Rep. John E. Bradley

Filed: 4/18/2006

 

 


 

 


 
09400SB3086ham003 LRB094 19181 RCE 58415 a

1
AMENDMENT TO SENATE BILL 3086

2     AMENDMENT NO. ______. Amend Senate Bill 3086, AS AMENDED,
3 by replacing all of Section 1-1-5 with the following:
 
4     "Section 1-1-5. Definitions. As used in this Act, except
5 with respect to the acquisition or damaging of property
6 authorized under the O'Hare Modernization Act:
7     "Acquisition of property", unless the context otherwise
8 requires, includes the acquisition, damaging, or use of
9 property or any right to or interest in property.
10     "Blighted area", "blight", and "blighted" have the same
11 meanings as under the applicable statute authorizing the
12 condemning authority to exercise the power of eminent domain
13 or, if those terms have no defined meaning under the applicable
14 statute, then the same meanings as under Section 11-74.4-3 of
15 the Illinois Municipal Code.
16     "Condemning authority" means the State or any unit of local
17 government, school district, or other entity authorized to
18 exercise the power of eminent domain."; and
 
19 by replacing all of Section 5-5-5 with the following:
 
20     "Section 5-5-5. Exercise of the power of eminent domain;
21 public use; blight.
22     (a) In addition to all other limitations and requirements,
23 a condemning authority may not take or damage property by the

 

 

09400SB3086ham003 - 2 - LRB094 19181 RCE 58415 a

1 exercise of the power of eminent domain unless it is for a
2 public use, as set forth in this Section.
3     (a-5) Subsections (b), (c), (d), (e), and (f) of this
4 Section do not apply to the acquisition of property under the
5 O'Hare Modernization Act. A condemning authority may exercise
6 the power of eminent domain for the acquisition or damaging of
7 property under the O'Hare Modernization Act as provided for by
8 law in effect prior to the effective date of this Act.
9     (a-10) Subsections (b), (c), (d), (e), and (f) of this
10 Section do not apply to the acquisition or damaging of property
11 in furtherance of the goals and objectives of an existing tax
12 increment allocation redevelopment plan. A condemning
13 authority may exercise the power of eminent domain for the
14 acquisition of property in furtherance of an existing tax
15 increment allocation redevelopment plan as provided for by law
16 in effect prior to the effective date of this Act.
17     As used in this subsection, "existing tax increment
18 allocation redevelopment plan" means a redevelopment plan that
19 was adopted under the Tax Increment Allocation Redevelopment
20 Act (Article 11, Division 74.4 of the Illinois Municipal Code)
21 prior to April 15, 2006 and for which property assembly costs
22 were, before that date, included as a budget line item in the
23 plan or described in the narrative portion of the plan as part
24 of the redevelopment project, but does not include (i) any
25 additional area added to the redevelopment project area on or
26 after April 15, 2006, (ii) any subsequent extension of the
27 completion date of a redevelopment plan beyond the estimated
28 completion date established in that plan prior to April 15,
29 2006, (iii) any acquisition of property in a conservation area
30 for which the condemnation complaint is filed more than 12
31 years after the effective date of this Act, or (iv) any
32 acquisition of property in an industrial park conservation
33 area.
34     As used in this subsection, "conservation area" and

 

 

