Better Plan, Wisconsin

PROPERTY VALUE LOSSES NEAR WIND TURBINES GREATER THAN PREVIOUSLY THOUGHT, APPRAISERS SAY

By Billie Jo Jannen,

SOURCE: East County Magazine, eastcountymagazine.org 

March 30, 2012 

A real estate appraisal expert who has made a specialty of assessing impacts from nearby wind turbines has announced that he is revising his figures in response to a recent study of over 11,300 transactions near northern New York state turbine arrays.

Mike McCann of McCann Appraisal, LLC spoke at a Boulevard wind energy information meeting last winter and said property owners experience an average 25 percent value loss. At the time, he expected properties up to two miles away to experience value changes in response to turbine construction.

“I wish to refine my distance of forecast adverse value impacts to include at least three miles, should any 3 MW turbines be proposed by any of the developers in East County,” McCann said. “Furthermore, property value guarantees should extend to this greater range to reflect the nuisance and stigma effect of more powerful turbines on marketing of homes.”

The current study, released in July of 2011 by the Economic Financial Studies School of Business at Clarkson University, cites losses of up to 45 percent on properties located within 0.10 miles of new wind turbine facilities. This has prompted him to revise his loss figure upward to a maximum of 40 percent and expected adverse impacts out to three miles, with effects becoming less extreme with distance.

“The Clarkson study clearly shows value impacts out to three miles … and clearly shows the closer the turbine, the greater the impact,” McCann said.

A Department of Energy-funded study originally released in 2009 by Lawrence Berkeley National Laboratory, often cited by wind proponents, says property value impacts are negligible and that effect of what is known as “wind farm anticipation stigma” goes away after the turbines are built. The Berkeley results are divided into sale values for pre-announcement, post-announcement and post-construction time periods. The study may be flawed, however, as it leaves out some of the very properties that might provide the most telling results, McCann said.

In the study footnotes, Berkeley authors specified that land without homes, properties of over 25 acres, homes where the sale price was thought to deviate too far from the norm and 34 repeat sales were excluded from the study.

A co-author of the study, SDSU Economic Department Chairman Mark Thayer, defended the exclusions as appropriate from a statistical standpoint and said he feels the Clarkson study supports the Berkeley conclusion that negative value impacts go away after the projects are built.

The Clarkson study is based mainly on pre-construction figures, Thayer said: “There is no impact. Property values do not go down near turbines.”

However, real estate appraisers, which are closely regulated by the federal government, base their calculations on “comps,” or nearby sales of comparative properties. A licensed appraiser would not have the luxury of leaving out the properties omitted by Berkeley, McCann said, so the older study does not offer a realistic assessment of the value loss that would be suffered by neighbors of turbine arrays. Statistically appropriate or not, those sales would not be excluded from an appraisal.

“The fallacy of the Berkeley study is the assumption that value impacts must somehow be statistically significant against a data background of sales located 5 to 10 miles from turbines,” McCann said. “Had they focused on the 1/10th-mile to 3-mile range, I expect their findings would be significant to the homeowners who are losing 15 to 40 percent of their home equity and value.”

Neither of the studies consider time-on-market, McCann said, adding, “And what about the homes that don’t sell at all?” The latter do not show up on studies because there are no transaction records for them.

The size of the turbines being built is also a factor in McCann’s announcement, as almost all the data available is on older installations that contain smaller turbines. Increasingly, 3-megawatt machines are appearing on the landscape with concomitant increases in visibility and sound pressure. Sound is a “disamenity” often mentioned by wind farm neighbors, some of whom have abandoned their homes altogether because of the constant noise.

McCann is a proponent for property value guarantees in communities that are heavily impacted by wind turbine projects. Both the Boulevard and Jacumba planning groups have asked for property value guarantees as a condition for permitting large projects, as well as evidence-supported setbacks and protections in the noise ordinance to include low frequency and sub-audible effects. Both wind developers and the county have, so far, resisted addressing either.

Among the numerous energy projects proposed for the Boulevard area is Tule Wind, a 420-turbine project slated to be built along McCain Valley Road by Iberdrola Renewables. The turbines will range in size from 2MW to 2.5MW.

