102ND GENERAL ASSEMBLY
State of Illinois
2021 and 2022
HB1977

 

Introduced 2/17/2021, by Rep. Stephanie A. Kifowit

 

SYNOPSIS AS INTRODUCED:
 
65 ILCS 5/11-74.4-5  from Ch. 24, par. 11-74.4-5

    Amends the Tax Increment Allocation Redevelopment Act in the Illinois Municipal Code. Provides that, prior to the adoption of an ordinance proposing the designation or extension of a redevelopment project area, the municipality must evaluate the potential costs incurred by affected school districts at a public hearing. Effective immediately.


LRB102 13625 HLH 18975 b

FISCAL NOTE ACT MAY APPLY
HOUSING AFFORDABILITY IMPACT NOTE ACT MAY APPLY

 

 

A BILL FOR

 

HB1977LRB102 13625 HLH 18975 b

1    AN ACT concerning local government.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Illinois Municipal Code is amended by
5changing Section 11-74.4-5 as follows:
 
6    (65 ILCS 5/11-74.4-5)  (from Ch. 24, par. 11-74.4-5)
7    Sec. 11-74.4-5. Public hearing; joint review board.
8    (a) The changes made by this amendatory Act of the 91st
9General Assembly do not apply to a municipality that, (i)
10before the effective date of this amendatory Act of the 91st
11General Assembly, has adopted an ordinance or resolution
12fixing a time and place for a public hearing under this Section
13or (ii) before July 1, 1999, has adopted an ordinance or
14resolution providing for a feasibility study under Section
1511-74.4-4.1, but has not yet adopted an ordinance approving
16redevelopment plans and redevelopment projects or designating
17redevelopment project areas under Section 11-74.4-4, until
18after that municipality adopts an ordinance approving
19redevelopment plans and redevelopment projects or designating
20redevelopment project areas under Section 11-74.4-4;
21thereafter the changes made by this amendatory Act of the 91st
22General Assembly apply to the same extent that they apply to
23redevelopment plans and redevelopment projects that were

 

 

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1approved and redevelopment projects that were designated
2before the effective date of this amendatory Act of the 91st
3General Assembly.
4    Prior to the adoption of an ordinance proposing the
5designation of a redevelopment project area, or approving a
6redevelopment plan or redevelopment project, the municipality
7by its corporate authorities, or as it may determine by any
8commission designated under subsection (k) of Section
911-74.4-4 shall adopt an ordinance or resolution fixing a time
10and place for public hearing. At least 10 days prior to the
11adoption of the ordinance or resolution establishing the time
12and place for the public hearing, the municipality shall make
13available for public inspection a redevelopment plan or a
14separate report that provides in reasonable detail the basis
15for the eligibility of the redevelopment project area. The
16report along with the name of a person to contact for further
17information shall be sent within a reasonable time after the
18adoption of such ordinance or resolution to the affected
19taxing districts by certified mail. On and after the effective
20date of this amendatory Act of the 91st General Assembly, the
21municipality shall print in a newspaper of general circulation
22within the municipality a notice that interested persons may
23register with the municipality in order to receive information
24on the proposed designation of a redevelopment project area or
25the approval of a redevelopment plan. The notice shall state
26the place of registration and the operating hours of that

 

 

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1place. The municipality shall have adopted reasonable rules to
2implement this registration process under Section 11-74.4-4.2.
3The municipality shall provide notice of the availability of
4the redevelopment plan and eligibility report, including how
5to obtain this information, by mail within a reasonable time
6after the adoption of the ordinance or resolution, to all
7residential addresses that, after a good faith effort, the
8municipality determines are located outside the proposed
9redevelopment project area and within 750 feet of the
10boundaries of the proposed redevelopment project area. This
11requirement is subject to the limitation that in a
12municipality with a population of over 100,000, if the total
13number of residential addresses outside the proposed
14redevelopment project area and within 750 feet of the
15boundaries of the proposed redevelopment project area exceeds
16750, the municipality shall be required to provide the notice
17to only the 750 residential addresses that, after a good faith
18effort, the municipality determines are outside the proposed
19redevelopment project area and closest to the boundaries of
20the proposed redevelopment project area. Notwithstanding the
21foregoing, notice given after August 7, 2001 (the effective
22date of Public Act 92-263) and before the effective date of
23this amendatory Act of the 92nd General Assembly to
24residential addresses within 750 feet of the boundaries of a
25proposed redevelopment project area shall be deemed to have
26been sufficiently given in compliance with this Act if given

