policies determined to be in the best interests of the township which should guide local planning and development activities.
Future Land U s e P lan - The Future Land Use Plan outlines the most desirable pattern of future land uses within the township.
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3 . Transportation Plan - This is a plan which presents proposals for new road % construction, road widenings, alignment improvements c and other actions.
4. Community Facilities/Services Plan - This plan contains specific recommendations for the improvement or implementation o.f services or public fakilities within the township.
5. Capital Improvement Plan - This plan identifies utility and infrastructure improvements such as water and sewer services or expansions. Also, the plan identifies other township capital expenditures and time frames for buildings, equipment or vehicles.
Enerqy Conservation Plan - The purpose of this plan is to promote energy conservation and the effective utilization of renewable energy sources.
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7. Auricultural Plan - The Agricultural Plan will identify important and prime agricultural/open space lands in the township. It will illustrate Agricultural Security Areas (Act 4 3 ) participants and any other preservation or conservation easements. This plan will be coordinated with the Union County Agricultural Land Preservation Board's priorities for purchase of development rights.
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GOALS AND OBJECTIVES
GENERAL
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1. To promote orderly growth, development and preservation in Buffalo Township.
2. To adopt a plainly-written, effective zoning ordinance in order to create understanding and acceptance by the residents of Buffalo Township.
3 . To provide for an appropriate mixture of residential', agricultural, commercial and industrial ' land uses throughout the township.
ENVIRONMENT
1: To preserve, to the greatest extent possible, the rural character of Buffalo Township by concentrating commercial and residential development near established villages or urbanizing centers (i.e. Buffalo Crossroads, Cowan, Mazeppa, Vicksburg and the greater Mifflinburg/Lewisburg areas).
2. To provide for compatible uses in floodplain areas. (i.e. agriculture and open space).
To promote water and sewer facilities that will pro tec t groundwater supplies in the urbanized and urbanizing areas.
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4 . To insure that any new development is not a detriment to the environment.
5. To improve stormwater management planning and control.
HOUSING
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2 . To allow f o r a variety of housing choices in terms of
To discourage strip development a long major highways.
types of housing.
3 . To promote areas of higher-density development where utilities can be utilized or extended to service this type of development.
4 . To provide f o r low-density rural housing opportunities that minimize the impact of strip development on minor highways.
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AGRICULTURE
1. Recognize existing Agricultural Security Areas (Act 4 3 ) and any Agricultural or Open Space’ Preservation or Conservation Easements when formulating boundaries.
2. To strengthen the Agriculturql Economy through sensitively balancing.rura1 and urban demands on land use restrictions.
3 . Promote diversity of Agricultural uses throughout the Township.
4 . To minimize the impacts of intensive agricultural practices through reasonable regulations which reflect current Federal and State Laws; recommendations of USDA, SCS and Cooperative Extension.
5 . To preserve and protect not only Farm Land, but also the the lifestyle(s) associated with agricultural areas.
INDUSTRIAL
1. Limit light industrial and commercial uses to small scale areas in the eastern most, western most areas of the township and in the area north of Mazeppa.
2. Encourage, through various incentives, the location of agricultural related industrial uses in the Township.
3 . To promote industrial uses which are environmentally safe.
TRANSPORTATION
1. Identify and propose solutions to traffic hazards by better identifying railroad crossings, tight curve radii, abrupt vertical curves, speed limit controls in villages and clear sight triangles at railroad crossings and highway intersections.
2. Develop a highway Capital expenditure plan for use by the Township Supervisors and the Pennsylvania Department of Transportation.
To propose road construction standards and right of way standards f o r State, Township and private roadways.
4 . To identify traffic safety problem locations in the
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Township.
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ml REGIONAL SERVICES
1. Study the need for and propose a delivery system for a municipal police service.
2. Regulate open burning per the wishes of the residents in each zoning district.
Eliminate illegal on-site and roadside garbage disposal. 3 .
4 . Encourage recycling of selected materials.
5 . To cooperate with other m u n i c i p a l i t i e s i n order to reduce costs, improve e f f i c i e n c y and share information.
PERSONNEL /
1. Professionalize enforcement procedures for Township ordinances.
2. Establish regular ongoing training for all Township employees.
3 . Consider hiring a professional manager, possibly in cooperation with one or more other municipalities.
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.: . SUMMARY OF DEVELOPMENT FACTORS"'
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EXISTING CONDITIONS
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Pattern of E x i s t i n s Development - The location and extent of existing residential, agricultural, commercial, indu trial and other land uses contributed to the framework upon which the Land Use Plan is developed. A Soils Classification was used in developing the Agriculturally-Zoned Areas. This classification system is fully described in the Agricultural P l a n .
Orientation of the Township t o t h e Recrion and Other Developed Areas - Developed areas outside of the township which will directly or indirectly affect future development include:
- The adjacent borough of Mifflinburg and the greater Lewisburg area.
The intermediate urban centers of Danville, Williamsport, Bloomsburg, Milton, Selinsgrove/Sunbury, Lewistown and State College.
- The distant major markets of New York, Philadelphia, Harrisburg, Baltimore and Pittsburgh,
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Road Network - Two major collector highways traverse the Township:
- State Route 0045 i s the major east-west highway in Buffalo Township and central Union County. It connects the Danville-Lewisburg-Mifflinburg-State College areas.
- State Route 0192 is a primary east-west highway through the township. It traverses from Lewisburg at U . S . Route 0015 through the Fourteen Mile Narrows into Brush Valley and ends .in Centre Hall. This highway i s being discovered by many travelers as an alternate route to and from the State College.area.
- Interstate #80 and U.S. 0015 are two arterial highways that provide important access to the township. However, neither of these highways actually traverse the township. Interstate #80 is approximately three miles north of the border of Buffalo Township in White Deer Township. U.S. 0015 is w i t h i n 2/10 of a mile of the eastern-most point in the township. These two highways are the major east- west (1-80) and the north-south (U.S. 0015) highways in central Pennsylvania.
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Natural Features - Natural Features within the township which have a bearing on plans include abundant streams, mountains and prime agricultural soils. ... . /
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Abundant streams - The dominant watershed in the township is Buffalo Creek. The Susquehanna River only effects the township by causing widespread floodplains during periods of extreme floods in the eastern-most tip of the township. Minor watersheds include: Turkey Run, Turtle Creek, Limestone Run, Beaver Run, Rapid Run, Stoney Run, Muddy Run, Black Run and Spruce Run.
Mountains and Vallevs - e Shamokin Mountain in the." south and Buffalo Mountain in the north create what historically was known as the "Great Valley" this township. While steep, the mountains do not create insurmountable obstacles to residential development on their slopes.
Prime Aqricultural Soils - A majority of agricultural soils in Union County are i Township. Most soils show a high yield for pasture. Many township soils are restrictive tank absorption fields according to the Soil
the prime .n Buffalo crops and to septic Survey of
Union County.
