Sen. Susan Garrett

Filed: 4/11/2005

 

 


 

 


 
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1
AMENDMENT TO SENATE BILL 966

2     AMENDMENT NO. ______. Amend Senate Bill 966 by replacing
3 everything after the enacting clause with the following:
 
4     "Section 5. The Counties Code is amended by changing
5 Section 5-12001 as follows:
 
6     (55 ILCS 5/5-12001)  (from Ch. 34, par. 5-12001)
7     Sec. 5-12001. Authority to regulate and restrict location
8 and use of structures.
9     For the purpose of promoting the public health, safety,
10 morals, comfort and general welfare, conserving the values of
11 property throughout the county, lessening or avoiding
12 congestion in the public streets and highways, and lessening or
13 avoiding the hazards to persons and damage to property
14 resulting from the accumulation or runoff of storm or flood
15 waters, the county board or board of county commissioners, as
16 the case may be, of each county, shall have the power to
17 regulate and restrict the location and use of buildings,
18 structures and land for trade, industry, residence and other
19 uses which may be specified by such board, to regulate and
20 restrict the intensity of such uses, to establish building or
21 setback lines on or along any street, trafficway, drive,
22 parkway or storm or floodwater runoff channel or basin outside
23 the limits of cities, villages and incorporated towns which
24 have in effect municipal zoning ordinances; to divide the

 

 

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1 entire county outside the limits of such cities, villages and
2 incorporated towns into districts of such number, shape, area
3 and of such different classes, according to the use of land and
4 buildings, the intensity of such use (including height of
5 buildings and structures and surrounding open space) and other
6 classification as may be deemed best suited to carry out the
7 purposes of this Division; to prohibit uses, buildings or
8 structures incompatible with the character of such districts
9 respectively; and to prevent additions to and alteration or
10 remodeling of existing buildings or structures in such a way as
11 to avoid the restrictions and limitations lawfully imposed
12 hereunder: Provided, that permits with respect to the erection,
13 maintenance, repair, alteration, remodeling or extension of
14 buildings or structures used or to be used for agricultural
15 purposes shall be issued free of any charge. The corporate
16 authorities of the county may by ordinance require the
17 construction of fences around or protective covers over
18 previously constructed artificial basins of water dug in the
19 ground and used for swimming or wading, which are located on
20 private residential property and intended for the use of the
21 owner and guests. In all ordinances or resolutions passed under
22 the authority of this Division, due allowance shall be made for
23 existing conditions, the conservation of property values, the
24 directions of building development to the best advantage of the
25 entire county, and the uses to which property is devoted at the
26 time of the enactment of any such ordinance or resolution.
27     The powers by this Division given shall not be exercised so
28 as to deprive the owner of any existing property of its use or
29 maintenance for the purpose to which it is then lawfully
30 devoted, but provisions may be made for (i) the gradual
31 elimination of the uses of unimproved lands or lot areas when
32 the existing rights of the persons in possession are terminated
33 or when the uses to which they are devoted are discontinued,
34 (ii) the gradual elimination of uses to which the buildings and

 

 

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1 structures are devoted if they are adaptable to permitted uses,
2 and (iii) the gradual elimination of the buildings and
3 structures when they are destroyed or damaged in major part;
4 nor shall they be exercised so as to impose regulations,
5 eliminate uses, buildings, or structures, or require permits
6 with respect to land used for agricultural purposes, which
7 includes the growing of farm crops, truck garden crops, animal
8 and poultry husbandry, apiculture, aquaculture, dairying,
9 floriculture, horticulture, nurseries, tree farms, sod farms,
10 pasturage, viticulture, and wholesale greenhouses when such
11 agricultural purposes constitute the principal activity on the
12 land, other than parcels of land consisting of less than 5
13 acres from which $1,000 or less of agricultural products were
14 sold in any calendar year in counties with a population between
15 300,000 and 400,000 or in counties contiguous to a county with
16 a population between 300,000 and 400,000, and other than
17 parcels of land consisting of less than 5 acres in counties
18 with a population in excess of 400,000, or with respect to the
19 erection, maintenance, repair, alteration, remodeling or
20 extension of buildings or structures used or to be used for
21 agricultural purposes upon such land except that such buildings
22 or structures for agricultural purposes may be required to
23 conform to building or set back lines and counties may
24 establish a minimum lot size for residences on land used for
25 agricultural purposes; nor shall any such powers be so
26 exercised as to prohibit the temporary use of land for the
27 installation, maintenance and operation of facilities used by
28 contractors in the ordinary course of construction activities,
29 except that such facilities may be required to be located not
30 less than 1,000 feet from any building used for residential
31 purposes, and except that the period of such temporary use
32 shall not exceed the duration of the construction contract; nor
33 shall any such powers include the right to specify or regulate
34 the type or location of any poles, towers, wires, cables,