09400SB3086ham003 - 3 - LRB094 19181 RCE 58415 a

1 "industrial park conservation area" have the same meanings as
2 under Section 11-74.4-3 of the Illinois Municipal Code.
3     (b) If the exercise of eminent domain authority is to
4 acquire property for public ownership and control, then the
5 condemning authority must prove that (i) the acquisition of the
6 property is necessary for a public purpose and (ii) the
7 acquired property will be owned and controlled by the
8 condemning authority or another governmental entity.
9     (c) Except when the acquisition is governed by subsection
10 (b) or is primarily for one of the purposes specified in
11 subsection (d), (e), or (f) and the condemning authority elects
12 to proceed under one of those subsections, if the exercise of
13 eminent domain authority is to acquire property for private
14 ownership or control, or both, then the condemning authority
15 must prove by clear and convincing evidence that the
16 acquisition of the property for private ownership or control is
17 (i) primarily for the benefit, use, or enjoyment of the public
18 and (ii) necessary for a public purpose.
19     An acquisition of property primarily for the purpose of the
20 elimination of blight is rebuttably presumed to be for a public
21 purpose and primarily for the benefit, use, or enjoyment of the
22 public under this subsection.
23     Any challenge to the existence of blighting factors alleged
24 in a complaint to condemn under this subsection shall be raised
25 within 6 months of the filing date of the complaint to condemn,
26 and if not raised within that time the right to challenge the
27 existence of those blighting factors shall be deemed waived.
28     Evidence that the Illinois Commerce Commission has granted
29 a certificate or otherwise made a finding of public convenience
30 and necessity for an acquisition of property (or any right or
31 interest in property) for private ownership or control
32 (including, without limitation, an acquisition for which the
33 use of eminent domain is authorized under the Public Utilities
34 Act, the Telephone Company Act, or the Electric Supplier Act)

 

 

09400SB3086ham003 - 4 - LRB094 19181 RCE 58415 a

1 to be used for utility purposes creates a rebuttable
2 presumption that such acquisition of that property (or right or
3 interest in property) is (i) primarily for the benefit, use, or
4 enjoyment of the public and (ii) necessary for a public
5 purpose.
6     In the case of an acquisition of property (or any right or
7 interest in property) for private ownership or control to be
8 used for utility, pipeline, or railroad purposes for which no
9 certificate or finding of public convenience and necessity by
10 the Illinois Commerce Commission is required, evidence that the
11 acquisition is one for which the use of eminent domain is
12 authorized under one of the following laws creates a rebuttable
13 presumption that the acquisition of that property (or right or
14 interest in property) is (i) primarily for the benefit, use, or
15 enjoyment of the public and (ii) necessary for a public
16 purpose:
17         (1) the Public Utilities Act,
18         (2) the Telephone Company Act,
19         (3) the Electric Supplier Act,
20         (4) the Railroad Terminal Authority Act,
21         (5) the Grand Avenue Railroad Relocation Authority
22     Act,
23         (6) the West Cook Railroad Relocation and Development
24     Authority Act,
25         (7) Section 4-505 of the Illinois Highway Code,
26         (8) Section 17 or 18 of the Railroad Incorporation Act,
27         (9) Section 18c-7501 of the Illinois Vehicle Code.
28     (d) If the exercise of eminent domain authority is to
29 acquire property for private ownership or control and if the
30 primary basis for the acquisition is the elimination of blight
31 and the condemning authority elects to proceed under this
32 subsection, then the condemning authority must: (i) prove by a
33 preponderance of the evidence that acquisition of the property
34 for private ownership or control is necessary for a public

 

 

09400SB3086ham003 - 5 - LRB094 19181 RCE 58415 a

1 purpose; (ii) prove by a preponderance of the evidence that the
2 property to be acquired is located in an area that is currently
3 designated as a blighted area or conservation area under an
4 applicable statute; (iii) if the existence of blight or
5 blighting factors is challenged in an appropriate motion filed
6 within 6 months after the date of filing of the complaint to
7 condemn, prove by a preponderance of the evidence that the
8 required blighting factors existed in the area so designated
9 (but not necessarily in the particular property to be acquired)
10 at the time of the designation under item (ii) or at any time
11 thereafter; and (iv) prove by a preponderance of the evidence
12 at least one of the following:
13         (A) that it has entered into an express written
14     agreement in which a private person or entity agrees to
15     undertake a development project within the blighted area
16     that specifically details the reasons for which the
17     property or rights in that property are necessary for the
18     development project;
19         (B) that the exercise of eminent domain power and the
20     proposed use of the property by the condemning authority
21     are consistent with a regional plan that has been adopted
22     within the past 5 years in accordance with Section 5-14001
23     of the Counties Code or Section 11-12-6 of the Illinois
24     Municipal Code or with a local land resource management
25     plan adopted under Section 4 of the Local Land Resource
26     Management Planning Act; or
27         (C) that (1) the acquired property will be used in the
28     development of a project that is consistent with the land
29     uses set forth in a comprehensive redevelopment plan
30     prepared in accordance with the applicable statute
31     authorizing the condemning authority to exercise the power
32     of eminent domain and is consistent with the goals and
33     purposes of that comprehensive redevelopment plan, and (2)
34     an enforceable written agreement, deed restriction, or

