CUMBERLAND — It was a good beginning. But there is still a very long way to go.

That was the consensus among Allegany County Planning and Zoning Commission members and members of the public who testified Wednesday on the proposed modifications to the zoning code regarding industrial wind energy conversion systems and wind turbines for residential and agricultural uses.

The discussion had been initiated in March by Frostburg resident John Bambacus, who has consistently expressed frustration with Garrett County officials for their lack of countywide zoning and virtually no protection from what wind turbine critics argue are the many pitfalls of living near the tall towers.

“It’s up to you, primarily,” Bambacus told commission members, noting the state’s fast-track process, without a public hearing, for wind farms that generate less than 75 megawatts. “Your colleagues in Garrett County refuse to deal with the issue at all. Those poor folks have no protection at all.”

Bambacus thanked Phil Hager, county planning coordinator, and the seven-member volunteer commission for their willingness to take on a difficult subject. And Wednesday, the opening conversation was anything but easy.

Hager began by detailing proposed definitions, setbacks, separation distances, bonding requirements and interference provisions for turbines in industrial, residential and agricultural settings. The complete packet can be viewed online at www.times-news.com.

Hager said regulating industrial wind energy conversion systems, or wind farms, can be done by subjecting them to similar major subdivision requirements.

The commission could try to require each project to be heard before the Board of Zoning Appeals. But it could prove costly. A more affordable option is treating the project as a major subdivision, which would be discussed in a series of public meetings over three to four months.

If that option is passed, “you’ve taken the process that could essentially be done in one day to 90 to 120 days,” Hager said, and the approval process is exposed to the general public.

Each major subdivision is discussed in a public work session first and commission members conduct a site visit. It would be at least 30 days before the project could earn preliminary approval, Hager said, and another two months or more before gaining final approval.

The proposed restrictions for industrial wind projects include minimum separation distances of 5,000 feet between turbines and schools, sites listed on the National Register of Historic Places and habitats of environmentally significant areas. Projects would have to be at least 2,000 feet from any residential structure and 1,000 feet from any structure not owned by the applicant.

Setback requirements for commercial projects would be at least one and a half times the height of the unit. Prior to final plat approval, the applicant must submit a bond equal to $150,000 for each wind turbine in a project. An interference provision includes a written warning and, upon continued noncompliance, the towers could be ordered torn down.

Residential turbines, or domestic wind energy conversion systems, must be at least 1,000 feet from schools, sites listed on the National Register of Historic Places and habitats of environmentally significant areas. Projects would have to be at least 200 feet from any residential structure and 100 feet from any structure not owned by the applicant.

Bruce Hyre, a real estate appraiser in Grant County, W.Va., presented a report that showed limited data supports that wind turbines do not negatively impact property values. A search of the Potomac Highlands Region — comprised of Hardy, Grant and Mineral counties, and centered on the Mount Storm power plant and several wind turbines — indicated a 24 percent increase in home sales in August 2007 compared to the same time in 2006. Average homes sold increased in price from $143,000 to $171,000 in 2007, Hyre said. The top eight sales of the 70 homes sold in 2007 were all near Mount Storm, he said, with a viewshed of a wind farm and a power plant.

The county implemented loose zoning regulations several years ago, Hager said. But residential wind turbines weren’t even considered and, since then, several areas of concern about industrial wind farms have been brought to light — thus the need for protection for county residents and local government.

A public hearing is required before the commission could forward a recommendation to approve or reject the zoning modifications to the Allegany County commissioners.

Contact Kevin Spradlin at kspradlin@times-news.com.