 

 

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1 conduits, vaults, laterals or any other similar distributing
2 equipment of a public utility as defined in the Public
3 Utilities Act, if the public utility is subject to the Messages
4 Tax Act, the Gas Revenue Tax Act or the Public Utilities
5 Revenue Act, or if such facilities or equipment are located on
6 any rights of way and are used for railroad purposes, nor shall
7 any such powers be exercised with respect to uses, buildings,
8 or structures of a public utility as defined in the Public
9 Utilities Act, nor shall any such powers be exercised in any
10 respect as to the facilities, as defined in Section 5-12001.1,
11 of a telecommunications carrier, as also defined therein,
12 except to the extent and in the manner set forth in Section
13 5-12001.1. As used in this Act, "agricultural purposes" do not
14 include the extraction of sand, gravel or limestone, and such
15 activities may be regulated by county zoning ordinance even
16 when such activities are related to an agricultural purpose.
17     Nothing in this Division shall be construed to restrict the
18 powers granted by statute to cities, villages and incorporated
19 towns as to territory contiguous to but outside of the limits
20 of such cities, villages and incorporated towns. Any zoning
21 ordinance enacted by a city, village or incorporated town shall
22 supersede, with respect to territory within the corporate
23 limits of the municipality, any county zoning plan otherwise
24 applicable. The powers granted to counties by this Division
25 shall be treated as in addition to powers conferred by statute
26 to control or approve maps, plats or subdivisions. In this
27 Division, "agricultural purposes" include, without limitation,
28 the growing, developing, processing, conditioning, or selling
29 of hybrid seed corn, seed beans, seed oats, or other farm
30 seeds.
31     Nothing in this Division shall be construed to prohibit the
32 corporate authorities of a county from adopting an ordinance
33 that exempts pleasure driveways or park districts, as defined
34 in the Park District Code, with a population of greater than

 

 

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1 100,000, from the exercise of the county's powers under this
2 Division.
3     The powers granted by this Division may be used to promote
4 the creation and preservation of affordable housing, including
5 the power to provide increased density or other zoning
6 incentives to developers who are building affordable housing.
7 (Source: P.A. 89-654, eff. 8-14-96; 90-261, eff. 1-1-98;
8 90-522, eff. 1-1-98; 90-655, eff. 7-30-98; 90-661, eff.
9 7-30-98.)
 
10     Section 10. The Illinois Municipal Code is amended by
11 changing Section 11-13-1 as follows:
 
12     (65 ILCS 5/11-13-1)  (from Ch. 24, par. 11-13-1)
13     Sec. 11-13-1. To the end that adequate light, pure air, and
14 safety from fire and other dangers may be secured, that the
15 taxable value of land and buildings throughout the municipality
16 may be conserved, that congestion in the public streets may be
17 lessened or avoided, that the hazards to persons and damage to
18 property resulting from the accumulation or runoff of storm or
19 flood waters may be lessened or avoided, and that the public
20 health, safety, comfort, morals, and welfare may otherwise be
21 promoted, and to insure and facilitate the preservation of
22 sites, areas, and structures of historical, architectural and
23 aesthetic importance; the corporate authorities in each
24 municipality have the following powers:
25         (1) To regulate and limit the height and bulk of
26     buildings hereafter to be erected; (2) to establish,
27     regulate and limit, subject to the provisions of Division
28     14 of this Article 11, the building or set-back lines on or
29     along any street, traffic-way, drive, parkway or storm or
30     floodwater runoff channel or basin; (3) to regulate and
31     limit the intensity of the use of lot areas, and to
32     regulate and determine the area of open spaces, within and

 

 

