Buffalo Township Clinton Township Jefferson Township Saxonburg -Borough Winfield Township PREPARED FOR THE SOUTHEAST BUTLER COUNTY REGIONAL PLANNING COMMISSION LONG RANGE COMPREHENSIVE PLAN Prepared by Simonds and Simonds Planning Consultants Pittsburgh, Pennsylvania May, 1968 PARTlClPATlNG COMMUNITY OFF1 CIALS THE SOUTHEAST BUTLER COUNTY REGIONAL PLANNING COMMISSION OFFICERS George H. Davis, Chairman Alton E. Johnson, Vice Chairman Arthur R. Burtner, Secretary John B. Mc Cuen, Treasurer BUFFALO TOWNSHIP CLINTON TOWNSHIP PIanni ng Commission Planning Commission Anthony Crestani * George H. Davis * Gerald Houze James P. Gaines * Samuel Kaufman Charles Griffith Frank Malagari * Charles lngram Delbert Sweeney Elliot P. Moriarty Walter Morrison Board of Supervisors Miles Harbison Board of Supervisors Charles Mason Kenneth E. Bauman Alfred Smith Thomas Hamilton Clarence Mittico JEFFERSON TOWNSHIP WI NFI ELD TOWNSHIP Planning Commission Planning Commission Robert Bachman Charles Barton, Jr. * Arthur Burtner Kenneth Hesselgesser John Foertsch Clark Montgomery Howard Follstaedt * Walter Sell Keith Oesterling * James Wick .. Board of Supervisors Board of Supervisors Vance Burtner Melvin Freehling \a Thomas Byers Henry Putz Gerald Kriley Joseph Schmeider i 0' SAXONBURG BOROUGH I Planning Commission John R. Gillespie * Alton E. Johnson I * John B. Mc Cuen Robert L. Sarver Hugh Shearer r Mayor r Reldon Cooper Borough Council i Blaine Fennell: Howard Graham Alton E. Johnson r Richard A. Long Merle Mc Camey .. Kenneth Schmidt Li John V. Thompson Representatives to the Southeast Butler County Regional Planning Commission 11i n U U .. I! U TABLE OF CONTENTS Page PART ONE BACKGROUND AND ANALYSIS 2 Chapter One Existing Development - 2 Slope Conditions 9 Soils Buffalo Township 11 Saxonburg Borough 11 Winfi el d Township 12 Clinton Township 12 Jefferson Township 12 Existing Land Use 15 Types of Land Use 15 Developed Areas 15 Undeveloped Areas 22 Saxonburg Borough 24 Buffalo Township 24 Clinton Township 25 Jefferson Township 25 Winfield Township 26 Planning Districts 27 Existing Land Use by Planning Districts 27 Thorn Creek Planning District 27 Saxonburg Planning District 29 Cabot Planning District 29 Rough Run Planning District 30 Sower Planning District 30 Buffalo Creek Planqing District 30 Little Bull Creek Planning District 31 Ekastown Planning District 31 Cherry Valley Planning District 32 Conclusion 33 Land Use Objectives 33 Highways 33 Classification 34 iii r a' TABLE OF CONTENTS - CONTl NUED r Arteriql Highways 34 Regional Highways 34 i Collector Highways 36 Local Streets 37 i( Chapter Two - Economy and Housing 39 The Economy 39 ill Regional Implications 39 The Economic Base 39 I' Natural Resources 44 Future Economic Growth 44 Education 46 III Industrial Promotion Activity 46 Tourism 47 Required Action 40 Housing 49 Housing Density 49 Housing Volues 50 Condition and Occupancy 51 Owner-Rental Occupancy 51 Summary 54 Recommended Program 54 Prevention of Substandard Units 54 Maintenance .: 55 Improvement 56 59 Chapter Three - Population Analysis and Projection Population at the County Level 60 61 Population at the Southeast Butler County Regional Level U Past Population Trends 62 Density and Distribution 62 General Characteristics 64 U Population Projections 64 U . 0 IV 0 TABLE OF CONTENTS - CONTINUED Page PART TWO THE REGIONAL PLAN Chapter Four - Regional Land Use Plan 72 Regional Influences 72 Summary of Basic Regional Considerations 72 Land Use Types 74 Residential Land Use 74 Low Density ResidentiaI/AgricuIture 77 Commercial Development 77 Industry 78 Public and Semi-public 79 Park Recreation and Open Space 79 Planning Districts 79 Thorn Creek 80 Saxanburg 80 Cabot 80 Rough Run 81 Sarver 81 Buffalo Creek 81 Little Bull Creek 81 Ekastown 81 Cherry Valley 82 Chapter Five - Thoroughfare Plan 83 Arterial Highways 83 Regionol Highways 85 Major Collector Routes 85 Minor Collector Routes 86 Local Routes 86 Future Requirements 86 Transportation 91 Penn Central 91 Bessemer and Lake Erie Railroad 91 Winfield Railroad 92 Air Facilities 92 . Bus Transit Service 92 V 0' TABLE OF CONTENTS - CONTINUED i Page 93 Chapter Six - Public Utilities and Community Facility Plans Public Utilities 93 Public Water 93 Scenic View Water Company 95 Penn Dixie 95 Saxonburg Municipal Authority 95 Future Water Service 96 The Saxonburg Area 96 Northeastern Winfield Township 98 Buffalo Township 98 Public Sewerage 99 Saxonburg Municipal Authority 99 Drainage Areas 100 Future Sewer Development 101 Drainage Area A 102 Drainage Area B 102 Drainage Area C 103 Drainage Area D 104 Drainage Area E 104 Treatment Facilities 105 Local Action 106 Other Utilities 106 Community Facilities 107 :: 107 Educational Facilities A Physical Environment 107 South Butler County