 

 

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1only to residents outside the boundaries of the proposed
2redevelopment project area. The notice shall also be provided
3by the municipality, regardless of its population, to those
4organizations and residents that have registered with the
5municipality for that information in accordance with the
6registration guidelines established by the municipality under
7Section 11-74.4-4.2.
8    At the public hearing any interested person or affected
9taxing district may file with the municipal clerk written
10objections to and may be heard orally in respect to any issues
11embodied in the notice. The municipality shall hear all
12protests and objections at the hearing and the hearing may be
13adjourned to another date without further notice other than a
14motion to be entered upon the minutes fixing the time and place
15of the subsequent hearing. At the public hearing or at any time
16prior to the adoption by the municipality of an ordinance
17approving a redevelopment plan, the municipality may make
18changes in the redevelopment plan. Changes which (1) add
19additional parcels of property to the proposed redevelopment
20project area, (2) substantially affect the general land uses
21proposed in the redevelopment plan, (3) substantially change
22the nature of or extend the life of the redevelopment project,
23or (4) increase the number of inhabited residential units to
24be displaced from the redevelopment project area, as measured
25from the time of creation of the redevelopment project area,
26to a total of more than 10, shall be made only after the

 

 

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1municipality gives notice, convenes a joint review board, and
2conducts a public hearing pursuant to the procedures set forth
3in this Section and in Section 11-74.4-6 of this Act. Changes
4which do not (1) add additional parcels of property to the
5proposed redevelopment project area, (2) substantially affect
6the general land uses proposed in the redevelopment plan, (3)
7substantially change the nature of or extend the life of the
8redevelopment project, or (4) increase the number of inhabited
9residential units to be displaced from the redevelopment
10project area, as measured from the time of creation of the
11redevelopment project area, to a total of more than 10, may be
12made without further hearing, provided that the municipality
13shall give notice of any such changes by mail to each affected
14taxing district and registrant on the interested parties
15registry, provided for under Section 11-74.4-4.2, and by
16publication in a newspaper of general circulation within the
17affected taxing district. Such notice by mail and by
18publication shall each occur not later than 10 days following
19the adoption by ordinance of such changes. Hearings with
20regard to a redevelopment project area, project or plan may be
21held simultaneously.
22    (b) Prior to holding a public hearing to approve or amend a
23redevelopment plan or to designate or add additional parcels
24of property to a redevelopment project area, the municipality
25shall convene a joint review board. The board shall consist of
26a representative selected by each community college district,

 

 

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1local elementary school district and high school district or
2each local community unit school district, park district,
3library district, township, fire protection district, and
4county that will have the authority to directly levy taxes on
5the property within the proposed redevelopment project area at
6the time that the proposed redevelopment project area is
7approved, a representative selected by the municipality and a
8public member. The public member shall first be selected and
9then the board's chairperson shall be selected by a majority
10of the board members present and voting.
11    For redevelopment project areas with redevelopment plans
12or proposed redevelopment plans that would result in the
13displacement of residents from 10 or more inhabited
14residential units or that include 75 or more inhabited
15residential units, the public member shall be a person who
16resides in the redevelopment project area. If, as determined
17by the housing impact study provided for in paragraph (5) of
18subsection (n) of Section 11-74.4-3, or if no housing impact
19study is required then based on other reasonable data, the
20majority of residential units are occupied by very low, low,
21or moderate income households, as defined in Section 3 of the
22Illinois Affordable Housing Act, the public member shall be a
23person who resides in very low, low, or moderate income
24housing within the redevelopment project area. Municipalities
25with fewer than 15,000 residents shall not be required to
26select a person who lives in very low, low, or moderate income