 

 

09400SB3086ham003 - 6 - LRB094 19181 RCE 58415 a

1     similar encumbrance has been or will be executed and
2     recorded against the acquired property to assure that the
3     project and the use of the property remain consistent with
4     those land uses, goals, and purposes for a period of at
5     least 40 years, which execution and recording shall be
6     included as a requirement in any final order entered in the
7     condemnation proceeding.
8     The existence of an ordinance, resolution, or other
9 official act designating an area as blighted is not prima facie
10 evidence of the existence of blight. A finding by the court in
11 a condemnation proceeding that a property or area has not been
12 proven to be blighted does not apply to any other case or
13 undermine the designation of a blighted area or conservation
14 area or the determination of the existence of blight for any
15 other purpose or under any other statute, including without
16 limitation under the Tax Increment Allocation Redevelopment
17 Act (Article 11, Division 74.4 of the Illinois Municipal Code).
18     Any challenge to the existence of blighting factors alleged
19 in a complaint to condemn under this subsection shall be raised
20 within 6 months of the filing date of the complaint to condemn,
21 and if not raised within that time the right to challenge the
22 existence of those blighting factors shall be deemed waived.
23     (e) If the exercise of eminent domain authority is to
24 acquire property for private ownership or control and if the
25 primary purpose of the acquisition is one of the purposes
26 specified in item (iii) of this subsection and the condemning
27 authority elects to proceed under this subsection, then the
28 condemning authority must prove by a preponderance of the
29 evidence that: (i) the acquisition of the property is necessary
30 for a public purpose; (ii) an enforceable written agreement,
31 deed restriction, or similar encumbrance has been or will be
32 executed and recorded against the acquired property to assure
33 that the project and the use of the property remain consistent
34 with the applicable purpose specified in item (iii) of this

 

 

09400SB3086ham003 - 7 - LRB094 19181 RCE 58415 a

1 subsection for a period of at least 40 years, which execution
2 and recording shall be included as a requirement in any final
3 order entered in the condemnation proceeding; and (iii) the
4 acquired property will be one of the following:
5         (1) included in the project site for a residential
6     project, or a mixed-use project including residential
7     units, where not less than 20% of the residential units in
8     the project are made available, for at least 15 years, by
9     deed restriction, long-term lease, regulatory agreement,
10     extended use agreement, or a comparable recorded
11     encumbrance, to low-income households and very low-income
12     households, as defined in Section 3 of the Illinois
13     Affordable Housing Act;
14         (2) used primarily for public airport, road, parking,
15     or mass transportation purposes and sold or leased to a
16     private party in a sale-leaseback, lease-leaseback, or
17     similar structured financing;
18         (3) owned or used by a public utility or electric
19     cooperative for utility purposes;
20         (4) owned or used by a railroad for passenger or
21     freight transportation purposes;
22         (5) sold or leased to a private party that operates a
23     water supply, waste water, recycling, waste disposal,
24     waste-to-energy, or similar facility;
25         (6) sold or leased to a not-for-profit corporation
26     whose purposes include the preservation of open space, the
27     operation of park space, and similar public purposes;
28         (7) used as a library, museum, or related facility, or
29     as infrastructure related to such a facility;
30         (8) used by a private party for the operation of a
31     charter school open to the general public; or
32         (9) a historic resource, as defined in Section 3 of the
33     Illinois State Agency Historic Resources Preservation Act,
34     a landmark designated as such under a local ordinance, or a

