February 4, 2008
To: Tim Lang, Project Manager, Wind Farm Prattsburgh, UPC New York Wind LLC
From: Brad and Linda Jones, Italy NY
Dear Tim,
We are part of a group of citizens in Italy NY who have been studying industrial wind developments for some time.
Based on real world experience at Mars Hill, Maple Ridge, Meyersdale, and Garrett County, as well as in Australia and the UK, we are concerned that WFP and CPP will have serious and negative impact on nearby property values. Please do not insult our intelligence by referencing the Fenner study. That kid had never taken a course in either business or economics and the study design and assumptions were fatally flawed.
We are presently building a computer model to quantify WFP's impact on property values in Italy.
From actual experience at existing wind projects we know two things about the impact of industrial wind projects on property values:
1. The loss in property value is directly proportional to the proximity of the turbines. The closer you are, the more you lose. And in some cases, such as Garrett County MD, this impact extends as far as the eye can see.
2. Higher end properties will lose a much larger proportion of their value than low end properties. For example, a $200K residence with a heritage viewshed will lose a much higher percentage of its value than a $40K double-wide hidden in the valley.
These conclusions are also supported by local real estate experts who are already losing sales because of the wind projects. They are not able to find ANY buyers for some of the more valuable adjacent lands (which in the past would have sold in a matter of weeks). Due to UPC's project in Cohocton the hilltops there are virtually worthless as the scenic beauty and tranquillity has been lost. Very few seekers of rural property will choose to buy next to an industrial complex. The three most important factors in property values continue to be location, location, and location. For Cohocton, location has suddenly changed, and very much for the worse.
Based on conservative assumptions and distance-proportional factors we have calculated that WFP will reduce property values in the Town of Italy by approximately $14,000,000 or 21% of the total. With similar impacts in Naples, Jerusalem, Pulteney, and Wheeler the total loss in value would be north of $50M. The Cohocton projects will have similar impacts in Naples, Italy, Springwater, Wayland, Avoca, and Wheeler. By the time all of this is added up it amounts to a rather significant number.
Please explain exactly how UPC will compensate thousands of landowners for their losses. Without full compensation, there will necessarily be a class action lawsuit.
Unfortunately the loss in property value directly caused by the UPC projects is only half of the problem. Those of us who are far enough away that we are not impacted will feel quite fortunate UNTIL we receive our future tax bills.
Those who have lost property value because of WFP will be seeking lower assessments, thus reducing the overall tax roll. Therefore tax rates will need to increase proportionately to continue to raise the needed tax dollars. So while our neighbors to the south will see lower tax bills, all of the rest of us will be paying more to compensate for their losses.
Please explain exactly how UPC will compensate property owners who have to pay higher taxes because of the UPC projects.
Without full compensation, there will necessarily be a class action lawsuit.
You may be aware that several Town Boards in NY have requested adjacent towns considering wind developments to give them a one mile buffer from their town lines in order to reduce the impact on their tax rolls. Perhaps WFP and CPP would be willing to consider similar setbacks, and avoid those costly class action suits.
We look forward to your response.
brad and linda jones
3996 Donley Road
Naples NY 14512
585 233 8539 (Cell)
585 374 2627 (Office)
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