[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6572263,"mediaKeyId","3091717-325b5303de3834b4715ac9bfb94d080e","parentId",3091717,"title","Developers ask Gallatin for infrastructure support to advance Greenlee retail project; council defers decision","audioSeconds",1850,"startMs",575000,"endMs",2425000,"viewUrl","/Search/View?dp=1&key=3091717-325b5303de3834b4715ac9bfb94d080e&start=575&end=2425","thumbnailUrl","https://assets.pipeline.soar.com/3091717-325b5303de3834b4715ac9bfb94d080e/thumbnail_575000.jpg","articleUrl","/articles/6572263/Gallatin-City/Sumner-County/Tennessee/Developers-ask-Gallatin-for-infrastructure-support-to-advance-Greenlee-retail-project-council-defers-decision","mediaUrl","https://secure.pipeline.soar.com/6572263-d212f4a5ea36ab073ea1011201142d84/orig.mp4?Expires=1770437736&Signature=WWlE7YtMMQJSuXi6cd9cAtjjKE3p4H5idysEOB0IDioL1INADdJkEfsDrC2e3CTvMxxzm9uL6h1HdpkAzQPoOGsWIgf269ygTeVFjPgiNQMS06CNd~bmWveAqKSCsD~AS9vgrpI8AzMjN8PIF7m3rcLDgXA766zUQGW6-xicJljsgtv25COC0x4y~xgmUWMqo-f-XMz7U3dNob5lyfqgJmLU2rIl4sEP7SJEoRGG4PcQhWokZpEyDG55k5T7y17Xs3wsOYR4r5Zfuxiwz5QAau1v6m73Ez9xKiRhslQPo8pfx2kbicQnypXzNn5h1MxHBV8IvCXPf~f0ZOK7BJsTcw__&Key-Pair-Id=KUT5TJCACFTXG","author","Gallatin City, TN","date","2025-04-23T00:00:00Z","article","Developers for a proposed shopping center on Greenlee Boulevard told the Gallatin City Council on April 22 that site constraints and added city requirements have pushed construction costs above the anchor tenant’s target and asked the city to help offset up to $1,250,000 through an infrastructure recapture agreement.

The request was presented by Mike McGuffin of CHM Development, who said the project — described on the agenda as the Target project on Greenlee — began about 2 1/2 years ago and has completed geotechnical, environmental, hydrology and traffic studies and other due diligence. McGuffin told council, “we're at a point now where the anchor tenant has come back to us and the cost of the project exceed what they're willing to pay in this market,” and asked the city to consider contributing to certain upfront infrastructure costs that the developer would repay from future sales-tax receipts once the center is operating.

Why it matters: Developers said the site’s wetlands, TVA transmission lines, rock and creek crossings have driven up costs, and that recent city requirements — including a greenway, fence, additional sidewalk, a traffic signal at the main entrance, and an electrical loop around the site — add several hundred thousand dollars to the project budget. Developers argued the center would generate recurring property and sales tax revenue and bring jobs to Gallatin but said city review and policy questions must be addressed before they can finalize the deal.

Developers described specific cost items in the packet they gave council. A greenway required in the civil plans was presented as roughly $200,000; a safety fence about $35,000; a sidewalk tied to the greenway about $80,000; a traffic signal at Greenlee Boulevard about $500,000; a Greenlee interchange equity fee about $100,000; and an electrical loop requested by the city about $335,000. McGuffin said those items, together with the site’s physical constraints, had left the anchor tenant unwilling to accept the current total price.

To bridge the gap, the developers proposed an infrastructure recapture agreement rather than a TIF or PILOT. Under the proposal the city would provide upfront assistance (the developers requested up to $1,250,000 in the presentation) and the developers would be repaid from a share of sales tax proceeds after the project opened. McGuffin said, based on projected sales, that the developer could pay back the requested amount in roughly 13–14 months after operations commenced, and that similar arrangements have been used in other Tennessee cities for projects of this size.

Council members pressed for guardrails and comparables. Councilman Chevant asked, “So basically, you're asking us for a loan where you will reimburse us with the revenue we should have on sales tax?” McGuffin and other speakers explained the model is intended to be repaid from realized sales-tax revenue and that the developer assumes construction risk; they also highlighted that other Tennessee cities (Cookeville, Clarksville, Lebanon among those mentioned) had used similar tools. Several council members said the city should set minimum thresholds — for example, minimum job counts or minimum capital investment — before offering any assistance, and asked staff to provide examples of infrastructure agreements used elsewhere.

The developers also told the council an archaeological survey required by the Army Corps of Engineers has paused certain work; McGuffin said the survey was underway and that the team expected to receive a report in roughly 60 days, but cautioned the study could extend the schedule and, depending on findings, push opening from an initial October 2026 estimate to some time in 2027.

