97TH GENERAL ASSEMBLY
State of Illinois
2011 and 2012
HB4694

 

Introduced 2/3/2012, by Rep. Robert W. Pritchard

 

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 of the Illinois Municipal Code. In provisions concerning the approval of a redevelopment plan or redevelopment project area, requires that the joint review board's recommendation concerning the project shall be adopted by a three-fifths majority (now, majority) of the those members present and voting. Further provides that the failure of the board to submit its report on a timely basis shall not (now, shall) be deemed to constitute approval by the joint review board. Provides that in the event the board does not file its report, it shall be presumed that the redevelopment project area and plan do not satisfy (now, do satisfy) certain objectives, requirements, and eligibility criteria. In provisions concerning a resubmitted plan or amendment, prohibits a municipality from proceeding with a plan or amendment if the plan or amendment is rejected by a three-fifths vote of the board. Authorizes the corporate authority responsible for the plan or amendment's approval to approve the plan or amendment by a three-fifths vote if it is rejected by less than a three-fifths vote of the board.


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A BILL FOR

 

HB4694LRB097 17960 KMW 63183 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 fixing
12a time and place for a public hearing under this Section or
13(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 taxing
19districts by certified mail. On and after the effective date of
20this 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 to
5obtain this information, by mail within a reasonable time after
6the adoption of the ordinance or resolution, to all residential
7addresses that, after a good faith effort, the municipality
8determines are located outside the proposed redevelopment
9project area and within 750 feet of the boundaries of the
10proposed redevelopment project area. This requirement is
11subject to the limitation that in a municipality with a
12population of over 100,000, if the total number of residential
13addresses outside the proposed redevelopment project area and
14within 750 feet of the boundaries of the proposed redevelopment
15project area exceeds 750, the municipality shall be required to
16provide the notice to only the 750 residential addresses that,
17after a good faith effort, the municipality determines are
18outside the proposed redevelopment project area and closest to
19the boundaries of the proposed redevelopment project area.
20Notwithstanding the foregoing, notice given after August 7,
212001 (the effective date of Public Act 92-263) and before the
22effective date of this amendatory Act of the 92nd General
23Assembly to residential addresses within 750 feet of the
24boundaries of a proposed redevelopment project area shall be
25deemed to have been sufficiently given in compliance with this
26Act if given only to residents outside the boundaries of the

 

 

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

 

 

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

 

 

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1each local community unit school district, park district,
2library district, township, fire protection district, and
3county that will have the authority to directly levy taxes on
4the property within the proposed redevelopment project area at
5the time that the proposed redevelopment project area is
6approved, a representative selected by the municipality and a
7public member. The public member shall first be selected and
8then the board's chairperson shall be selected by a majority of
9the board members present and voting.
10    For redevelopment project areas with redevelopment plans
11or proposed redevelopment plans that would result in the
12displacement of residents from 10 or more inhabited residential
13units or that include 75 or more inhabited residential units,
14the public member shall be a person who resides in the
15redevelopment project area. If, as determined by the housing
16impact study provided for in paragraph (5) of subsection (n) of
17Section 11-74.4-3, or if no housing impact study is required
18then based on other reasonable data, the majority of
19residential units are occupied by very low, low, or moderate
20income households, as defined in Section 3 of the Illinois
21Affordable Housing Act, the public member shall be a person who
22resides in very low, low, or moderate income housing within the
23redevelopment project area. Municipalities with fewer than
2415,000 residents shall not be required to select a person who
25lives in very low, low, or moderate income housing within the
26redevelopment project area, provided that the redevelopment

 

 

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

 

 

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1meetings of the board shall be held upon the call of any
2member. The municipality seeking designation of the
3redevelopment project area shall provide administrative
4support to the board.
5    The board shall review (i) the public record, planning
6documents and proposed ordinances approving the redevelopment
7plan and project and (ii) proposed amendments to the
8redevelopment plan or additions of parcels of property to the
9redevelopment project area to be adopted by the municipality.
10As part of its deliberations, the board may hold additional
11hearings on the proposal. A board's recommendation shall be an
12advisory, non-binding recommendation. The board's
13recommendation shall be adopted by a three-fifths majority of
14those members present and voting. The recommendations shall be
15submitted to the municipality within 30 days after convening of
16the board. Failure of the board to submit its report on a
17timely basis shall not be cause to delay the public hearing or
18any other step in the process of designating or amending the
19redevelopment project area but shall not be deemed to
20constitute approval by the joint review board of the matters
21before 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 criteria
8defined in Section 11-74.4-3. In the event the board Board does
9not file a report it shall be presumed that these taxing bodies
10find the redevelopment project area and redevelopment plan do
11not satisfy the objectives of this Act and the plan
12requirements and eligibility criteria.
13    If the board recommends rejection of the matters before it,
14the municipality will have 30 days within which to resubmit the
15plan or amendment. During this period, the municipality will
16meet and confer with the board and attempt to resolve those
17issues set forth in the board's written report that led to the
18rejection 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 in

 

 

