The Impact of Wind Power Projects on Residential Property Values ...

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A.7 PASC Study Area: Somerset County (Pennsylvania) Figure A - 8: Map <strong>of</strong> PASC Study Area Note: “Sold Homes” include all sold homes both before and after construction. Area Description This study area includes three wind facilities, Somerset (6 turbines, 9 MW, 210 ft hub height) to the North, Meyersdale (20 turbines, 30 MW, 262 ft hub height) to the South, and Green Mountain (8 turbines, 10 MW, 197 ft hub height) between them. All <strong>of</strong> the projects are located in Somerset County, roughly 75 miles southeast <strong>of</strong> Pittsburg in the Southwest section <strong>of</strong> Pennsylvania. None <strong>of</strong> the three facilities are separated by more than 10 miles, so all were included in one study area. To the North <strong>of</strong> the facilities is East-West U.S. Highway 70, which flanks the city <strong>of</strong> Somerset. Connecting Somerset with points South is County Route 219, which zigzags Southeast out <strong>of</strong> Somerset to the smaller towns <strong>of</strong> Berlin (not included in the data), Garret to the Southwest, and Meyersdale, which is Southeast <strong>of</strong> Garret. <strong>The</strong>se towns are flanked by two ridges that run from the Southwest to the Northeast. Because <strong>of</strong> these ridges and the 102
elatively high elevations <strong>of</strong> all <strong>of</strong> the towns, this area enjoys winter recreation, though the coal industry, which once dominated the area, is still an integral part <strong>of</strong> the community with mining occurring in many places up and down the ridges. Although many <strong>of</strong> the home sales in the sample occurred in the towns, a number <strong>of</strong> the sales are for homes situated outside <strong>of</strong> town corresponding to either rural, rural residential, or suburban land uses. Data Collection and Summary <strong>The</strong> County Assessor, Jane Risso, was extremely helpful, and assisted in providing sales and home characteristic data. Glen Wagner, the IT director, worked with Gary Zigler, the county GIS specialist, to extract both GIS and assessment data from the county records. Both Gary and Jane were extremely helpful in fielding questions and providing additional information as needs arose. <strong>The</strong> county provided a total <strong>of</strong> 742 valid residential single-family home sales transactions within four miles <strong>of</strong> the nearest wind turbine. All <strong>of</strong> the sales within three miles were used (n = 296), and a random sample (~ 44%) <strong>of</strong> those between three and four miles were used, yielding a total <strong>of</strong> 494 sales that occurred between May 1997 and March 2007. <strong>The</strong>se sales ranged in price from $12,000 to $360,000, with a mean <strong>of</strong> $69,770. 291 sales (~ 60% <strong>of</strong> the 494) occurred after construction commenced on the nearest wind facility. Of these 291 sales, 73 have views <strong>of</strong> the turbines, 18 <strong>of</strong> which are more dramatic than MINOR, and 35 sales occurred within one mile. 109 Area Statistics Study Period Study Period Number <strong>of</strong> Median Mean Minimum Maximum Begin End Sales Price Price Price Price 5/1/1997 3/1/2007 494 $62,000 $69,770 $12,000 $360,000 Facility Statistics Facility Name Number <strong>of</strong> MW Number <strong>of</strong> Turbines Announce Date Construction Begin Date Completion Date Turbine Maker Hub Height (Meters) GreenMountain <strong>Wind</strong> Farm 10.4 8 Jun-99 Dec-99 May-00 Nordex 60 Somerset 9.0 6 Apr-01 Jun-01 Oct-01 Enron 64 Meyersdale 30.0 20 Jan-03 Sep-03 Dec-03 NEG Micon 80 Source: AWEA & Ventyx Inc. 109 This study area was one <strong>of</strong> the earliest to have field work completed, and therefore the field data collection process was slower resulting in a lower number <strong>of</strong> transactions than many other study areas. 103
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LBNL-2829E ERNEST ORLANDO LAWRENCE
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LBNL-2829E The <st
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Table of Contents
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List of Tables Tab
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Acknowledgements The</stron
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This report builds on the previous
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Table ES-2: Impact
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Figure ES-3: Base Model Results: Sc
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In the Distance Stability Model, fo
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1. Introduction Wind</stron
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model 7 and uses various forms <str
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A particularly useful application <
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Using different statistical methods
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Table 1: Summary of</strong
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By using a variety of</stro
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minimum of 164 fee
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3.2.2. GIS Data GIS data on parcel
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In addition to the qualitative VIEW
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with the rest of t
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Figure 4: Frequency of</str
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4. Base Hedonic Model This section
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impose the least structure on the u
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of the home, home
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etween the reference study area (WA
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Figure 7: Results from the Base Mod
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5. Alternative Hedonic Models <stro
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concentrated inside of</str
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all other components are as defined
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the distance from them might not oc
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explanation is that the additional
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6) More than four years after const
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Table 19: Results from Temporal Asp
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Turning to the coefficient differen
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Table 21: Frequency Crosstab <stron
Page 69 and 70: 5.6.1. Dataset and Model Form Data
Page 71 and 72: with the scenic vista. In other wor
Page 73 and 74: 6. Repeat Sales Analysis In general
Page 75 and 76: Table 27: List of
Page 77 and 78: adjustment, and represent another t
Page 79 and 80: that are located within one mile <s
Page 81 and 82: 7. Sales Volume Analysis Th
Page 83 and 84: Figure 11: Sales Volumes by PERIOD
Page 85 and 86: three years before announcement), a
Page 87 and 88: 8. Wind Pr
Page 89 and 90: Drawing from the previous literatur
Page 91 and 92: Taken together, the results from al
Page 93 and 94: 9. Conclusions Though surveys gener
Page 95 and 96: Davis, L. W. (2008) The</st
Page 97 and 98: LeSage, J. P. (1999) The</s
Page 99 and 100: Watson, M. (2005) Estimation <stron
Page 101 and 102: Figure A - 1: Map of</stron
Page 103 and 104: all very small communities with lit
Page 105 and 106: A.2 TXHC Study Area: Howard County
Page 107 and 108: Census Statistics Name Type 2007 Po
Page 109 and 110: Data Collection and Summary County
Page 111 and 112: A.4 IABV Study Area: Buena Vista Co
Page 113 and 114: Variables of Inter
Page 115 and 116: facilities than the towns o
Page 117 and 118: A.6 WIKCDC Study Area: Kewaunee and
Page 119: Variables of Inter
Page 123 and 124: A.8 PAWC Study Area: Wayne County (
Page 125 and 126: Census Statistics Name Type 2007 Po
Page 127 and 128: ural landscapes, with the largest p
Page 129 and 130: A.10 NYMC Study Area: Madison Count
Page 131 and 132: Variables of Inter
Page 133 and 134: account, combined with the determin
Page 135 and 136: Appendix C: Field Data Collection I
Page 137 and 138: Figure A - 14: Field Data Collectio
Page 139 and 140: ABOVE AVERAGE VISTA PREMIUM VISTA 1
Page 141 and 142: EXTREME VIEW 6 turbines visible fro
Page 143 and 144: 5 is a vector of d
Page 145 and 146: values, that effect seems likely to
Page 147 and 148: unrestricted Home and Site Characte
Page 149 and 150: with coefficients above zero and th
Page 151 and 152: Figure A - 15: Histogram of
Page 153 and 154: The M Distance his
Page 155 and 156: sold within the preceding six month
Page 157 and 158: Appendix H: Alternative Models: Ful
Page 159 and 160: Table A - 8: Full Results for the C
Page 161 and 162: Table A - 10: Full Results for the
Page 163 and 164: Table A - 11: Full Results for the
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