Council action: After questions and discussion, a council member moved to place the item on the next work session agenda for additional review so staff could gather more information and comparables; the motion was seconded and the council voted unanimously to schedule the item for the May 13 work session. The mayor’s office asked staff to gather example agreements, job and wage data from comparable projects, and a clearer breakdown of what costs the city could assume (for example, installing the traffic signal through the city’s traffic division versus paying the developer’s contractor).

Developer and local contacts: Mike McGuffin and Hunter Harrison represented CHM Development on behalf of a joint development with Anderson and LA Green. Rosemary Gates, the city’s executive director of economic development, introduced the developers to the council.

Next steps: The council requested staff follow up with examples of infrastructure-recapture agreements used in comparable Tennessee cities, additional labor/wage breakdowns for the projected jobs, clarification from Gallatin Electric on the requested electrical loop, and impact estimates tied to construction and operations. The item was scheduled for the May 13 work session for further consideration.","mediaType","Video","parentTitle","City of Gallatin 2025-04-23","oneSentenceSummary","Developers for a proposed Greenlee Boulevard shopping center told Gallatin City Council members on April 22 that construction costs — driven by wetlands, rock, transmission lines and several city-requested improvements — exceed the anchor tenant’s target, and requested that the city consider infrastructure assistance repaid from future sales tax receipts.","taxTitle","Gallatin City , Sumner County, Tennessee","taxId",52803,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6572258,"Gallatin mayor unveils FY2025–26 budget; proposes five-step pay plan, new positions and $30M bond option",2219,3020000,5239000,"/Search/View?dp=1&key=3091717-325b5303de3834b4715ac9bfb94d080e&start=3020&end=5239","https://assets.pipeline.soar.com/3091717-325b5303de3834b4715ac9bfb94d080e/thumbnail_3020000.jpg","/articles/6572258/Gallatin-City/Sumner-County/Tennessee/Gallatin-mayor-unveils-FY202526-budget-proposes-five-step-pay-plan-new-positions-and-30M-bond-option","https://secure.pipeline.soar.com/6572258-5ecfb6c519420306e665b23a8d4b7ddf/orig.mp4?Expires=1770437736&Signature=ez5kXC-xjIwhtk3vO5-c3wcsFnXq5UTXg9zZeBIGvq3BtfblNhCDwNgwtNKS3Xm-0kpmmBH1OzYBUqNUP6iCyfG2-NKs9B8NMNaRUSRFImC8k9rCRTGKybtxGFfi8WG1bbJXxNvIg7mzRYNVvtRlK6DYqwiMxbfqBHKQKcLLrmIZGBcXMBXxvzAvYi0uX7Dkk5yIgipFb3mN0L3ViLrUDSE~O0VRoHpRvRMwvQO2HtY2X14150bUlTvM1Mcp~Dk4PYEDdGAzcDxgXlwqSMprgjTF1hyo7GuzyHw~z6T7DvgDyIFmIET80qUXPrGbs8j4WNcbTMA7Aji28gpR-BOU-g__&Key-Pair-Id=KUT5TJCACFTXG","Mayor presented a proposed FY2025–26 budget to the Gallatin City Council during the April 22 work session that would increase the operating budget to about $67.2 million, propose a five-step pay plan with market adjustments, add multiple staffing requests and identify a potential $30 million general-obligation bond to fund capital items including a new fire station, equipment and road/sidewalk projects.

The mayor said the proposal is based on a pay-study comparison with peer cities and recommended a five-step progression intended to move a typical employee to full proficiency within five years. The mayor described the plan as a mix of market adjustments, a $0.50 per hour supplement for some employees and step increases averaging 2.5 percent annually; the administration estimated the immediate budgetary impact of the pay-plan changes at roughly $2 million.

Key elements and why they matter: The budget proposal includes funding for 6 additional firefighters and five police officers (the mayor’s recommended package does not appear to include all requested positions), enterprise-funded GPU positions, and a vehicle/facilities maintenance technician in public works. The city’s proposed capital list includes an estimated $17.5 million for Fire Hall 1, a $1.2 million fire truck, signal upgrades ($500,000), parks/tennis courts ($700,000), sidewalk projects and nearly $2.6 million for roads; a $30 million bond issuance was presented as one funding option for these capital needs.

Financial reserves and constraints: The mayor said the city ended the prior year with a surplus and carried forward capital that increased the overall budget in 2025; the proposed rainy-day fund for 2026 is about $14.7 million and the administration identified a dedicated reserve of roughly $28 million for planned items and potential land purchases. The mayor also warned that state changes to census certification could reduce future state shared revenue and urged caution in forecasting those amounts beyond the coming year.

Staffing and costs: Departmental requests for new positions totaled about $2.86 million; the mayor’s recommended budget includes a subset of these positions with a combined recommended impact of roughly $1.7 million. The mayor emphasized public safety as a top priority and proposed that department heads receive an average personnel budget pool that they would distribute based on merit or cost-of-living decisions at their discretion.

