2010 MTA Educational Conference HANDOUT1 - Planning for the Wind Slides

1. Rodney C. Nanney, AICP http://www.buildingplace.net
The Way Things Were in the Wind
Planning for
the Wind
Michigan
Building Place Notebook
Townships
Association
January 28, 2010
Rodney C. Nanney, AICP
Building Place
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Michigan Wind Potential
Why are we talking about
Marginal… alternative and renewable energy?
• Higher utility costs
• Growth in Michigan-based wind turbine
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and solar energy manufacturing
• Cost of renewable energy production is
coming down
• Federal and state government
incentives (and mandates)
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Electric Bills May Jump
"Clean, Renewable, and
Efficient Energy Act"
• P.A. 295 of 2008
• establishes a system of renewable energy
credits and permits “net metering”
• 10% of an electric provider's energy must
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come from renewable sources by 2015
• Electric and natural gas providers must
create and file energy optimization plans
• Creates Wind Energy Resource Zone Board
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Michigan Townships Association 1

2. Rodney C. Nanney, AICP http://www.buildingplace.net
The Way Things Are Today…
Tax Credits for Small Wind Turbines
• New Federal investment tax credit
• Home, Farm, or Business use
• Owners of small wind systems
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• 100 kilowatts (kW) of capacity or less
• Potential credit = 30% of total
installed cost
• Available through 12/31/2016
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Alternatives to the Propeller The Way Things are Going…
• ~30’ high
• Omni-
directional
• Relatively
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inexpensive
• ~1/2 acre site
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Planning for our Energy Future
Planning • Update local master plans to
for our address energy issues
• Evaluate local potential for
Energy
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“renewable” energy:
Future •
•
solar
wind
• geo-thermal
• methane (landfill gas)
• etc.
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Michigan Townships Association 2

