|
|||||||||||||||||||||||||||||||
|
|||||||||||||||||||||||||||||||
| |||||||||||||||||||||||||||||||
|
|||||||||||||||||||||||||||||||
| |||||||||||||||||||||||||||||||
1 | AN ACT concerning housing.
| ||||||||||||||||||||||||||||||
2 | Be it enacted by the People of the State of Illinois,
| ||||||||||||||||||||||||||||||
3 | represented in the General Assembly:
| ||||||||||||||||||||||||||||||
4 | Section 5. The Affordable Housing Planning and Appeal Act | ||||||||||||||||||||||||||||||
5 | is amended by changing Sections 15, 20, 25, and 30 as follows:
| ||||||||||||||||||||||||||||||
6 | (310 ILCS 67/15)
| ||||||||||||||||||||||||||||||
7 | Sec. 15. Definitions. As used in this Act:
| ||||||||||||||||||||||||||||||
8 | "Affordable housing" means housing that has a sales price | ||||||||||||||||||||||||||||||
9 | or rental amount
that is within the means of a household that | ||||||||||||||||||||||||||||||
10 | may occupy moderate-income or
low-income
housing. In the case | ||||||||||||||||||||||||||||||
11 | of dwelling units for sale,
housing that is affordable means | ||||||||||||||||||||||||||||||
12 | housing in which mortgage, amortization,
taxes, insurance, and | ||||||||||||||||||||||||||||||
13 | condominium or association fees, if any, constitute no
more | ||||||||||||||||||||||||||||||
14 | than 30% of the gross annual household income for a household | ||||||||||||||||||||||||||||||
15 | of the size
that may occupy the unit. In the case of dwelling | ||||||||||||||||||||||||||||||
16 | units for rent, housing that
is affordable means housing for | ||||||||||||||||||||||||||||||
17 | which the rent and utilities constitute no more
than 30% of the | ||||||||||||||||||||||||||||||
18 | gross annual household income for a household of the size that
| ||||||||||||||||||||||||||||||
19 | may occupy the unit.
| ||||||||||||||||||||||||||||||
20 | "Affordable housing developer" means a nonprofit entity, | ||||||||||||||||||||||||||||||
21 | limited equity
cooperative or public agency, or private | ||||||||||||||||||||||||||||||
22 | individual, firm, corporation, or
other entity
seeking to build | ||||||||||||||||||||||||||||||
23 | an affordable housing development.
| ||||||||||||||||||||||||||||||
24 | "Affordable housing development" means (i) any housing | ||||||||||||||||||||||||||||||
25 | that is subsidized by
the federal or State government or (ii) | ||||||||||||||||||||||||||||||
26 | any housing in which at least 20% of
the dwelling units are | ||||||||||||||||||||||||||||||
27 | subject to covenants or restrictions that require that
the | ||||||||||||||||||||||||||||||
28 | dwelling units be sold or rented at prices that preserve them | ||||||||||||||||||||||||||||||
29 | as affordable
housing for a period of at least 15 years, in the | ||||||||||||||||||||||||||||||
30 | case of for-sale housing, and
at least 30 years, in the case of | ||||||||||||||||||||||||||||||
31 | rental housing.
| ||||||||||||||||||||||||||||||
32 | "Approving authority" means the governing body of the |
| |||||||
|
|||||||
1 | county or municipality.
| ||||||
2 | "Development" means any building, construction, | ||||||
3 | renovation, or excavation or
any material change in the use or | ||||||
4 | appearance of any structure or in the land
itself; the division | ||||||
5 | of land into parcels; or any change in the intensity or
use
of | ||||||
6 | land, such as an increase in the number of dwelling units in a | ||||||
7 | structure or
a change to a commercial use.
| ||||||
8 | "Exempt local government" means any local government in | ||||||
9 | which at least 10% of
its total year-round housing units are | ||||||
10 | affordable, as determined by the
Illinois Housing Development | ||||||
11 | Authority pursuant to Section 20 of this Act; or
any | ||||||
12 | municipality under 1,000 population.
| ||||||
13 | "Household" means the person or persons occupying a | ||||||
14 | dwelling unit.
| ||||||
15 | "Local government" means a county or municipality.
| ||||||
16 | "Low-income housing" means housing that is affordable, | ||||||
17 | according to the
federal Department of Housing and Urban | ||||||
18 | Development, for either home ownership
or rental, and that is | ||||||
19 | occupied, reserved, or marketed for occupancy by
households | ||||||
20 | with a gross household income that does not exceed 50% of the | ||||||
21 | median
gross household income for households of the same size | ||||||
22 | within the primary metropolitan statistical area, metropolitan | ||||||
23 | statistical area, or county in
which the housing is located.
