96TH GENERAL ASSEMBLY
State of Illinois
2009 and 2010
SB2970

 

Introduced 2/3/2010, by Sen. Emil Jones, III

 

SYNOPSIS AS INTRODUCED:
 
70 ILCS 2605/8c   from Ch. 42, par. 327c

    Amends the Metropolitan Water Reclamation District Act. In provisions concerning the leasing of property by a sanitary district, exempts from the lease requirements any academic institution of learning which has been in existence for 5 years prior to the lease, provided that the lease limit the institution's use of the leased land to only those purposes relating to the operation of the institution's academic, "community service", or physical educational programs. Effective immediately.


LRB096 19793 RLJ 35234 b

FISCAL NOTE ACT MAY APPLY

 

 

A BILL FOR

 

SB2970 LRB096 19793 RLJ 35234 b

1     AN ACT concerning local government.
 
2     Be it enacted by the People of the State of Illinois,
3 represented in the General Assembly:
 
4     Section 5. The Metropolitan Water Reclamation District Act
5 is amended by changing Section 8c as follows:
 
6     (70 ILCS 2605/8c)  (from Ch. 42, par. 327c)
7     Sec. 8c. Leases. Every lease of property no longer or not
8 immediately required for corporate purposes of a sanitary
9 district, from such district to others for a term not to exceed
10 99 years, in accordance with Section 8 of this Act, shall be
11 negotiated, created and executed in the following manner:
12         (1) Notice of such proposed leasing shall be published
13     for 3 consecutive weeks in a newspaper of general
14     circulation published in such sanitary district, if any,
15     and otherwise in the county containing such district.
16         (2) Prior to receipt of bids for the lease under this
17     Section, the fair market value of every parcel of real
18     property to be leased must be determined by 2 professional
19     appraisers who are members of the American Institute of
20     Real Estate Appraisers or a similar, equivalently
21     recognized professional organization. The sanitary
22     district acting through the executive director may select
23     and engage an additional appraiser for such determination

 

 

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1     of fair market value. Every appraisal report must contain
2     an affidavit certifying the absence of any collusion
3     involving the appraiser and relating to the lease of such
4     property.
5         (3) No lease may be awarded unless the bid of such
6     highest responsible bidder provides for an annual rental
7     payment to the sanitary district of at least 6% of the
8     parcel's fair market value determined under this Section,
9     provided however, if the sanitary district determines that
10     a parcel contains a special development impediment,
11     defined as any condition that constitutes a material
12     impediment to the development or lease of a parcel, and
13     includes, but is not limited to: environmental
14     contamination, obsolescence, or advanced disrepair of
15     improvements or structures, or accumulation of large
16     quantities of non-indigenous materials, the sanitary
17     district may establish a minimum acceptable initial annual
18     rental of less than 6% of the parcel's fair market value
19     for the initial 10 years of the lease. In no event will the
20     annual rental payment for each 10-year period after the
21     initial 10 years of the lease be less than the 6% of the
22     parcel's fair market value determined under this Section.
23     Every lease must be awarded to the highest responsible
24     bidder (including established commercial or industrial
25     concerns and financially responsible individuals) upon
26     free and open competitive bids. In determining the

 

 

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1     responsibility of any bidder, the sanitary district may
2     consider, in addition to financial responsibility, any
3     past records of transactions with the bidder and any other
4     pertinent factors, including but not limited to, the
5     bidder's performance or past record with respect to any
6     lease, use, occupancy, or trespass of sanitary district or
7     other lands.
8         (4) Prior to acceptance of the bid of the highest
9     responsible bidder and before execution of the lease the
10     bidder shall submit to the board of commissioners and
11     executive director, for incorporation in the lease, a
12     detailed plan and description of improvements to be
13     constructed upon the leased property, the time within which
14     the improvements will be completed, and the intended uses
15     of the leased property. If there is more than one
16     responsible bid, the board of commissioners may authorize
17     and direct the executive director to solicit from the 2
18     highest responsible bidders written amendments to their
19     prior bids, increasing their rental bid proposal by at
20     least 5% in excess of their prior written bid, or otherwise
21     amending the financial terms of their bid so as to maximize
22     the financial return to the sanitary district during the
23     term of the proposed lease. Upon the executive director's
24     tentative agreement with one or more amended bids, the bids
25     may be submitted to the board of commissioners with the
26     recommendation of the executive director for acceptance of

 

 

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1     one or rejection of all. The amendments may not result in a
2     diminution of the terms of the transaction and must result
3     in an agreement that is equal to or greater in value than
4     the highest responsible bid initially received.
5         (5) The execution of such lease must be contemporaneous
6     to the execution by the lessee, each member of the board of
7     commissioners and the executive director of an affidavit
8     certifying the absence of any collusion involving the
9     lessee, the members and the executive director and relating
10     to such lease.
11         (6) No later than 30 days after the effective date of
12     the lease, the lessee must deliver to the sanitary district
13     a certified statement of the County Assessor, Township
14     Assessor or the county clerk of the county wherein the
15     property is situated that such property is presently
16     contained in the official list of lands and lots to be
17     assessed for taxes for the several towns or taxing
18     districts in his county.
19         (7) Such lease may be subject to annual adjustments
20     based on changes in the Consumer Price Index published by
21     the United States Department of Labor, Bureau of Labor
22     Statistics, or some other well known economic governmental
23     activity index. Any lease, the term of which will extend
24     for 15 years or more, shall provide for a redetermination
25     of the fair market value (independent of improvements to
26     the property subsequent to the effective date of the lease)

