103RD GENERAL ASSEMBLY
State of Illinois
2023 and 2024
SB1905

 

Introduced 2/9/2023, by Sen. Chapin Rose

 

SYNOPSIS AS INTRODUCED:
 
35 ILCS 200/18-182 new
65 ILCS 5/11-74.4-3  from Ch. 24, par. 11-74.4-3

    Amends the Tax Increment Allocation Redevelopment Act of the Illinois Municipal Code. Provides that "redevelopment project costs" include the costs of demolishing buildings, site preparation, or site improvements of a dilapidated or vacant parcel zoned for residential use or costs of reconstruction, repair, remodeling, or new construction of a single-family residence on a dilapidated or vacant parcel zoned for residential use. Amends the Property Tax Code. Provides that a municipality, upon adoption of an ordinance or resolution by majority vote of its corporate authorities, may order the county clerk to abate, for 20 years, the portion of the taxes levied upon an improved parcel of real property that is attributable to the increase in the current equalized assessed valuation of the parcel over and above the equalized assessed valuation of the parcel immediately before the demolition of the dilapidated structure on the parcel. Provides that "improved parcel of real property" means a parcel where redevelopment project costs have been used by the municipality for the construction of a new single-family residence on a parcel zoned for residential use after demolition or removal of a dilapidated structure from that parcel. Provides that an abatement approved under the provisions shall be extended to all subsequent owners of the improved parcel of real property during the abatement period.


LRB103 26712 AWJ 53075 b

 

 

A BILL FOR

 

SB1905LRB103 26712 AWJ 53075 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 Property Tax Code is amended by adding
5Section 18-182 as follows:
 
6    (35 ILCS 200/18-182 new)
7    Sec. 18-182. Abatement; new residential construction
8within redevelopment project areas.
9    (a) As used in this Section.
10    "Improved parcel of real property" means a parcel where
11redevelopment project costs in a redevelopment project area
12have been used by the municipality for the construction of a
13new single-family residence on a parcel zoned for residential
14use after demolition or removal of a dilapidated structure
15from that parcel.
16    "Redevelopment project area" and "redevelopment project
17costs" have the meanings given to those terms under Section
1811-74.4-3 of the Illinois Municipal Code.
19    (b) A municipality, upon adoption of an ordinance or
20resolution by majority vote of its corporate authorities, may
21order the county clerk to abate, for 20 years, the portion of
22the taxes levied upon an improved parcel of real property that
23is attributable to the increase in the current equalized

 

 

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1assessed valuation of the parcel over and above the equalized
2assessed valuation of the parcel immediately before the
3demolition of the dilapidated structure on the parcel. An
4abatement approved under this Section shall be extended to all
5subsequent owners of the improved parcel of real property
6during the abatement period.
7    (c) Before final adoption of an abatement ordinance or
8resolution under this Section, the corporate authorities of a
9municipality must notify each affected taxing district of the
10proposed ordinance or resolution. The notice shall be sent by
11mail at least 30 days before the public hearing in which the
12ordinance or resolution may be adopted.
 
13    Section 10. The Illinois Municipal Code is amended by
14changing Section 11-74.4-3 as follows:
 
15    (65 ILCS 5/11-74.4-3)  (from Ch. 24, par. 11-74.4-3)
16    Sec. 11-74.4-3. Definitions. The following terms, wherever
17used or referred to in this Division 74.4 shall have the
18following respective meanings, unless in any case a different
19meaning clearly appears from the context.
20    (a) For any redevelopment project area that has been
21designated pursuant to this Section by an ordinance adopted
22prior to November 1, 1999 (the effective date of Public Act
2391-478), "blighted area" shall have the meaning set forth in
24this Section prior to that date.

 

 

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1    On and after November 1, 1999, "blighted area" means any
2improved or vacant area within the boundaries of a
3redevelopment project area located within the territorial
4limits of the municipality where:
5        (1) If improved, industrial, commercial, and
6    residential buildings or improvements are detrimental to
7    the public safety, health, or welfare because of a
8    combination of 5 or more of the following factors, each of
9    which is (i) present, with that presence documented, to a
10    meaningful extent so that a municipality may reasonably
11    find that the factor is clearly present within the intent
12    of the Act and (ii) reasonably distributed throughout the
13    improved part of the redevelopment project area:
14            (A) Dilapidation. An advanced state of disrepair
15        or neglect of necessary repairs to the primary
16        structural components of buildings or improvements in
17        such a combination that a documented building
18        condition analysis determines that major repair is
19        required or the defects are so serious and so
20        extensive that the buildings must be removed.
21            (B) Obsolescence. The condition or process of
22        falling into disuse. Structures have become ill-suited
23        for the original use.
24            (C) Deterioration. With respect to buildings,
25        defects including, but not limited to, major defects
26        in the secondary building components such as doors,

 

 

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1        windows, porches, gutters and downspouts, and fascia.
2        With respect to surface improvements, that the
3        condition of roadways, alleys, curbs, gutters,
4        sidewalks, off-street parking, and surface storage
5        areas evidence deterioration, including, but not
6        limited to, surface cracking, crumbling, potholes,
7        depressions, loose paving material, and weeds
8        protruding through paved surfaces.
9            (D) Presence of structures below minimum code
10        standards. All structures that do not meet the
11        standards of zoning, subdivision, building, fire, and
12        other governmental codes applicable to property, but
13        not including housing and property maintenance codes.
14            (E) Illegal use of individual structures. The use
15        of structures in violation of applicable federal,
16        State, or local laws, exclusive of those applicable to
17        the presence of structures below minimum code
18        standards.
19            (F) Excessive vacancies. The presence of buildings
20        that are unoccupied or under-utilized and that
21        represent an adverse influence on the area because of
22        the frequency, extent, or duration of the vacancies.
23            (G) Lack of ventilation, light, or sanitary
24        facilities. The absence of adequate ventilation for
25        light or air circulation in spaces or rooms without
26        windows, or that require the removal of dust, odor,

 

 

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1        gas, smoke, or other noxious airborne materials.
2        Inadequate natural light and ventilation means the
3        absence of skylights or windows for interior spaces or
4        rooms and improper window sizes and amounts by room
5        area to window area ratios. Inadequate sanitary
6        facilities refers to the absence or inadequacy of
7        garbage storage and enclosure, bathroom facilities,
8        hot water and kitchens, and structural inadequacies
9        preventing ingress and egress to and from all rooms
10        and units within a building.
11            (H) Inadequate utilities. Underground and overhead
12        utilities such as storm sewers and storm drainage,
13        sanitary sewers, water lines, and gas, telephone, and
14        electrical services that are shown to be inadequate.
15        Inadequate utilities are those that are: (i) of
16        insufficient capacity to serve the uses in the
17        redevelopment project area, (ii) deteriorated,
18        antiquated, obsolete, or in disrepair, or (iii)
19        lacking within the redevelopment project area.
20            (I) Excessive land coverage and overcrowding of
21        structures and community facilities. The
22        over-intensive use of property and the crowding of
23        buildings and accessory facilities onto a site.
24        Examples of problem conditions warranting the
25        designation of an area as one exhibiting excessive
26        land coverage are: (i) the presence of buildings

 

 

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1        either improperly situated on parcels or located on
2        parcels of inadequate size and shape in relation to
3        present-day standards of development for health and
4        safety and (ii) the presence of multiple buildings on
5        a single parcel. For there to be a finding of excessive
6        land coverage, these parcels must exhibit one or more
7        of the following conditions: insufficient provision
8        for light and air within or around buildings,
9        increased threat of spread of fire due to the close
10        proximity of buildings, lack of adequate or proper
11        access to a public right-of-way, lack of reasonably
12        required off-street parking, or inadequate provision
13        for loading and service.
14            (J) Deleterious land use or layout. The existence
15        of incompatible land-use relationships, buildings
16        occupied by inappropriate mixed-uses, or uses
17        considered to be noxious, offensive, or unsuitable for
18        the surrounding area.
19            (K) Environmental clean-up. The proposed
20        redevelopment project area has incurred Illinois
21        Environmental Protection Agency or United States
22        Environmental Protection Agency remediation costs for,
23        or a study conducted by an independent consultant
24        recognized as having expertise in environmental
25        remediation has determined a need for, the clean-up of
26        hazardous waste, hazardous substances, or underground

 

 

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1        storage tanks required by State or federal law,
2        provided that the remediation costs constitute a
3        material impediment to the development or
4        redevelopment of the redevelopment project area.
5            (L) Lack of community planning. The proposed
6        redevelopment project area was developed prior to or
7        without the benefit or guidance of a community plan.
8        This means that the development occurred prior to the
9        adoption by the municipality of a comprehensive or
10        other community plan or that the plan was not followed
11        at the time of the area's development. This factor
12        must be documented by evidence of adverse or
13        incompatible land-use relationships, inadequate street
14        layout, improper subdivision, parcels of inadequate
15        shape and size to meet contemporary development
16        standards, or other evidence demonstrating an absence
17        of effective community planning.
18            (M) The total equalized assessed value of the
19        proposed redevelopment project area has declined for 3
20        of the last 5 calendar years prior to the year in which
21        the redevelopment project area is designated or is
22        increasing at an annual rate that is less than the
23        balance of the municipality for 3 of the last 5
24        calendar years for which information is available or
25        is increasing at an annual rate that is less than the
26        Consumer Price Index for All Urban Consumers published

