South Pike Cinemas, a 10-screen movie theater along Route 356 in Buffalo Township, replaced a four-screen theater in 2001. To help guarantee new development doesn't change the rural character of the township, Buffalo has developed a joint comprehensive plan with Clinton Township, which also has the shared goal of protecting its rural nature.

BUFFALO TWP — Rather than try to do the impossible — stop new development — township officials prefer to guide what goes where.

"We can't block development," said supervisor Dan Przybylek. "But elected officials have the responsibility to respect our heritage."

To help guarantee new development doesn't change the rural character of the township, the township has developed a joint comprehensive plan with Clinton Township, which also has the shared goal of protecting its rural nature.

A comprehensive plan guides a municipality in best using its resources.

The draft of the document, which was unveiled in January, recommends less dense residential housing plans, such as the one already begun off Sarver Road, The Village at Sarvers Mill.

Next to Buffalo Elementary School, The Village at Sarvers Mill is composed of single-family units and townhouses. As part of the design that officials and residents favor, the plan puts the buildings close together with sidewalks and small yards, but it has large chunks of green space.

About 20 units already are built, but it will eventually have between 190 and 200 units.

Another new housing development under way is a 40-home plan on Grimm Road.

A third project is a 190-unit plan on Riemer Road. About 15 homes have been constructed so far.

Consultant Rick Grossman, senior planner for Olsen & Associates in Butler, said the extensive building in Cranberry Township in the past 10 to 20 years has shown other municipalities in Butler County it's better to prepare for new development while there's time.

"They've done their homework," he said of municipalities in general. "They're better prepared."

Along with planning for residential growth, Buffalo is one of the municipalities anticipating new businesses, which continue to spring up along Route 356 and Route 228.

Many township residents are concerned about the impact of new businesses along Route 356 on traffic flow.Grossman said the current "Band-Aid" to address that concern is adding a turning lane at a business site entrance.Under long-term planning, companies are required to build away from the highway. The more buildings that can be set back from the road, the easier it would be for the state Department of Transportation to widen the road someday, Grossman said.Among the businesses coming into the township is a seven-store retail strip on a 1.6-acre parcel at Route 356 and Cole Road. Construction of the 10,500-square-foot building is under way.Also on tap is a Sheetz convenience store across the street from the Giant Eagle GetGo convenience store on Route 356. The 5,800-square-foot building would have indoor and outdoor seating, along with 14 gas pumps.The Sheetz plan is on hold while representatives of the company, PennDOT and the township wrangle over requirements such as a traffic impact study.To encourage new businesses to keep opening in the township while guiding where they build, the supervisors last year created a new business zone district along a 10-mile corridor bordered by Route 356, Route 228 and Ekastown Road.Township officials welcome new business because they see it as the main revenue source to help offset rising real estate taxes assessed by the Freeport School District, which, in turn, is responding to increased student enrollment.The township already has seen growth along Route 356 in the past five years. The businesses in Buffalo Plaza, a retail center, started opening around 2000. The shopping center includes a Giant Eagle grocery store, a King's Restaurant and a small strip mall.South Pike Cinemas, a 10-screen movie theater, replaced a four-screen theater in 2001. South Pike Square Shops, a 20-shop mini-mall, was added to the site in 2004.Ken Howard of Bankson Engineers, who is the township's engineer, said the township remains a prime location for development."There's quite a bit of good land," he said.The key for developers is the existing utilities available in the township.Howard said this business interest in Buffalo will benefit the township if the development is planned in an orderly manner.Grossman agreed, saying guided development enables the township to reap the benefits of continued growth.Przybylek characterized the policy as compromising to preserve the rural landscape. He said the goal is for residents to be proud of their community.

South Pike Square Shops, a 20-shop mini-mall along Route 356 in Buffalo Township, was added near the South Pike Cinemas in 2004. To encourage new businesses to keep opening in the township while guiding where they build, the supervisors last year created a new business zone district along a 10-mile corridor bordered by Route 356, Route 228 and Ekastown Road.