 

 

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1housing within the redevelopment project area, provided that
2the redevelopment plan or project will not result in
3displacement of residents from 10 or more inhabited units, and
4the municipality so certifies in the plan. If no person
5satisfying these requirements is available or if no qualified
6person will serve as the public member, then the joint review
7board is relieved of this paragraph's selection requirements
8for the public member.
9    Within 90 days of the effective date of this amendatory
10Act of the 91st General Assembly, each municipality that
11designated a redevelopment project area for which it was not
12required to convene a joint review board under this Section
13shall convene a joint review board to perform the duties
14specified under paragraph (e) of this Section.
15    All board members shall be appointed and the first board
16meeting shall be held at least 14 days but not more than 28
17days after the mailing of notice by the municipality to the
18taxing districts as required by Section 11-74.4-6(c).
19Notwithstanding the preceding sentence, a municipality that
20adopted either a public hearing resolution or a feasibility
21resolution between July 1, 1999 and July 1, 2000 that called
22for the meeting of the joint review board within 14 days of
23notice of public hearing to affected taxing districts is
24deemed to be in compliance with the notice, meeting, and
25public hearing provisions of the Act. Such notice shall also
26advise the taxing bodies represented on the joint review board

 

 

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1of the time and place of the first meeting of the board.
2Additional meetings of the board shall be held upon the call of
3any member. The municipality seeking designation of the
4redevelopment project area shall provide administrative
5support to the board.
6    The board shall review (i) the public record, planning
7documents and proposed ordinances approving the redevelopment
8plan and project and (ii) proposed amendments to the
9redevelopment plan or additions of parcels of property to the
10redevelopment project area to be adopted by the municipality.
11As part of its deliberations, the board may hold additional
12hearings on the proposal. A board's recommendation shall be an
13advisory, non-binding recommendation. The recommendation shall
14be adopted by a majority of those members present and voting.
15The recommendations shall be submitted to the municipality
16within 30 days after convening of the board. Failure of the
17board to submit its report on a timely basis shall not be cause
18to delay the public hearing or any other step in the process of
19designating or amending the redevelopment project area but
20shall be deemed to constitute approval by the joint review
21board of the matters before it.
22    The board shall base its recommendation to approve or
23disapprove the redevelopment plan and the designation of the
24redevelopment project area or the amendment of the
25redevelopment plan or addition of parcels of property to the
26redevelopment project area on the basis of the redevelopment

 

 

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1project area and redevelopment plan satisfying the plan
2requirements, the eligibility criteria defined in Section
311-74.4-3, and the objectives of this Act.
4    The board shall issue a written report describing why the
5redevelopment plan and project area or the amendment thereof
6meets or fails to meet one or more of the objectives of this
7Act and both the plan requirements and the eligibility
8criteria defined in Section 11-74.4-3. In the event the Board
9does not file a report it shall be presumed that these taxing
10bodies find the redevelopment project area and redevelopment
11plan satisfy the objectives of this Act and the plan
12requirements and eligibility criteria.
13    If the board recommends rejection of the matters before
14it, the municipality will have 30 days within which to
15resubmit the plan or amendment. During this period, the
16municipality will meet and confer with the board and attempt
17to resolve those issues set forth in the board's written
18report that led to the rejection of the plan or amendment.
19    Notwithstanding the resubmission set forth above, the
20municipality may commence the scheduled public hearing and
21either adjourn the public hearing or continue the public
22hearing until a date certain. Prior to continuing any public
23hearing to a date certain, the municipality shall announce
24during the public hearing the time, date, and location for the
25reconvening of the public hearing. Any changes to the
26redevelopment plan necessary to satisfy the issues set forth

 

 

