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Understanding the Amenity Impacts of Wind Development on an ଝ International Border

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Understanding the Amenity Impacts of Wind Development on an ଝ International Border Mark Thayer Direct Testimony, Ex.___, Exhibit 10 Page 1 of 12 Ecological Economics 137 (2017) 195–206 Contents lists available at ScienceDirect Ecological Economics journal homepage: www.elsevier.com/locate/ecolecon Analysis Understanding the Amenity Impacts of Wind Development on an ଝ International Border Martin D. Heintzelmana,*,1, Richard J. Vyn b,1, Sarah Guth c aEnvironmental Economics, School of Business, Clarkson University, P.O. Box 5790, Potsdam, NY13699, United States bDepartment of Food, Agricultural & Resource Economics, University of Guelph, Ridgetown Campus, Canada cHarvard University, United States ARTICLE INFO ABSTRACT Article history: Wind energy developments are often controversial. Concerns are often raised about negative impacts on Received 14 January 2016 local communities, including impacts on property values. Some of these negative impacts may be off- Accepted 5 March 2017 set by compensatory payments made by wind developers. Community involvement in the planning and Available online 23 March 2017 development process may also reduce negative perceptions associated with wind facilities. However, if the development is near a border between municipalities, states, or even countries, it is often the case that one Keywords: or more jurisdictions will not be involved in the process or receive compensation, but will, nonetheless, Hedonic Analysis face some costs or impacts from the development. We explore exactly this situation at the border between Wind Energy Canada and the United States in the Thousand Islands region where a wind farm is currently operating on the Property Values Border Studies Canadian border island of Wolfe Island. Using a parcel-level hedonic analysis of property sales transactions, Canada and the United States we find that properties in New York with a view of and/or in close proximity to the turbines significantly depreciated in value after construction of the turbines while no negative impacts were observed on prop- erties in Ontario. We highlight a number of factors that could contribute to these differences in impacts on property values, which may also explain the variation in results that currently exists in the literature. © 2017 Elsevier B.V. All rights reserved. 2 1. Introduction CO2. The benefits of these reductions are generally spread over a large area and, in the case of greenhouse gases, over the entire planet. Renewable energy sources are a steadily increasing portion of The costs of these reductions, however, are more likely to fall on our global energy mix. Such energy sources are a global public a much smaller geographic area. In some cases, in fact, renewable good — by substituting for more pollution-intensive fossil-fuel energy facilities can be thought of simultaneously as global public sources they reduce global pollution of criteria pollutants, such as goods and local public bads. As evidence of this, siting new renew- NOx, SOx, Mercury, and others, as well as greenhouse pollutants like able energy facilities, particularly wind farms, is often controversial, with local governments and/or residents putting up stiff resistance. Common local concerns about wind developments include visual and ଝ This paper is based, in part, on data provided by the Municipal Property Assess- aural disamenities, potential human health impacts, and impacts on ment Corporation. Any opinions, findings, conclusions or recommendations expressed wildlife. These perceived amenity and health impacts are likely to be in this material are those solely of the authors and are not necessarily the views of the Municipal Property Assessment Corporation. This research was supported by the reflected in property values as bids for properties in close proximity Fredric C. Menz endowment fund for Environmental Economics at Clarkson Univer- to wind turbines may be reduced. Research on the impacts of wind sity. Background research was conducted while Guth was participating in Clarkson turbines on property values is a growing area of the literature, but University’s Research Experience for Undergraduates (REU) program, supported by remains without consensus in the results regarding these impacts. NSF Grant No. EEC-1359256. Additional research assistance was provided by Brittany A number of recent studies using the hedonic pricing method Berry at the University of Guelph and Chuan Tang at Clarkson University. Some GIS analysis was provided by Adam Bonnycastle, also of the University of Guelph. We (Rosen, 1974) have found evidence of significant negative impacts are indebted to seminar respondents at the University of New Hampshire and the (Gibbons, 2015; Heintzelman and Tuttle, 2012; Jensen et al., 2014; 2015 Biennial Meeting of the Association for Canadian Studies in the United States for Sunak and Madlener, 2012), while other studies have not found helpful comments and suggestions. * Corresponding author. E-mail address: [email protected] (M.D. Heintzelman). 