| ||||||
24 | "Moderate-income housing" means housing that is | ||||||
25 | affordable, according to the
federal Department of Housing and | ||||||
26 | Urban Development, for either home ownership
or
rental, and | ||||||
27 | that is occupied, reserved, or marketed for occupancy by | ||||||
28 | households
with a gross household income that is greater than | ||||||
29 | 50% but does not exceed 80%
of the median gross household | ||||||
30 | income for households of the same size within the
primary | ||||||
31 | metropolitan statistical area, metropolitan statistical area, | ||||||
32 | or county in which the housing is located.
| ||||||
33 | "Non-appealable local government requirements" means all | ||||||
34 | essential
requirements that protect the public health and | ||||||
35 | safety, including any local
building, electrical, fire, or | ||||||
36 | plumbing code requirements or those requirements
that
are |
| |||||||
|
|||||||
1 | critical to the protection or preservation of the environment.
| ||||||
2 | (Source: P.A. 93-595, eff. 1-1-04.)
| ||||||
3 | (310 ILCS 67/20)
| ||||||
4 | Sec. 20. Determination of exempt local governments.
| ||||||
5 | (a) Beginning October 1, 2004
January 1, 2006 , the Illinois | ||||||
6 | Housing Development Authority
shall determine which local | ||||||
7 | governments are exempt and not exempt from the
operation of | ||||||
8 | this
Act based on an identification of the total number of | ||||||
9 | year-round housing units
in the most
recent decennial census | ||||||
10 | for each local government within the State and by an
inventory | ||||||
11 | of for-sale and rental affordable housing units, as defined in | ||||||
12 | this
Act, for each local government from the decennial census | ||||||
13 | and other relevant
sources.
| ||||||
14 | (b) The Illinois Housing Development Authority shall make | ||||||
15 | this determination
by:
| ||||||
16 | (i) totaling the number of for-sale housing units in | ||||||
17 | each local government
that are affordable to households | ||||||
18 | with a gross household income that is less
than 80% of the | ||||||
19 | median household income within the county or primary
| ||||||
20 | metropolitan statistical area;
| ||||||
21 | (ii) totaling the number of rental units in each local | ||||||
22 | government that are
affordable to households with a gross | ||||||
23 | household income that is less than 60% of
the median | ||||||
24 | household income within the county or primary metropolitan
| ||||||
25 | statistical
area;
| ||||||
26 | (iii) adding the number of for-sale and rental units | ||||||
27 | for each local
government from items (i) and (ii); and
| ||||||
28 | (iv) dividing the sum of (iii) above by the total | ||||||
29 | number of year-round
housing units in the local government | ||||||
30 | as contained in the latest decennial
census and multiplying | ||||||
31 | the result by 100 to determine the percentage of
affordable | ||||||
32 | housing units within the jurisdiction of the local | ||||||
33 | government.
| ||||||
34 | (c) Beginning October 1, 2004
January 1, 2006 , the Illinois | ||||||
35 | Housing Development Authority
shall publish on an annual basis |
| |||||||
|
|||||||
1 | a list of exempt and non-exempt local
governments and the data | ||||||
2 | that it
used to calculate its determination. The data shall be | ||||||
3 | shown for each local
government in the State and for the State | ||||||
4 | as a whole.
| ||||||
5 | (d) A local government or developer of affordable housing | ||||||
6 | may appeal the
determination of the Illinois Housing | ||||||
7 | Development Authority as to whether the
local government is | ||||||
8 | exempt or non-exempt under this Act in connection with an
| ||||||
9 | appeal
under Section 30 of this Act.
| ||||||
10 | (Source: P.A. 93-595, eff. 1-1-04.)
| ||||||
11 | (310 ILCS 67/25)
| ||||||
12 | Sec. 25. Affordable housing plan.
| ||||||
13 | (a) Prior to January 1, 2005
July 1, 2004 , all non-exempt | ||||||
14 | local governments must approve an
affordable housing plan.
| ||||||
15 | (b) For the purposes of this Act, the affordable housing | ||||||
16 | plan shall consist
of at least the following:
| ||||||
17 | (i) a statement of the total number of affordable | ||||||
18 | housing units that are
necessary to exempt the local | ||||||
19 | government from the operation of this Act as
defined in | ||||||
20 | Section 15 and Section 20;
| ||||||
21 | (ii) an identification of lands within the | ||||||
22 | jurisdiction that are most
appropriate for the | ||||||
23 | construction of affordable housing and of existing
| ||||||
24 | structures most appropriate for conversion to, or | ||||||
25 | rehabilitation for,
affordable housing,
including a | ||||||
26 | consideration of lands and structures of developers who | ||||||
27 | have
expressed a commitment to provide affordable housing | ||||||
28 | and lands and structures
that are publicly or semi-publicly | ||||||
29 | owned;
| ||||||
30 | (iii) incentives that local governments may provide | ||||||
31 | for the purpose of
attracting affordable housing to their | ||||||
32 | jurisdiction; and
| ||||||
33 | (iv) a goal of a minimum of 15% of all new development | ||||||
34 | or
redevelopment within the local government that would be | ||||||
35 | defined as affordable
housing in this Act; or a minimum of |
| |||||||
|
|||||||
1 | a 3 percentage point increase in the
overall percentage of | ||||||
2 | affordable housing within its jurisdiction every 5 years | ||||||
3 | beginning January 1, 2005 , as
defined in Section 20 of this | ||||||
4 | Act; or a minimum of a total of 10% of affordable
housing
| ||||||
5 | within its jurisdiction.