Council action and next steps: After the presentation and questions, a member moved to forward the budget for consideration by the full council. The motion carried and the mayor’s office plans to return the ordinance for readings (two readings for the budget ordinance and three readings for the tax rate). Council requested that staff provide additional detail on comparables, benefit-cost impacts and the proposed bond package before final readings.

Quote: The mayor opened the presentation noting the proposal’s timing, “I want to start with a smile because it's a happy day that we have a proposed budget for,” and thanked the finance and HR staff for their work during the process.

What’s next: The council moved the proposed budget forward to the formal council process for readings and eventual adoption; staff will supply additional supporting documentation during that process, including the pay-plan detail, position descriptions and examples of comparable jurisdictions’ staffing and incentive programs.","Mayor presented a proposed FY2025–26 operating budget of about $67.2 million that includes a five-step pay plan, selective new positions in public safety and utilities, and presents a possible $30 million bond issuance to fund capital improvements.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6572253,"Votes at a glance: Gallatin council forwards ordinances and paving items to council; Hale Avenue ARPA funds included",2296,160000,2456000,"/Search/View?dp=1&key=3091717-325b5303de3834b4715ac9bfb94d080e&start=160&end=2456","https://assets.pipeline.soar.com/3091717-325b5303de3834b4715ac9bfb94d080e/thumbnail_160000.jpg","/articles/6572253/Gallatin-City/Sumner-County/Tennessee/Votes-at-a-glance-Gallatin-council-forwards-ordinances-and-paving-items-to-council-Hale-Avenue-ARPA-funds-included","https://secure.pipeline.soar.com/6572253-ad8477c7509a681848047c9a614c7b8f/orig.mp4?Expires=1770437736&Signature=Ev~y2Xk~uzYXcPtldFYa8v433ybSaZMj2AOfa1eD0USzcOmiUNuuX4QvPY1ygWt~idnP97iamU-2WtNwv2QMeIdE8zuKoa2gs3rVEhqrptlPlQx-qel5mzgWV0Wvd-9ws7ntZpLobPoxTknBpYZZcKxYPA7Vt~NGptRoQFZzsqtVn6R6wUm7yV9EkGt6uEnY8y4ed4L~Qcipto5VQESO4AO4F2VftCNc9jLM~qLNFMx33Pgqb0h7OvBR2pHA26kdi0KVLfxjkoqddblcApXCbNmUdfTHqXTfjPKbyGaJTAhU5~KR2l6rtCIEGH5G2rkkLWM-a-Py74GggTjmVHzOYg__&Key-Pair-Id=KUT5TJCACFTXG","Several routine but formal actions were taken at the April 22 Gallatin City Council work session:

- Approval of minutes: The council unanimously approved the minutes from the April 8, 2025 council committee meeting.

- Ordinance O02504-26 (Hale Avenue extension / Sumner County Veterans Home drainage): Jake Wilson (presenting for Mr. Tuttle) said the ordinance would appropriate $500,000 received through a Sumner County allocation of ARPA funds to the city’s engineering fund to pay for design and contractor costs for drainage improvements connected to the Sumner County Veterans Home and to expedite the Hale Avenue extension to Woods Ferry. Council agreed the funds must be spent by Sept. 30, 2026, consistent with the ARPA timeline; the council voted unanimously to send the ordinance to the full council for consideration.

- Ordinance O02504-27 (West Eastland Street repaving): The council advanced an ordinance appropriating $135,000 to repave West Eastland Street from the railroad tracks to Red River Road. The presenter said GPU agreed to front half the money and the city would pay the other half, and that the work will cold-plane existing patches and add final topping. The council voted unanimously to forward the ordinance to council.

- 2025–26 paving list: Public Works presented a recommended paving list and said the proposed annual paving program for the year is $1.5 million, up from $1.3 million; the list was provided for council review and the administration recommended it be included in the budget. The council acknowledged no immediate action was required but allowed the paving list to be included in budget materials.

Votes and next steps: All motions to forward or approve the items listed above passed unanimously. Items requiring ordinance approval will appear on the council agenda for formal readings.

Excerpt (one line of evidence): “This ordinance appropriating $500,000 for the Hale Avenue extension project … this is actually the Sumner County Veterans Home Drainage Project, that we received ARPA funds for in conjunction with Sumner County,” the presenter said.

No formal city funding commitments beyond forwarding ordinances were made at the work session; each ordinance will return to the council in forthcoming meetings for final readings and adoption.","At its April 22 work session the Gallatin City Council approved minutes, voted to send ordinances appropriating ARPA funds for the Hale Avenue extension and an appropriation for repaving West Eastland Street to council, and reviewed the 2025-26 paving list for inclusion in the budget process.","actionData","errors"]

Article not found

Developers ask Gallatin for infrastructure support to advance Greenlee retail project; council defers decision

Gallatin mayor unveils FY2025–26 budget; proposes five-step pay plan, new positions and $30M bond option

Votes at a glance: Gallatin council forwards ordinances and paving items to council; Hale Avenue ARPA funds included