 

 

09400SB3086ham003 - 8 - LRB094 19181 RCE 58415 a

1     contributing structure within a local landmark district
2     listed on the National Register of Historic Places, that is
3     being acquired for purposes of preservation or
4     rehabilitation.
5     (f) If the exercise of eminent domain authority is to
6 acquire property for public ownership and private control and
7 if the primary purpose of the acquisition is one of the
8 purposes specified in item (iii) of this subsection and the
9 condemning authority elects to proceed under this subsection,
10 then the condemning authority must prove by a preponderance of
11 the evidence that: (i) the acquisition of the property is
12 necessary for a public purpose; (ii) the acquired property will
13 be owned by the condemning authority or another governmental
14 entity; and (iii) the acquired property will be controlled by a
15 private party that operates a business or facility related to
16 the condemning authority's operation of a university, medical
17 district, hospital, exposition or convention center, mass
18 transportation facility, or airport, including, but not
19 limited to, a medical clinic, research and development center,
20 food or commercial concession facility, social service
21 facility, maintenance or storage facility, cargo facility,
22 rental car facility, bus facility, taxi facility, flight
23 kitchen, fixed based operation, parking facility, refueling
24 facility, water supply facility, and railroad tracks and
25 stations.
26     (g) This Article is a limitation on the exercise of the
27 power of eminent domain, but is not an independent grant of
28 authority to exercise the power of eminent domain."; and
 
29 by replacing all of Section 10-5-60 with the following:
 
30       "(was 735 ILCS 5/7-121)
31     Section 10-5-60 7-121. Value. Except as to property
32 designated as possessing a special use, the fair cash market

 

 

09400SB3086ham003 - 9 - LRB094 19181 RCE 58415 a

1 value of property in a proceeding in eminent domain shall be
2 the amount of money that which a purchaser, willing, but not
3 obligated, to buy the property, would pay to an owner willing,
4 but not obliged, to sell in a voluntary sale. , which
5     For the acquisition or damaging of property under the
6 O'Hare Modernization Act, the amount shall be determined as of
7 the date of filing the complaint to condemn. For the
8 acquisition of other property, the amount of money shall be
9 determined and ascertained as of the date of filing the
10 complaint to condemn, except that:
11         (i) in the case of property not being acquired under
12     Article 20 (quick-take), if the trial commences more than 2
13     years after the date of filing the complaint to condemn,
14     the court may, in the interest of justice and equity,
15     declare a valuation date no sooner than the date of filing
16     the complaint to condemn and no later than the date of
17     commencement of the trial; and
18         (ii) in the case of property that is being acquired
19     under Article 20 (quick-take), if the trial commences more
20     than 2 years after the date of filing the complaint to
21     condemn, the court may, in the interest of justice and
22     equity, declare a valuation date no sooner than the date of
23     filing the complaint to condemn and no later than the date
24     on which the condemning authority took title to the
25     property.
26     In the condemnation of property for a public improvement,
27 there shall be excluded from the fair cash market value of the
28 property such amount of money any appreciation in value
29 proximately caused by the such improvement, and any
30 depreciation in value proximately caused by the such
31 improvement. However, such appreciation or depreciation shall
32 not be excluded when where property is condemned for a separate
33 project conceived independently of and subsequent to the
34 original project.