 

 

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1        by the United States Department of Labor or successor
2        agency for 3 of the last 5 calendar years prior to the
3        year in which the redevelopment project area is
4        designated.
5        (2) If vacant, the sound growth of the redevelopment
6    project area is impaired by a combination of 2 or more of
7    the following factors, each of which is (i) present, with
8    that presence documented, to a meaningful extent so that a
9    municipality may reasonably find that the factor is
10    clearly present within the intent of the Act and (ii)
11    reasonably distributed throughout the vacant part of the
12    redevelopment project area to which it pertains:
13            (A) Obsolete platting of vacant land that results
14        in parcels of limited or narrow size or configurations
15        of parcels of irregular size or shape that would be
16        difficult to develop on a planned basis and in a manner
17        compatible with contemporary standards and
18        requirements, or platting that failed to create
19        rights-of-ways for streets or alleys or that created
20        inadequate right-of-way widths for streets, alleys, or
21        other public rights-of-way or that omitted easements
22        for public utilities.
23            (B) Diversity of ownership of parcels of vacant
24        land sufficient in number to retard or impede the
25        ability to assemble the land for development.
26            (C) Tax and special assessment delinquencies exist

 

 

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1        or the property has been the subject of tax sales under
2        the Property Tax Code within the last 5 years.
3            (D) Deterioration of structures or site
4        improvements in neighboring areas adjacent to the
5        vacant land.
6            (E) The area has incurred Illinois Environmental
7        Protection Agency or United States Environmental
8        Protection Agency remediation costs for, or a study
9        conducted by an independent consultant recognized as
10        having expertise in environmental remediation has
11        determined a need for, the clean-up of hazardous
12        waste, hazardous substances, or underground storage
13        tanks required by State or federal law, provided that
14        the remediation costs constitute a material impediment
15        to the development or redevelopment of the
16        redevelopment project area.
17            (F) The total equalized assessed value of the
18        proposed redevelopment project area has declined for 3
19        of the last 5 calendar years prior to the year in which
20        the redevelopment project area is designated or is
21        increasing at an annual rate that is less than the
22        balance of the municipality for 3 of the last 5
23        calendar years for which information is available or
24        is increasing at an annual rate that is less than the
25        Consumer Price Index for All Urban Consumers published
26        by the United States Department of Labor or successor

 

 

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1        agency for 3 of the last 5 calendar years prior to the
2        year in which the redevelopment project area is
3        designated.
4        (3) If vacant, the sound growth of the redevelopment
5    project area is impaired by one of the following factors
6    that (i) is present, with that presence documented, to a
7    meaningful extent so that a municipality may reasonably
8    find that the factor is clearly present within the intent
9    of the Act and (ii) is reasonably distributed throughout
10    the vacant part of the redevelopment project area to which
11    it pertains:
12            (A) The area consists of one or more unused
13        quarries, mines, or strip mine ponds.
14            (B) The area consists of unused rail yards, rail
15        tracks, or railroad rights-of-way.
16            (C) The area, prior to its designation, is subject
17        to (i) chronic flooding that adversely impacts on real
18        property in the area as certified by a registered
19        professional engineer or appropriate regulatory agency
20        or (ii) surface water that discharges from all or a
21        part of the area and contributes to flooding within
22        the same watershed, but only if the redevelopment
23        project provides for facilities or improvements to
24        contribute to the alleviation of all or part of the
25        flooding.
26            (D) The area consists of an unused or illegal

 

 

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1        disposal site containing earth, stone, building
2        debris, or similar materials that were removed from
3        construction, demolition, excavation, or dredge sites.
4            (E) Prior to November 1, 1999, the area is not less
5        than 50 nor more than 100 acres and 75% of which is
6        vacant (notwithstanding that the area has been used
7        for commercial agricultural purposes within 5 years
8        prior to the designation of the redevelopment project
9        area), and the area meets at least one of the factors
10        itemized in paragraph (1) of this subsection, the area
11        has been designated as a town or village center by
12        ordinance or comprehensive plan adopted prior to
13        January 1, 1982, and the area has not been developed
14        for that designated purpose.
15            (F) The area qualified as a blighted improved area
16        immediately prior to becoming vacant, unless there has
17        been substantial private investment in the immediately
18        surrounding area.
19    (b) For any redevelopment project area that has been
20designated pursuant to this Section by an ordinance adopted
21prior to November 1, 1999 (the effective date of Public Act
2291-478), "conservation area" shall have the meaning set forth
23in this Section prior to that date.
24    On and after November 1, 1999, "conservation area" means
25any improved area within the boundaries of a redevelopment
26project area located within the territorial limits of the

 

 

SB1905- 12 -LRB103 26712 AWJ 53075 b

1municipality in which 50% or more of the structures in the area
2have an age of 35 years or more. Such an area is not yet a
3blighted area but because of a combination of 3 or more of the
4following factors is detrimental to the public safety, health,
5morals or welfare and such an area may become a blighted area:
6        (1) Dilapidation. An advanced state of disrepair or
7    neglect of necessary repairs to the primary structural
8    components of buildings or improvements in such a
9    combination that a documented building condition analysis
10    determines that major repair is required or the defects
11    are so serious and so extensive that the buildings must be
12    removed.
13        (2) Obsolescence. The condition or process of falling
14    into disuse. Structures have become ill-suited for the
15    original use.
16        (3) Deterioration. With respect to buildings, defects
17    including, but not limited to, major defects in the
18    secondary building components such as doors, windows,
19    porches, gutters and downspouts, and fascia. With respect
20    to surface improvements, that the condition of roadways,
21    alleys, curbs, gutters, sidewalks, off-street parking, and
22    surface storage areas evidence deterioration, including,
23    but not limited to, surface cracking, crumbling, potholes,
24    depressions, loose paving material, and weeds protruding
25    through paved surfaces.
26        (4) Presence of structures below minimum code

 

 

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1    standards. All structures that do not meet the standards
2    of zoning, subdivision, building, fire, and other
3    governmental codes applicable to property, but not
4    including housing and property maintenance codes.
5        (5) Illegal use of individual structures. The use of
6    structures in violation of applicable federal, State, or
7    local laws, exclusive of those applicable to the presence
8    of structures below minimum code standards.
9        (6) Excessive vacancies. The presence of buildings
10    that are unoccupied or under-utilized and that represent
11    an adverse influence on the area because of the frequency,
12    extent, or duration of the vacancies.
13        (7) Lack of ventilation, light, or sanitary
14    facilities. The absence of adequate ventilation for light
15    or air circulation in spaces or rooms without windows, or
16    that require the removal of dust, odor, gas, smoke, or
17    other noxious airborne materials. Inadequate natural light
18    and ventilation means the absence or inadequacy of
19    skylights or windows for interior spaces or rooms and
20    improper window sizes and amounts by room area to window
21    area ratios. Inadequate sanitary facilities refers to the
22    absence or inadequacy of garbage storage and enclosure,
23    bathroom facilities, hot water and kitchens, and
24    structural inadequacies preventing ingress and egress to
25    and from all rooms and units within a building.
26        (8) Inadequate utilities. Underground and overhead

 

 

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1    utilities such as storm sewers and storm drainage,
2    sanitary sewers, water lines, and gas, telephone, and
3    electrical services that are shown to be inadequate.
4    Inadequate utilities are those that are: (i) of
5    insufficient capacity to serve the uses in the
6    redevelopment project area, (ii) deteriorated, antiquated,
7    obsolete, or in disrepair, or (iii) lacking within the
8    redevelopment project area.
9        (9) Excessive land coverage and overcrowding of
10    structures and community facilities. The over-intensive
11    use of property and the crowding of buildings and
12    accessory facilities onto a site. Examples of problem
13    conditions warranting the designation of an area as one
14    exhibiting excessive land coverage are: the presence of
15    buildings either improperly situated on parcels or located
16    on parcels of inadequate size and shape in relation to
17    present-day standards of development for health and safety
18    and the presence of multiple buildings on a single parcel.
19    For there to be a finding of excessive land coverage,
20    these parcels must exhibit one or more of the following
21    conditions: insufficient provision for light and air
22    within or around buildings, increased threat of spread of
23    fire due to the close proximity of buildings, lack of
24    adequate or proper access to a public right-of-way, lack
25    of reasonably required off-street parking, or inadequate
26    provision for loading and service.