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1     surrounding such buildings; (4) to classify, regulate and
2     restrict the location of trades and industries and the
3     location of buildings designed for specified industrial,
4     business, residential, and other uses; (5) to divide the
5     entire municipality into districts of such number, shape,
6     area, and of such different classes (according to use of
7     land and buildings, height and bulk of buildings, intensity
8     of the use of lot area, area of open spaces, or other
9     classification) as may be deemed best suited to carry out
10     the purposes of this Division 13; (6) to fix standards to
11     which buildings or structures therein shall conform; (7) to
12     prohibit uses, buildings, or structures incompatible with
13     the character of such districts; (8) to prevent additions
14     to and alteration or remodeling of existing buildings or
15     structures in such a way as to avoid the restrictions and
16     limitations lawfully imposed under this Division 13; (9) to
17     classify, to regulate and restrict the use of property on
18     the basis of family relationship, which family
19     relationship may be defined as one or more persons each
20     related to the other by blood, marriage or adoption and
21     maintaining a common household; and (10) to regulate or
22     forbid any structure or activity which may hinder access to
23     solar energy necessary for the proper functioning of a
24     solar energy system, as defined in Section 1.2 of The
25     Comprehensive Solar Energy Act of 1977; and (11) to promote
26     the creation and preservation of affordable housing,
27     including the power to provide increased density or other
28     zoning incentives to developers who are building
29     affordable housing.
30     The powers enumerated may be exercised within the corporate
31 limits or within contiguous territory not more than one and
32 one-half miles beyond the corporate limits and not included
33 within any municipality. However, if any municipality adopts a
34 plan pursuant to Division 12 of Article 11 which plan includes

 

 

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1 in its provisions a provision that the plan applies to such
2 contiguous territory not more than one and one-half miles
3 beyond the corporate limits and not included in any
4 municipality, then no other municipality shall adopt a plan
5 that shall apply to any territory included within the territory
6 provided in the plan first so adopted by another municipality.
7 No municipality shall exercise any power set forth in this
8 Division 13 outside the corporate limits thereof, if the county
9 in which such municipality is situated has adopted "An Act in
10 relation to county zoning", approved June 12, 1935, as amended.
11 Nothing in this Section prevents a municipality of more than
12 112,000 population located in a county of less than 185,000
13 population that has adopted a zoning ordinance and the county
14 that adopted the zoning ordinance from entering into an
15 intergovernmental agreement that allows the municipality to
16 exercise its zoning powers beyond its territorial limits;
17 provided, however, that the intergovernmental agreement must
18 be limited to the territory within the municipality's planning
19 jurisdiction as defined by law or any existing boundary
20 agreement. The county and the municipality must amend their
21 individual zoning maps in the same manner as other zoning
22 changes are incorporated into revised zoning maps. No such
23 intergovernmental agreement may authorize a municipality to
24 exercise its zoning powers, other than powers that a county may
25 exercise under Section 5-12001 of the Counties Code, with
26 respect to land used for agricultural purposes. This amendatory
27 Act of the 92nd General Assembly is declarative of existing
28 law. No municipality may exercise any power set forth in this
29 Division 13 outside the corporate limits of the municipality
30 with respect to a facility of a telecommunications carrier
31 defined in Section 5-12001.1 of the Counties Code.
32     Notwithstanding any other provision of law to the contrary,
33 at least 30 days prior to commencing construction of a new
34 telecommunications facility within 1.5 miles of a

 

 

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1 municipality, the telecommunications carrier constructing the
2 facility shall provide written notice of its intent to
3 construct the facility. The notice shall include, but not be
4 limited to, the following information: (i) the name, address,
5 and telephone number of the company responsible for the
6 construction of the facility and (ii) the address and telephone
7 number of the governmental entity that issued the building
8 permit for the telecommunications facility. The notice shall be
9 provided in person, by overnight private courier, or by
10 certified mail to all owners of property within 250 feet of the
11 parcel in which the telecommunications carrier has a leasehold
12 or ownership interest. For the purposes of this notice
13 requirement, "owners" means those persons or entities
14 identified from the authentic tax records of the county in
15 which the telecommunications facility is to be located. If,
16 after a bona fide effort by the telecommunications carrier to
17 determine the owner and his or her address, the owner of the
18 property on whom the notice must be served cannot be found at
19 the owner's last known address, or if the mailed notice is
20 returned because the owner cannot be found at the last known
21 address, the notice requirement of this paragraph is deemed
22 satisfied. For the purposes of this paragraph, "facility" means
23 that term as it is defined in Section 5-12001.1 of the Counties
24 Code.
25      If a municipality adopts a zoning plan covering an area
26 outside its corporate limits, the plan adopted shall be
27 reasonable with respect to the area outside the corporate
28 limits so that future development will not be hindered or
29 impaired; it is reasonable for a municipality to regulate or
30 prohibit the extraction of sand, gravel, or limestone even when
31 those activities are related to an agricultural purpose. If all
32 or any part of the area outside the corporate limits of a
33 municipality which has been zoned in accordance with the
34 provisions of this Division 13 is annexed to another