DEVELOPMENT TRENDS
A number of development trends have been identified and are summarized below.
follows:
Concentrated development exists in the villages of Buffalo Crossroads, Cowan, Mazeppa and Vicksburg and in the greater Mifflinburg/Lewisburg areas.
Rural development is occurring along township roads and S.R. 0045, as well as the Black Run and Aikey Hill areas.
The trend has been and continues to be towards single- family or single unit lots.
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Commercial Development - The major concentration of commercial development is in the area just east of Mifflinburg on S.R. 0045. Logically, commercial development will continue in this area. A notable amount of neighborhood commercial development is present in the villages in the township. Brookpark (refer to Synod/Nursing Home).
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Industrial DeveloDment - Limited industrial deGelopment has been proposed and is developing in the eastern regioa'.'of the township. A small portion of contiguous land in East Buffalo Township has been zoned for Industrial and General Commercial uses.
Aaricultural DeveloDment - A noticeable shift to large environmentally-controlled poultry livestock operations has occurred during the decade of the 1980's. Equally noticeable is the increase in the number of residents who are farmers as a primary occupation. However, the average acreage per farm has decreased steadily since 1940.
PUBLIC USES
1.) Schools - The Buffalo Crossroads Elementary School serves most of the township's elementary age (K-4) children. Buffalo Township is entirely in the Mifflinburg School District.
2 . ) Recreation - Very little new recreational development has occurred. A baseball field is available in Mazeppa. The Merrill Linn Trail is being developed on the Walker Farm in eastern portion of the township. Approximately 700 acres of the Bald Eagle State Forest lands are in the township.
POTENTIAL
The Township has considerable potential for development and. preservation. A number of major factors are cited below which indicates this potential which will become the basis for major decision-making.
DeveloDment
1.) Land Area - abundant land exists that is suitable for future development.
2.) Population - the township's population has increased by a total of 87% between 1950 and 1986. The 1986 population was 2800. The fastest decade for growth was the period 1970-1980. At current growth rates the township's population could reach 4,850 people by the year 2020.
3 . ) Location - the township makes u p much of the heartland of Union County. Both the greater Lewisburg and Mifflinburg areas are growing toward Buffalo Township.
Railroad - the availability of Shortline Rail service and affordable/dependable electricity creates opportunities for industrial development.
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5.) Utilities - Electricity, Telephone Service, limited Public Sewage, and Cable TV are available in sections
Affordable Real Estate - compared to land and property costs in Lewisburg Borough and East Buffalo Township, equal amounts of real estate in Buffalo Township is considerably some what less expensive.
7.) Income - Buffalo Township residents had the lowest increase in per capita income (31%) of any other municipality in Union County for the time period 1979- 1985. The average county income increase was 4 6 . 2 % for the same period.
8 . ) Retirement Appeal - generally the township has great appeal to residents seeking retirement lifestyles.
Quality-of-Life - the combination of the clean environment and the access to nearby cultural and recreational activities contribute to the township' s attractiveness to new residents.
of the Township. 2:: ' a
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(Taxes)
Preservation
1.) Agricultural, Security Areas - More than 117 farms representing 6740 acres of farmland is registered with the township and county. These properties qualify for the purchase of development rights by the Union County Agricultural Land Preservation Board.
Sentiment - it is believed that many township residents believe that reasonable restrictions on growth should be implemented to guide the future development of the township.
Easements - the first conservation easement negotiated by the Merrill Linn Land and Waterways Conservatory was granted on the Walker Farm in 1989.
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4 . ) Farm Families - many township families depend on farming as their primary sources of income. According to statistics from the Union County S o i l Conservation Service there are 232 farms in Buffalo Township.
5.) Prime Agricultural Soils - Approximately 60 % of the agriculturally used soil in the township is rated as Class 1 and 2 which is considered to prime for agricultural uses.
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,LIMITATIONS TO DEVELOPMENT/PRESERVATION
The major areas of concern within the township,are identified below:
The interests of development-minded residents and the interests of preservation-minded residents must be balanced to create harmony among these legitimate view points.
The lack of public sewer services threaten both the quality-of-life for residents due to the potential for ground water pollution and also the future development of urbanizing centers due to new building construction restrictions.
Presently, S . R . 0045 and S . R . 0192 are restricted by narrow right-of-ways. This reduces the attractiveness of these highways for heavy commercial or industrial uses. Also, these relatively narrow roads require lower speed limits to insure the safety of highways users.
The interests of most residents of the Township appears to be directed toward preserving the rural and agricultural character of the Township.
Environmentally sensitive lands throughout the Township are an inhibiting factor for development.
Need Assessments conducted in the Township have identified the following specific concerns of Township residents:
a.) Issues and Concerns of Youth. [l]. Upgrade the Educational System. [ 2 ] . Lack of church/educational values. (31. Family unit deterioration.
[l]. Increased demand for land development. [21. Increased regulation for proper waste
disposal. [3]. Urbanization. [ 4 ] . Taxation. (51. Overregulation.
b.) Issues and Concerns in Agrigulture and Land Use.
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Economic Issues and Concerns. . [I]. Central Sewage - funding: [ 21. [3]. Job Opportunities. [4]. Resource Conservation. (51. Affordable Housing. Quality of Life Issues. [l]. Use of Taxes. 121. Sewage Problems. [3]. Cost of Education. 141. Road Improvements. [ 5 ] . Need for Planning.
Water quality and quantity...
6 . ) Township residents have expressed general concerns in the areas of water supply, sewage disposal, development practices, urbanization, recreation, education and taxation.
7.) There is a general recognition on the part of the residents of the Township that Planning and Land Use Regulations are necessary for the betterment of the Township and its residents.
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RECOMMENDED LAND USE PLAN ::. : .I c
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Land Use Objectives:
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1. To encourage the preservation of the rural character of Buffalo Township.
2. To preserve the agricultural areas of the Township, in a reasonable and economically sound manner.
3 . To discourage incompatible land uses.
4 . To promote land uses that will reinforce and promote the local and regional economy.
5. To assure adequate sites for building purposes and promote safe, sanitary and affordable housing.
6. To secure adequate sites for public recreation, conservation, historic, scenic and other open space purposes.
7. To encourage the monitoring of well-planned subdivisions and land developments by establishing workable standards f o r design and improvement.
8 . To improve land records by establishing standards for surveys, plans and land developments.
9. To provide suitable and useful land use districts compatible with the natural features of the land.
10. To comply with federal, state, county and local regulations applicable to land use development; and to provide additional public health and safety protection when necessary.
11. To utilize a variety of land use districts to meet the needs of the citizens of the Township.
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12. To encourage mixed compatible land uses in certain districts in order to continue the sense of community that exists within the villages in the Township.
13. To encourage Cluster Development and Planned Residential Development in proscribed districts in order to preserve natural features and open space.
14. To encourage design based upon the character of the community, existing natural features and environmental and community impacts.
