Alpharetta officials on Monday presented a draft redevelopment plan and proposed tax allocation district for the Northpointe area, explaining how a TAD could help finance infrastructure and incentives necessary to convert an auto‑oriented retail corridor into a mixed‑use neighborhood.
Alpharetta officials on Monday presented a draft redevelopment plan and proposed tax allocation district for the Northpointe area, explaining how a TAD could help finance infrastructure and incentives necessary to convert an auto‑oriented retail corridor into a mixed‑use neighborhood.
The presentation, led by a consultant from Bleakley Advisory Group, said the proposed district would cover roughly 646 acres and about 150 parcels, including nine parcels that make up Northpointe Mall. The consultant said the district’s 2025 taxable digest is “just under $265,000,000” and that the mall parcels have lost about $97,000,000 in market value since 2019.
The report framed the area as qualifying for a TAD under state redevelopment law on the basis of inadequate infrastructure to support the city’s stated goal of a predominantly mixed‑use environment and elevated retail and office vacancy within the district. The consultant described the condition as not “blighted” but eligible under the statute’s definition of a deteriorating area.
Consultant projections in the draft plan were presented as conceptual forecasts rather than commitments. They estimated the Northpointe Mall site could, in a conservative scenario, support up to about $1.9 billion in market value when fully built out over 10–15 years and that the TAD area overall could accommodate roughly 2,600 housing units and nearly 3,000,000 square feet of commercial space by 2040.
The consultant also presented best‑case financial scenarios required by statute, noting that if the county and school district agreed to participate and if the higher projections materialize, the TAD could generate an incremental gross digest increase of roughly $1.1 billion and up to about $950 million in incremental tax revenue over a maximum 30‑year period. The consultant emphasized these figures are upper‑bound estimates: "Potential is not actual," and a host of variables — the final development plan, county and school district participation, reimbursement agreements and market conditions — will affect outcomes.
Finance staff and council members discussed typical financing approaches, including phased borrowings and bond issues, and emphasized that TAD revenues generally repay investments from the increment in future tax receipts rather than from the existing tax base. Finance staff said the city would seek conservative structuring if it pursued bonds and would protect the general fund from direct impact where possible.
Council held the required public hearing and took questions; staff clarified that adoption of a TAD requires subsequent steps, including a resolution, certification of base value and negotiation with other taxing jurisdictions. A councilmember briefly offered a motion to adopt the plan but withdrew it after staff explained the process and that a later advertised resolution will be required.
The council did not vote on adoption Monday. The draft redevelopment plan and related materials are intended to guide future negotiations and decisions; council members and staff repeatedly described the presentation as informational and the projections as contingent on multiple further actions and agreements.