 

 

09400SB3086ham003 - 10 - LRB094 19181 RCE 58415 a

1 (Source: P.A. 82-280.)"; and
 
2 by replacing all of Section 10-5-62 with the following:
 
3     "Section 10-5-62. Relocation costs. Except when federal
4 funds are available for the payment of direct financial
5 assistance to persons displaced by the acquisition of their
6 real property, in all condemnation proceedings for the taking
7 or damaging of real property under the exercise of the power of
8 eminent domain, the condemning authority shall pay to displaced
9 persons reimbursement for their reasonable relocation costs,
10 determined in the same manner as under the federal Uniform
11 Relocation Assistance and Real Property Acquisition Policies
12 Act of 1970, as amended from time to time, and as implemented
13 by regulations promulgated under that Act. This Section does
14 not apply to the acquisition or damaging of property under the
15 O'Hare Modernization Act."; and
 
16 by replacing all of Section 10-5-105 with the following:
 
17     "Section 10-5-105. Sale of certain property acquired by
18 condemnation.
19     (a) This Section applies only to property that (i) has been
20 acquired after the effective date of this Act by condemnation
21 or threat of condemnation, (ii) was acquired for public
22 ownership and control by the condemning authority or another
23 public entity, and (iii) has been under the ownership and
24 control of the condemning authority or that other public entity
25 for a total of less than 5 years.
26     As used in this Section, "threat of condemnation" means
27 that the condemning authority has made an offer to purchase
28 property and has the authority to exercise the power of eminent
29 domain with respect to that property.
30     (b) Any governmental entity seeking to dispose of property

 

 

09400SB3086ham003 - 11 - LRB094 19181 RCE 58415 a

1 to which this Section applies must dispose of that property in
2 accordance with this Section, unless disposition of that
3 property is otherwise specifically authorized or prohibited by
4 law enacted by the General Assembly before, on, or after the
5 effective date of this Act.
6     (c) The sale or public auction by the State of property to
7 which this Section applies must be conducted in the manner
8 provided in the State Property Control Act for the disposition
9 of surplus property.
10     (d) The sale or public auction by a municipality of
11 property to which this Section applies must be conducted in
12 accordance with Section 11-76-4.1 or 11-76-4.2 of the Illinois
13 Municipal Code.
14     (e) The sale or public auction by any other unit of local
15 government or school district or property to which this Section
16 applies must be conducted in accordance with this subsection
17 (e). The corporate authorities of the the unit of local
18 government or school district, by resolution, may authorize the
19 sale or public auction of the property as surplus public real
20 estate. The value of the real estate shall be determined by a
21 written MAI-certified appraisal or by a written certified
22 appraisal of a State-certified or State-licensed real estate
23 appraiser. The appraisal shall be available for public
24 inspection. The resolution may direct the sale to be conducted
25 by the staff of the unit of local government or school
26 district; by listing with local licensed real estate agencies,
27 in which case the terms of the agent's compensation shall be
28 included in the resolution; or by public auction. The
29 resolution shall be published at the first opportunity
30 following its passage in a newspaper or newspapers published in
31 the county or counties in which the unit of local government or
32 school district is located. The resolution shall also contain
33 pertinent information concerning the size, use, and zoning of
34 the real estate and the terms of sale. The corporate

 

 

09400SB3086ham003 - 12 - LRB094 19181 RCE 58415 a

1 authorities of the unit of local government or school district
2 may accept any contract proposal determined by them to be in
3 the best interest of the unit of local government or school
4 district by a vote of two-thirds of the members of the
5 corporate authority of the unit of local government or school
6 district then holding office, but in no event at a price less
7 than 80% of the appraised value.
8     (f) This Section does not apply to the acquisition or
9 damaging of property under the O'Hare Modernization Act."; and
 
10 by replacing all of Section 10-5-110 with the following:
 
11     "Section 10-5-110. Offers of settlement by defendant;
12 attorney's fees and litigation expenses.
13     (a) This Section applies only to proceedings for the
14 acquisition of property for private ownership or control that
15 are subject to subsection (c), (d), (e), or (f) of Section
16 5-5-5.
17     (b) At any time between (i) the close of discovery in
18 accordance with Supreme Court Rule 218(c), as now or hereafter
19 amended, or another date set by the court or agreed to by the
20 parties, and (ii) 14 days before the commencement of trial to
21 determine final just compensation, any defendant may serve upon
22 the plaintiff a written offer setting forth the amount of
23 compensation that the defendant will accept for the taking of
24 that defendant's interest in the property. If the defendant
25 does not make such an offer, the defendant shall not be
26 entitled to the attorney's fees and other reimbursement
27 provided under subsection (e) of this Section.
28     (c) If, within 10 days after service of the offer, the
29 plaintiff serves written notice upon that defendant that the
30 offer is accepted, then either of those parties may file a copy
31 of the offer and a copy of the notice of acceptance together
32 with proof of service of the notice. The court shall then enter