 

 

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1 municipality or municipalities, the annexing unit shall
2 thereafter exercise all zoning powers and regulations over the
3 annexed area.
4     In all ordinances passed under the authority of this
5 Division 13, due allowance shall be made for existing
6 conditions, the conservation of property values, the direction
7 of building development to the best advantage of the entire
8 municipality and the uses to which the property is devoted at
9 the time of the enactment of such an ordinance. The powers
10 conferred by this Division 13 shall not be exercised so as to
11 deprive the owner of any existing property of its use or
12 maintenance for the purpose to which it is then lawfully
13 devoted, but provisions may be made for the gradual elimination
14 of uses, buildings and structures which are incompatible with
15 the character of the districts in which they are made or
16 located, including, without being limited thereto, provisions
17 (a) for the elimination of such uses of unimproved lands or lot
18 areas when the existing rights of the persons in possession
19 thereof are terminated or when the uses to which they are
20 devoted are discontinued; (b) for the elimination of uses to
21 which such buildings and structures are devoted, if they are
22 adaptable for permitted uses; and (c) for the elimination of
23 such buildings and structures when they are destroyed or
24 damaged in major part, or when they have reached the age fixed
25 by the corporate authorities of the municipality as the normal
26 useful life of such buildings or structures.
27     This amendatory Act of 1971 does not apply to any
28 municipality which is a home rule unit.
29 (Source: P.A. 92-509, eff. 1-1-02; 93-698, eff. 7-9-04.)
 
30     Section 15. The Affordable Housing Planning and Appeal Act
31 is amended by changing Sections 15, 25, 30, and 50 and by
32 adding Section 60 as follows:
 

 

 

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1     (310 ILCS 67/15)
2     Sec. 15. Definitions. As used in this Act:
3     "Affordable housing" means housing that has a sales price
4 or rental amount that is within the means of a household that
5 may occupy moderate-income or low-income housing. In the case
6 of dwelling units for sale, housing that is affordable means
7 housing in which mortgage, amortization, taxes, insurance, and
8 condominium or association fees, if any, constitute no more
9 than 30% of the gross annual household income for a household
10 of the size that may occupy the unit. In the case of dwelling
11 units for rent, housing that is affordable means housing for
12 which the rent and utilities constitute no more than 30% of the
13 gross annual household income for a household of the size that
14 may occupy the unit.
15     "Affordable housing developer" means a nonprofit entity,
16 limited equity cooperative or public agency, or private
17 individual, firm, corporation, or other entity seeking to build
18 an affordable housing development.
19     "Affordable housing development" means (i) any housing
20 that is subsidized by the federal or State government or (ii)
21 any housing in which at least 20% of the dwelling units are
22 subject to covenants or restrictions that require that the
23 dwelling units be sold or rented at prices that preserve them
24 as affordable housing for a period of at least 15 years, in the
25 case of for-sale housing, and at least 30 years, in the case of
26 rental housing.
27     "Approving authority" means the governing body of the
28 county or municipality.
29     "Area median household income" means the median household
30 income adjusted for family size for applicable income limit
31 areas as determined annually by the federal Department of
32 Housing and Urban Development under Section 8 of the United
33 States Housing Act of 1937.
34     "Community land trust" means a private, not-for-profit

 

 