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1in the joint review board report shall be the subject of a
2public hearing before the hearing is adjourned if the changes
3would (1) substantially affect the general land uses proposed
4in the redevelopment plan, (2) substantially change the nature
5of or extend the life of the redevelopment project, or (3)
6increase the number of inhabited residential units to be
7displaced from the redevelopment project area, as measured
8from the time of creation of the redevelopment project area,
9to a total of more than 10. Changes to the redevelopment plan
10necessary to satisfy the issues set forth in the joint review
11board report shall not require any further notice or convening
12of a joint review board meeting, except that any changes to the
13redevelopment plan that would add additional parcels of
14property to the proposed redevelopment project area shall be
15subject to the notice, public hearing, and joint review board
16meeting requirements established for such changes by
17subsection (a) of Section 11-74.4-5.
18    In the event that the municipality and the board are
19unable to resolve these differences, or in the event that the
20resubmitted plan or amendment is rejected by the board, the
21municipality may proceed with the plan or amendment, but only
22upon a three-fifths vote of the corporate authority
23responsible for approval of the plan or amendment, excluding
24positions of members that are vacant and those members that
25are ineligible to vote because of conflicts of interest.
26    (c) After a municipality has by ordinance approved a

 

 

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1redevelopment plan and designated a redevelopment project
2area, the plan may be amended and additional properties may be
3added to the redevelopment project area only as herein
4provided. Amendments which (1) add additional parcels of
5property to the proposed redevelopment project area, (2)
6substantially affect the general land uses proposed in the
7redevelopment plan, (3) substantially change the nature of the
8redevelopment project, (4) increase the total estimated
9redevelopment project costs set out in the redevelopment plan
10by more than 5% after adjustment for inflation from the date
11the plan was adopted, (5) add additional redevelopment project
12costs to the itemized list of redevelopment project costs set
13out in the redevelopment plan, or (6) increase the number of
14inhabited residential units to be displaced from the
15redevelopment project area, as measured from the time of
16creation of the redevelopment project area, to a total of more
17than 10, shall be made only after the municipality gives
18notice, convenes a joint review board, and conducts a public
19hearing pursuant to the procedures set forth in this Section
20and in Section 11-74.4-6 of this Act. Changes which do not (1)
21add additional parcels of property to the proposed
22redevelopment project area, (2) substantially affect the
23general land uses proposed in the redevelopment plan, (3)
24substantially change the nature of the redevelopment project,
25(4) increase the total estimated redevelopment project cost
26set out in the redevelopment plan by more than 5% after

 

 

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1adjustment for inflation from the date the plan was adopted,
2(5) add additional redevelopment project costs to the itemized
3list of redevelopment project costs set out in the
4redevelopment plan, or (6) increase the number of inhabited
5residential units to be displaced from the redevelopment
6project area, as measured from the time of creation of the
7redevelopment project area, to a total of more than 10, may be
8made without further public hearing and related notices and
9procedures including the convening of a joint review board as
10set forth in Section 11-74.4-6 of this Act, provided that the
11municipality shall give notice of any such changes by mail to
12each affected taxing district and registrant on the interested
13parties registry, provided for under Section 11-74.4-4.2, and
14by publication in a newspaper of general circulation within
15the affected taxing district. Such notice by mail and by
16publication shall each occur not later than 10 days following
17the adoption by ordinance of such changes.
18    (d) After the effective date of this amendatory Act of the
1991st General Assembly, a municipality shall submit in an
20electronic format the following information for each
21redevelopment project area (i) to the State Comptroller under
22Section 8-8-3.5 of the Illinois Municipal Code, subject to any
23extensions or exemptions provided at the Comptroller's
24discretion under that Section, and (ii) to all taxing
25districts overlapping the redevelopment project area no later
26than 180 days after the close of each municipal fiscal year or

 

 

