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Wlaf1450My Opinion: Why Careful Consideration of This Development Matters
By Mark Lacefield
CAMPBELL COUNTY, TN. (SPECIAL TO WLAF)- The only compelling reason to approve a development of this scale should be its ability to generate a long-term, substantial revenue stream that directly improves the lives of Campbell County residents. Without such guarantees, the county risks short-term gains at the expense of long-term stability.
Potential Benefits if Managed Correctly:
- Emergency Services: Additional revenue could fund critical needs such as new ambulances and trained medics, thereby improving response times and saving lives.
- Education: Our schools could use these funds to attract high-quality teachers and resources, raising ratings from “Satisfactory” to “Advancing” and ultimately “Exemplary.” Research consistently shows that targeted infrastructure and funding investments significantly improve rural school performance.
- Economic Development: Campbell County needs high-paying, skilled jobs that keep income local. Without this, we risk remaining dependent on low-wage, transient employment.
The Reality of Construction Jobs:
While developers often tout job creation, most construction jobs are short-term and awarded to out-of-town contractors, meaning wages leave the county. Studies show that rural development projects frequently fail to deliver lasting benefits, with 70% of high-output rural counties still losing population and struggling to maintain tax bases. [1]
Who Will Live Here?
The target buyers for these homes are unlikely to be families relocating for our schools or infrastructure. They will be part-time residents, contributing property taxes that will not cover the long-term costs of infrastructure upkeep. In similar cases, counties have faced decades of financial strain maintaining roads, utilities, and emergency services for developments that did not generate sufficient local economic activity.
Who Really Benefits?
Primarily, the property owner and developer—often supported by private compensation arrangements that lack transparency. Once the project is complete, they move on, leaving the county to manage the fallout.
What Should Be Required Before Approval?
A comprehensive, multi-disciplinary impact study addressing:
• Environmental effects
• Traffic congestion
• Noise and air pollution
• Lake congestion and safety
• Infrastructure costs and maintenance
Other rural communities have successfully negotiated Community Benefit Agreements (CBAs) to secure long-term investments in schools, emergency services, and workforce development. For example, Stand Up Nashville negotiated a landmark CBA for a stadium project that guaranteed affordable housing and living wages. Without similar safeguards, Campbell County risks repeating the mistakes of rural areas that approved projects without binding agreements and saw little benefit. [2] [3]
Tax Incentives and Abatements:
Many developments operate under tax abatement agreements that reduce or eliminate property taxes for years, further limiting revenue. Counties that fail to account for this often end up shifting costs to existing taxpayers. [4]
Decision-Making Process:
This issue should be decided by the citizens of Campbell County, not a small group of officials. Other rural communities have demonstrated that direct voter involvement leads to better alignment with community priorities and prevents costly missteps. [5]
[3] cfra.org
(WLAF NEWS PUBLISHED 11/12/2025-6AM)