Schools 110 Recommendations 112 Freeport Area Schools 112 Recommendations 114 Community Facilities, 115 Public Buildings 115 Fire Protection 115 Saxonburg 116 11 Buffolo 116 Police Protection 117 Libraries 118 U Refuse Disposal 119 Recreation 120 Regional Recreation and Open Space 122 U vi TABLE OF CONTENTS - CONTINUED Page PART THREE COMMUNITY PROGRAMS Chapter Seven - Recommendations - Saxonburg Borough 130 Land Use Plan 130 Street Systems 134 Community Facilities and Public Improvements 137 Police - 137 Fire 137 Library 137 Recreation 138 Utilities 138 Chapter Eight - Recommendations - Buffalo Township 142 Land Use Plan 142 Street Systems 146 Community Facilities and Public Improvement 148 Police 148 Fire 148 Municipal Building 149 Library 149 Recreation 149 Utilities 150 Chapter Nine - Recommendations - Clinton Township 152 Land Use Plan 152 Street Systems 156 Fire Protection 157 Municipal Building 158 Police 158 Library 158 Recreation 158 Utilities 160 Chapter'.Ten - Recommendations - Jefferson Township 162 Land Use Plan 162 vii . I TABLE OF CONTENTS - CONTINUED I Page Street Systems 166 Fire Protection 167 Municipal Building 167 Police 168 Library 168 Recreation 169 Utilities 169 Chapter Eleven - Recommendations - Winfield Township 172 Land Use Plan 172 Street Systems 1 74 Fire Protection 1 75 Municipal Building 175 Police 1 75 Library 1 76 Recreation 1 76 Utilities 176 -. PART FOUR IMPLEMENTATION i. ,! Chapter Twelve - Finance and Capitql Improvement 180 j Assessed Valuation 180 Income 183 Expenditures 185 Indebtedness 186 Summary 186 !! Projected Revenue 188 ti Capital Improvement Program 189 Saxonburg 192 'I I Buffalo 194 u Clinton 196 Jefferson 198 Winfield 200 viii U 0 TABLE OF CONTENTS - CONTINUED Page Chapter Thirteen - Continuing Planning 20 1 Zoning 20 1 Subdivision Regulation 20 1 Community Assistance 202 IX LIST OF TABLES Page 1. Slope Categories 3 2. Slope Conditions 4 3. Developable Land Area 9 4. Soil Types 10 5. Land Use Potential of Soil Association 13 6. Land Use Tabulations by Community 23 7. Industry Group Rankings 41 8. Emp!oyees/Durable - Non-durable Goads 42 9. Employees/Wholesale - Retail Trade 43 10. County Agriculture 1940 - 1960 44 11. Persons per Housing Unit 50 12. Six County Regional Populations 60 13. County-State-National Birth Rates 61 14. Past Population Trends 64 15. Projection Age Group Composite 68 Suggested Highway Improvement 88 16. ii 17. Drainage Areas 100 18. Physical Environment Evaluation 108 19. School Population - South Butler County 111 20. School Population - Freeport Area 113 21. Library Requirements 118 22. Recreation Standards 121 23. Street Priorities - Saxonburg Borough 136 D 24. Local Road Improvements - Buffalo Township 147 25. Local Road Improvements - Clinton Township 157 il 26. Local Road Improvements - Jefferson Township 167 27. Assessed Valuations 182 28. Projected Assessed Valuations 182 '11 22. Average Municipal Receipts 184 30. Average Township Revenues in Pennsylvania 185 31. Average Municipal Expenditures 185 32. Projected Property Tax Receipts 189 U 33. Regional Capital Improvement Program 190 34. Saxonburg Capital Program 192 U 35. Saxonburg Capital Budget 193 36. Buffalo Capital Program 194 37. Buffalo Capital Budget 195 U 38. Clinton Capital Program 196 39. Clinton Capital Budget 197 U X 0 0 LIST OF TABLES - CONTINUED Page 40. Jefferson Capital Program 198 41. Jefferson Capital Budget 199 42. Winfield Capital Program 200 43. Winfield Capital Budget 200 xi LIST OF PLATES Page 1. Slope Map - Buffalo Township 5 2. Slope Map - Clinton Township 6 3. Slope Map - Jefferson Township - Saxonburg 7 4. Slope Map - Winfield Township .8 5. Existing Land Use - Saxonburg Borough 16 6. Existing Land Use - Buffalo Township 17 7. Existing Land Use - Clinton Township 18 8. Existing Land Use - Jefferson Township 19 9. Existing Land Use - Winfield Township 20 10. Planning Districts 28 11. Highway Classifications 35 12. Mining Influences 45 13. Housing Characteristics 53 14. Population Density/Distribution 63 15. Future Land Use 75 16. Regional Location Map 84 17. Traffic Volumes - 1965-1985 87 18. Highway Improvements 90 19. Utility Plan 94 20. Saxonburg Utility Systems 97 21. Community Facilities Plan 109 22. Site Scheme - County Pork 124 23. Community Facility and Land Use Plan - Saxonburg Borough 131 24. Community Facility and Land Use Plan - Buffalo Township 143 25. Community Facility and Land Use Plan - Clinton Township 153 26. Community Facility and Land Use Plan - Jefferson Township 163 1 73 ,. 27. Community Facility and Land Uqe Plan - Winfield Township Ii U .xii 11 .Part One of the Comprehensive Planning Study for the Southeast Butler Regional Planning Area comprised of Buffalo, Clinton, Jefferson, and Winfield Townships and Saxonburg Borough deals with