Board authorizes SB Friedman review as Shodine PUD, TIF questions advance

The Village of Hampton Hills on Oct. 21 authorized an agreement with SB Friedman Development Advisors to provide financial analysis and consultant support related to a proposed Shodine redevelopment and potential tax‑increment financing. The board approved Resolution 25‑33 by roll call after a presentation from Village staff. "This portion of the engagement with SB Friedman is to review the developer's proposed budget and development plan, and to . . . balance the but‑for test," Administrator Rooney said during the presentation.

Why it matters: SB Friedman’s work would help staff and the board determine whether aspects of the project are feasible only "but for" TIF assistance and which infrastructure costs should reasonably be borne by the developer rather than taxpayer funds shared across multiple taxing bodies. Administrator Rooney said the village wants the consultant to "suss out what I don't want to pay with TIF money. That's taxpayer money." The agreement includes a scope cap for the initial engagement of about $19,500 and would be charged to and reimbursed via the developer’s escrow, staff said.

Staff and trustees described where consultant work would focus. Public works staff said the developer has submitted a large preliminary engineering package for the 900‑unit PUD but that the full traffic study is outstanding and stormwater items remain to be resolved. "We do still not have a traffic study complete yet for the project," Public Works staff member Scott said, adding that KDOT has largely fixed curb‑cut locations and intersection placements on state routes. Trustees and staff discussed how KDOT, IDOT and county jurisdiction over portions of the road network will affect final design, and how a jurisdictional transfer would move certain local roads to village ownership after agreed improvements.

Trustees also addressed a separate, unresolved issue involving a Union Pacific grade crossing. Staff said regulatory processes and rail‑safety authorities often favor closure of level crossings; Trustee Berson said residents will be upset if closure proceeds and urged the village to consider opposing such a railroad request even though staff called the village’s chances of prevailing low.

The board voted to approve Resolution 25‑33; the roll call recorded unanimous ayes. The record does not identify the motion’s mover and seconder verbally on the transcript; the clerk executed the roll call after trustees discussed the contract and its reimbursement via escrow. The agreement authorizes SB Friedman to work with village staff and legal counsel on developer financial submissions and potential redevelopment agreement terms. Administrator Rooney and trustees said any retained consultant analyses would remain the village’s work and would be reimbursed by the developer under the existing escrow arrangement until a TIF (if created) assumed reimbursement obligations.

What’s next: Staff said consultant engagement could proceed as village staff and the consultant determine whether additional information is needed to complete eligibility and budget testing. Trustees asked that any consultant invoices be submitted through the development escrow and visible to the board. The village will consider the consultant’s findings when drafting or negotiating any redevelopment agreement.