 

 

09400SB3086ham003 - 13 - LRB094 19181 RCE 58415 a

1 judgment.
2     (d) An offer that is not accepted within the 10-day period
3 is deemed to be withdrawn and evidence of the offer is not
4 admissible at trial.
5     (e) If a plaintiff does not accept an offer as provided in
6 subsection (c) and if the final just compensation for the
7 defendant's interest is determined by the trier of fact to be
8 equal to or in excess of the amount of the defendant's last
9 written offer under subsection (b), then the court must order
10 the plaintiff to pay to the defendant that defendant's
11 attorney's fees as calculated under subsection (f) of this
12 Section. The plaintiff shall also pay to the defendant that
13 defendant's reasonable costs and litigation expenses,
14 including, without limitation, expert witness and appraisal
15 fees, incurred after the making of the defendant's last written
16 offer under subsection (b).
17     (f) Any award of attorney's fees under this Section shall
18 be based solely on the net benefit achieved for the property
19 owner, except that the court may also consider any non-monetary
20 benefits obtained for the property owner through the efforts of
21 the attorney to the extent that the non-monetary benefits are
22 specifically identified by the court and can be quantified by
23 the court with a reasonable degree of certainty. "Net benefit"
24 means the difference, exclusive of interest, between the final
25 judgment or settlement and the last written offer made by the
26 condemning authority before the filing date of the condemnation
27 complaint. The award shall be calculated as follows, subject to
28 the Illinois Rules of Professional Conduct:
29         (1) 33% of the net benefit if the net benefit is
30     $250,000 or less;
31         (2) 25% of the net benefit if the net benefit is more
32     than $250,000 but less than $1 million; or
33         (3) 20% of the net benefit if the net benefit is $1
34     million or more.

 

 

09400SB3086ham003 - 14 - LRB094 19181 RCE 58415 a

1     (g) This Section does not apply to the acquisition of
2 property under the O'Hare Modernization Act.
 
3     Section 10-5-115. Eligible costs. Any cost required to be
4 paid by a condemning authority under this Act, including, but
5 not limited to, relocation costs and attorney's fees, shall be
6 deemed a redevelopment project cost or eligible cost under the
7 statute pursuant to which the condemning authority exercised
8 its power of eminent domain, even if those costs are not
9 identified as such as of the effective date of this Act."; and
 
10 by replacing all of Section 15-1-5 with the following:
 
11     "Section 15-1-5. Grants of power in other statutes; this
12 Act controls. The State of Illinois and its various
13 subdivisions and agencies, and all units of local government,
14 school districts, and other entities, have the powers of
15 condemnation and eminent domain that are (i) expressly provided
16 in this Act or (ii) expressly provided in any other provision
17 of law. Those powers may be exercised, however, only in
18 accordance with this Act. If any power of condemnation or
19 eminent domain that arises under any other provision of law is
20 in conflict with this Act, this Act controls. This Section does
21 not apply to the acquisition or damaging of property under the
22 O'Hare Modernization Act."; and
 
23 by replacing all of Section 90-5-5 with the following:
 
24     "Section 90-5-5. Applicability. This Act applies only to
25 complaints to condemn that are filed on or after its effective
26 date."; and
 
27 by deleting Section 95-5-845; and
 

 

 

09400SB3086ham003 - 15 - LRB094 19181 RCE 58415 a

1 by replacing all of Section 99-5-5 with the following:
 
2     "Section 99-5-5. Effective date. This Act takes effect on
3 January 1, 2007.".