Public hearing on Shops at North Village CID raises questions about 1% tax, 27‑year term and boundaries

Proponents of a proposed Shops at North Village Community Improvement District told the Saint Joseph City Council on Tuesday that they plan to use CID revenue for landscaping, pavement repairs and increased security.

"We invested over the last 2 years, dollars 2,500,000.0 in bringing HomeGoods, Rally House, Bath and Body Works, and Cookie Crumble to the shopping center," said Zach Friding, asset manager for Barring Area Development, the manager of the shopping center. Friding said the company also spent about $1,500,000 on landscaping, concrete and asphalt repairs and on security services since purchasing the property in May 2019.

Council members and nearby property representatives pressed proponents and staff for details about the district’s boundaries, the proposed tax and how long the district would last. Brian (city staff) told the council the petition’s map excludes lots owned by large retailers — "Sam's Club, Home Depot, and, I believe, Target" — and that those properties would not be part of the CID or subject to its additional sales tax.

Several participants flagged the proposed 27‑year duration. When asked how long the district would be, one meeting participant said, "27 years is a long time." Council members asked whether that term could be shortened or whether the council could delay action to gather more information.

Stacy Wiedemeyer, property manager for BCPB speaking for a property owner, asked the council for a 30‑day extension because the owner "received the public hearing notice for the creation of CID last week" and had not had time to coordinate with petitioners on the planned improvements.

City staff and the chair said the petition is processed under state statute and that the vote would return to the council in two weeks; staff will check whether the council has authority to delay the vote. The chair closed the public hearing and set the matter to be heard at the next meeting.

Not all questions were resolved at the hearing. Council members requested a work session combining a CID educational briefing with a presentation from the petitioners so the council and affected property owners can review boundaries, projected revenues and allowable uses of CID proceeds before the formal vote.

Next procedural step: the petition will return to the council for action in two weeks; proponents and staff were asked to provide clearer boundary maps, detailed spending plans and any tenant-notification documentation ahead of that meeting.