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1 corporation organized exclusively for charitable, cultural,
2 and other purposes and created to acquire and own land for the
3 benefit of the local government, including the creation and
4 preservation of affordable housing.
5     "Development" means any building, construction,
6 renovation, or excavation or any material change in the use or
7 appearance of any structure or in the land itself; the division
8 of land into parcels; or any change in the intensity or use of
9 land, such as an increase in the number of dwelling units in a
10 structure or a change to a commercial use.
11     "Exempt local government" means any local government in
12 which at least 10% of its total year-round housing units are
13 affordable, as determined by the Illinois Housing Development
14 Authority pursuant to Section 20 of this Act; or any
15 municipality under 1,000 population.
16     "Household" means the person or persons occupying a
17 dwelling unit.
18     "Housing trust fund" means a separate fund within a local
19 government established solely for the purpose of holding and
20 disbursing financial resources to address the affordable
21 housing needs of individuals or households that may occupy
22 low-income or moderate-income housing.
23     "Local government" means a county or municipality.
24     "Low-income housing" means housing that is affordable,
25 according to the federal Department of Housing and Urban
26 Development, for either home ownership or rental, and that is
27 occupied, reserved, or marketed for occupancy by households
28 with a gross household income that does not exceed 50% of the
29 area median household income.
30     "Moderate-income housing" means housing that is
31 affordable, according to the federal Department of Housing and
32 Urban Development, for either home ownership or rental, and
33 that is occupied, reserved, or marketed for occupancy by
34 households with a gross household income that is greater than

 

 

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1 50% but does not exceed 80% of the area median household
2 income.
3     "Non-appealable local government requirements" means all
4 essential requirements that protect the public health and
5 safety, including any local building, electrical, fire, or
6 plumbing code requirements or those requirements that are
7 critical to the protection or preservation of the environment.
8 (Source: P.A. 93-595, eff. 1-1-04; 93-678, eff. 6-28-04.)
 
9     (310 ILCS 67/25)
10     Sec. 25. Affordable housing plan.
11     (a) Prior to April 1, 2005, all non-exempt local
12 governments must approve an affordable housing plan. Upon
13 recalculation of the non-exempt list under Section 20 using new
14 decennial census data, any local government determined to be
15 non-exempt for the first time by the Illinois Housing
16 Development Authority shall have 18 months from the date of
17 notification of its non-exempt status to approve an affordable
18 housing plan under this Act.
19     (b) For the purposes of this Act, the affordable housing
20 plan shall consist of at least the following:
21         (i) a statement of the total number of affordable
22     housing units that are necessary to exempt the local
23     government from the operation of this Act as defined in
24     Section 15 and Section 20;
25         (ii) an identification of lands within the
26     jurisdiction that are most appropriate for the
27     construction of affordable housing and of existing
28     structures most appropriate for conversion to, or
29     rehabilitation for, affordable housing, including a
30     consideration of lands and structures of developers who
31     have expressed a commitment to provide affordable housing
32     and lands and structures that are publicly or semi-publicly
33     owned;

 

 

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1         (iii) incentives that local governments may provide
2     for the purpose of attracting affordable housing to their
3     jurisdiction; and
4         (iv) a goal of a minimum of 15% of all new development
5     or redevelopment within the local government that would be
6     defined as affordable housing in this Act; or a minimum of
7     a 3 percentage point increase in the overall percentage of
8     affordable housing within its jurisdiction, as described
9     in subsection (b) of Section 20 of this Act; or a minimum
10     of a total of 10% affordable housing within its
11     jurisdiction as described in subsection (b) of Section 20
12     of this Act. These goals may be met, in whole or in part,
13     through the creation of affordable housing units under
14     intergovernmental agreements as described in subsection
15     (e) of this Section.
16     (c) Within 60 days after the adoption of an affordable
17 housing plan or revisions to its affordable housing plan, the
18 local government must submit a copy of that plan to the
19 Illinois Housing Development Authority.
20     (d) In order to promote the goals of this Act and to
21 maximize the creation of affordable housing throughout the
22 State of Illinois, a local government, whether exempt or
23 non-exempt under this Act, may adopt the following measures to
24 address the need for affordable housing:
25         (1) A local government may create a housing trust fund,
26     which may be used, without limitation, to support the
27     following affordable housing activities:
28             (A) Housing production, including, without
29         limitation, new construction, rehabilitation, and
30         adaptive re-use.
31             (B) Acquisition, including, without limitation,
32         vacant land, single-family homes, multi-unit
33         buildings, and other existing structures that may be
34         used in whole or in part for residential use.