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1the joint review board report shall be the subject of a public
2hearing before the hearing is adjourned if the changes would
3(1) substantially affect the general land uses proposed in the
4redevelopment plan, (2) substantially change the nature of or
5extend the life of the redevelopment project, or (3) increase
6the number of inhabited residential units to be displaced from
7the redevelopment project area, as measured from the time of
8creation of the redevelopment project area, to a total of more
9than 10. Changes to the redevelopment plan necessary to satisfy
10the issues set forth in the joint review board report shall not
11require any further notice or convening of a joint review board
12meeting, except that any changes to the redevelopment plan that
13would add additional parcels of property to the proposed
14redevelopment project area shall be subject to the notice,
15public hearing, and joint review board meeting requirements
16established for such changes by subsection (a) of Section
1711-74.4-5.
18    In the event that the municipality and the board are unable
19to resolve these differences, or in the event that the
20resubmitted plan or amendment is rejected by a three-fifths
21vote of the board, the municipality may not proceed with the
22plan or amendment. In the event that the plan or amendment is
23rejected by less than a three-fifths vote of the board, the
24plan or amendment may be approved by , but only upon a
25three-fifths vote of the corporate authority responsible for
26its approval of the plan or amendment, excluding positions of

 

 

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

 

 

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1substantially change the nature of the redevelopment project,
2(4) increase the total estimated redevelopment project cost set
3out in the redevelopment plan by more than 5% after adjustment
4for inflation from the date the plan was adopted, (5) add
5additional redevelopment project costs to the itemized list of
6redevelopment project costs set out in the redevelopment plan,
7or (6) increase the number of inhabited residential units to be
8displaced from the redevelopment project area, as measured from
9the time of creation of the redevelopment project area, to a
10total of more than 10, may be made without further public
11hearing and related notices and procedures including the
12convening of a joint review board as set forth in Section
1311-74.4-6 of this Act, provided that the municipality shall
14give notice of any such changes by mail to each affected taxing
15district and registrant on the interested parties registry,
16provided for under Section 11-74.4-4.2, and by publication in a
17newspaper of general circulation within the affected taxing
18district. Such notice by mail and by publication shall each
19occur not later than 10 days following the adoption by
20ordinance of such changes.
21    (d) After the effective date of this amendatory Act of the
2291st General Assembly, a municipality shall submit in an
23electronic format the following information for each
24redevelopment project area (i) to the State Comptroller under
25Section 8-8-3.5 of the Illinois Municipal Code and (ii) to all
26taxing districts overlapping the redevelopment project area no

 

 

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1later than 180 days after the close of each municipal fiscal
2year or as soon thereafter as the audited financial statements
3become available and, in any case, shall be submitted before
4the annual meeting of the Joint Review Board to each of the
5taxing districts that overlap the redevelopment project area:
6        (1) Any amendments to the redevelopment plan, the
7    redevelopment project area, or the State Sales Tax
8    Boundary.
9        (1.5) A list of the redevelopment project areas
10    administered by the municipality and, if applicable, the
11    date each redevelopment project area was designated or
12    terminated by the municipality.
13        (2) Audited financial statements of the special tax
14    allocation fund once a cumulative total of $100,000 has
15    been deposited in the fund.
16        (3) Certification of the Chief Executive Officer of the
17    municipality that the municipality has complied with all of
18    the requirements of this Act during the preceding fiscal
19    year.
20        (4) An opinion of legal counsel that the municipality
21    is in compliance with this Act.
22        (5) An analysis of the special tax allocation fund
23    which sets forth:
24            (A) the balance in the special tax allocation fund
25        at the beginning of the fiscal year;
26            (B) all amounts deposited in the special tax

 

 

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

 

 

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

 

 

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

 

 

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1    Illinois Municipal Auditing Law of the Illinois Municipal
2    Code. The audit report shall contain a letter from the
3    independent certified public accountant indicating
4    compliance or noncompliance with the requirements of
5    subsection (q) of Section 11-74.4-3. For redevelopment
6    plans or projects that would result in the displacement of
7    residents from 10 or more inhabited residential units or
8    that contain 75 or more inhabited residential units, notice
9    of the availability of the information, including how to
10    obtain the report, required in this subsection shall also
11    be sent by mail to all residents or organizations that
12    operate in the municipality that register with the
13    municipality for that information according to
14    registration procedures adopted under Section 11-74.4-4.2.
15    All municipalities are subject 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 of
22the 91st General Assembly, municipalities with populations of
23over 1,000,000 shall, after adoption of a redevelopment plan or
24project, make available upon request to any taxing district in
25which the redevelopment project area is located the following
26information:

 

 

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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: (i)
12the 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 or
18planned 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 (i)
2the revenues generated from redevelopment project areas by
3source and (ii) the expenditures made by the municipality for
4redevelopment project areas.
5    (k) The changes made by this amendatory Act of the 97th
6General Assembly apply to any redevelopment plan and project
7area approved by an ordinance adopted on or after the effective
8date of this amendatory Act of the 97th General Assembly.
9(Source: P.A. 96-1335, eff. 7-27-10.)