 

 

SB1905- 15 -LRB103 26712 AWJ 53075 b

1        (10) Deleterious land use or layout. The existence of
2    incompatible land-use relationships, buildings occupied by
3    inappropriate mixed-uses, or uses considered to be
4    noxious, offensive, or unsuitable for the surrounding
5    area.
6        (11) Lack of community planning. The proposed
7    redevelopment project area was developed prior to or
8    without the benefit or guidance of a community plan. This
9    means that the development occurred prior to the adoption
10    by the municipality of a comprehensive or other community
11    plan or that the plan was not followed at the time of the
12    area's development. This factor must be documented by
13    evidence of adverse or incompatible land-use
14    relationships, inadequate street layout, improper
15    subdivision, parcels of inadequate shape and size to meet
16    contemporary development standards, or other evidence
17    demonstrating an absence of effective community planning.
18        (12) The area has incurred Illinois Environmental
19    Protection Agency or United States Environmental
20    Protection Agency remediation costs for, or a study
21    conducted by an independent consultant recognized as
22    having expertise in environmental remediation has
23    determined a need for, the clean-up of hazardous waste,
24    hazardous substances, or underground storage tanks
25    required by State or federal law, provided that the
26    remediation costs constitute a material impediment to the

 

 

SB1905- 16 -LRB103 26712 AWJ 53075 b

1    development or redevelopment of the redevelopment project
2    area.
3        (13) The total equalized assessed value of the
4    proposed redevelopment project area has declined for 3 of
5    the last 5 calendar years for which information is
6    available or is increasing at an annual rate that is less
7    than the balance of the municipality for 3 of the last 5
8    calendar years for which information is available or is
9    increasing at an annual rate that is less than the
10    Consumer Price Index for All Urban Consumers published by
11    the United States Department of Labor or successor agency
12    for 3 of the last 5 calendar years for which information is
13    available.
14    (c) "Industrial park" means an area in a blighted or
15conservation area suitable for use by any manufacturing,
16industrial, research or transportation enterprise, of
17facilities to include but not be limited to factories, mills,
18processing plants, assembly plants, packing plants,
19fabricating plants, industrial distribution centers,
20warehouses, repair overhaul or service facilities, freight
21terminals, research facilities, test facilities or railroad
22facilities.
23    (d) "Industrial park conservation area" means an area
24within the boundaries of a redevelopment project area located
25within the territorial limits of a municipality that is a
26labor surplus municipality or within 1 1/2 miles of the

 

 

SB1905- 17 -LRB103 26712 AWJ 53075 b

1territorial limits of a municipality that is a labor surplus
2municipality if the area is annexed to the municipality; which
3area is zoned as industrial no later than at the time the
4municipality by ordinance designates the redevelopment project
5area, and which area includes both vacant land suitable for
6use as an industrial park and a blighted area or conservation
7area contiguous to such vacant land.
8    (e) "Labor surplus municipality" means a municipality in
9which, at any time during the 6 months before the municipality
10by ordinance designates an industrial park conservation area,
11the unemployment rate was over 6% and was also 100% or more of
12the national average unemployment rate for that same time as
13published in the United States Department of Labor Bureau of
14Labor Statistics publication entitled "The Employment
15Situation" or its successor publication. For the purpose of
16this subsection, if unemployment rate statistics for the
17municipality are not available, the unemployment rate in the
18municipality shall be deemed to be the same as the
19unemployment rate in the principal county in which the
20municipality is located.
21    (f) "Municipality" shall mean a city, village,
22incorporated town, or a township that is located in the
23unincorporated portion of a county with 3 million or more
24inhabitants, if the county adopted an ordinance that approved
25the township's redevelopment plan.
26    (g) "Initial Sales Tax Amounts" means the amount of taxes

 

 

SB1905- 18 -LRB103 26712 AWJ 53075 b

1paid under the Retailers' Occupation Tax Act, Use Tax Act,
2Service Use Tax Act, the Service Occupation Tax Act, the
3Municipal Retailers' Occupation Tax Act, and the Municipal
4Service Occupation Tax Act by retailers and servicemen on
5transactions at places located in a State Sales Tax Boundary
6during the calendar year 1985.
7    (g-1) "Revised Initial Sales Tax Amounts" means the amount
8of taxes paid under the Retailers' Occupation Tax Act, Use Tax
9Act, Service Use Tax Act, the Service Occupation Tax Act, the
10Municipal Retailers' Occupation Tax Act, and the Municipal
11Service Occupation Tax Act by retailers and servicemen on
12transactions at places located within the State Sales Tax
13Boundary revised pursuant to Section 11-74.4-8a(9) of this
14Act.
15    (h) "Municipal Sales Tax Increment" means an amount equal
16to the increase in the aggregate amount of taxes paid to a
17municipality from the Local Government Tax Fund arising from
18sales by retailers and servicemen within the redevelopment
19project area or State Sales Tax Boundary, as the case may be,
20for as long as the redevelopment project area or State Sales
21Tax Boundary, as the case may be, exist over and above the
22aggregate amount of taxes as certified by the Illinois
23Department of Revenue and paid under the Municipal Retailers'
24Occupation Tax Act and the Municipal Service Occupation Tax
25Act by retailers and servicemen, on transactions at places of
26business located in the redevelopment project area or State

 

 

SB1905- 19 -LRB103 26712 AWJ 53075 b

1Sales Tax Boundary, as the case may be, during the base year
2which shall be the calendar year immediately prior to the year
3in which the municipality adopted tax increment allocation
4financing. For purposes of computing the aggregate amount of
5such taxes for base years occurring prior to 1985, the
6Department of Revenue shall determine the Initial Sales Tax
7Amounts for such taxes and deduct therefrom an amount equal to
84% of the aggregate amount of taxes per year for each year the
9base year is prior to 1985, but not to exceed a total deduction
10of 12%. The amount so determined shall be known as the
11"Adjusted Initial Sales Tax Amounts". For purposes of
12determining the Municipal Sales Tax Increment, the Department
13of Revenue shall for each period subtract from the amount paid
14to the municipality from the Local Government Tax Fund arising
15from sales by retailers and servicemen on transactions located
16in the redevelopment project area or the State Sales Tax
17Boundary, as the case may be, the certified Initial Sales Tax
18Amounts, the Adjusted Initial Sales Tax Amounts or the Revised
19Initial Sales Tax Amounts for the Municipal Retailers'
20Occupation Tax Act and the Municipal Service Occupation Tax
21Act. For the State Fiscal Year 1989, this calculation shall be
22made by utilizing the calendar year 1987 to determine the tax
23amounts received. For the State Fiscal Year 1990, this
24calculation shall be made by utilizing the period from January
251, 1988, until September 30, 1988, to determine the tax
26amounts received from retailers and servicemen pursuant to the

 

 

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1Municipal Retailers' Occupation Tax and the Municipal Service
2Occupation Tax Act, which shall have deducted therefrom
3nine-twelfths of the certified Initial Sales Tax Amounts, the
4Adjusted Initial Sales Tax Amounts or the Revised Initial
5Sales Tax Amounts as appropriate. For the State Fiscal Year
61991, this calculation shall be made by utilizing the period
7from October 1, 1988, to June 30, 1989, to determine the tax
8amounts received from retailers and servicemen pursuant to the
9Municipal Retailers' Occupation Tax and the Municipal Service
10Occupation Tax Act which shall have deducted therefrom
11nine-twelfths of the certified Initial Sales Tax Amounts,
12Adjusted Initial Sales Tax Amounts or the Revised Initial
13Sales Tax Amounts as appropriate. For every State Fiscal Year
14thereafter, the applicable period shall be the 12 months
15beginning July 1 and ending June 30 to determine the tax
16amounts received which shall have deducted therefrom the
17certified Initial Sales Tax Amounts, the Adjusted Initial
18Sales Tax Amounts or the Revised Initial Sales Tax Amounts, as
19the case may be.
20    (i) "Net State Sales Tax Increment" means the sum of the
21following: (a) 80% of the first $100,000 of State Sales Tax
22Increment annually generated within a State Sales Tax
23Boundary; (b) 60% of the amount in excess of $100,000 but not
24exceeding $500,000 of State Sales Tax Increment annually
25generated within a State Sales Tax Boundary; and (c) 40% of all
26amounts in excess of $500,000 of State Sales Tax Increment

 

 

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1annually generated within a State Sales Tax Boundary. If,
2however, a municipality established a tax increment financing
3district in a county with a population in excess of 3,000,000
4before January 1, 1986, and the municipality entered into a
5contract or issued bonds after January 1, 1986, but before
6December 31, 1986, to finance redevelopment project costs
7within a State Sales Tax Boundary, then the Net State Sales Tax
8Increment means, for the fiscal years beginning July 1, 1990,
9and July 1, 1991, 100% of the State Sales Tax Increment
10annually generated within a State Sales Tax Boundary; and
11notwithstanding any other provision of this Act, for those
12fiscal years the Department of Revenue shall distribute to
13those municipalities 100% of their Net State Sales Tax
14Increment before any distribution to any other municipality
15and regardless of whether or not those other municipalities
16will receive 100% of their Net State Sales Tax Increment. For
17Fiscal Year 1999, and every year thereafter until the year
182007, for any municipality that has not entered into a
19contract or has not issued bonds prior to June 1, 1988 to
20finance redevelopment project costs within a State Sales Tax
21Boundary, the Net State Sales Tax Increment shall be
22calculated as follows: By multiplying the Net State Sales Tax
23Increment by 90% in the State Fiscal Year 1999; 80% in the
24State Fiscal Year 2000; 70% in the State Fiscal Year 2001; 60%
25in the State Fiscal Year 2002; 50% in the State Fiscal Year
262003; 40% in the State Fiscal Year 2004; 30% in the State

 

 