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1as soon thereafter as the audited financial statements become
2available and, in any case, shall be submitted before the
3annual meeting of the Joint Review Board to each of the taxing
4districts that overlap the redevelopment project area:
5        (1) Any amendments to the redevelopment plan, the
6    redevelopment project area, or the State Sales Tax
7    Boundary.
8        (1.5) A list of the redevelopment project areas
9    administered by the municipality and, if applicable, the
10    date each redevelopment project area was designated or
11    terminated by the municipality.
12        (2) Audited financial statements of the special tax
13    allocation fund once a cumulative total of $100,000 has
14    been deposited in the fund.
15        (3) Certification of the Chief Executive Officer of
16    the municipality that the municipality has complied with
17    all of the requirements of this Act during the preceding
18    fiscal year.
19        (4) An opinion of legal counsel that the municipality
20    is in compliance with this Act.
21        (5) An analysis of the special tax allocation fund
22    which sets forth:
23            (A) the balance in the special tax allocation fund
24        at the beginning of the fiscal year;
25            (B) all amounts deposited in the special tax
26        allocation fund by source;

 

 

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1            (C) an itemized list of all expenditures from the
2        special tax allocation fund by category of permissible
3        redevelopment project cost; and
4            (D) the balance in the special tax allocation fund
5        at the end of the fiscal year including a breakdown of
6        that balance by source and a breakdown of that balance
7        identifying any portion of the balance that is
8        required, pledged, earmarked, or otherwise designated
9        for payment of or securing of obligations and
10        anticipated redevelopment project costs. Any portion
11        of such ending balance that has not been identified or
12        is not identified as being required, pledged,
13        earmarked, or otherwise designated for payment of or
14        securing of obligations or anticipated redevelopment
15        projects costs shall be designated as surplus as set
16        forth in Section 11-74.4-7 hereof.
17        (6) A description of all property purchased by the
18    municipality within the redevelopment project area
19    including:
20            (A) Street address.
21            (B) Approximate size or description of property.
22            (C) Purchase price.
23            (D) Seller of property.
24        (7) A statement setting forth all activities
25    undertaken in furtherance of the objectives of the
26    redevelopment plan, including:

 

 

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1            (A) Any project implemented in the preceding
2        fiscal year.
3            (B) A description of the redevelopment activities
4        undertaken.
5            (C) A description of any agreements entered into
6        by the municipality with regard to the disposition or
7        redevelopment of any property within the redevelopment
8        project area or the area within the State Sales Tax
9        Boundary.
10            (D) Additional information on the use of all funds
11        received under this Division and steps taken by the
12        municipality to achieve the objectives of the
13        redevelopment plan.
14            (E) Information regarding contracts that the
15        municipality's tax increment advisors or consultants
16        have entered into with entities or persons that have
17        received, or are receiving, payments financed by tax
18        increment revenues produced by the same redevelopment
19        project area.
20            (F) Any reports submitted to the municipality by
21        the joint review board.
22            (G) A review of public and, to the extent
23        possible, private investment actually undertaken to
24        date after the effective date of this amendatory Act
25        of the 91st General Assembly and estimated to be
26        undertaken during the following year. This review

 

 

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1        shall, on a project-by-project basis, set forth the
2        estimated amounts of public and private investment
3        incurred after the effective date of this amendatory
4        Act of the 91st General Assembly and provide the ratio
5        of private investment to public investment to the date
6        of the report and as estimated to the completion of the
7        redevelopment project.
8        (8) With regard to any obligations issued by the
9    municipality:
10            (A) copies of any official statements; and
11            (B) an analysis prepared by financial advisor or
12        underwriter setting forth: (i) nature and term of
13        obligation; and (ii) projected debt service including
14        required reserves and debt coverage.
15        (9) For special tax allocation funds that have
16    experienced cumulative deposits of incremental tax
17    revenues of $100,000 or more, a certified audit report
18    reviewing compliance with this Act performed by an
19    independent public accountant certified and licensed by
20    the authority of the State of Illinois. The financial
21    portion of the audit must be conducted in accordance with
22    Standards for Audits of Governmental Organizations,
23    Programs, Activities, and Functions adopted by the
24    Comptroller General of the United States (1981), as
25    amended, or the standards specified by Section 8-8-5 of
26    the Illinois Municipal Auditing Law of the Illinois

 

 