Asked why, if they are so confident of no impacts, wind developers wouldn’t offer value guarantees, Tule Wind project manager Jeffrey Durocher said the terms of some proposed guarantee programs are just too subjective.

Some proposals “… give the homeowner leeway to claim that any value loss is attributable to the presence of turbines, despite the possible effects of other factors,” Durocher said.

“It’s very difficult to get agreement among the various parties on what causes the value loss. To do that for a number of homes for an unspecified distance is pretty unmanageable,” Durocher said.

FOND DU LAC COUNTY RESIDENTS WANT RELIEF FROM WIND FARMS TOO

Bret Lemoine,

Source: WFRV, wearegreenbay.com

February 16, 2012

Brown County will be asking for state aid to relocate residents who say they’re becoming ill because of wind turbines. That was decided at a board meeting Wednesday night.

Those residents say they’ve had to leave their homes after getting sick from low frequency noises. Now, the state legislature can either approve or deny the request for funding.

Residents living near an 88 turbine wind farm in Fond du Lac County are hopeful the decision will mean relief is also on the way, or at least a possibility. Many residents are complaining about similar problems. They claim there is constant noise generated from the turbines that keeps them up at night and even builds up pressure, giving them severe headaches.

We’re told several people have moved out of their homes. They hope similar action can be taken to help them.

“It’s about time somebody starts looking into this, finding out what they really do to people,” says resident Joan Brusoe, who lives 1400 ft. from a turbine. Her neighbor, Larry Lamont, is 1100 ft. away from one: “They could mediate some of the problems these things are creating, that would help. I don’t know if there is a total solution.”

We spoke with representatives from RENEW Wisconsin. They are a non-profit group that promotes environmentally sustainable energy policies in our state. They tell Local 5 health concerns are untrue and undocumented.

Director Michael Vickerman says, “Very few people object to wind projects. It’s just an organized group of people who don’t like these developments.”

He calls Brown County’s decision a move to step up pressure on legislators, stopping wind development in Wisconsin.

Next Feature: From Massachusetts

TURBINE CRITICS RIP STATE REPORT

By Patrick Cassidy,

Source Cape Cod Times,www.capecodonline.com 

February 17, 2012 

BOURNE — One after another, residents from towns across the southeastern part of the state stood up in Bourne High School Thursday night and said they didn’t buy a state-sponsored report that found no direct health effects from the operation of wind turbines.

“Please do not tell us that turbines do not make us sick,” said Neil Anderson, one of several Falmouth residents who spoke at the public hearing on the state report released in January.

Others in the crowd of more than 50 people came from Nantucket, Fairhaven and Duxbury. The majority voiced their disbelief that the report’s authors found that wind turbines did not affect the health of people who live near them.

“I can’t find where you’ve interviewed a single victim of ill health effects or where you’ve interviewed a doctor who treated them,” said Bruce Mandel of Nantucket. “The victims shouldn’t have to prove that they’re sick.”

Massachusetts Department of Environmental Protection Commissioner Kenneth Kimmell told the audience that state officials have not made up their mind on the question of whether there are health effects from the operation of turbines, such as the two at the Falmouth wastewater treatment facility and a third private turbine built nearby.

“We are glad to be here,” Kimmell said. “We have an open mind and open ears.”

The DEP and the state Department of Public Health commissioned a group of experts last year to study existing scientific literature about the effect of wind turbines on health after dozens of residents living around the Falmouth turbines complained the spinning blades disrupted their sleep, and caused ailments that include high blood pressure, migraine headaches and nausea.

Town officials have restricted the operation of the first turbine installed at the town wastewater treatment facility for the time being. The second turbine there is undergoing a test run to gauge its effect on neighbors.

The seven-member panel commissioned to look at health issues associated with the technology included health professionals and academics from Massachusetts General Hospital, Boston University, the University of Massachusetts and the Harvard School of Public Health.

Thursday’s meeting was the second of three being held across the state to accept comments on the report and what should be done with it. The state will accept written comments until March 19.

The report found that noise from turbines could disrupt sleep and cause annoyance. The report’s authors found that there is evidence “that sleep disruption can adversely affect mood, cognitive functioning, and overall sense of health and well being.”

