Michael S. McCann, McCann Appraisal, LLC reviewed the Cape Vincent wind economic committees report on the economic impacts a wind development would have on our community.
McCann found that after completing his review of the subject location, it was clear that numerous homes in the Cape Vincent area will be adversely impacted, and the best available evidence indicates that value loss of 25% to 40% or more will occur to homes within approximately 2 miles of the turbines. This impact is not expected to be uniform, and some losses may well be lower and others higher.
His full report can be read at this link
Michael McCann has kept abreast of the latest developments in Cape Vincent. The following is an email correspondence between Mr. McCann and a resident of Cape Vincent.
From: Mike McCann
In Illinois, farm land values have shot up tremendously over the last several years, from around $3,500-$4,000 per acre to about $10,000 per acre currently. The reasons for this are the increased price of commodities and lower interest rates, which have made farming highly profitable and created more demand and competition for good quality AG dirt.
If this is also true in upstate New York, then all the farmers need to do is sell off a few acres to cover the “losses” that they claim from not getting a huge lease windfall income.
But, more importantly from a zoning/case law perspective, if farm values have increased there, then the land owners do not have a valid claim to “hardship” or financial plight that could be used (theoretically) to help justify a zoning variation or special use.
You know who to call to check local farm prices/sales, so I leave it to you to follow up. But let me know if I can be of any service.
P.S. I see my name and work is still being cited in the blogosphere. And I thought I just had tinnitus..Ha!
Regards,
Michael S. McCann
McCann Appraisal, LLC
~~
To: 'Mike McCann'
This link will take to the Town web site where the draft of Cape Vincent’s law is:
http://townofcapevincent.org/docs/cat_view/14-miscellaneous.html
Click in the Down Load for “Draft Zoning Law 6-4-12”
The sections that you would be interested in are: 6.7 Noise, 7.16 Tall Structures Applications,
Setbacks:
9) To protect the health and safety of all Town residents from ice throw and potential rotor failure, each WECS shall be setback a minimum of:
[a] Six times the total height of the proposed WECS from the nearest residence.
[b] Six times the total height of the proposed WECS from the nearest project boundary or property line.
[c] Six times the total height of the proposed WECS from any road.
[d] 1.25 miles from any WECS to the boundaries of the Village of Cape Vincent and from the Hamlets of Rosiere, Millens Bay, and St. Lawrence Corners as shown on the “Large Scale WECS Exclusion Map,”
Appendix 9.
[e] 1.25 miles from schools. Appendix 9, Large Scale WECS Exclusion Map
[f] In order to ensure that residents of adjoining Towns of Lyme and Clayton are not negatively affected by any WECS proposed in the Town of Cape Vincent, any WECS near the Town’s boundaries shall comply with the Noise Standards in Section 6.7 and shall be no closer than six times the total height of the proposed WECS to that boundary.
10) A map entitled, “Large Scale WECS Exclusion Map,” is attached to this Law as Appendix 9 and it delineates the areas of the Town within which WECS are excluded in conformity with the setbacks established here in above.
The new law has been a six months effort (meeting twice a week for 3 hours time. We had a committee of 10 people that really busted their hump.
Thanks for your continued interest in our Town
~~~
From: Mike McCann
I read 6.7 and 7.16 now. Looks pretty solid. Any idea if BP will challenge it legally?
~~~
To: 'Mike McCann'
The Town received a letter from BP stating that the new Z/L prohibits siting turbines in the town.
They intend to take it to the Article 10 Siting Board as being “unreasonably brudensone”
We will see!
~~~~
From: Mike McCann
Burdensome? How reasonable is it to dump their burden on 96% of property owners in Cape Vincent? (Rhetorical question, of course).
Keep me in mind if any supporting testimony is needed at an Article 10 hearing (?)
Michael S. McCann
Real Estate Appraisal & Consulting
* Linked article referred to by Mr McCann ~ The fight over wind farms continues in Cape Vincent
4 comments:
FArm land and vacant land is way under-assessed. The latest assessment should have brought it up to at least a thousand per acre which is still a bit low.
Karen Stumpf who called McCann a shill with lies, lies, lies made the case that industrial wind would cause such land values to increase. (When we know that home values of non wind property would go the opposite way)
Let the Ag community welfare queens pay their fair share of taxes.
So McCann advises that properties within 2 miles of turbines could suffer 25%-40% loss of value, but the zoning restrictions only provide 1.25 miles from the hamlets, and only 3,000 ft from other residences.
Guess the town is happy with those residents losing property value.
The farmer get assessed at $700 per acre and they still complain. Why, because they had is so good for so many years that the increase seems high. They were given a good break and do not realize it. Keep an eye on this one. We are done subsidizing profitable operations.
On a video I watched a farmer moan and groan because his taxes doubled. About time. I pay more taxes for a home on less than an acre located on the river and this Bp bozo tried to prevent me from voting in Cape Vincent.
Post a Comment