15.: To preserve historic sites and structures with the Township as identified by the Union County Historic Society.
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16. To discourage the development of lands that are environmentally sensitive (i.e. floodplain, wetlands, steep slopes). ._. .
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Operational Standards
Operational Standards are policy recommendations designed to protect natural features and to prdvide limitations on land development. The following recommendations are designed as a means to achieve sound and managed growth while protecting the rural and agricultural character of Buffalo Township:
1. Development Ordinance.
Adoption of a Township Subdivision and Land
2 . Adoption of a Township Zoning Ordinance.
3 . Ordinance.
Adoption of a Natural Features Conservation
. 4 . Adoption of a Wastewater Management Ordinance.
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5. Adoption of a Stormwater Management Ordinance.
6. Ordinance.
Adoption of a Recreation Impact Fee or Land Donation
7. revising the Township Floodplain Ordinance.
Restrict development in the 100 year flood plain by
8 . or more.
Prohibit the development of areas with slopes of 25% .
Proposed Land Use
The proposed Land Use Plan has been prepared in a manner which is designed to maintain the agricultural and rural character of the Township; to maintain the quality of residential life; and to provide for the economic well being of the Township. following:
The proposed Land Use Plan recognizes the
1. areas of the Township.
The need to preserve and protect the agricultural
2. industrial development in selected areas of the Township.
The need to encourage commercial and light
3 . moderate density housing development.
The need to provide f o r areas f o r expansion of
4 . The need to protect woodland areas.
5 . The need to protect public lands.
6. The need to limit the development of environmentally sensitive lands.
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7. The need to manage highway corridor development.
8 . The need to manage sewage disposal.
9. The need to protect the water supply.
comply with Act 247 as Amended by Act 170 (The Pennsylvania Municipalities Planning Code).
10. The need to establish land use ordinances which
Proposed Land Use Districts
The proposed land use districts recommended for the Township attempts to coincide with existing land uses and patterns. The districts provide limitations in areas which have environmental limitations; provide areas designated for commercial and light industrial development; provide for moderate density development in areas adjacent to the Boroughs of Lewisburg and Mifflinburg; and segregates areas for conservation and very low density development.
The land use plan proposes that mixed uses will be permitted and encouraged in the existing villages in the Township and provides f o r limited development of areas designated for exclusive agricultural usage.
development density and suggested uses are as follows: The Proposed Land Use Districts with their recommended
(I) PUBLIC LAND PRESERVATION - 1 UNIT/25 ACRES (2) WOODLAND PRESERVATION - 1 UNIT/IO ACRES ( 3 ) AGRICULTURAL PRESERVATION- SLIDING SCALE ( 4 ) RURAL RESIDENTIAL - 1 UNIT/2 ACRES (5) URBAN FRINGE - 6 UNITS/I ACRE * (6) VILLAGE - 4 UNITS/l ACRE * (7) COMMERCIAL/MANUFACTURING - 1 UNIT/l ACRE *
*=When central sewage facilities and central water supply is available. In the Urban Fringe District where on lot well and sewage disposal is planned the suggested density is 1 unit per acre. In the Village District where on lot well and sewage disposal is planned the suggested density is 2 units per acre. In the Commercial/Manufacturing District where on lot well and sewage disposal is planned the suggested density is 1 unit per 2 acres.
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PUBLIC LAND PRESERVATION
The purpose of this district is restric$.,the development of publicly owned lands in order to encouragk the preservation of these areas. This district has been designated in areas where the local, state or federal government owns the land. Uses in this district would be restricted to recreational usage, appropriate public uses, and very low density residential usage.
WOODLAND PRESERVATION
The purpose of this district is to permit limited single family residential development on a very low density basis. The Woodland Preservation District has been designated where one or more environmental constraints exist and the land is still primarily wooded. It has been established to protect the rural atmosphere f o r the township in the present and future, however, limited development would be permitted in this district primarily residential, recreational and limited agriculture. critical in conserving the natural environment since steep slopes, wetlands and poor soils are dominant in this district.
This district is /
AGRICULTURAL PRESERVATION
The purpose of this district is to preserve and protect agricultural usage and related activities in areas that have soils classified by the SCS as Class I, I1 or 111. Agriculture and related uses would be permitted by right in the Agricultural Preservation District. Some non- agricultural uses (i.e. farmettes/hobby farms, crossroads convenience stores and service stations, etc.) would be permitted as conditional uses in this district. This district would a l so be the sending area for Transfer of Development Rights, as an additional tool to encourage preservation, by channeling new growth to target areas. All owners in the sending area would be allowed development rights either to develop on site or sell to developers who build in the receiving area. would be recorded for both properties involved in the fkansaction. The recommended sliding scale for density is as follows :
The sale of development rights
Size of Parcel 1 - 5 acres 5 - 15 acres 15 - 30 acres 30 - 50 acres over 5 0 acres
Density of Dwellings 1 unit 2 units 3 units 4 units 5 units plus 1 unit for each 2 0 acres over 50 acres.
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Lots for the location of dwellings should consist of land in soil classes I11 to VI1 as classified by'.the-Soil Survey of Union County, or should consist entirely of lands which cannot feasibly be farmed due to the natural features of the site or the size and shape of the area is,insufficient to permit the efficient use of the land for agriculture.
RURAL RESIDENTIAL
The Rural Residential district consists of lands similar to those found in the Agricultural Preservation District. The proposed district permits the development of these lands on a low density basis to insure and uphold the rural character of the Township. In addition the Rural Residential District will have similar environmental constraints to development and will require a reasonably large lot size to safeguard the life support systems of water supply and sewage disposal. Residential use would be permitted as a matter of right, convenience commercial usage would be permitted as a special- exception.
URBAN FRINGE
The purpose of this district is to provide an area for moderate density development, to accommodate the transition of those areas immediately adjacent to the urbanized settings in the county and to encourage development which protects and preserves the districts character. The Urban Fringe District would be the receiving area for Transfer of Development Rights and would be subject to the same restrictions. Cluster Development and Planned Residential Development would be encouraged in this district. Moderate density residential uses and light commercial uses would be permitted as a matter of right, medium or heavy commercia1,usage would be permitted as a conditional use.
VILLAGE DISTRICT
The purpose of the Village District is to preserve the community character of the existing villages in the Township by providing for a medium density area with basic services and commercial uses integrated within the community. This district recognizes the value of mixed uses in varied locations throughout the Township and it also attempts to contribute to the "small t o w n " tradition of rural U n i o n County. Residential uses, specified commercial and service uses, and appropriate public uses would be permitted as a matter of right. Some commercial uses, warehousing and small light industrial uses would be a conditional use, decided on a case by case basis by the supervisors.