Despite this, they concluded that there is no evidence that turbines were directly causing health problems.

Several speakers took issue with the authors’ seemingly contradictory line of reasoning.

“How can you have it both ways?” said Todd Drummey of Blacksmith Shop Road in Falmouth. “That’s like saying cigarettes don’t cause health impacts if you don’t smoke them.”

Others in the audience questioned the independence of panel members who co-authored the report, pointing to previous work done by panelists on the subject, including one member who consulted on wind energy projects.

Colin Murphy of Falmouth said that he has to deal with “pounding” in his yard from the turbines near his home.

“There’s definitely annoyance and what does annoyance lead to?” he said. “I would say stress and anxiety.”

He didn’t understand why the authors of the report didn’t come to Falmouth to talk to people who lived near the turbines, Murphy said.

“I don’t understand why there wasn’t a lab section to that study,” he said.

After he puts his kids to bed and closes his eyes at night, he thinks about what the turbines could do to the value of his property, Murphy said.

“When you close your eyes and say your prayers, I hope you really believe that you’re doing the best for the people of Massachusetts,” Murphy told Kimmell and the other state officials at the meeting.

While most of the speakers blasted the report, a small minority praised the state for its work.

Thousands of people die each year from asthma and other diseases caused by the burning of fossil fuels, said Richard Elrick, vice president of Cape and Islands Self Reliance and energy coordinator for the towns of Barnstable and Bourne.

Elrick, who said he was speaking only for himself, said there were thousands of turbines around the world where there were no problems such as those reported in Falmouth.

Everyone has an obligation to do something to try and address the problems associated with climate change, Elrick said.

“Every energy source requires sacrifices of one kind or another,” he said.

Steve Deslauriers is a volunteer spokesperson for Wisconsin Citizens Coalition, the group of organizations listed as authors of the "Wisconsin Citizens Safe Wind Siting Guidelines" Website: http://psc.wi.gov/apps35/ERF_view/viewdoc.aspx?docid=157326

FULL TEXT Brown County Board of Health Resolution Requesting Emergency State Aid for Families Suffering Around Industrial Wind Turbines

Brown County Board of Health formally requests temporary emergency financial relocation assistance from the State of Wisconsin for those Brown County families that are suffering adverse health effects and undue hardships caused by the irresponsible placement of industrial wind turbines around their homes and property.

The State of Wisconsin emergency financial assistance is requested until the conditions that have caused these undue hardships are studied and resolved, allowing these families to once again return safely to their homes and property.

WHEREAS the Public Service Commission of Wisconsin's wind siting rules ('PSC 128') were created without oversight of a medical professional "...who is a University of Wisconsin System faculty member with expertise regarding the health impacts of wind energy systems." as mandated in 2009 WISCONSIN ACT 40. Jevon D. McFadden, MD, MPH (the Medical Doctor appointed to this role) publically acknowledged that he did not meet these criteria.

WHEREAS in the May 25, 2010 presentation made by Jevon D. McFadden, MD, MPH to the Brown County Board of Health, on behalf of the Wisconsin Department of Health Services - Division of Public Health, the State recognized and acknowledged that "Gaps remain in our knowledge of the impact that wind energy may have on human health..." but has failed to take any action to fill these gaps.

WHEREAS the Public Service Commission of Wisconsin's wind siting rules ('PSC 128') were suspended on March 1, 2011 by the Joint Committee for Review of Administrative Rules (JCRAR) stating that its contents "...create an emergency relating to public health, safety, or welfare; are arbitrary and capricious; and impose an undue hardship on landowners and residents adjacent to wind turbine sites."

WHEREAS the State of Wisconsin has failed to remedy this "emergency relating to public health, safety, or welfare" by carrying out the mandate of 2009 WISCONSIN ACT 40 which requires the State to enact wind siting standards that "...include setback requirements that provide reasonable protection from any health effects, including health effects from noise and shadow flicker, associated with wind energy systems..."

WHEREAS the State's inaction to enact wind siting rules that protect human health and safety has allowed development of the industrial wind project known as Shirley Wind LLC to be constructed in the Town of Glenmore, Brown County, Wisconsin (dedicated November 2010).

