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City staff say Northgate Mall project 'needs an incentive'; council set to consider TIF on Dec. 2
Summary
City staff told the Chattanooga City Council that an Industrial Development Board public hearing cleared the way for the Northgate Mall infrastructure TIF and that a staff 'but‑for' analysis found the project requires incentives; the council will revisit the proposal Nov. 18 and vote Dec. 2, with a sales‑tax agreement still being drafted.
Chattanooga city staff told council members on Nov. 4 that the Industrial Development Board (IDB) unanimously approved the economic impact plan and infrastructure tax-increment financing (TIF) proposal for the Northgate Mall site and has forwarded the plan to the city council for consideration.
"The report confirmed what staff believes, which is that the project needs an incentive to be successful," Bridal Allen, senior adviser for economic and workforce development, said in the Economic Development Committee. Allen said the IDB did not deliberate the incentive range; it reviewed the materials and left deliberation to the city council.
The IDB held the public hearing required under city policy; Allen said staff completed a "but‑for" analysis and posted timestamps from the IDB hearing so council members can review attorney Mark Mamontoff's explanation and the developer CBL's updated presentation. Allen said the sales‑tax agreement necessary to implement the TIF is still being drafted.
Council members pressed staff on timing and public review. Allen asked the council to accept a committee meeting Nov. 18 to revisit the economic impact plan and associated post‑sales‑tax materials before a scheduled council vote Dec. 2. "There will be discussion on the eighteenth and then vote on December 2," she said.
Why it matters: A TIF that channels sales-tax revenue to infrastructure can be decisive in whether a large redevelopment proceeds. The council will have to weigh the economic impact plan, the range of incentives described in staff materials, and public feedback at the Nov. 18 committee meeting before taking the formal vote on Dec. 2.
What’s next: City staff said the sales‑tax agreement was being drafted and that it would, if possible, be distributed before the Nov. 18 committee meeting so council members can review the full package ahead of deliberations and the Dec. 2 vote.
