This article address what a report buffer is, its impact on concern levels, and general guidance on size.
- What is a Report buffer?
- How does the buffer impact concern levels?
- What should I set the report buffer to for my project?
What is a Report buffer?
A Report buffer is an area outside of the area of interest (AOI) that is also considered when evaluating project impacts, as sometimes the impacts within a buffer can also affect the project and permitting requirements. Including and assessing impacts to a buffer area outside of the AOI helps reduce potential project risks that may arise from unforeseen circumstances outside the main project area.
This buffer used for projects is a bit different than a conservation buffer, or strips of vegetation within a landscape used to influence and protect ecological processes from being impacted during development. Despite the difference, conservation buffers codified into regulations and permits affect a project and its buffer. For example, Massachusetts requires a 100-foot buffer on all wetlands, and projects getting developed in the state need at least a 100-foot buffer on the AOI to consider the potential impacts within this wetland buffer to ensure compliance with this requirement.
How does the buffer impact concern levels?
Species concerns get elevated if a species is located within a buffer, as species that migrate across the region where an AOI is run will elevate a concern level even if they do not nest within the AOI. An example of this is the whooping crane. We let users know when their project is within the mitigation corridor for the crane, even if it is unlikely to nest in the area. The same is true for the gray wolf, as the concern level elevates if the AOI is within the species’ potential range, even if there are no known occurrences in the area.
Waters and wetlands within the buffer primarily do not affect the waters concern level. However, there are situations where permitting requires an area outside of a wetland or waterway to also be protected. For example, Vermont requires a permit for projects within 250 feet of all lakes greater than 10 acres. In this scenario, a waters concern level may be elevated if there are waters or wetlands nearby, even if they are not within the AOI. The permit will appear if the AOI is within 250 feet of a lake, even if the lake does not directly intersect the AOI.
Protected area concern levels are not affected by the buffer. Because protected areas are generally only impacted if a project gets developed within the area, the concern level only changes when the AOI is within a protected area.
Environmental compliance concern levels are affected even if environmental contamination is located only within the buffer because contamination can potentially migrate from a place within the buffer to a place within the AOI. An example is when a neighboring property has a hazardous substance, such as an underground storage tank, on its property. This tank may not be sealed correctly and can potentially leak out and flow to the surrounding properties, causing unforeseen issues to a project.
What should I set the report buffer to for my project?
A buffer can be a bit subjective depending on the scope and location of the project. Transect sets 660 feet (or 1/8 mile) as our standard buffer but allows customers to edit this distance if needed for their project. The 660 feet buffer is the average distance needed to consider impacts outside the AOI for a standard project.
Despite this, there are many instances where a customer may want to increase or decrease this buffer distance. Some reasons a project may have a smaller or larger buffer distance include the development type, size, and location. Many small projects not needing a large number of permits, such as residential development, can often run a report and develop a project without considering a buffer. Oftentimes larger and more complex projects require developers to consider a more extensive buffer, as the permitting process is more demanding. For instance, Indiana set standards for wind development projects that suggest a one-mile buffer from state parks or municipality boundaries for projects.
Many states or municipalities require larger buffer distances for some development types, such as New York with Section 94-c for large-scale renewables permitting. This legislation requires a qualitative assessment of the compatibility of the facility with existing and proposed land uses and local and regional land use plans within one mile of the AOI.
A developer may also develop a project in a particularly sensitive area requiring additional buffer distance as a form of mitigation. For example, Pennsylvania has a stream classification program and requires a 150-foot buffer on all High Quality or Exceptional Value watersheds for all earth disturbance projects greater than 1 acre.
In summary, report buffers are areas outside of the area of interest that are considered when evaluating project impacts. Depending on the scope and location of the project, the buffer distance can be adjusted to take into account permitting requirements, development types, and sensitive areas.