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1Fiscal Year 2005; 20% in the State Fiscal Year 2006; and 10% in
2the State Fiscal Year 2007. No payment shall be made for State
3Fiscal Year 2008 and thereafter.
4    Municipalities that issued bonds in connection with a
5redevelopment project in a redevelopment project area within
6the State Sales Tax Boundary prior to July 29, 1991, or that
7entered into contracts in connection with a redevelopment
8project in a redevelopment project area before June 1, 1988,
9shall continue to receive their proportional share of the
10Illinois Tax Increment Fund distribution until the date on
11which the redevelopment project is completed or terminated.
12If, however, a municipality that issued bonds in connection
13with a redevelopment project in a redevelopment project area
14within the State Sales Tax Boundary prior to July 29, 1991
15retires the bonds prior to June 30, 2007 or a municipality that
16entered into contracts in connection with a redevelopment
17project in a redevelopment project area before June 1, 1988
18completes the contracts prior to June 30, 2007, then so long as
19the redevelopment project is not completed or is not
20terminated, the Net State Sales Tax Increment shall be
21calculated, beginning on the date on which the bonds are
22retired or the contracts are completed, as follows: By
23multiplying the Net State Sales Tax Increment by 60% in the
24State Fiscal Year 2002; 50% in the State Fiscal Year 2003; 40%
25in the State Fiscal Year 2004; 30% in the State Fiscal Year
262005; 20% in the State Fiscal Year 2006; and 10% in the State

 

 

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1Fiscal Year 2007. No payment shall be made for State Fiscal
2Year 2008 and thereafter. Refunding of any bonds issued prior
3to July 29, 1991, shall not alter the Net State Sales Tax
4Increment.
5    (j) "State Utility Tax Increment Amount" means an amount
6equal to the aggregate increase in State electric and gas tax
7charges imposed on owners and tenants, other than residential
8customers, of properties located within the redevelopment
9project area under Section 9-222 of the Public Utilities Act,
10over and above the aggregate of such charges as certified by
11the Department of Revenue and paid by owners and tenants,
12other than residential customers, of properties within the
13redevelopment project area during the base year, which shall
14be the calendar year immediately prior to the year of the
15adoption of the ordinance authorizing tax increment allocation
16financing.
17    (k) "Net State Utility Tax Increment" means the sum of the
18following: (a) 80% of the first $100,000 of State Utility Tax
19Increment annually generated by a redevelopment project area;
20(b) 60% of the amount in excess of $100,000 but not exceeding
21$500,000 of the State Utility Tax Increment annually generated
22by a redevelopment project area; and (c) 40% of all amounts in
23excess of $500,000 of State Utility Tax Increment annually
24generated by a redevelopment project area. For the State
25Fiscal Year 1999, and every year thereafter until the year
262007, for any municipality that has not entered into a

 

 

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1contract or has not issued bonds prior to June 1, 1988 to
2finance redevelopment project costs within a redevelopment
3project area, the Net State Utility Tax Increment shall be
4calculated as follows: By multiplying the Net State Utility
5Tax Increment by 90% in the State Fiscal Year 1999; 80% in the
6State Fiscal Year 2000; 70% in the State Fiscal Year 2001; 60%
7in the State Fiscal Year 2002; 50% in the State Fiscal Year
82003; 40% in the State Fiscal Year 2004; 30% in the State
9Fiscal Year 2005; 20% in the State Fiscal Year 2006; and 10% in
10the State Fiscal Year 2007. No payment shall be made for the
11State Fiscal Year 2008 and thereafter.
12    Municipalities that issue bonds in connection with the
13redevelopment project during the period from June 1, 1988
14until 3 years after the effective date of this Amendatory Act
15of 1988 shall receive the Net State Utility Tax Increment,
16subject to appropriation, for 15 State Fiscal Years after the
17issuance of such bonds. For the 16th through the 20th State
18Fiscal Years after issuance of the bonds, the Net State
19Utility Tax Increment shall be calculated as follows: By
20multiplying the Net State Utility Tax Increment by 90% in year
2116; 80% in year 17; 70% in year 18; 60% in year 19; and 50% in
22year 20. Refunding of any bonds issued prior to June 1, 1988,
23shall not alter the revised Net State Utility Tax Increment
24payments set forth above.
25    (l) "Obligations" mean bonds, loans, debentures, notes,
26special certificates or other evidence of indebtedness issued

 

 

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1by the municipality to carry out a redevelopment project or to
2refund outstanding obligations.
3    (m) "Payment in lieu of taxes" means those estimated tax
4revenues from real property in a redevelopment project area
5derived from real property that has been acquired by a
6municipality which according to the redevelopment project or
7plan is to be used for a private use which taxing districts
8would have received had a municipality not acquired the real
9property and adopted tax increment allocation financing and
10which would result from levies made after the time of the
11adoption of tax increment allocation financing to the time the
12current equalized value of real property in the redevelopment
13project area exceeds the total initial equalized value of real
14property in said area.
15    (n) "Redevelopment plan" means the comprehensive program
16of the municipality for development or redevelopment intended
17by the payment of redevelopment project costs to reduce or
18eliminate those conditions the existence of which qualified
19the redevelopment project area as a "blighted area" or
20"conservation area" or combination thereof or "industrial park
21conservation area," and thereby to enhance the tax bases of
22the taxing districts which extend into the redevelopment
23project area, provided that, with respect to redevelopment
24project areas described in subsections (p-1) and (p-2),
25"redevelopment plan" means the comprehensive program of the
26affected municipality for the development of qualifying

 

 

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1transit facilities. On and after November 1, 1999 (the
2effective date of Public Act 91-478), no redevelopment plan
3may be approved or amended that includes the development of
4vacant land (i) with a golf course and related clubhouse and
5other facilities or (ii) designated by federal, State, county,
6or municipal government as public land for outdoor
7recreational activities or for nature preserves and used for
8that purpose within 5 years prior to the adoption of the
9redevelopment plan. For the purpose of this subsection,
10"recreational activities" is limited to mean camping and
11hunting. Each redevelopment plan shall set forth in writing
12the program to be undertaken to accomplish the objectives and
13shall include but not be limited to:
14        (A) an itemized list of estimated redevelopment
15    project costs;
16        (B) evidence indicating that the redevelopment project
17    area on the whole has not been subject to growth and
18    development through investment by private enterprise,
19    provided that such evidence shall not be required for any
20    redevelopment project area located within a transit
21    facility improvement area established pursuant to Section
22    11-74.4-3.3;
23        (C) an assessment of any financial impact of the
24    redevelopment project area on or any increased demand for
25    services from any taxing district affected by the plan and
26    any program to address such financial impact or increased

 

 

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1    demand;
2        (D) the sources of funds to pay costs;
3        (E) the nature and term of the obligations to be
4    issued;
5        (F) the most recent equalized assessed valuation of
6    the redevelopment project area;
7        (G) an estimate as to the equalized assessed valuation
8    after redevelopment and the general land uses to apply in
9    the redevelopment project area;
10        (H) a commitment to fair employment practices and an
11    affirmative action plan;
12        (I) if it concerns an industrial park conservation
13    area, the plan shall also include a general description of
14    any proposed developer, user and tenant of any property, a
15    description of the type, structure and general character
16    of the facilities to be developed, a description of the
17    type, class and number of new employees to be employed in
18    the operation of the facilities to be developed; and
19        (J) if property is to be annexed to the municipality,
20    the plan shall include the terms of the annexation
21    agreement.
22    The provisions of items (B) and (C) of this subsection (n)
23shall not apply to a municipality that before March 14, 1994
24(the effective date of Public Act 88-537) had fixed, either by
25its corporate authorities or by a commission designated under
26subsection (k) of Section 11-74.4-4, a time and place for a

 

 

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1public hearing as required by subsection (a) of Section
211-74.4-5. No redevelopment plan shall be adopted unless a
3municipality complies with all of the following requirements:
4        (1) The municipality finds that the redevelopment
5    project area on the whole has not been subject to growth
6    and development through investment by private enterprise
7    and would not reasonably be anticipated to be developed
8    without the adoption of the redevelopment plan, provided,
9    however, that such a finding shall not be required with
10    respect to any redevelopment project area located within a
11    transit facility improvement area established pursuant to
12    Section 11-74.4-3.3.
13        (2) The municipality finds that the redevelopment plan
14    and project conform to the comprehensive plan for the
15    development of the municipality as a whole, or, for
16    municipalities with a population of 100,000 or more,
17    regardless of when the redevelopment plan and project was
18    adopted, the redevelopment plan and project either: (i)
19    conforms to the strategic economic development or
20    redevelopment plan issued by the designated planning
21    authority of the municipality, or (ii) includes land uses
22    that have been approved by the planning commission of the
23    municipality.
24        (3) The redevelopment plan establishes the estimated
25    dates of completion of the redevelopment project and
26    retirement of obligations issued to finance redevelopment

 

 

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1    project costs. Those dates may not be later than the dates
2    set forth under Section 11-74.4-3.5.
3        A municipality may by municipal ordinance amend an
4    existing redevelopment plan to conform to this paragraph
5    (3) as amended by Public Act 91-478, which municipal
6    ordinance may be adopted without further hearing or notice
7    and without complying with the procedures provided in this
8    Act pertaining to an amendment to or the initial approval
9    of a redevelopment plan and project and designation of a
10    redevelopment project area.
11        (3.5) The municipality finds, in the case of an
12    industrial park conservation area, also that the
13    municipality is a labor surplus municipality and that the
14    implementation of the redevelopment plan will reduce
15    unemployment, create new jobs and by the provision of new
16    facilities enhance the tax base of the taxing districts
17    that extend into the redevelopment project area.
18        (4) If any incremental revenues are being utilized
19    under Section 8(a)(1) or 8(a)(2) of this Act in
20    redevelopment project areas approved by ordinance after
21    January 1, 1986, the municipality finds: (a) that the
22    redevelopment project area would not reasonably be
23    developed without the use of such incremental revenues,
24    and (b) that such incremental revenues will be exclusively
25    utilized for the development of the redevelopment project
26    area.