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COMMERCIAL/MANUFACTURING DISTRICT
The purpose of the Commercial/Manufa$uring District is to provide a location f o r heavy or intense commercial use (shopping centers, office complexes, etc) and light industrial uses in a cluster or campus like atmosphere. Highway access, land suitability analysis, and design factors will be used to manage development in this district in e manner which will minimize environmental and community impacts. in the district would be a l l commercial activities, manufacturing, food processing, warehousing and transportation related facilities. Manufacturing uses. which could have any negative environmental impact would be a conditional use. activities would be a special exception use.
Permitted uses light
Mining, mineral extraction, quarrying and related
FLOODPLAINS
Flooding is fairly commonplace in the low lying areas of Development in the Township, as it is throughout the County.
the floodplain can lead to increased stormwater runoff, erosion, siltation and an enlarging of the floodplain area. Building in the 100 year floodplain should occur only in cases of exceptional hardship and should be limited in scope and use. policy is as follows:
The rationale for this recommended floodplain
1. Since 1981, the average annual premium f o r flood insurance has increased more than 150 per cent.
2. Building in the floodplain causes additional construction c o s t s and creates a potential for structural failure, property l o s s and human safety.
3 . Limited floodplain development will reduce the potential for the degradation of surface waters.
4 . Adoption of this policy will improve stormwater management practices and alleviate problems associated with erosion.
5 . Adoption of this policy will protect vital farming lands.
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CONCLUSION e:
The proper growth of a community can be mea-surably directed by the adoption of recognized planning tools such as ordinances and management plans. Among the most valuable of these tools is the Comprehensive Plan. A Comprehensive Plan, in association with other management tools, aids in the preservation of the quality of life and the character of a community that has become customary.
change various factors must be coordinated in order to assure proper development. factors such as economics, transportation, housing, population, environmental considerations and land use in an attempt to manage growth and development to the greatest extent possible. The overall theme of the Buffalo Township Land U s e Plan is the balancing of environmental protection and agricultural preservation with the efficient growth of the private, public and non-profit sectors.
’ agricultural municipality, the land use plan attempts to direct development in a manner that is coqnizant of this current standard of living. The plan recoGzizes that growth and development are essential to the conti.:c.: ..ealth of the community and when managed properly can add to beneficial aspects of the Township. The balance between this growth and the protection of the current way of life remains essential to the purpose of this document.
to enter into the process of municipal land use regulation as previously recommended in the Operational Standards.
When a community is experiencing a period of growth and
The Comprehensive Plan ties together
Because Buffalo Township has developed as a rural,
Finally this land use plan is a guide for the community
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POPULATION
The Union County Planning Commission has completed a population analysis f o r all municipalities in the County, this analysis provides population projections for a 40 year period, to the year 2030. This analysis was based upon and exponential regression model, utilizing U. S. Census Data for the period 1950 to 1980. The 1990 Population estimates are based on the preliminary Census Data received and may be adjusted in the final draft of this plan.
the total County population are as follows: Total Township population figures and a comparison to
Year Buffalo Twp. Union County % of County
1950 1960 1970 1980 1990 2000 2010 2020 2030
1,455 1,641 1,789 2,562 2,841 3,396 4,059 4,851 5,798
23,150 25,646 28,603 32,870 36,680 41,280 46,450 52 , 270 58,820
6.28 6.39 6.25 8.28 7.75 8.23 8.74 9.28 9.86
As shown above, given the projected population growth of the Township, the trend is generally that Buffalo Township will continue to hold a larger percentage of the total Union County population. It is for this reason that the proposed land use plan is based upon the capacity of the land to hold a level of density and intensity of development given certain environmental, infrastructure and economic considerations.
The projected population growth of the Township requires that serious thought be given to providing a wide range of housing opportunities for the future and that plans for economic development be considered in order to lower the reliance on residential real estate for tax revenues. The background studies undertaken prior to writing this plan indicate a widening income gap between the residents of Buffalo Township as compared to the residents of Union County as a whole. As this gap widens in negative terms for the Township, it will become increasingly difficult to manage growth in a rational manner, f o r economic well-being will become the prime consideration in evaluation of development proposals. (See Graph No. 1).
opportunities f o r development based upon existing trends, land suitability analysis, infrastructure availability and community character. It is hoped that future generations will consider these population projections (as amended from time to time) when discussing land use regulation and growth management.
The intent of the Land Use Plan is to provide reasonable
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HOUSING \
' The need for a housing policy in a rural municipality such as Buffalo Township is an outgrowth of the proposed Land Use Plan. By attempting to maintain the rural character of the Township; the opportunity for providing affordable housing for residents of the Township is limited in terms of land area required f o r each dwelling unit and installation of the required infrastructure f o r higher density development. In other words the major portion of new dwelling units constructed in the Township will be sited where existing public or private infrastructure systems exists. In order to meet the needs of the citizens of the Township and in order to encourage private developers to provide affordable housing the following policies are recommended as part of this plan:
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1. Higher densities of housing should be encouraged in areas targeted for central sewage facilities, as defined in the Township's Act 537 Official Sewage Facilities Plan.
2. The Township should provide incentives in its Land Use Regulations f o r private developers to construct Affordable Housing. Affordable.Housing should be defined as "Housing whose total monthly costs is less than or equal to 30% of the gross median income of Township residents as defined in *
the most recent U.S. Census."
3 . Properties of Historic Significance should be preserved by either private or public means.
4 . Manufactured housing should be permitted in several land use districts in order to provide additional opportunities for moderate income housing.
5. Low density housing of one unit per every three acres or more should be locate in areas dedicated for agricultural preservation, open space conservation and in areas consisting of environmentally sensitive lands.
6. The Township should consider adopting its own Building Codes, prior to the Commonwealth enacting a statewide code, i n order to insure public health, safety and building design standards are reasonable and applicable to the needs of the Township. In addition consumer and/or public interests will be protected by adopting a Building Code suitable to the Township's needs.
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7. The Township should create and adopt, as part of its Land use regulations, a Planned Unit Development Ordinance, or make PRD Regulations part of the text of a Zoning Ordinance. Three general concepts should be adhered to within the body of the PRD Regulations:
a. PRD's must be consistent with Land Use or Zoning District requirements. In no case should a PRD density be permitted to be more than 50% higher than the s i n g l e family home density for a given district.
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b. Densities for PRD's should be calculated f o r developable acres only. such as Floodplains, Wetlands, steep slopes ( 2 5 % or greater), Prime Agricultural Lands, etc. should be factored out prior to density calculation.
Environmentally sensitive lands
c. A minimum of 10% of the units in a PRD should be
previously defined. required to meet the demands of affordable housing as
8 . sewage and water facilities exist.
Multifamily housing should only be permitted where centra
9. A Natural Features and Community Impact Analysis should h required for all major subdivisions and land developments. Major Subdivision is defined as 5 or more units, a major l a r development is defined as generating more than 100 vehicle trip ends per day (as per ITE Manual).
10. The Township should cooperate with other municipalities Union County to address housing issues which are regional scope. State, County and Private Sector groups to address major housing related issues.