 

 

SB2970 - 5 - LRB096 19793 RLJ 35234 b

1     after the initial 10 years and every 10 years thereafter,
2     in the manner set forth in paragraph (2) of this Section,
3     which redetermination shall be referred to as the decennial
4     adjustment. Where the property rental is less than 6% of
5     fair market value due to the existence of a special
6     development impediment, the first decennial adjustment
7     shall not occur until the twentieth year of the lease. Such
8     redetermination shall be as of the first day of each
9     succeeding 10 year period, and annual rental payments shall
10     be adjusted so that the ratio of annual rental to fair
11     market value shall be the same as that ratio for the first
12     year of the preceding 10 year period. The decennial
13     adjustment shall not exceed 100% of the rental in effect on
14     the last day of the preceding 10-year period, except when
15     the property rental is less than 6% of fair market value
16     due to the existence of a special development impediment,
17     in which case, the decennial adjustment shall not be so
18     limited until the twentieth year of the lease. The rental
19     payment for the first year of the new 10 year period may be
20     subject to Consumer Price Index or other allowable index
21     adjustments for each of the next 9 years, or until the end
22     of the lease term if there are less than 9 years remaining.
23         (8) A sanitary district may require compensation to be
24     paid in addition to rent, based on a reasonable percentage
25     of revenues derived from a lessee's business operations on
26     the leasehold premises or subleases, or may require

 

 

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1     additional compensation from the lessee or any sublessee in
2     the form of services, including but not limited to solid
3     waste disposal; provided, however, that such additional
4     compensation shall not be considered in determining the
5     highest responsible bid, said highest responsible bid to be
6     determined only on the initial annual rental payment as set
7     forth in paragraph (3) of this Section.
8         (9) No assignment of such lease or sublease of such
9     property is effective unless approved in writing by the
10     executive director and the board of commissioners of the
11     sanitary district. The district may consider, for any
12     assignment or sublease, all pertinent factors including
13     the assignee's or sublessee's responsibility in accordance
14     with subparagraph (3) of this Section. The sanitary
15     district may also condition its consent upon the
16     redetermination of the annual rental required to be paid
17     under any lease initially executed on or before January 1,
18     1983, for which the annual rent being paid thereunder is
19     less than 6% of the current appraised fair market value of
20     the leased property. The redetermination of any annual
21     rental under this Section shall be consistent with the
22     requirements of subparagraphs (2) and (3) of this Section.
23     No assignment or sublease is effective if the assignee or
24     sublessee is a trust constituted by real property of which
25     the trustee has title but no power of management or
26     control, unless the identity of the beneficiaries of the

 

 

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1     trust is revealed, upon demand, to the executive director
2     and the board of commissioners of the sanitary district.
3         (10) Failure by the lessee to comply with a provision
4     in the lease relating to improvements upon the leased
5     property or any other provision constitutes grounds for
6     forfeiture of the lease, and upon such failure the sanitary
7     district acting through the executive director shall serve
8     the lessee with a notice to terminate the lease and deliver
9     possession of the property to the sanitary district within
10     a particular period.
11         (11) If the executive director and the board of
12     commissioners conclude that it would be in the public
13     interest, said sanitary district may lease without
14     complying with the prior provisions of this Section, in
15     accordance with an Act concerning "Transfer of Real Estate
16     between Municipal Corporations", approved July 2, 1925, as
17     amended, to the following, upon such terms as may be
18     mutually agreeable: (a) the United States of America and
19     the State of Illinois, County of Cook, any municipal
20     corporation, with provisions that the property is to be
21     applied exclusively for public recreational purposes or
22     other public purposes; (b) any academic institution of
23     learning which has been in existence for 5 years prior to
24     said lease, provided that such lease limit the
25     institution's use of the leased land to only those purposes
26     relating to the operation of such institution's academic,

 

 

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1     community service, or physical educational programs; or
2     (c) any lease involving land located in a county with a
3     population of 100,000 or less and which is leased solely
4     for agricultural or commercial recreational uses. Any
5     lease issued in accordance with this paragraph shall
6     contain the provisions that such lease is terminable in
7     accordance with service of a one-year notice to terminate
8     after determination by the board of commissioners and the
9     executive director that such property (or part thereof) has
10     become essential to the corporate purposes of the sanitary
11     district.
12 (Source: P.A. 95-604, eff. 9-11-07; 95-923, eff. 1-1-09.)
 
13     Section 99. Effective date. This Act takes effect upon
14 becoming law.