 

 

SB1905- 30 -LRB103 26712 AWJ 53075 b

1        (5) If: (a) the redevelopment plan will not result in
2    displacement of residents from 10 or more inhabited
3    residential units, and the municipality certifies in the
4    plan that such displacement will not result from the plan;
5    or (b) the redevelopment plan is for a redevelopment
6    project area or a qualifying transit facility located
7    within a transit facility improvement area established
8    pursuant to Section 11-74.4-3.3, and the applicable
9    project is subject to the process for evaluation of
10    environmental effects under the National Environmental
11    Policy Act of 1969, 42 U.S.C. 4321 et seq., then a housing
12    impact study need not be performed. If, however, the
13    redevelopment plan would result in the displacement of
14    residents from 10 or more inhabited residential units, or
15    if the redevelopment project area contains 75 or more
16    inhabited residential units and no certification is made,
17    then the municipality shall prepare, as part of the
18    separate feasibility report required by subsection (a) of
19    Section 11-74.4-5, a housing impact study.
20        Part I of the housing impact study shall include (i)
21    data as to whether the residential units are single family
22    or multi-family units, (ii) the number and type of rooms
23    within the units, if that information is available, (iii)
24    whether the units are inhabited or uninhabited, as
25    determined not less than 45 days before the date that the
26    ordinance or resolution required by subsection (a) of

 

 

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1    Section 11-74.4-5 is passed, and (iv) data as to the
2    racial and ethnic composition of the residents in the
3    inhabited residential units. The data requirement as to
4    the racial and ethnic composition of the residents in the
5    inhabited residential units shall be deemed to be fully
6    satisfied by data from the most recent federal census.
7        Part II of the housing impact study shall identify the
8    inhabited residential units in the proposed redevelopment
9    project area that are to be or may be removed. If inhabited
10    residential units are to be removed, then the housing
11    impact study shall identify (i) the number and location of
12    those units that will or may be removed, (ii) the
13    municipality's plans for relocation assistance for those
14    residents in the proposed redevelopment project area whose
15    residences are to be removed, (iii) the availability of
16    replacement housing for those residents whose residences
17    are to be removed, and shall identify the type, location,
18    and cost of the housing, and (iv) the type and extent of
19    relocation assistance to be provided.
20        (6) On and after November 1, 1999, the housing impact
21    study required by paragraph (5) shall be incorporated in
22    the redevelopment plan for the redevelopment project area.
23        (7) On and after November 1, 1999, no redevelopment
24    plan shall be adopted, nor an existing plan amended, nor
25    shall residential housing that is occupied by households
26    of low-income and very low-income persons in currently

 

 

SB1905- 32 -LRB103 26712 AWJ 53075 b

1    existing redevelopment project areas be removed after
2    November 1, 1999 unless the redevelopment plan provides,
3    with respect to inhabited housing units that are to be
4    removed for households of low-income and very low-income
5    persons, affordable housing and relocation assistance not
6    less than that which would be provided under the federal
7    Uniform Relocation Assistance and Real Property
8    Acquisition Policies Act of 1970 and the regulations under
9    that Act, including the eligibility criteria. Affordable
10    housing may be either existing or newly constructed
11    housing. For purposes of this paragraph (7), "low-income
12    households", "very low-income households", and "affordable
13    housing" have the meanings set forth in the Illinois
14    Affordable Housing Act. The municipality shall make a good
15    faith effort to ensure that this affordable housing is
16    located in or near the redevelopment project area within
17    the municipality.
18        (8) On and after November 1, 1999, if, after the
19    adoption of the redevelopment plan for the redevelopment
20    project area, any municipality desires to amend its
21    redevelopment plan to remove more inhabited residential
22    units than specified in its original redevelopment plan,
23    that change shall be made in accordance with the
24    procedures in subsection (c) of Section 11-74.4-5.
25        (9) For redevelopment project areas designated prior
26    to November 1, 1999, the redevelopment plan may be amended

 

 

SB1905- 33 -LRB103 26712 AWJ 53075 b

1    without further joint review board meeting or hearing,
2    provided that the municipality shall give notice of any
3    such changes by mail to each affected taxing district and
4    registrant on the interested party registry, to authorize
5    the municipality to expend tax increment revenues for
6    redevelopment project costs defined by paragraphs (5) and
7    (7.5), subparagraphs (E) and (F) of paragraph (11), and
8    paragraph (11.5) of subsection (q) of Section 11-74.4-3,
9    so long as the changes do not increase the total estimated
10    redevelopment project costs set out in the redevelopment
11    plan by more than 5% after adjustment for inflation from
12    the date the plan was adopted.
13    (o) "Redevelopment project" means any public and private
14development project in furtherance of the objectives of a
15redevelopment plan. On and after November 1, 1999 (the
16effective date of Public Act 91-478), no redevelopment plan
17may be approved or amended that includes the development of
18vacant land (i) with a golf course and related clubhouse and
19other facilities or (ii) designated by federal, State, county,
20or municipal government as public land for outdoor
21recreational activities or for nature preserves and used for
22that purpose within 5 years prior to the adoption of the
23redevelopment plan. For the purpose of this subsection,
24"recreational activities" is limited to mean camping and
25hunting.
26    (p) "Redevelopment project area" means an area designated

 

 

SB1905- 34 -LRB103 26712 AWJ 53075 b

1by the municipality, which is not less in the aggregate than 1
21/2 acres and in respect to which the municipality has made a
3finding that there exist conditions which cause the area to be
4classified as an industrial park conservation area or a
5blighted area or a conservation area, or a combination of both
6blighted areas and conservation areas.
7    (p-1) Notwithstanding any provision of this Act to the
8contrary, on and after August 25, 2009 (the effective date of
9Public Act 96-680), a redevelopment project area may include
10areas within a one-half mile radius of an existing or proposed
11Regional Transportation Authority Suburban Transit Access
12Route (STAR Line) station without a finding that the area is
13classified as an industrial park conservation area, a blighted
14area, a conservation area, or a combination thereof, but only
15if the municipality receives unanimous consent from the joint
16review board created to review the proposed redevelopment
17project area.
18    (p-2) Notwithstanding any provision of this Act to the
19contrary, on and after the effective date of this amendatory
20Act of the 99th General Assembly, a redevelopment project area
21may include areas within a transit facility improvement area
22that has been established pursuant to Section 11-74.4-3.3
23without a finding that the area is classified as an industrial
24park conservation area, a blighted area, a conservation area,
25or any combination thereof.
26    (q) "Redevelopment project costs", except for

 

 

SB1905- 35 -LRB103 26712 AWJ 53075 b

1redevelopment project areas created pursuant to subsection
2(p-1) or (p-2), means and includes the sum total of all
3reasonable or necessary costs incurred or estimated to be
4incurred, and any such costs incidental to a redevelopment
5plan and a redevelopment project. Such costs include, without
6limitation, the following:
7        (1) Costs of studies, surveys, development of plans,
8    and specifications, implementation and administration of
9    the redevelopment plan including but not limited to staff
10    and professional service costs for architectural,
11    engineering, legal, financial, planning or other services,
12    provided however that no charges for professional services
13    may be based on a percentage of the tax increment
14    collected; except that on and after November 1, 1999 (the
15    effective date of Public Act 91-478), no contracts for
16    professional services, excluding architectural and
17    engineering services, may be entered into if the terms of
18    the contract extend beyond a period of 3 years. In
19    addition, "redevelopment project costs" shall not include
20    lobbying expenses. After consultation with the
21    municipality, each tax increment consultant or advisor to
22    a municipality that plans to designate or has designated a
23    redevelopment project area shall inform the municipality
24    in writing of any contracts that the consultant or advisor
25    has entered into with entities or individuals that have
26    received, or are receiving, payments financed by tax

 

 

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1    increment revenues produced by the redevelopment project
2    area with respect to which the consultant or advisor has
3    performed, or will be performing, service for the
4    municipality. This requirement shall be satisfied by the
5    consultant or advisor before the commencement of services
6    for the municipality and thereafter whenever any other
7    contracts with those individuals or entities are executed
8    by the consultant or advisor;
9        (1.5) After July 1, 1999, annual administrative costs
10    shall not include general overhead or administrative costs
11    of the municipality that would still have been incurred by
12    the municipality if the municipality had not designated a
13    redevelopment project area or approved a redevelopment
14    plan;
15        (1.6) The cost of marketing sites within the
16    redevelopment project area to prospective businesses,
17    developers, and investors;
18        (2) Property assembly costs, including but not limited
19    to acquisition of land and other property, real or
20    personal, or rights or interests therein, demolition of
21    buildings, site preparation, site improvements that serve
22    as an engineered barrier addressing ground level or below
23    ground environmental contamination, including, but not
24    limited to parking lots and other concrete or asphalt
25    barriers, and the clearing and grading of land;
26        (3) Costs of rehabilitation, reconstruction or repair