The Township should also consider cooperating with
Housing i s one of the basic human needs, given the limited resources available from the Federal and State Governments to dc with affordable housing, it becomes a matter of local commitment providing safe, sanitary, decent housing f o r citizens through t adoption of policies, regulations and incentives for public/privi partnerships in developing housing which meets the needs of a1 segments of the Township's population.
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HISTORIC PRESERVATION
Buffalo Township has a valuable abundance of historic resources and the Township Supervisors should give serious consideration to adopting policies which would protect these resources for future generations. The Supervisors should cooperate with the Union County Historic Society to identify structures, sites and areas of historic or architectural significance. It is recommended that the Township Supervisors give consideration to identifying and creating an Historic District(s) within the Township in order to promote local efforts toward preservation. The establishment of local control district(s) in the Township can be achieved in three basic steps:
1. Establishment of a survey of historic sites and structures within the Township. This survey identifies properties worthy of preservation measures. The Union County Historic Society has on file an existing survey which can easily be updated and mapped in order to identify potential locations for the proposed district(s).
2. Step two of the process of creating a local historic district would be the adoption of an ordinance regulating the types of activities that could occur within the district. The Ordinance would provide the Township with a frame of reference for the preservation of historically significant sites, and. would be compatible with the values and needs of the citizens of the Township. The mechanism for preservation can also be established with the structure of this Ordinance. That mechanism would be some type of Advisory Board, whose primary function would be to make recommendations to the Township Planning Commission and Township Supervisors related to the preservation of structures or sites within the District which are proposed to be altered, improved, developed or demolished.
3 . The final step in establishing a local control historic district is certification by the Pennsylvania Historic and Museum Commission. The complete proposal for the district, including mapped sites, structures and ares, and a copy of the adopted ordinance should be furnished to the Commission for their review.
Upon approval by the Pennsylvania Historic and Museum Commission, the Township should consider the Land Use Designation of the Historic District. In Buffalo Township the proposed district would be in a non-museum type area, and where the historic and architectural character of the area is mixed. Therefore the historic area should be regulated through the use of an overlay zone to supplement existing land use regulations which would be. in existence prior to the creation of the district.
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* -_ The establishment of a local control Historic District in Buffalo Township would help preserve and promote the unique story of the Township's past. It would help to unify the historic wealth of the community, and given present development trends in the Township, would preserve this valuable resource for future generations of Township residents. this unique local heritage cannot be underestimated in an area where family ties to the land extend back into generations past, and would assist in promoting those ties to the land for future generations.
The importance of preserving.
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RECREATION AND OPEN SPACE ,
In order to meet the Recreation and Open Space needs of the Township the following policies are recommended for consideration by the Township Supervisors:
1. The need for recreational land is greater in higher density developments which might have lot sizes of one acre or less. The clustering of housing units would allow for larger areas to be designated f o r usable open space and recreation. It is recommended that standards for cluster development be included within the text of a Subdivision and Land Development Ordinance and that Planned Residential Developments be permitted within the text of a Zoning Ordinance.
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2. The Township should require that major subdivisions and residential developments dedicate either land or money to the Township to address recreational needs arising from the increased demand for recreation created by said development.
3 . All lands which are to be dedicated to the Township must be land which is usable f o r recreation. Land for stormwater retention, drainage, wetlands and other environmentally sensitive lands are not considered to be usable recreational land.
4 . It is recommended that the amount of land per unit to be dedicated f o r recreational purposes should be based upon the following table:
Less than 10 Units 1/2 acre 10 - 20 Units 1 acre 20 - 30 Units 1.5 acres 3 0 - 40 Units 2 acres 40 - 50 Units 2.5 acres For each additional 5 units over 5 0 units an additional 1/2 acre should be required.
5. It is recommended that i f monies are donated in lieu of land for recreational purposes, the minimum amount per unit should be $500.00.
6. Land reserved f o r recreational purposes should be usable and of a character and location suitable for use as a playground, playfield or for other recreational purposes.
7. proposed units in determining the amount of land to be reserved for recreational use. The recommendation of the Township Planning Commission should be given priority.
The Township Supervisors should consider both existing and
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8 . All land to be reserved for dedication to the Township for recreational purposes must have the prior approval of the Supervisors and should be shown on the Official Plat as "Lands Reserved for Park/Recreational Purposes.".
9. Where land areas offered for dedication are to preserve areas of open space or of scenic or historic importance, a "limit of work" which will confine excavation, earthmoving and other changes to the area should be shown on the Official Plat.
10. All recreational improvements should be included in any performance bond or legal agreements executed prior to final recording of the Official Plat.
The purpose of this Open Space and Recreation policy is to provide recreational diversity where the need is created and to benefit the residents of the new development directly and all citizens of the Township indirectly. at reducing future public costs due to private development; incrementally protecting the open space and rural character of the Township; and assuring that future recreational and open space needs are adequately addressed.
located in areas of the development site, if agreed to by the Township Planning Commission. space or scenic and historic preservation must be on the development site.
Monies provided to the Township in Lieu of Land must be designated specifically f o r recreational improvements and an agreement shall be entered into between the Township and the Developer for the use of these monies in accordance with Statutory Authority established in Act 2 4 7 (The Pennsylvania Municipalities Planning Code) as amended by Act 170.
All waterways within developments should make provision f o r PUBLIC ACCESS. private property owners, PUBLIC ACCESS should be of a single use and conform to the applicable laws of the Commonwealth. Even if a fee must be chargdfor maintenance of grounds, the public should have access to streams or other waterways which public funds are used f o r any purpose.
This policy is also aimed
Land to be dedicated to the Township f o r recreation may be
Lands designated as usable open
Where such waters are surrounded or encased by
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ENVIRONMENTAL RECOMMENDATIONS'
It is of the utmost concern for the citizens of Buffalo Township to protect the delicate processes that comprise their life-support systems - the Environment. It is paramount that management of human activities to preserve the natural, scenic and aesthetic components of the environment be harmonious with the economic realities existing in a community dependent upon agriculture. It is the responsibility of the Township to ensure that specific land uses minimize detrimental environmental effects in order to ensure the health, safety and well-being of the citizens of Buffalo Township.
The following are the recommended Environmental Plans and Policies for Buffalo Township:
// 1: Central Sewage Disposal utilizing stream outfalls should only be installed in areas where on-lot systems are failing; where the soils are not conducive to on-lot systems; or where the special needs of affordable housing are shown to be consistent with municipal plans and requirements. Privately owned systems utilizing stream outfalls should be minimized, and if permitted should be required to be designed for tertiary treatment and minimum stream degradation.