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1    Municipal Code. The audit report shall contain a letter
2    from the independent certified public accountant
3    indicating compliance or noncompliance with the
4    requirements of subsection (q) of Section 11-74.4-3. For
5    redevelopment plans or projects that would result in the
6    displacement of residents from 10 or more inhabited
7    residential units or that contain 75 or more inhabited
8    residential units, notice of the availability of the
9    information, including how to obtain the report, required
10    in this subsection shall also be sent by mail to all
11    residents or organizations that operate in the
12    municipality that register with the municipality for that
13    information according to registration procedures adopted
14    under Section 11-74.4-4.2. All municipalities are subject
15    to this provision.
16        (10) A list of all intergovernmental agreements in
17    effect during the fiscal year to which the municipality is
18    a party and an accounting of any moneys transferred or
19    received by the municipality during that fiscal year
20    pursuant to those intergovernmental agreements.
21    (d-1) Prior to the effective date of this amendatory Act
22of the 91st General Assembly, municipalities with populations
23of over 1,000,000 shall, after adoption of a redevelopment
24plan or project, make available upon request to any taxing
25district in which the redevelopment project area is located
26the following information:

 

 

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1        (1) Any amendments to the redevelopment plan, the
2    redevelopment project area, or the State Sales Tax
3    Boundary; and
4        (2) In connection with any redevelopment project area
5    for which the municipality has outstanding obligations
6    issued to provide for redevelopment project costs pursuant
7    to Section 11-74.4-7, audited financial statements of the
8    special tax allocation fund.
9    (e) The joint review board shall meet annually 180 days
10after the close of the municipal fiscal year or as soon as the
11redevelopment project audit for that fiscal year becomes
12available to review the effectiveness and status of the
13redevelopment project area up to that date.
14    (f) (Blank).
15    (g) In the event that a municipality has held a public
16hearing under this Section prior to March 14, 1994 (the
17effective date of Public Act 88-537), the requirements imposed
18by Public Act 88-537 relating to the method of fixing the time
19and place for public hearing, the materials and information
20required to be made available for public inspection, and the
21information required to be sent after adoption of an ordinance
22or resolution fixing a time and place for public hearing shall
23not be applicable.
24    (h) On and after the effective date of this amendatory Act
25of the 96th General Assembly, the State Comptroller must post
26on the State Comptroller's official website the information

 

 

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1submitted by a municipality pursuant to subsection (d) of this
2Section. The information must be posted no later than 45 days
3after the State Comptroller receives the information from the
4municipality. The State Comptroller must also post a list of
5the municipalities not in compliance with the reporting
6requirements set forth in subsection (d) of this Section.
7    (i) No later than 10 years after the corporate authorities
8of a municipality adopt an ordinance to establish a
9redevelopment project area, the municipality must compile a
10status report concerning the redevelopment project area. The
11status report must detail without limitation the following:
12(i) the amount of revenue generated within the redevelopment
13project area, (ii) any expenditures made by the municipality
14for the redevelopment project area including without
15limitation expenditures from the special tax allocation fund,
16(iii) the status of planned activities, goals, and objectives
17set forth in the redevelopment plan including details on new
18or planned construction within the redevelopment project area,
19(iv) the amount of private and public investment within the
20redevelopment project area, and (v) any other relevant
21evaluation or performance data. Within 30 days after the
22municipality compiles the status report, the municipality must
23hold at least one public hearing concerning the report. The
24municipality must provide 20 days' public notice of the
25hearing.
26    (j) Beginning in fiscal year 2011 and in each fiscal year

 

 

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1thereafter, a municipality must detail in its annual budget
2(i) the revenues generated from redevelopment project areas by
3source and (ii) the expenditures made by the municipality for
4redevelopment project areas.
5    (k) Prior to the adoption of an ordinance proposing the
6designation or extension of a redevelopment project area, the
7municipality must evaluate the potential costs incurred by
8affected school districts at a public hearing; that evaluation
9may occur at a public hearing under this Section or at a
10separate public hearing.
11(Source: P.A. 98-922, eff. 8-15-14.)
 
12    Section 99. Effective date. This Act takes effect upon
13becoming law.