1 Primary authorship of this paper was shared equally between Heintzelman 2 The exact emissions reductions from a wind facility depends very much on what and Vyn. other energy sources are displaced, the focus of Kaffine et al. (2013). http://dx.doi.org/10.1016/j.ecolecon.2017.03.008 0921-8009/© 2017 Elsevier B.V. All rights reserved. Mark Thayer Direct Testimony, Ex.___, Exhibit 10 Page 2 of 12 196 M. Heintzelman et al. / Ecological Economics 137 (2017) 195–206 significant impacts (Hoen et al., 2011, 2015; Lang et al., 2014; Sims for property market trends and seasonality of prices. We find evi- and Dent, 2007; Sims et al., 2008; Vyn and McCullough, 2014). dence of negative property value impacts on the American side after These mixed results may occur due in part to issues inherent in the construction of the turbines for properties in close proximity to estimation of these impacts. Typically there are relatively few obser- the turbines and/or with a view of the turbines. In contrast, we do vations from which impacts are estimated for individual wind farms, not find evidence of significant negative impacts on the Canadian which may affect the validity of the results or reduce the likelihood of side. finding statistically significant impacts. Hoen et al. (2015) addressed this issue by combining multiple sites around the U.S., which pro- 2. Study Region duced a large data set with many observations in close proximity to turbines. However, combining observations across multiple sites Wolfe Island, which is the largest island in the Thousand Islands may obscure variation that may occur in the impacts across sites, region, is situated at the entrance of the St. Lawrence River in Lake which was demonstrated by Heintzelman and Tuttle (2012) where Ontario, directly across the river from the community of Cape Vin- significant negative impacts were found at two sites but not at a third cent in the state of New York. The Wolfe Island wind farm was site. The mixed results in the literature may also suggest that there developed by Canadian Hydro Developers3 , which initially submit- may not be a single, global answer to the question regarding impacts ted a proposal for construction of this wind farm on the western of wind turbines on property values; rather, the specific context for half of the island in July 2005 (Keating, 2006). The official plan and individual sites may influence whether significant impacts occur. zoning bylaw amendments necessary to allow this project to move There are a number of factors related to context that may affect forward were passed by council in November 2006, and the project the nature of the impacts that wind turbines have on property val- was officially announced on the Wolfe Island website in April 2007. ues. The degree of local controversy related to wind development can Construction of the 86-turbine, 197.8 MW facility began in May potentially influence perceptions regarding the disamenity effects of 2008 and was completed in June 2009, at which time the wind farm wind turbines, which in turn could affect the willingness to pay for became operational (Ontario Power Authority). properties in close proximity to turbines. The impacts may be exac- On the American side, we focus on Jefferson County, which sits erbated by the presence of seasonal or vacation homes. Owners of at the northern edge of New York and borders both the St. Lawrence these homes are likely to have more elastic preferences regarding River and Lake Ontario. Throughout the past decade, wind energy changes in the amenities surrounding their property, and may be has divided public opinion in the county. The region has been the more likely to sell their property or less likely to buy a property due targeted site for several recent American wind facility proposals, to an adverse change in amenities, which could contribute to a rel- including in the Town of Cape Vincent and in the Town of Hounsfield, atively greater impact on prices for these properties. Acting counter on Galloo Island in Lake Ontario, all of which have been highly to these potential negative impacts are benefits that accrue through controversial. payments from developers to local landowners, through lease pay- Newspaper coverage and letters to the editor in the New York ments for use of the land, and to communities, through payments-in- media regarding the Wolfe Island facility clearly expressed Jefferson lieu-of-taxes (PILOTs). Another potential influencing factor is public County residents’ opposition to turbines due to negative aesthetic involvement in the approval and development process. If a commu- impacts. A Cape Vincent journalist feared that the turbines “will nity feels that they have not had sufficient input into this process, take away [the] image and...beauty of [his] township”, deterring this can create considerable opposition to and negative perceptions prospective seasonal residents who “contribute so much in taxes and of the turbines, which can be manifested in property value impacts, expertise” (Radley, 2009). A Chaumont resident characterized the whereas if the community is involved throughout the process, resi- wind farm as “blight on landscape” (Lynne, 2009).
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