WHEREAS Shirley Wind LLC has created an environment that has resulted in the very same "undue hardships" that the JCRAR suspension of 'PSC 128' sought to prevent. These "undue hardships" have forced two families to vacate their homes to regain their health and continue to force at least two other families to suffer adverse health effects significant enough that they seek refuge away from their homes but do not have the financial ability to temporarily relocate.

WHEREAS the Brown County Board of Health has attached recent (2009 and newer) references (many peer-reviewed) to this resolution, organized by year of publication, accurately describing the cause, conditions, and adverse health effects being experienced by Brown County families.

WHEREAS the Brown County Board of Health has in the past, and continues to, advocate for the health and safety of Brown County families.

THEREFORE, BE IT RESOLVED that the Brown County Board of Health formally requests temporary emergency financial relocation assistance from the State of Wisconsin for those Brown County families that are suffering adverse health effects and undue hardships caused by the irresponsible placement of industrial wind turbines around their homes and property. The State of Wisconsin emergency financial assistance is requested until the conditions that have caused these undue hardships are studied and resolved, allowing these families to once again return safely to their homes and property.

Brown County Board of Health Industrial Wind Turbine Health Impact Supporting References

The following recent (2009 and newer) references (many peer-reviewed), organized by year of publication, accurately describe the cause, conditions, and adverse health effects being experienced by Brown County families.

2012:

Barbara J Frey, BA, MA (University of Minnesota), Peter J Hadden, BSc (Est Man) FRICS, Wind Turbines And Proximity To Homes: The Impact Of Wind Turbine Noise On Health, January, 2012. http://docs.wind-watch.org/Frey_Hadden_WT_noise_health_01Jan2012.pdf

2011:

Stephen E. Ambrose, INCE (Brd. Cert.), Robert W. Rand, INCE Member, The Bruce McPherson Infrasound and Low Frequency Noise Study - Adverse Health Effects Produced By Large Industrial Wind Turbines Confirmed, December 14, 2011. http://randacoustics.com/wp-content/uploads/2011/12/The-Bruce-McPherson-ILFN-Study.pdf

Carmen M.E. Krogh, BScPharm, Brett S. Horner, BA, CMA, “A summary of new evidence: Adverse health effects and industrial wind turbines”, August 2011. http://www.windaction.org/documents/32829

Krogh, C. M. E., “Industrial wind turbine development and loss of social justice?” Bulletin of Science Technology & Society, August 2011 vol. 31 no. 4 pages 321-333. http://bst.sagepub.com/content/31/4/321

Daniel Shepherd, David McBride, David Welch, Kim N. Dirks, Erin M. Hill, “Evaluating the impact of wind turbine noise on health-related quality of life,” Noise & Health, September 2011 vol. 13 issue 54 pages 333-339. http://www.noiseandhealth.org/article.asp?issn=1463-1741;year=2011;volume=13;issue=54;spage=333;epage=339;aulast=Shepherd

Bronzaft, A. L., “The Noise from wind turbines: Potential adverse impacts on children's well-being,”
Bulletin of Science Technology & Society, August 2011 vol. 31 no. 4 pages 291-295. http://bst.sagepub.com/content/31/4/291

McMurtry, R. Y. ,“Toward a case definition of adverse health effects in the environs of industrial wind turbines: Facilitating a clinical diagnosis,” Bulletin of Science Technology & Society, August
2011 vol. 31 no. 4 pages 316-320. http://bst.sagepub.com/content/31/4/316

Environmental Review Tribunal, Case Nos.: 10-121/10-122 Erickson v. Director, Ministry of the
Environment, Jerry V. DeMarco, Panel Chair and Paul Muldoon, Vice-Chair, July 2011 http://www.ert.gov.on.ca/files/201108/00000300-AKT5757C7CO026-BHH51C7A7SO026.pdf

Harrison, J. P., “Wind turbine noise,” Bulletin of Science Technology & Society, August 2011 vol.31 no. 4 pages 256-261. http://bst.sagepub.com/content/31/4/256

INCE/Europe, Wind Turbine Noise 2011— Post conference report, April 2011. http://www.confweb.org/wtn2011/index.php?option=com_content&view=article&id=70:report&catid=35:information