| ||||||
6 | (c) Within 60 days after the adoption of an affordable | ||||||
7 | housing plan or
revisions to its affordable housing plan, the | ||||||
8 | local government must submit a
copy of that plan to the | ||||||
9 | Illinois Housing Development Authority.
| ||||||
10 | (Source: P.A. 93-595, eff. 1-1-04.)
| ||||||
11 | (310 ILCS 67/30)
| ||||||
12 | Sec. 30. Appeal to State Housing Appeals Board.
| ||||||
13 | (a) Beginning January 1, 2006, an affordable housing | ||||||
14 | developer whose
application is either denied or approved with | ||||||
15 | conditions that in his or her
judgment render the provision of | ||||||
16 | affordable housing infeasible may, within 45
days after the | ||||||
17 | decision, submit to the State Housing Appeals Board information
| ||||||
18 | regarding why the developer believes he or she was unfairly | ||||||
19 | denied or
conditions were placed upon the tentative approval of | ||||||
20 | the development unless
the local government that rendered the | ||||||
21 | decision is exempt under Section 15 or
Section 20 of this Act. | ||||||
22 | The Board shall maintain all
information forwarded to them by | ||||||
23 | developers and shall compile and make
available an annual | ||||||
24 | report summarizing the information thus received.
| ||||||
25 | (b) Beginning January 1, 2006
2009 , an affordable housing | ||||||
26 | developer whose
application is either denied or approved with | ||||||
27 | conditions that in his or her
judgment render the
provision of | ||||||
28 | affordable housing infeasible may, within 45 days after the
| ||||||
29 | decision, appeal to the State Housing Appeals Board challenging | ||||||
30 | that decision
unless the municipality or county that rendered | ||||||
31 | the decision is exempt under
Section 15 of this Act. The | ||||||
32 | developer must submit information regarding why the
developer | ||||||
33 | believes he or she was unfairly denied or unreasonable | ||||||
34 | conditions
were placed upon the tentative approval of the | ||||||
35 | development.
|
| |||||||
|
|||||||
1 | (c) Beginning January 1, 2006
2009 , the Board shall render | ||||||
2 | a decision on the
appeal within 120 days after the appeal is | ||||||
3 | filed.
In its determination of an appeal, the Board shall | ||||||
4 | conduct a de novo review of
the
matter. In rendering its | ||||||
5 | decision, the Board shall consider the facts and
whether the | ||||||
6 | developer was treated in a manner that places an undue burden | ||||||
7 | on
the development due to the fact that the development | ||||||
8 | contains affordable
housing as defined in this Act. The Board | ||||||
9 | shall further consider any action
taken by the unit of local | ||||||
10 | government in regards to granting waivers or
variances that | ||||||
11 | would have the effect of creating or prohibiting the economic
| ||||||
12 | viability of the development. In any proceeding before the | ||||||
13 | Board, the developer
bears the burden of demonstrating that he | ||||||
14 | or she has been unfairly denied or
unreasonable conditions have | ||||||
15 | been
placed upon the tentative approval for the application for | ||||||
16 | an affordable
housing development.
| ||||||
17 | (d) The Board shall dismiss any appeal if:
| ||||||
18 | (i) the local government has adopted an affordable | ||||||
19 | housing plan as defined
in Section 25 of this Act and | ||||||
20 | submitted that plan to the Illinois Housing
Development | ||||||
21 | Authority within the time frame required by this Act; and
| ||||||
22 | (ii) the local government has implemented its | ||||||
23 | affordable housing plan
and has met its goal as established | ||||||
24 | in its affordable housing plan as
defined in Section 25 of | ||||||
25 | this Act.
| ||||||
26 | (e) The Board shall dismiss any appeal if the reason for | ||||||
27 | denying the
application or placing
conditions upon the approval | ||||||
28 | is a non-appealable local government
requirement
under Section | ||||||
29 | 15 of this Act.
| ||||||
30 | (f) The Board may affirm, reverse, or modify the conditions | ||||||
31 | of, or add
conditions to, a decision made by the approving | ||||||
32 | authority. The decision of the
Board constitutes an order | ||||||
33 | directed to the approving authority and is binding
on the local | ||||||
34 | government.
| ||||||
35 | (g) The appellate court has the exclusive jurisdiction to | ||||||
36 | review decisions
of the Board.
|
| |||||||
|
|||||||
1 | (Source: P.A. 93-595, eff. 1-1-04.)
| ||||||
2 | Section 99. Effective date. This Act takes effect upon | ||||||
3 | becoming law.
|