3. Rodney C. Nanney, AICP http://www.buildingplace.net
Planning for our Energy Future Planning for our Energy Future
• Consider energy conservation in
• Renewable energy production as land development/re-development
an economic development tool • Maximize solar energy potential in
• Diversify farming income building and site design
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• Municipal income source • Cluster of homes on smaller lots
• Visibility/Advertising - Wind • Promote mixed-use development
turbine systems placed to draw • Create walkable neighborhoods
attention (and visitors) • Improve bicycle and public transit
connectivity
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Planning for our Energy Future
• Sustainable Zoning or Place Zoning Regulating
• Google “sustainable zoning”
• Rocky Mountain Land Use Institute Small
• www.buildingplace.net/place-zoning
Wind
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• Promote LEED certification
• Leadership in Energy and Environmental Design
• U.S. Green Building Council
Turbines
• New Buildings
• Building Renovations
• Neighborhoods (new) 15 16
Ordinance Preparation Ordinance Preparation
• Wind turbine standards should be • Prior to preparing a wind turbine
in the Zoning Ordinance ordinance:
• Preferred - all standards in one • Invite an wind energy industry expert
self-contained section or article from the to make a public presentation
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Building Place Notebook
• Similar to cell tower regulations • Consider individual site visit(s) to
existing wind turbines
• Purpose of ordinance is to allow
• Review recent wind energy articles
for reasonable use and minimize from the Michigan Planner, Planning &
off-site impacts Zoning News, and other publications
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4. Rodney C. Nanney, AICP http://www.buildingplace.net
Ordinance Preparation
• Use tables to organize information: Checklist of Issues to Consider
!Height/fall zone/setback
!Noise & shadow flicker impacts
!Visibility/aesthetics
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!Types of permitted units
!Permitted locations
!Preferred approval process
!End of life/abandonment/removal
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Height, Fall Zone, & Setback Height, Fall Zone, & Setback
• Towers should be set back from all • Tower Height:
property lines and buildings a • Require minimum ground clearance
minimum distance equal to: for blades
• 100% - 150% of overall height • Need to get above trees and
structures by at least 25 - 35 feet
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• Measure to tip of blade
• Require tower design to minimize • Set maximum height for “by right”
towers
potential fall zone
• Allow for taller towers with special
• May allow temporary anemometer use approval
“test” tower with reduced setbacks
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Height, Fall Zone, & Setback Height, Fall Zone, & Setback
• Setbacks are intended to: • Building-Mounted
• Maximize safety
Units:
• Limit turbine height
• Provide space to contain a
catastrophic tower or blade failure above the building
height
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• Provide area for ice-fall or debris-fall
• Require setback from
• Protects property rights of adjacent building wall to
landowners minimize visibility
• Reduce visual impacts with distance • Require fall zone for
unit within roof area
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5. Rodney C. Nanney, AICP http://www.buildingplace.net
Height Issues That May Come Up Noise Impacts
• Icing (Ice Throw): • Noise impacts may extend well beyond
• Under certain conditions, ice may build up property line
on turbine blades
• Causes blades to slow or stop • Topography and weather conditions may
• Ice then sloughs or falls to the ground within cause noise to:
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area = diameter of blades • “Skip” over some areas, or
• Lightning: • Concentrate or amplify in other locations
• Wind turbines do not attract lightning
• Small wind turbines with narrow, fast-
• Pose no threat to neighboring properties
• Release of pent-up static electricity that
moving blades create more “white
moves from turbulent atmosphere to ground noise” and less whine or pulsating sound
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Noise Impact Example Noise Impact Example
• The wind turbine industry says:
• “The blades…make a ‘whooshing'
sound and mechanical parts or
unusual wind currents can produce a
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Building Place Notebook
steady ‘hum' or ‘whine.'
• However, ambient noise is usually
louder than any noise produced by
wind turbines (which) are
significantly quieter than older
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models.” 28
Noise Impact Example Noise Impacts
• A neighbor says: • Require blade and turbine noise data
• “(W)e now live with the daily presence of with application
turbine noise, 24/7. … The noise is as • Set standard for maximum permitted
constant as the wind….
noise levels at the property line
• “It can be a low rumbling, whooshing,
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• Typical: Maximum of 45 dB(A) - 55 dB(A)
grinding background noise that one can
just hear above the sound of the trees or • Rustling leaves = 10 dB(A)
• it can build to an in-your-face noise, (a) • Rural evening = 20 dB(A)
pulsating sound that echoes in your head, • Quiet rural area = 40 dB(A)
keeps you awake at night, and beats on your
• Ordinary conversation = 60 dB(A)
house like a drum.” 29 30
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6. Rodney C. Nanney, AICP http://www.buildingplace.net
Shadow Flicker Visual Character & Aesthetics
• A “flickering” shadow is created by • Some find wind turbines to be graceful
rotating blades visual amenity
• Require sun angle data and daytime • Others find units to be an unwelcome
path of the wind turbine’s shadow visual intrusion
• Summer and especially winter paths
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• Require monopole tower
• Concern for those with photosensitive • Non-reflective color (white, gray, black)
epilepsy or similar conditions • No guy wires
• Not a significant issue for smaller • Minimum FAA lighting
turbines with narrow blades and higher • No signage
rotation speed • Strict maintenance plan
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Types of “Small” Wind Permitted Locations and
Energy Systems Approval Processes
• Agricultural wind turbines • Agricultural Wind Turbines:
• Windmills for pumping, etc. (historical) • Allow limited number per acre or
• Isolated site power generation
parcel “by right”
• Additional source of income
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• building/zoning/electrical permits
• Private or residential wind turbines
• Rooftop • Set maximum height for “by right”
• Freestanding turbine towers
• Non-residential wind turbines • Allow additional or taller agricultural
• Demonstration project wind turbines with special use
• Commercial “attention-getting” installation approval
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Permitted Locations and Permitted Locations and
Approval Processes Approval Processes
• Private or Residential Wind Turbines: • Non-Residential
• Require special use approval so Wind Turbines:
neighbors are aware of proposal • Require special use
• Maximum of one per parcel
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Building Place Notebook
approval
• Rear yard only • Beware that project
• Allow only in “rural” residential may be intended as
district(s)? “attention-getter”
• Building-mounted units likely require • Think of dealership
substantial structural upgrades flags and whirly-gigs!
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7. Rodney C. Nanney, AICP http://www.buildingplace.net
End of Life, Additional Requirements
Abandonment, & Removal • Detailed site plan
• Require information about • Documentation of compliance:
anticipated lifespan with application • Construction and electrical codes
• Maintenance plan • Setbacks and fall zone
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• Removal agreement • Noise limitations
• Remove within 90 days of abandonment • Lighting and signage limitations
or ceasing operation • Proof of liability insurance
• Removal bond for non-residential units • Method of climb prevention
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Final Notes Thank You
• Wind turbines are a fast-changing For more information:
technology Rodney C. Nanney, AICP
• Any ordinance will likely need to be
Building Place
updated in one to two years
(734) 483-2271 (phone)
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• Assistance from qualified
professionals key to success (866) 611-4207 (fax)
• Planning consultant info@buildingplace.net (email)
• Attorney http://www.buildingplace.net
• Wind energy expert 39 40
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