Michael Nissenbaum MD, Jeff Aramini PhD, Chris Hanning MD, “Adverse health effects of industrial wind turbines: a preliminary report,” 10th International Congress on Noise as a Public Health Problem, July 2011. http://www.healthywindwisconsin.com/Nissenbaum%20et%20al%20ICBEN2011_0158_final.pdf
2011 (continued):

Krogh, C. M. E., Gillis, L., Kouwen, N., and Aramini, J., “WindVOiCe, a self-reporting survey: adverse health effects, industrial wind turbines, and the need for vigilance monitoring,” Bulletin of
Science Technology & Society, August 2011 vol. 31 no. 4 pages 334-345. http://bst.sagepub.com/content/31/4/334

Laurie, S., “Submission to the Australian Federal Senate Inquiry on rural wind farms,” by Dr. Sarah
Laurie, BMBS, Medical Director Waubra Foundation, February 2011. http://docs.wind-watch.org/Laurie-Australia-Senate-submission-final.pdf

Møller, H. & C. S. Pedersen, “Low-frequency noise from large wind turbines,” Journal of the Acoustical Society of America, June 2011 vol. 129 no. 6 pages 3727-3744. http://dx.doi.org/10.1121/1.3543957

Phillips, C. V., “Properly interpreting the epidemiologic evidence about the health effects of industrial wind turbines on nearby residents,” Bulletin of Science Technology & Society, August 2011, vol. 31 no. 4, pages 303-315. http://bst.sagepub.com/content/31/4/303

Richarz, W., Richarz, H., and Gambino, T., “Correlating very low frequency sound pulse to audible
wind turbine sound,” INCE/Europe Fourth International Meeting on Wind Turbine Noise, Rome Italy, 12-14 April 2011. Cited in: http://windconcernsontario.wordpress.com/2011/05/23/presentation-from-the-fourthinternational- meeting-on-wind-turbine-noise/

Salt, A. N. & Kaltenbach, J. A., “Infrasound From wind turbines could affect humans,” Bulletin of Science Technology & Society, August 2011 vol. 31 no. 4 pages 296-302. http://bst.sagepub.com/content/31/4/296

Senate Standing Committees on Community Affairs (Parliament of Australia), “The social and economic impact of rural wind farms,” 2011. http://www.aph.gov.au/senate/committee/clac_ctte/impact_rural_wind_farms/index.htm

Shain, M., “Public health ethics, legitimacy, and the challenges of industrial wind turbines: The
Case of Ontario, Canada,” Bulletin of Science Technology & Society, August 2011 vol. 31 no. 4 pages 346-353. http://bst.sagepub.com/content/31/4/346

Shepherd, D., McBride, D., Welch, D., Dirks, K., Hill, E., Wind turbine noise and health-related quality of life nearby residents: a cross-sectional study in New Zealand. Fourth International Meeting on Wind Turbine Noise. Rome Italy April 2011 http://www.maine.gov/dep/ftp/bep/ch375citizen_petition/pre-hearing/AR- 30%20chapter%20375%20-%20r%20brown%20hearing%20submission%20- %20Shepherd%20et%20al%20Wind%20turbine%20noise%20%20Quality%20of%20LIfe%20Rome %202011.pdf

Thorne, B., “The Problems with ‘noise numbers’ for wind farm noise assessment,” Bulletin of Science Technology & Society, August 2011 vol. 31 no. 4 pages 262-290. http://bst.sagepub.com/content/31/4/262

Vanderburg, W. H., “Assessing our ability to design and plan green energy technologies,” Bulletin of Science Technology & Society, August 2011 vol. 31 no. 4 pages 251-255 http://bst.sagepub.com/content/31/4/251

Oregon Health Authority, Oregon Public Health Division, Office of Environmental Public Health, “Health impacts of wind energy facilities,” 2011. http://public.health.oregon.gov/HealthyEnvironment /TrackingAssessment/HealthImpactAssessmen t/Pages/windenergy.aspx

2010:

Chief Medical Officer of Health (of Ontario), Report: “The potential health impact of wind turbines,”May 2010. http://www.health.gov.on.ca/en/public/publications/ministry_reports/wind_turbine/wind_turbine.pdf