2. Environmental Impact Studies should be required f o r all *
major subdivisions and land developments, as defined in this plan. Environmental Impact Studies should include where necessary and applicable the following information:
a. Water Quality Analysis where stream discharges are proposed. Model analysis determining future effects on receiving surface waters once an outfall is operating.
b. Soils analysis regarding on-lot septic drainage fields, contaminated soils search and construction suitability.
c. The extent to which wildlife and vegetation will be affected by proposed development. I
d. Air quality and noise quality analysis.
e. Geology, hydrology and topographic analysis.
f. Impacts on nearby properties.
g. Aesthetics and the historic significance of the site.
h. Groundwater analysis determining whether land areas will meet drinking water standards and generate an adequate water supply.
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Evaluation of Environmental Impact Studies should be based upon municipal regulations, county and regional policies and regulations as well as federal and.state regulations and policies. Staff or consultant evaluation of Environmental.'Impact Studies may result in additional conditions for development approval being imposed by the Township Planning Commission and Supervisors.
3 . The Township should consider adopting a Natural Features Conservation Ordinance. This Ordinance would require accurate mapping of specific natural features on a proposed development site and regulate disturbance of significant natural features such as wetlands, floodplain, steep slopes, scenic vistas, geologic formations, vegetation and wildlife habitat.
4 . The Township sho.uld update its Official Sewage Facilities Plan on a regular basis, a l l updates should be compatible with the Township Comprehensive Plan and Ordinances.
5. The Township should adopt a Wastewater Management Ordinance which would be applicable to the entire Township and regulate central sewage facilities and hookups; community sewage systems; and on-lot sewage systems. inspections of systems would be a part of this ordinance and malfunctioning systems would be documented and remedial action would be required. Regular reports would be submitted to the Planning Commission by the Sewage Enforcement O f f i c e r as required.
Regular
6 . municipality to ensure that applicable state, county and local regulations are complied with.
7. Environmentally sensitive lands should be protectedto the highest degree possible.
8 . The Township should participate in watershed wide stormwater management planning and should enact the recommended ordinances in order to minimize the problems associated with stormwater runoff.
All waste and sludge haulers should be licensed by the
I 9. The Township should consider participating in a countywide or regional Water Quality Testing Program in order to ensure continued high quality water supplies for residents.
10. The Township should explore non-impervious construction materials for roads and parking areas in order to allow runoff to percolate into the ground and not runoff into streams and onto roads causing flooding and depleting aquifer recharge ~
areas.
11. The Township should adopt local Earth Disturbance and Erosion Control regulations.
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12. The Township should adopt regulations protecting wellheads and aquifer recharge areas from development.
13. The Township should cooperate with the County in the implementation of the Solid Waste Management Plan.
14. The Township should consider adopting a curbside _.
recycling program as part of its licensing of waste haulers.
15. The Township must adopt policies and regulations to protect prime agricultural lands as much as possible. The loss of these Class I and I1 agricultural soils to development pressures can have a devastating effect on the character and economy of the Township.
. 16. The Township Supervisors must insure that all Township / Employees understand these policies and that all work done
by Township crews is in accordance with these policies. The Township must set an example to its citizens that protection of the environment may add cost to projects today, but will result in savings in the future.
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A-P AGRICULBUW PRESEsvAnOM
W-P WOODLAND PRESERVATION
PL-P PUBLIC LAND P R E S E R V A M
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ENERGY CONSERVATION
Energy is a vital necessity to the residents of Buffalo Township and plays an important role i n the social as well as the economic aspects of life. deciding factors in the future growth and prosperity of' the Township, it is in the best interests of the CITIZENS to utilize energy resources in as efficient a manner as possible.
Inmany local governments throughout the Commonwealth the cost of energy is second to the cost of employing personnel in the municipal budget. It is for this reason that the Supervisors must strive to initiate energy use practices which promote beneficial results regarding conservation. In addition to the budgetary costs which have a direct impact on citizens pocketbooks, efficient energy practices by the Township will also set an example f o r these same practices to be employed in the home; on the farm; in business and industry.
Since energy costs will be one of the
It must be the practice of Buffalo Township to:
1. Use energy resources efficiently and conservatively in order to achieve a "least cost" energy plan.
2. Implement, whenever practicable, any device(s) which will improve energy efficiency.
3 . Plan for future energy needs and opportunities.
4 . Plan for potential energy emergencies.
5. Educate the citizens of the Township about the positive aspects of cost-effective energy use.
6 . Explore renewable sources of energy as they apply to Township activities.
It is important that the Township implement a diversified energy use strategy in order that it is not dependent solely on one type of energy, but can utilize as many types of energy as possible. Energy use diversification will contribute to Cost savings for the taxpayer, protection of the environment and may provide future economic g a i n s f o r agriculture. The Township should also consider energy use and construction standards as part. of a building codes program.
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ECONOMIC AND FISCAL POLICIES
Buffalo Township, like much of Union County, is economically dependent upon agriculture. increase in commercial development near the Boroughs of Lewisburg and Mifflinburg, and a small industrial area off Route 192 is developing between Bull Run Crossing and Hoffa Mill Road. in the best interests of the Township to concentrate industrial development in the area where it is now developing, and to encourage commercial and office development in the Bull Run Crossing area. The following policies are recommended in order to promote steady economic growth and reduce the dependence upon residential real estate f o r the Township’s Tax Base:
The Route 45 Corridor has seen an
It is
1. Provide an area for concentrated light industrial and heavy commercial development with access to road and rail systems, central sewage facilities and central water facilities.
2. Provide incentives for agricultural related industries and commercial activities to locate in the Township to serve the existing agricultural economy of the area. incentives could be tax reductions; infrastructure partnerships; and improved transportation facilities. The Township should work with the Union County Economic Development Council and other development groups to identify and encourage their locating in the Township.
Among these
3 . Work with other Municipalities in the County to form a Council of Governments to address multimunicipal needs and identify agencies to meet those needs.
4 . expenditures of public funds. This fund should be allocated a minimum of 5% of the Township Budget annually, it should not be drawn upon for the first five years of its existence. When it is drawn upon, no more than 25% of the balance of the fund should be spent in a single calendar year . The fund should invest in guaranteed investments in order to assure its solvency.
Create a Capital Improvements Fund to cover major
5. purchasing of materials and supplies with other municipalities and agencies to reduce unit prices.
The Township should give serious consideration to joint
6 . The Township should consider adopting fee structures f o r services that cover the cost of providing those services, in order that these services (i.e. recreation, building permits, sewage permits, etc) not be financed by tax revenues.
7. The Township should avoid borrowing for projects that are not revenue producing.
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COMMUNITY FACILITIES ,.. . d
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Buffalo Township is a rural municipality and as such it is limited in terms of the types of services and facilities it can provide primarily because of revenue and cost considerations. In order to provide an optimum level of service to the Citizens of the Township the following recommendations are made regarding necessary Community Facilities:
1. The Township should participate in the Union County Solid Waste Management Plan. Private haulers should be licensed by the Township in order to ensure that they are in compliance with applicable regulations and also in order to ensure that a reasonable collection schedule and rational routes are maintained. The Township should also consider either a curbside recycling program provided by private haulers o r providing drop-off locations for Township residents to deliver recyclables.
