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Campton Hills trustees weigh Harley Road annexation, TIF eligibility study and potential bridge liability
Summary
Trustees discussed possible annexation of Harley Road properties and a TIF eligibility study by SB Friedman (up to $30,000); officials warned Mill Creek upgrades could total $20–$25 million and noted the village could assume bridge maintenance liability if it annexes and accepts the township bridge.
Campton Hills trustees reviewed staff updates on potential annexation of properties along Harley Road and discussed early-stage financing and infrastructure implications, including a TIF eligibility study and who would pay for bridge repairs if the village takes over a township bridge.
Staff reported that several Harley Road property owners are interested in annexation and that a petition and hearing request could be submitted as soon as early September. Trustees discussed a bridge near the parcels that is currently maintained by Blackberry Township; staff said annexation could transfer maintenance responsibility for that bridge to the village. Officials estimated potential repair or maintenance exposure in the low‑millions: one trustee noted an estimated $2 million to $4 million exposure for the village if extensive bridge work were required.
The board approved engaging SB Friedman for a TIF eligibility study to determine whether a TIF district is appropriate and to run a 'but‑for' analysis (sometimes called the 'but-for' or Buck 4 test). Staff said the eligibility study would cost up to $30,000 and that the developer will place $30,000 in escrow to cover consultant work. Staff described possible funding sources for any eventual costs: unrestricted fund balance or future impact fees (staff referenced a $10,500 impact fee per house), and noted that reimbursement obligations and required public improvements can be included in PUD terms or a redevelopment agreement if a TIF is created.
Trustees raised several contingency issues: whether Mill Creek Water Reclamation District will agree to treat additional flow (the district estimated $20–$25 million in upgrades for its systems), the timing of KDOT road projects that affect redundancy of the bridge, and whether developer agreements should require cost sharing for public improvements. Officials said the TIF consultant would complete an eligibility report first, and only then would the village board decide whether to proceed with a TIF or a redevelopment agreement.
Next steps recorded at the meeting included that staff and the TIF consultant would complete the eligibility study, staff would invite Mill Creek representatives to discuss capacity estimates, and trustees would consider annexation and PUD referral timelines. No final TIF district was established at the meeting.