 

 

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1    or remodeling of existing public or private buildings,
2    fixtures, and leasehold improvements; and the cost of
3    replacing an existing public building if pursuant to the
4    implementation of a redevelopment project the existing
5    public building is to be demolished to use the site for
6    private investment or devoted to a different use requiring
7    private investment; including any direct or indirect costs
8    relating to Green Globes or LEED certified construction
9    elements or construction elements with an equivalent
10    certification;
11        (3.5) Costs of demolishing buildings, site
12    preparation, or site improvements of a dilapidated or
13    vacant parcel zoned for residential use or costs of
14    reconstruction, repair, remodeling, or new construction of
15    a single-family residence on a dilapidated or vacant
16    parcel zoned for residential use;
17        (4) Costs of the construction of public works or
18    improvements, including any direct or indirect costs
19    relating to Green Globes or LEED certified construction
20    elements or construction elements with an equivalent
21    certification, except that on and after November 1, 1999,
22    redevelopment project costs shall not include the cost of
23    constructing a new municipal public building principally
24    used to provide offices, storage space, or conference
25    facilities or vehicle storage, maintenance, or repair for
26    administrative, public safety, or public works personnel

 

 

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1    and that is not intended to replace an existing public
2    building as provided under paragraph (3) of subsection (q)
3    of Section 11-74.4-3 unless either (i) the construction of
4    the new municipal building implements a redevelopment
5    project that was included in a redevelopment plan that was
6    adopted by the municipality prior to November 1, 1999,
7    (ii) the municipality makes a reasonable determination in
8    the redevelopment plan, supported by information that
9    provides the basis for that determination, that the new
10    municipal building is required to meet an increase in the
11    need for public safety purposes anticipated to result from
12    the implementation of the redevelopment plan, or (iii) the
13    new municipal public building is for the storage,
14    maintenance, or repair of transit vehicles and is located
15    in a transit facility improvement area that has been
16    established pursuant to Section 11-74.4-3.3;
17        (5) Costs of job training and retraining projects,
18    including the cost of "welfare to work" programs
19    implemented by businesses located within the redevelopment
20    project area;
21        (6) Financing costs, including but not limited to all
22    necessary and incidental expenses related to the issuance
23    of obligations and which may include payment of interest
24    on any obligations issued hereunder including interest
25    accruing during the estimated period of construction of
26    any redevelopment project for which such obligations are

 

 

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1    issued and for not exceeding 36 months thereafter and
2    including reasonable reserves related thereto;
3        (7) To the extent the municipality by written
4    agreement accepts and approves the same, all or a portion
5    of a taxing district's capital costs resulting from the
6    redevelopment project necessarily incurred or to be
7    incurred within a taxing district in furtherance of the
8    objectives of the redevelopment plan and project;
9        (7.5) For redevelopment project areas designated (or
10    redevelopment project areas amended to add or increase the
11    number of tax-increment-financing assisted housing units)
12    on or after November 1, 1999, an elementary, secondary, or
13    unit school district's increased costs attributable to
14    assisted housing units located within the redevelopment
15    project area for which the developer or redeveloper
16    receives financial assistance through an agreement with
17    the municipality or because the municipality incurs the
18    cost of necessary infrastructure improvements within the
19    boundaries of the assisted housing sites necessary for the
20    completion of that housing as authorized by this Act, and
21    which costs shall be paid by the municipality from the
22    Special Tax Allocation Fund when the tax increment revenue
23    is received as a result of the assisted housing units and
24    shall be calculated annually as follows:
25            (A) for foundation districts, excluding any school
26        district in a municipality with a population in excess

 

 

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1        of 1,000,000, by multiplying the district's increase
2        in attendance resulting from the net increase in new
3        students enrolled in that school district who reside
4        in housing units within the redevelopment project area
5        that have received financial assistance through an
6        agreement with the municipality or because the
7        municipality incurs the cost of necessary
8        infrastructure improvements within the boundaries of
9        the housing sites necessary for the completion of that
10        housing as authorized by this Act since the
11        designation of the redevelopment project area by the
12        most recently available per capita tuition cost as
13        defined in Section 10-20.12a of the School Code less
14        any increase in general State aid as defined in
15        Section 18-8.05 of the School Code or evidence-based
16        funding as defined in Section 18-8.15 of the School
17        Code attributable to these added new students subject
18        to the following annual limitations:
19                (i) for unit school districts with a district
20            average 1995-96 Per Capita Tuition Charge of less
21            than $5,900, no more than 25% of the total amount
22            of property tax increment revenue produced by
23            those housing units that have received tax
24            increment finance assistance under this Act;
25                (ii) for elementary school districts with a
26            district average 1995-96 Per Capita Tuition Charge

 

 

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1            of less than $5,900, no more than 17% of the total
2            amount of property tax increment revenue produced
3            by those housing units that have received tax
4            increment finance assistance under this Act; and
5                (iii) for secondary school districts with a
6            district average 1995-96 Per Capita Tuition Charge
7            of less than $5,900, no more than 8% of the total
8            amount of property tax increment revenue produced
9            by those housing units that have received tax
10            increment finance assistance under this Act.
11            (B) For alternate method districts, flat grant
12        districts, and foundation districts with a district
13        average 1995-96 Per Capita Tuition Charge equal to or
14        more than $5,900, excluding any school district with a
15        population in excess of 1,000,000, by multiplying the
16        district's increase in attendance resulting from the
17        net increase in new students enrolled in that school
18        district who reside in housing units within the
19        redevelopment project area that have received
20        financial assistance through an agreement with the
21        municipality or because the municipality incurs the
22        cost of necessary infrastructure improvements within
23        the boundaries of the housing sites necessary for the
24        completion of that housing as authorized by this Act
25        since the designation of the redevelopment project
26        area by the most recently available per capita tuition

 

 

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1        cost as defined in Section 10-20.12a of the School
2        Code less any increase in general state aid as defined
3        in Section 18-8.05 of the School Code or
4        evidence-based funding as defined in Section 18-8.15
5        of the School Code attributable to these added new
6        students subject to the following annual limitations:
7                (i) for unit school districts, no more than
8            40% of the total amount of property tax increment
9            revenue produced by those housing units that have
10            received tax increment finance assistance under
11            this Act;
12                (ii) for elementary school districts, no more
13            than 27% of the total amount of property tax
14            increment revenue produced by those housing units
15            that have received tax increment finance
16            assistance under this Act; and
17                (iii) for secondary school districts, no more
18            than 13% of the total amount of property tax
19            increment revenue produced by those housing units
20            that have received tax increment finance
21            assistance under this Act.
22            (C) For any school district in a municipality with
23        a population in excess of 1,000,000, the following
24        restrictions shall apply to the reimbursement of
25        increased costs under this paragraph (7.5):
26                (i) no increased costs shall be reimbursed

 

 

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1            unless the school district certifies that each of
2            the schools affected by the assisted housing
3            project is at or over its student capacity;
4                (ii) the amount reimbursable shall be reduced
5            by the value of any land donated to the school
6            district by the municipality or developer, and by
7            the value of any physical improvements made to the
8            schools by the municipality or developer; and
9                (iii) the amount reimbursed may not affect
10            amounts otherwise obligated by the terms of any
11            bonds, notes, or other funding instruments, or the
12            terms of any redevelopment agreement.
13        Any school district seeking payment under this
14        paragraph (7.5) shall, after July 1 and before
15        September 30 of each year, provide the municipality
16        with reasonable evidence to support its claim for
17        reimbursement before the municipality shall be
18        required to approve or make the payment to the school
19        district. If the school district fails to provide the
20        information during this period in any year, it shall
21        forfeit any claim to reimbursement for that year.
22        School districts may adopt a resolution waiving the
23        right to all or a portion of the reimbursement
24        otherwise required by this paragraph (7.5). By
25        acceptance of this reimbursement the school district
26        waives the right to directly or indirectly set aside,

 

 

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1        modify, or contest in any manner the establishment of
2        the redevelopment project area or projects;
3        (7.7) For redevelopment project areas designated (or
4    redevelopment project areas amended to add or increase the
5    number of tax-increment-financing assisted housing units)
6    on or after January 1, 2005 (the effective date of Public
7    Act 93-961), a public library district's increased costs
8    attributable to assisted housing units located within the
9    redevelopment project area for which the developer or
10    redeveloper receives financial assistance through an
11    agreement with the municipality or because the
12    municipality incurs the cost of necessary infrastructure
13    improvements within the boundaries of the assisted housing
14    sites necessary for the completion of that housing as
15    authorized by this Act shall be paid to the library
16    district by the municipality from the Special Tax
17    Allocation Fund when the tax increment revenue is received
18    as a result of the assisted housing units. This paragraph
19    (7.7) applies only if (i) the library district is located
20    in a county that is subject to the Property Tax Extension
21    Limitation Law or (ii) the library district is not located
22    in a county that is subject to the Property Tax Extension
23    Limitation Law but the district is prohibited by any other
24    law from increasing its tax levy rate without a prior
25    voter referendum.
26        The amount paid to a library district under this