 

 

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1             (C) Rental payment assistance.
2             (D) Home-ownership purchase assistance.
3             (E) Preservation of existing affordable housing.
4             (F) Weatherization.
5             (G) Emergency repairs.
6             (H) Housing related support services, including
7         homeownership education and financial counseling.
8             (I) Capacity grants to not-for-profit
9         organizations that are actively engaged in addressing
10         the affordable housing needs of low-income and
11         moderate-income households.
12         Local governments may authorize housing trust funds to
13     accept and utilize funds, property, and other resources
14     from all proper and lawful public and private sources so
15     long as those funds are used solely for addressing the
16     affordable housing needs of individuals or households that
17     may occupy low-income or moderate-income housing.
18         (2) A local government may create a community land
19     trust, which may: acquire developed or undeveloped parcels
20     of land; hold them in perpetuity and for conveyance under
21     long-term ground leases; transfer ownership of any
22     structural improvements on such parcels to lessees; and
23     retain a preemptive option to purchase any such structural
24     improvements at a price determined by a formula ensuring
25     that the improvement remains affordable in perpetuity to
26     individuals or households that may occupy low-income or
27     moderate-income housing.
28         (3) A local government may use its zoning powers to
29     promote the creation and preservation of affordable
30     housing as authorized under Section 5-12001 of the Counties
31     Code and Section 11-13-1 of the Illinois Municipal Code.
32         (4) A local government may accept donations of money or
33     land in order to use those donations to address the
34     affordable housing needs of individuals or households that

 

 

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1     may occupy low-income or moderate-income housing. These
2     donations may include donations of money or land from
3     developers in lieu of building affordable housing.
4     (e) In order to encourage regional cooperation and the
5 maximum creation of affordable housing in areas lacking such
6 housing in the State of Illinois, any non-exempt local
7 government may enter into intergovernmental agreements with
8 local governments within 10 miles of its corporate boundaries
9 in order to create affordable housing units to meet the goals
10 of this Act. A non-exempt local government may not enter into
11 an intergovernmental agreement, however, with any local
12 government that contains more than 25% affordable housing as
13 determined under Section 20 of this Act. All intergovernmental
14 agreements entered into to create affordable housing units to
15 meet the goals of this Act must also specify how many of the
16 affordable housing units created will be credited to each local
17 government participating in the agreement for purposes of
18 complying with this Act. In specifying how many affordable
19 housing units will be credited to each local government, the
20 same affordable housing unit may not be counted by more than
21 one local government. This subsection (e) is inoperative on and
22 after January 1, 2010.
23 (Source: P.A. 93-595, eff. 1-1-04; 93-678, eff. 6-28-04.)
 
24     (310 ILCS 67/30)
25     Sec. 30. Appeal to State Housing Appeals Board.
26     (a) (Blank). Beginning January 1, 2006, an affordable
27 housing developer whose application is either denied or
28 approved with conditions that in his or her judgment render the
29 provision of affordable housing infeasible may, within 45 days
30 after the decision, submit to the State Housing Appeals Board
31 information regarding why the developer believes he or she was
32 unfairly denied or conditions were placed upon the tentative
33 approval of the development unless the local government that

 

 

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1 rendered the decision is exempt under Section 15 or Section 20
2 of this Act. The Board shall maintain all information forwarded
3 to them by developers and shall compile and make available an
4 annual report summarizing the information thus received.
5     (b) Beginning January 1, 2009, an affordable housing
6 developer whose application is either denied or approved with
7 conditions that in his or her judgment render the provision of
8 affordable housing infeasible may, within 45 days after the
9 decision, appeal to the State Housing Appeals Board challenging
10 that decision unless the municipality or county that rendered
11 the decision is exempt under Section 15 of this Act. The
12 developer must submit information regarding why the developer
13 believes he or she was unfairly denied or unreasonable
14 conditions were placed upon the tentative approval of the
15 development. In the case of local governments that are
16 determined to be non-exempt for the first time by the Illinois
17 Housing Development Authority under Section 20 using new
18 decennial census data, no developer may appeal to the State
19 Housing Appeals Board until 60 months after a local government
20 has been notified of its non-exempt status.
21     (c) Beginning January 1, 2009, the Board shall render a
22 decision on the appeal within 120 days after the appeal is
23 filed. In its determination of an appeal, the Board shall
24 conduct a de novo review of the matter. In rendering its
25 decision, the Board shall consider the facts and whether the
26 developer was treated in a manner that places an undue burden
27 on the development due to the fact that the development
28 contains affordable housing as defined in this Act. The Board
29 shall further consider any action taken by the unit of local
30 government in regards to granting waivers or variances that
31 would have the effect of creating or prohibiting the economic
32 viability of the development. In any proceeding before the
33 Board, the affordable housing developer bears the burden of
34 demonstrating that the decision of the local government was