2. The Township should explore the feasibility of providing police protection through a regional police force with neighboring municipalities. National standards for adequate police coverage are between 1 and 2 full-time officers for each 1000 persons. Police coverage is expensive and a regional or intermunicipal police force may be the most cost effective method of providing police protection.
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3 . Fire protection service is provided by several volunteer fire companies, it is in the best interests of the Township . to work with the Union County Emergency Services Department to determine the adequacy of fire protection in the Township.
4 . The Township should apply for grant funds under the RIRA (Rural Improvement Recreation Act) program to develop a comprehensive recreation plan.
5. The Township Building is available for use by Community Groups.
6. The private Community Centers in Vicksburg and Mazeppa should be become area centers of activity for the various parts of the Township.
7. The Township should give serious consideration to extending central water supplies either by public or private ownership and operation to the more heavily developed parts of the Towns hip.
8. The Township should require that developments proposing central sewage facilities buy into the proposed Township Sewage Treatment System. The System should be designed to be easily expandable and reserve capacity in the system for new development should be paid for by the developer.'
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TRANSPORTATION
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Future development in Buffalo Township will undoubtedly be influenced to a large degree by vehicular accessibility, i.e. the State and Township Road Network. The interstate, state and local roadway systems provide relatively easy access to the township, public transportation availability is limited, thus the primary mode of transportation is the private motor vehicle. At the present time no public carrier service is generally available in the Township and rail transport is extremely limited.
The largest item in the Township budget is road maintenance and improvement. All of the Township's arterial roads are maintained by the Pennsylvania Department of Transportation, numerous collector roads are also maintained by PennDot. Because of this it is important for the Township to identify future transportation needs and participate in the Pennsylvania Department of Transportation's Twelve Year Program.
The existing road network is currently adequate for Township needs, however recent development trends indicate t h a t numerous road improvements will be required in the near future to handle increased traffic generated by these developmental trends. the needed improvements are:
Among
COLLECTOR ROADS RECOMMENDATION
State Route 45 Enlarge cartways, improve shoulders and stormwater management facilities.
Improve intersection at Bull Run Crossing.
Improve intersection at Hoffa Mill Road.
State Route 192 Add turning lanes and study possible signalization at Fairground Road Intersection.
Enlarge right-of-way from Johnson Mill Road to Township Line.
Replace Cowan Bridge.
Improve intersection at Bull Run Crossing.
Improve intersection at Hoffa Mill Road.
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LOCAL ROADS
Johnson Mill Road
RECOMMENDAT ION
Sight distance improvement c
Crossroads at Buffalo
Beaver Run Road
Buffalo Creek Road
Widen at intersection with SR 45
Widen at intersection with SR 4 5
GENERAL RECOMMENDATIONS
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The Township should rigorously enforce existing speed limits on a l l public roads.
The Township should begin a long range capital improvements program to insure that public roads are less prone to flood conditions.
Consideration should be given to providing street lighting at critical intersections on SR 45 and SR 192.
Consideration should be given to undertaking a safety education program within the Township.
ACCIDENT DATA 1985 -1989 (Reported to State Police or PaDot)
NUMBER OF ACCIDENTS LOCATION
Buffalo Rd. t Fairground Rd.
Dreisbach Church Rd. & SR 45
Johnson Mill Rd. t Buffalo Rd.
Johnson Mill Rd. & SR 45
Buffalo Creek Rd. & SR 45
Buffalo Rd. & Airport Rd.
Spruce Run Rd. & Col. John Kelly Rd.
New Berlin Rd. 6 Stahl Rd.
10
8
4
4
4
2
2
2
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The following general road standards are recommended \
for road construction and improvement in the Township: I'
a
Collector Cartway Right of Way Route 4 5
Route 192
Local
30 - 40 ft. 60 .feet
2 4 - 32 ft. 60 feet
Cartway Right of way ,
Township Roads 20 - 30 ft. 50 feet
Subdivision Roads 20 - 25 ft. 50 feet
All roads constructed or improved in the township should have 4 t o 8 f o o t wide shoulders and stormwater management plans should be enforced. Serious consideration should be given to providing proper signage and signalization throughout the Township. It is recommended that the Township work with adjoining municipalities on maintenance, improvement and plowing of municipal roadways which cross municipal boundaries.
further recommended that the Township investigate utilization of rail lines to supply service to the emerging industrial area, in order to alleviate congestion and stress on Route 192.
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AGRICULTURAL PRESERVATION 2:' ' .
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Buffalo Township contains approximately 232 of Union County's 500+ farms, and the Township contains appFoximately 12,000 agricultural acres of the 64,622 agricultural acres in the County. The predominant form of agriculture is dairy, followed by poultry and vegetables. This predominant agriculture is supported by forage and grain production. Those farms on the valley bottoms, as are most of the farms in Buffalo Township, are underlain by calcareous limestone, while those on hillsides are weathered shale association. The farms along the Susquehanna River are on alluvial soils.
Agriculture plays an important part in the economy of the County. In 1988 Union County farms sold $30,793,000.00 worth of crops, livestock, livestock products, fruits and vegetables.
The value of Buffalo Township farmland goes far beyond the values that can be measured by sale of products. Farmland plays a vital environmental role by providing habitat for wildlife, aquifer recharge areas, and need open space in an urbanized setting. The contoured fields of crops and supporting farmsteads and their associated forestlands provide a beauty that cannot be valued in dollars. Many local businesses look to the recreation and tourist market as sources of income, rely on these same aesthetic qualities as part of the base for their business.
Farmland gives Buffalo Township its scenic character and links the present to the Township's agricultural past. As farmland is lost, the Township loses a major asset contributing to the quality of life. Along with scenic character, farmland and farm families, in essence, provide the Township with its community character. The rural nature of the Township, with 80% of its land being used either f o r agriculture or woodland, is the most predominant aspect of the Township's land use.
The l o s s of farmland over the past 30 years has led the Union County Commissioners to enact an Agricultural Preservation Program. Between 1959 and 1990, Union County lost more than 27,000 acres of productive farmland to other uses.
The Township Agricultural Preservation Plan revolves around three ( 3 ) primary components:
1. Participation in the Union County Agricultural Preservation Program f o r the purchase of agricultural conservation easements. The County's purchase of development rights on farms will assist in preserving viable agricultural areas f o r the foreseeable future. 2. Continuation and expansion of Agricultural Security Areas in the Township. 3 . Enactment of a Transfer of Development Right's procedure in the proposed Zoning Ordinance and Subdivision Ordinance.
These three components, when complimented by the regulations to be enacted f o r an Agricultural Preservation Zoning District, Land Use Intensity Analysis and Environmental Protection Regulations should have the effect of encouraging stable Agricultural Production Areas within the Township.