Hanning, C., “Wind turbine noise, sleep And health”—Summary paper prepared by Dr. Christopher
Hanning. BSc, MB, BS, MRCS, LRCP, FRCA, MD, November 2010. http://www.acousticecology.or /wind/winddocs/health/Hanning%202010_Wind%20turbine%20noise%20sleep%20and%20health%20November%202010.pdf

Ito, A. & T. Takeda, “Sickness claims prompt study of wind turbines [by the The Environment Ministry of Japan],” The Asahi Simbun, January 2010. http://www.asahi.com/english/TKY201001180410.html

National Health and Medical Research Council (of Australia). “Wind turbines and health: a rapid review of the evidence,” 2010 http://www.nhmrc.gov.au/publications/synopses/new0048.htm

Nissenbaum, M., Press conference by Michael Nissenbaum, MD Radiologist in Vermont's State
House, May 7, 2010, (video). http://vimeo.com/11577982

Pierpont, N., Letter to the Vermont State House of Representatives from Nina Pierpont, MD, PhD, Fellow of the American Academy of Pediatrics, Co-signed by the following: George Kamperman, PE, President, Kamperman Associates, Inc., Board-Certified Memberof Institute of Noise Control Engineers, Fellow Member of Acoustical Society of America, Member of National Council of Acoustical Consultants, F. Owen Black, MD, Fellow of the American College of Surgeons, Board-Certified Otolaryngologist, Senior Scientist, Director of Neurotology Research Balance & Hearing Center North West, Legacy Health System  Joel F. Lehrer, MD, Fellow of the American College of Surgeons, Board-Certified Otolaryngologist and Head and Neck Surgeon, Served on Hearing and Equilibrium Subcommittee of the American Academy of Otolaryngology and Head and Neck Surgery, Clinical Professor of Otolaryngology, University of Medicine & Dentistry of NJ,  Stanley M. Shapiro, MD, Fellow of the American College of Cardiology, Board-Certified
Internal Medicine, Cardiovascular Diseases, and Nuclear Cardiology, Champlain Valley Cardiovascular Associates,February 2010. http://docs.wind-watch.org/Pierpont-et-al.-to-Klein-2-10-10.pdf

Punch, J., James, R., & Pabst, D., (2010), “Wind-turbine noise: What audiologists should know,”
Audiology Today, July-August 2010. http://www.windaction.org/?module=uploads&func=download&fileId=2047

Salt, A., “Infrasound: Your ears ‘hear’ it but they don't tell your brain”—Powerpoint presentation by
Alec N. Salt, Ph.D., Department of Otolaryngology, (2010), Washington University School of Medicine, First International Symposium on Adverse Health and Wind Turbines, Sept 2010. http://windvigilance.com/downloads/symposium2010/swv_symposium_presentation_infrasound_your_ears_hear_it_2.pdf

Salt, A. N. & Hullar, T. E., “Responses of the ear to low frequency sounds, infrasound and wind turbines,” Hearing Research, September 2010 vol. 268 nos. 1-2 pages 12-21. http://www.ncbi.nlm.nih.gov/pubmed/20561575 2010 (continued):

Thorne, R., “Assessing noise from wind farms,”—Powerpoint presentation by Robert Thorne, PhD in Health Science from Massey University, New Zealand for The Society for Wind Vigilence, First International Symposium, October 2010. http://acousticecology.org/wind/winddocs/nois/swv_symposium_paper_thorne%20slides_assessin g_noise_from_wind_farms%20copy.pdf

Thorne, R. (Noise Measurement Services), “Noise impact assessment report - Waubra Wind Farm,”
prepared by Robert Thorne, PhD in Health Science from Massey University, New Zealand, July 2010. http://docs.wind-watch.org/Dean-Waubra-Noise-Impact-July-20101.pdf

2009:
Minnesota Department of Health, “Public health impacts of wind turbines” http://www.health.state.mn.us/divs/eh/hazardous/topics/windturbines.pdf

World Health Organization, “Night noise guidelines for Europe.”
http://www.euro.who.int/__data/assets/pdf_file/0017/43316/E92845.pdf