 

 

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1    paragraph (7.7) shall be calculated by multiplying (i) the
2    net increase in the number of persons eligible to obtain a
3    library card in that district who reside in housing units
4    within the redevelopment project area that have received
5    financial assistance through an agreement with the
6    municipality or because the municipality incurs the cost
7    of necessary infrastructure improvements within the
8    boundaries of the housing sites necessary for the
9    completion of that housing as authorized by this Act since
10    the designation of the redevelopment project area by (ii)
11    the per-patron cost of providing library services so long
12    as it does not exceed $120. The per-patron cost shall be
13    the Total Operating Expenditures Per Capita for the
14    library in the previous fiscal year. The municipality may
15    deduct from the amount that it must pay to a library
16    district under this paragraph any amount that it has
17    voluntarily paid to the library district from the tax
18    increment revenue. The amount paid to a library district
19    under this paragraph (7.7) shall be no more than 2% of the
20    amount produced by the assisted housing units and
21    deposited into the Special Tax Allocation Fund.
22        A library district is not eligible for any payment
23    under this paragraph (7.7) unless the library district has
24    experienced an increase in the number of patrons from the
25    municipality that created the tax-increment-financing
26    district since the designation of the redevelopment

 

 

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1    project area.
2        Any library district seeking payment under this
3    paragraph (7.7) shall, after July 1 and before September
4    30 of each year, provide the municipality with convincing
5    evidence to support its claim for reimbursement before the
6    municipality shall be required to approve or make the
7    payment to the library district. If the library district
8    fails to provide the information during this period in any
9    year, it shall forfeit any claim to reimbursement for that
10    year. Library districts may adopt a resolution waiving the
11    right to all or a portion of the reimbursement otherwise
12    required by this paragraph (7.7). By acceptance of such
13    reimbursement, the library district shall forfeit any
14    right to directly or indirectly set aside, modify, or
15    contest in any manner whatsoever the establishment of the
16    redevelopment project area or projects;
17        (8) Relocation costs to the extent that a municipality
18    determines that relocation costs shall be paid or is
19    required to make payment of relocation costs by federal or
20    State law or in order to satisfy subparagraph (7) of
21    subsection (n);
22        (9) Payment in lieu of taxes;
23        (10) Costs of job training, retraining, advanced
24    vocational education or career education, including but
25    not limited to courses in occupational, semi-technical or
26    technical fields leading directly to employment, incurred

 

 

SB1905- 47 -LRB103 26712 AWJ 53075 b

1    by one or more taxing districts, provided that such costs
2    (i) are related to the establishment and maintenance of
3    additional job training, advanced vocational education or
4    career education programs for persons employed or to be
5    employed by employers located in a redevelopment project
6    area; and (ii) when incurred by a taxing district or
7    taxing districts other than the municipality, are set
8    forth in a written agreement by or among the municipality
9    and the taxing district or taxing districts, which
10    agreement describes the program to be undertaken,
11    including but not limited to the number of employees to be
12    trained, a description of the training and services to be
13    provided, the number and type of positions available or to
14    be available, itemized costs of the program and sources of
15    funds to pay for the same, and the term of the agreement.
16    Such costs include, specifically, the payment by community
17    college districts of costs pursuant to Sections 3-37,
18    3-38, 3-40 and 3-40.1 of the Public Community College Act
19    and by school districts of costs pursuant to Sections
20    10-22.20a and 10-23.3a of the School Code;
21        (11) Interest cost incurred by a redeveloper related
22    to the construction, renovation or rehabilitation of a
23    redevelopment project provided that:
24            (A) such costs are to be paid directly from the
25        special tax allocation fund established pursuant to
26        this Act;

 

 

SB1905- 48 -LRB103 26712 AWJ 53075 b

1            (B) such payments in any one year may not exceed
2        30% of the annual interest costs incurred by the
3        redeveloper with regard to the redevelopment project
4        during that year;
5            (C) if there are not sufficient funds available in
6        the special tax allocation fund to make the payment
7        pursuant to this paragraph (11) then the amounts so
8        due shall accrue and be payable when sufficient funds
9        are available in the special tax allocation fund;
10            (D) the total of such interest payments paid
11        pursuant to this Act may not exceed 30% of the total
12        (i) cost paid or incurred by the redeveloper for the
13        redevelopment project plus (ii) redevelopment project
14        costs excluding any property assembly costs and any
15        relocation costs incurred by a municipality pursuant
16        to this Act;
17            (E) the cost limits set forth in subparagraphs (B)
18        and (D) of paragraph (11) shall be modified for the
19        financing of rehabilitated or new housing units for
20        low-income households and very low-income households,
21        as defined in Section 3 of the Illinois Affordable
22        Housing Act. The percentage of 75% shall be
23        substituted for 30% in subparagraphs (B) and (D) of
24        paragraph (11); and
25            (F) instead of the eligible costs provided by
26        subparagraphs (B) and (D) of paragraph (11), as

 

 

SB1905- 49 -LRB103 26712 AWJ 53075 b

1        modified by this subparagraph, and notwithstanding any
2        other provisions of this Act to the contrary, the
3        municipality may pay from tax increment revenues up to
4        50% of the cost of construction of new housing units to
5        be occupied by low-income households and very
6        low-income households as defined in Section 3 of the
7        Illinois Affordable Housing Act. The cost of
8        construction of those units may be derived from the
9        proceeds of bonds issued by the municipality under
10        this Act or other constitutional or statutory
11        authority or from other sources of municipal revenue
12        that may be reimbursed from tax increment revenues or
13        the proceeds of bonds issued to finance the
14        construction of that housing.
15            The eligible costs provided under this
16        subparagraph (F) of paragraph (11) shall be an
17        eligible cost for the construction, renovation, and
18        rehabilitation of all low and very low-income housing
19        units, as defined in Section 3 of the Illinois
20        Affordable Housing Act, within the redevelopment
21        project area. If the low and very low-income units are
22        part of a residential redevelopment project that
23        includes units not affordable to low and very
24        low-income households, only the low and very
25        low-income units shall be eligible for benefits under
26        this subparagraph (F) of paragraph (11). The standards

 

 

SB1905- 50 -LRB103 26712 AWJ 53075 b

1        for maintaining the occupancy by low-income households
2        and very low-income households, as defined in Section
3        3 of the Illinois Affordable Housing Act, of those
4        units constructed with eligible costs made available
5        under the provisions of this subparagraph (F) of
6        paragraph (11) shall be established by guidelines
7        adopted by the municipality. The responsibility for
8        annually documenting the initial occupancy of the
9        units by low-income households and very low-income
10        households, as defined in Section 3 of the Illinois
11        Affordable Housing Act, shall be that of the then
12        current owner of the property. For ownership units,
13        the guidelines will provide, at a minimum, for a
14        reasonable recapture of funds, or other appropriate
15        methods designed to preserve the original
16        affordability of the ownership units. For rental
17        units, the guidelines will provide, at a minimum, for
18        the affordability of rent to low and very low-income
19        households. As units become available, they shall be
20        rented to income-eligible tenants. The municipality
21        may modify these guidelines from time to time; the
22        guidelines, however, shall be in effect for as long as
23        tax increment revenue is being used to pay for costs
24        associated with the units or for the retirement of
25        bonds issued to finance the units or for the life of
26        the redevelopment project area, whichever is later;

 

 

SB1905- 51 -LRB103 26712 AWJ 53075 b

1        (11.5) If the redevelopment project area is located
2    within a municipality with a population of more than
3    100,000, the cost of day care services for children of
4    employees from low-income families working for businesses
5    located within the redevelopment project area and all or a
6    portion of the cost of operation of day care centers
7    established by redevelopment project area businesses to
8    serve employees from low-income families working in
9    businesses located in the redevelopment project area. For
10    the purposes of this paragraph, "low-income families"
11    means families whose annual income does not exceed 80% of
12    the municipal, county, or regional median income, adjusted
13    for family size, as the annual income and municipal,
14    county, or regional median income are determined from time
15    to time by the United States Department of Housing and
16    Urban Development.
17        (12) Costs relating to the development of urban
18    agricultural areas under Division 15.2 of the Illinois
19    Municipal Code.
20    Unless explicitly stated herein the cost of construction
21of new privately-owned buildings shall not be an eligible
22redevelopment project cost.
23    After November 1, 1999 (the effective date of Public Act
2491-478), none of the redevelopment project costs enumerated in
25this subsection shall be eligible redevelopment project costs
26if those costs would provide direct financial support to a

 

 

SB1905- 52 -LRB103 26712 AWJ 53075 b

1retail entity initiating operations in the redevelopment
2project area while terminating operations at another Illinois
3location within 10 miles of the redevelopment project area but
4outside the boundaries of the redevelopment project area
5municipality. For purposes of this paragraph, termination
6means a closing of a retail operation that is directly related
7to the opening of the same operation or like retail entity
8owned or operated by more than 50% of the original ownership in
9a redevelopment project area, but it does not mean closing an
10operation for reasons beyond the control of the retail entity,
11as documented by the retail entity, subject to a reasonable
12finding by the municipality that the current location
13contained inadequate space, had become economically obsolete,
14or was no longer a viable location for the retailer or
15serviceman.
16    No cost shall be a redevelopment project cost in a
17redevelopment project area if used to demolish, remove, or
18substantially modify a historic resource, after August 26,
192008 (the effective date of Public Act 95-934), unless no
20prudent and feasible alternative exists. "Historic resource"
21for the purpose of this paragraph means (i) a place or
22structure that is included or eligible for inclusion on the
23National Register of Historic Places or (ii) a contributing
24structure in a district on the National Register of Historic
25Places. This paragraph does not apply to a place or structure
26for which demolition, removal, or modification is subject to