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It is the intent of this plan to pdvide the following
1. Encourage Farmers to make a long-term commitment to Agriculture by providing financial incentives to restrict development of Agricultural Areas. 2. Protect normal farming operations from incompatible non-farm uses that may render farming impracticable. 3 . Protect farming operations from complaints of public nuisance against normal farming operations. 4 . Assure conservation of viable agricultural 1ands”in order to protect the agricultural economy of the Township and the
incentives to the Agricultural Community in the Township.
County. 5 . Provide a method of compensation to landowners in exchange for their relinquishment of the right to develop their private property.
Agricultural Preservation requires effective and realistic land use regulations, funding to purchase development rights, growth management techniques whic’h target development to non agricultural areas and the personal commitment of farmers to protect a way of life. It is the desire of the Township to contribute to this effort in an effective manner, utilizing existing County and State Programs; encouraging proper agricultural conservation practices and by enacting land use and growth management regulations which will protect agricultural areas with a minimum of regulatory interference.
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IMPLEMENTATION STRATEGY
This Comprehensive Plan has been prepared :by the Township Planning Commission and is generally compatible with the existing Union County Comprehensive Plan. In addition this plan is consistent and compatible with the Buffalo Township Official Sewage Facilities Plan. Act 247 (the Pennsylvania Municipalities Planning Code) as amended by Act 170 requires in Section 301.4' that "Municipal Comprehensive P l a n s which are adopted shall be generally consistent with the adopted county comprehensive plan." The Union County Comprehensive Plan is currently being revised and a representative of the Buffalo Township Planning Commission has been appointed to the Union County Comprehensive Planning Committee.
In order for this plan to be adopted the following review process will be followed:
/ 1.. The completed plan, in draft form, will be distributed throughout the Township by means of a newspaper insert.
2. The Buffalo Township Planning Commission will hold at least one public meeting to discuss the plan, obtain citizen comments and assure that a public consensus exists for the Plan.
3 . will be drawn up by the Planning Commission.
The final draft of the Buffalo Township Comprehensive Plan
4 . The final draft will be submitted to adjoining municipalities, appropriate County and State agencies, and the Township Supervisors f o r review and comment.
5. days for the review period, prior to holding a Public Hearing on whether or not,the Plan shall be adopted.
The Township Supervisors will allow a minimum of thirty
6 . Upon adoption of the Plan, the supervisors shall adopt an Official Map.
7. Upon adoption of the Official Map, the supervisors shall authorize the Buffalo Township Planning Commission to draft a Zoning Ordinance; a Subdivision and Land Development Ordinance; a Wastewater Management Ordinance.; a Stormwater Management Ordinance; a Natural Features Conservation Ordinance and a Recreation Impact Fee Ordinance. The Buffalo Township Supervisors shall determine the timing and priority of adoption of these ordinances. It is the recommendation of this Plan that the following priority be assigned:
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Priority One - Zoning Ordinance -;.*'
Priority Two - Wastewater Management Ordinance Priority Three - Subdivision and Land Dev. Ord. Priority Four - Recreation Impact Fee OrdiKsnce Priority Five - Revise Floodplain Ordinanc-. Priority Six - Natural Features Conservati,.-i Ord. Priority Seven - Stormwater Management Ordinance
It is further recommen., by the Buffalo Township Planning Commission that this Comprehe. .-:e Plan be reviewed ar,nually, at a joint public meeting of the Township Supervisors and :he Township Planning Commission, and that major updates be accomplished no less than once each 10 years.
All changes, additions o r deletions to this plan shall be approved by the Township Planning Commission and referred to the Township Supervisors for implementation.
the physical, economic and social growth of Buffalo Township. It is a planning tool by which future municipal officials can refer to in assessing the impact and necessity of various kinds of development in the Township. The basic intent of this plan is to assist the Township Supervisors in the creation of public policy regarding planning and developmental decision-making. This plan is goal oriented and is based upon the capacity of the land to support a reasonable residential population; appropriate commercial and industrial development; and adequate public facilities. This plan attempts to preserve the rural community character of Buffalo Township and address the needs of the agricultural community in as beneficial a manner as possible.
The plan attempts to meet the needs of a growing community while maintaining a high quality of life. The plan is a flexible document and should be amended or expandea as new technologies and/or planning approaches become prevalent and PROFESSIONALLY ACCEPTED. The key element of this plan is to build a CONSENSUS among citizens, economic interests and public officials regarding the developmental future of Buffalo Township. It is the intent of this document to provide a guide by which growth can be managed and planned in a manner to provide a varied mixture of life styles, accommodating all economic levels in the Township.
This Comprehensive Plan is a developmental guide for planning
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BUFFALO TOWNSHIP EXISTING LAND‘ USE
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BUFFALO TOWNSHIP CO M M U N ITY FACl LIT1 ES .
.. .....
:OMM GEN
COMM CENTER
J LIBRARY .-
.. 1 ... \ ... ... .. . c
. BUFFALO TOWNSHIP UNION COUNTY
BUFFALO CREEK \
1 WATERSHEDS
FAIR AQUIFER
R G O O D AQUIFER
POOR AQUIFER, ':..
' :.; ::
' I ' 1,
>'. ... .
t
3500
3000
2500
BUFFALO TOWNSHIP POPULATION GROWTH 1950 - 1988
PERSONS
. . . I ................................................................... .. ..................................................... - ..... I--..-. ..-.-**---.~ ...... ..........- ----.. .
- SOURCE: Pa. State
YEAR J
1970 1980 1986 0 1988 a 1950 1960
Data Center
i
\
$9
LAND DEVELOPMENT GROWTH
--.-.......--..-..- ................................... ._.." -.-...... " -.----.-.-...I-I." -...-.............-....----_. I" ...__. ~ ...-....
1980 - 1988
$0
$7
$6
$5
$4
83
$2
$1
$0 (1 980) (1 984)
YEAR
(1 988)
TOTAL ASSESSED VALUE AVG.VALUE 8 PARCEL J
TOTAL ASSESSED VALUE=NO. X 1000
'... ,
LAND DEVELOPMENT GROWTH 1980 - 1988
YEAR
m TOTAL PARCELS
. SOURCE: UNION COUNM ASSESSMENT OFFICE
... :? ... HISTORIC POPULATION GROWTH
1960 - 1988
35
30
POPULATION (7 000's)
'...
YEAR - BUFFALO TOWNSHIP UNION COUNTY
SOURCE: P a State Data Center
PER CAPITA INCOME GROWTH
THOUSANDS $10 ,
. .
$8 _ ................................................... -..---..-....
$6 ..........
$4 .........
$2 ........
dn
..... ................................... - ........... -...
(I 979)
1979 - 1987
................................ ....-. -.-".-..-..---
( I 983) (I 985)
1
YEAR
BUFFALO TOWNSHIP UNION COUNTY
SOURCE: P a S ta te Data Center
....
....
d
(I 987)