Mineral Wells Area News

By Gary Norman / Special Contributor to Mineral Wells Area News

A County in Transition

Palo Pinto County Judge Shane Long, born in Mineral Wells and raised around Possum Kingdom Lake, has seen many changes and much development come to the County over his lifetime and certainly over his career in public service.

His father was born and raised around Possum Kingdom Lake in a time when there was no electrical service to the area and, perhaps more significantly, there was no dam and there was no lake. Additionally, Judge Long remembers his hard-working grandmother’s favorite fashion accessory, especially as she worked in her garden, was her old-fashioned sunbonnet.

Not only has he seen many changes over the years, but he has seen the pace of change and development increase dramatically. Beautiful scenery, relatively cheap land, and an improved transportation network, coupled with a proximity to the Dallas Fort Worth Metroplex, has over the years made Palo Pinto County an increasingly attractive place to build a home, start a business, and raise a family.

With development comes the inevitable growing pains as Palo Pinto County wrestles with the impacts of more people and more businesses, the question becomes how should economic progress be encouraged and regulated to maintain the quality of life residents have historically enjoyed without infringing on the private property rights and freedoms county residents have come to expect.

The balancing act is foremost on Judge Long’s mind as he goes about the business of leading the administration of the County’s government in an atmosphere where he has very few tools to manage the ever-increasing pace of change and economic growth.

Tax Reinvestment Zones and the County’s Role

Two specific areas where those competing interests have recently come under discussion are the granting of tax abatements for new development, through the creation of Tax Reinvestment Zones, and whether the increase in the number of water wells being drilled into the aquifer underlying Palo Pinto County should be regulated.

The concerns Judge Long hears from the community center around whether new development should be given preferential property tax treatment over existing businesses and whether new water wells should be allowed to tap into the aquifer to the possible detriment of current groundwater users. As a local property owner, taxpayer, and groundwater user, Judge Long shares in those concerns.

When asked about the recent approval of a Tax Reinvestment Zone in support of a solar farm to be located in Palo Pinto County, Judge Long first commented on the history of the concept.

“We have had, I think three, that have come before Commissioners Court and made presentations and provided information over the last six years, so it’s not like every day or every week.”

The Judge went on to explain the first inquiry was from a broker, who was not in the solar farm business and had not identified any specific service providers, while the second inquiry was from a better organized group with specific participants.

Judge Long explained that while neither of these proposals came to fruition, the Commissioners Court learned from the experiences and decided it was in the County’s best interest to hire a consultant.

“And this last one, the one down in Gordon that we actually approved, by then we had hired a gentleman as a consultant for us. He seems to be doing a really good job for us and he is actually working on behalf of the County, not just somebody trying to make a deal.”

Judge Long further pointed out that the applicant seeking the approval of the Tax Reinvestment Zone pays for the County’s consultant.

“That seems to be a pretty standard process. Those companies seem very happy to know that they are dealing with a professional who knows how this industry works and what is customary.”

He added, “They don’t feel like they have to convince five guys who this is not our business.”

Approving a Tax Reinvestment Zone, he said, is one of the only tools the Commissioners Court has to manage development in the County.

“If we don’t, the companies are going to come in and do whatever they want to do. We might not like the way that looks, so we want a voice in it and that’s a way we can do it.”

Balancing Tax Base Growth and Community Impact

Judge Long offered a practical defense for approving tax abatements.

“What I am looking at is two things. One, is I am looking to make sure we have some voice in protecting the community. The other thing that I look at is, if you have a piece of property that has a value and is ag related, even if you did a thirty percent abatement, you are still generating more revenue by going through the process.”

He also explained how this can benefit other local taxing entities.

“The school district, the hospital district, the emergency services district, they will then get one hundred percent taxation on it without having to enter into an agreement.”

When asked how a Tax Reinvestment Zone agreement is negotiated, Judge Long explained the process.

“It depends on what the contract is, and we have only done one. So that negotiation went back and forth,” stated Long, explaining their consultant helped manage the process.

The Judge said typical concessions include road repair and visual buffers.

“You tear up the road, you fix it,” stated Long. “If that means barriers for visual protection, I’m for putting that in an agreement.”

Regarding the scenic beauty of the region, Long stated, “A lot of reason people come to Palo Pinto County is because, ‘man, this is nice, this is a beautiful place.’ I don’t want something coming in next to my house that would disrupt that scenic lifestyle.”

He added, “I’m much more concerned about how it affects the community from that standpoint than I am about revenue loss or revenue gain.”

Looking Ahead: Growth, Water, and Responsibility

When asked whether more Tax Reinvestment Zones might be approved in the future, Judge Long responded, “Potentially. I have been hesitant on this. Most of the time we are actually gaining on it as far as the tax base.”

He was clear on where he draws a line.

“For the record, I am opposed to windfarms. They affect way more people. And where you have solar farms, unless you are looking at Google Maps you may never know it’s there.”

Water Wells, Development, and Property Rights

Palo Pinto County currently does not regulate water wells beyond the state-mandated minimum lot size. Judge Long acknowledged the County has little power in this area.

“Well, there’s just not many tools there for us to use,” claimed Long.

Subdivision developers must obtain letters from water suppliers before plat approval but even those utilities are reaching capacity.

“They are maxed out.”

For private landowners, Long recommended speaking to experienced local realtors before purchasing land.

“They will give you good information.”

He also pointed out some residents are drilling wells to avoid high utility bills.

“They just realized ‘I can get a water well company to come drill me a well… and I will pay for that in a few years.’”

Groundwater regulation is also a topic county officials have will likely have to discuss in the future.

“I think that is probably not a bad idea. I am not opposed to it. There again, you are putting government in charge… there’s that balance.”

Final Thoughts: Balancing Progress and Preservation

From his office on the second floor of the courthouse, Judge Long continues to weigh development against tradition and property rights.

“We are trying. I always want to maintain a balance. I am a big fan of property owners’ rights… But yet, at the same time, if we have the opportunity to… help safeguard our neighbors, I am for that.”

Growth means growing pains. As development continues to push west from the DFW metroplex, local government leaders — from the courthouse to city hall — will be tasked with responding to that growth, whether they welcome it or not.

The challenge ahead is not just managing expansion, but doing so in a way that protects community character while preparing for the future.

---