 

 

SB1905- 53 -LRB103 26712 AWJ 53075 b

1review by the preservation agency of a Certified Local
2Government designated as such by the National Park Service of
3the United States Department of the Interior.
4    If a special service area has been established pursuant to
5the Special Service Area Tax Act or Special Service Area Tax
6Law, then any tax increment revenues derived from the tax
7imposed pursuant to the Special Service Area Tax Act or
8Special Service Area Tax Law may be used within the
9redevelopment project area for the purposes permitted by that
10Act or Law as well as the purposes permitted by this Act.
11    (q-1) For redevelopment project areas created pursuant to
12subsection (p-1), redevelopment project costs are limited to
13those costs in paragraph (q) that are related to the existing
14or proposed Regional Transportation Authority Suburban Transit
15Access Route (STAR Line) station.
16    (q-2) For a transit facility improvement area established
17prior to, on, or after the effective date of this amendatory
18Act of the 102nd General Assembly: (i) "redevelopment project
19costs" means those costs described in subsection (q) that are
20related to the construction, reconstruction, rehabilitation,
21remodeling, or repair of any existing or proposed transit
22facility, whether that facility is located within or outside
23the boundaries of a redevelopment project area established
24within that transit facility improvement area (and, to the
25extent a redevelopment project cost is described in subsection
26(q) as incurred or estimated to be incurred with respect to a

 

 

SB1905- 54 -LRB103 26712 AWJ 53075 b

1redevelopment project area, then it shall apply with respect
2to such transit facility improvement area); and (ii) the
3provisions of Section 11-74.4-8 regarding tax increment
4allocation financing for a redevelopment project area located
5in a transit facility improvement area shall apply only to the
6lots, blocks, tracts and parcels of real property that are
7located within the boundaries of that redevelopment project
8area and not to the lots, blocks, tracts, and parcels of real
9property that are located outside the boundaries of that
10redevelopment project area.
11    (r) "State Sales Tax Boundary" means the redevelopment
12project area or the amended redevelopment project area
13boundaries which are determined pursuant to subsection (9) of
14Section 11-74.4-8a of this Act. The Department of Revenue
15shall certify pursuant to subsection (9) of Section 11-74.4-8a
16the appropriate boundaries eligible for the determination of
17State Sales Tax Increment.
18    (s) "State Sales Tax Increment" means an amount equal to
19the increase in the aggregate amount of taxes paid by
20retailers and servicemen, other than retailers and servicemen
21subject to the Public Utilities Act, on transactions at places
22of business located within a State Sales Tax Boundary pursuant
23to the Retailers' Occupation Tax Act, the Use Tax Act, the
24Service Use Tax Act, and the Service Occupation Tax Act,
25except such portion of such increase that is paid into the
26State and Local Sales Tax Reform Fund, the Local Government

 

 

SB1905- 55 -LRB103 26712 AWJ 53075 b

1Distributive Fund, the Local Government Tax Fund and the
2County and Mass Transit District Fund, for as long as State
3participation exists, over and above the Initial Sales Tax
4Amounts, Adjusted Initial Sales Tax Amounts or the Revised
5Initial Sales Tax Amounts for such taxes as certified by the
6Department of Revenue and paid under those Acts by retailers
7and servicemen on transactions at places of business located
8within the State Sales Tax Boundary during the base year which
9shall be the calendar year immediately prior to the year in
10which the municipality adopted tax increment allocation
11financing, less 3.0% of such amounts generated under the
12Retailers' Occupation Tax Act, Use Tax Act and Service Use Tax
13Act and the Service Occupation Tax Act, which sum shall be
14appropriated to the Department of Revenue to cover its costs
15of administering and enforcing this Section. For purposes of
16computing the aggregate amount of such taxes for base years
17occurring prior to 1985, the Department of Revenue shall
18compute the Initial Sales Tax Amount for such taxes and deduct
19therefrom an amount equal to 4% of the aggregate amount of
20taxes per year for each year the base year is prior to 1985,
21but not to exceed a total deduction of 12%. The amount so
22determined shall be known as the "Adjusted Initial Sales Tax
23Amount". For purposes of determining the State Sales Tax
24Increment the Department of Revenue shall for each period
25subtract from the tax amounts received from retailers and
26servicemen on transactions located in the State Sales Tax

 

 

SB1905- 56 -LRB103 26712 AWJ 53075 b

1Boundary, the certified Initial Sales Tax Amounts, Adjusted
2Initial Sales Tax Amounts or Revised Initial Sales Tax Amounts
3for the Retailers' Occupation Tax Act, the Use Tax Act, the
4Service Use Tax Act and the Service Occupation Tax Act. For the
5State Fiscal Year 1989 this calculation shall be made by
6utilizing the calendar year 1987 to determine the tax amounts
7received. For the State Fiscal Year 1990, this calculation
8shall be made by utilizing the period from January 1, 1988,
9until September 30, 1988, to determine the tax amounts
10received from retailers and servicemen, which shall have
11deducted therefrom nine-twelfths of the certified Initial
12Sales Tax Amounts, Adjusted Initial Sales Tax Amounts or the
13Revised Initial Sales Tax Amounts as appropriate. For the
14State Fiscal Year 1991, this calculation shall be made by
15utilizing the period from October 1, 1988, until June 30,
161989, to determine the tax amounts received from retailers and
17servicemen, which shall have deducted therefrom nine-twelfths
18of the certified Initial State Sales Tax Amounts, Adjusted
19Initial Sales Tax Amounts or the Revised Initial Sales Tax
20Amounts as appropriate. For every State Fiscal Year
21thereafter, the applicable period shall be the 12 months
22beginning July 1 and ending on June 30, to determine the tax
23amounts received which shall have deducted therefrom the
24certified Initial Sales Tax Amounts, Adjusted Initial Sales
25Tax Amounts or the Revised Initial Sales Tax Amounts.
26Municipalities intending to receive a distribution of State

 

 

SB1905- 57 -LRB103 26712 AWJ 53075 b

1Sales Tax Increment must report a list of retailers to the
2Department of Revenue by October 31, 1988 and by July 31, of
3each year thereafter.
4    (t) "Taxing districts" means counties, townships, cities
5and incorporated towns and villages, school, road, park,
6sanitary, mosquito abatement, forest preserve, public health,
7fire protection, river conservancy, tuberculosis sanitarium
8and any other municipal corporations or districts with the
9power to levy taxes.
10    (u) "Taxing districts' capital costs" means those costs of
11taxing districts for capital improvements that are found by
12the municipal corporate authorities to be necessary and
13directly result from the redevelopment project.
14    (v) As used in subsection (a) of Section 11-74.4-3 of this
15Act, "vacant land" means any parcel or combination of parcels
16of real property without industrial, commercial, and
17residential buildings which has not been used for commercial
18agricultural purposes within 5 years prior to the designation
19of the redevelopment project area, unless the parcel is
20included in an industrial park conservation area or the parcel
21has been subdivided; provided that if the parcel was part of a
22larger tract that has been divided into 3 or more smaller
23tracts that were accepted for recording during the period from
241950 to 1990, then the parcel shall be deemed to have been
25subdivided, and all proceedings and actions of the
26municipality taken in that connection with respect to any

 

 

SB1905- 58 -LRB103 26712 AWJ 53075 b

1previously approved or designated redevelopment project area
2or amended redevelopment project area are hereby validated and
3hereby declared to be legally sufficient for all purposes of
4this Act. For purposes of this Section and only for land
5subject to the subdivision requirements of the Plat Act, land
6is subdivided when the original plat of the proposed
7Redevelopment Project Area or relevant portion thereof has
8been properly certified, acknowledged, approved, and recorded
9or filed in accordance with the Plat Act and a preliminary
10plat, if any, for any subsequent phases of the proposed
11Redevelopment Project Area or relevant portion thereof has
12been properly approved and filed in accordance with the
13applicable ordinance of the municipality.
14    (w) "Annual Total Increment" means the sum of each
15municipality's annual Net Sales Tax Increment and each
16municipality's annual Net Utility Tax Increment. The ratio of
17the Annual Total Increment of each municipality to the Annual
18Total Increment for all municipalities, as most recently
19calculated by the Department, shall determine the proportional
20shares of the Illinois Tax Increment Fund to be distributed to
21each municipality.
22    (x) "LEED certified" means any certification level of
23construction elements by a qualified Leadership in Energy and
24Environmental Design Accredited Professional as determined by
25the U.S. Green Building Council.
26    (y) "Green Globes certified" means any certification level

 

 

SB1905- 59 -LRB103 26712 AWJ 53075 b

1of construction elements by a qualified Green Globes
2Professional as determined by the Green Building Initiative.
3(Source: P.A. 102-627, eff. 8-27-21.)