 

 

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1 arbitrary and unreasonable and without substantial relation to
2 the public health, safety, or welfare. he or she has been
3 unfairly denied or unreasonable conditions have been placed
4 upon the tentative approval for the application for an
5 affordable housing development.
6     If a developer proves by a preponderance of the evidence
7 that the local government's decision was based on an intent to
8 prohibit or render infeasible the development of affordable
9 housing, then the local government's decision will be deemed to
10 be arbitrary and unreasonable and without substantial relation
11 to the public health, safety, or welfare. In determining
12 whether the developer has proved an intent to prohibit or
13 render infeasible the development of affordable housing, the
14 Board shall consider the following factors:
15         (1) Whether the local government has adopted an
16     affordable housing plan under this Act.
17         (2) Whether the local government has made a good faith
18     effort to implement its affordable housing plan,
19     including, but not limited to, whether the local government
20     has adopted new policies or programs or made an
21     appropriation to help create affordable housing.
22         (3) Whether the local government's regulations have
23     been consistently applied to comparable proposed
24     developments, whether or not the proposals include
25     affordable housing.
26         (4) Evidence of a consistent pattern of behavior by the
27     local government to restrict the economic viability of
28     affordable housing developments.
29     In reviewing the legitimacy of the local government's
30 action as it applies to the specific development in question,
31 the Board's review shall be based solely on the record
32 established during the local government proceedings. However,
33 in determining whether the developer has proved that there is
34 an intent to prohibit or render infeasible the development of

 

 

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1 affordable housing, the Board, in addition to reviewing the
2 record established at the local level, may examine evidence not
3 introduced in the local government proceeding that is relevant
4 to the factors set forth in items (1) through (4) of this
5 subsection (c).
6     (d) The Board shall dismiss any appeal if:
7         (i) the local government has adopted an affordable
8     housing plan as defined in Section 25 of this Act and
9     submitted that plan to the Illinois Housing Development
10     Authority within the time frame required by this Act; and
11         (ii) the local government has implemented its
12     affordable housing plan and has met its goal as established
13     in its affordable housing plan as defined in Section 25 of
14     this Act.
15     (e) The Board shall dismiss any appeal if the reason for
16 denying the application or placing conditions upon the approval
17 is a non-appealable local government requirement under Section
18 15 of this Act.
19     (f) The Board may affirm, reverse, or modify the conditions
20 of, or add conditions to, a decision made by the approving
21 authority. The decision of the Board constitutes an order
22 directed to the approving authority and is binding on the local
23 government.
24     (g) The appellate court has the exclusive jurisdiction to
25 review decisions of the Board. Any appeal to the Appellate
26 Court of a final ruling by the State Housing Appeals Board may
27 be heard only in the Appellate Court for the District in which
28 the local government involved in the appeal is located.
29 (Source: P.A. 93-595, eff. 1-1-04.)
 
30     (310 ILCS 67/50)
31     Sec. 50. Housing Appeals Board.
32     (a) Prior to January 1, 2008 July 1, 2006, a Housing
33 Appeals Board shall be created consisting of 7 members

 

 

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1 appointed by the Governor as follows:
2         (1) a retired circuit judge or retired appellate judge,
3     who shall act as chairperson;
4         (2) a zoning board of appeals member;
5         (3) a planning board member;
6         (4) a mayor or municipal council or board member;
7         (5) a county board member;
8         (6) an affordable housing developer; and
9         (7) an affordable housing advocate.
10     In addition, the Chairman of the Illinois Housing
11 Development Authority, ex officio, shall serve as a non-voting
12 member. No more than 4 of the appointed members may be from the
13 same political party. Appointments under items (2), (3), and
14 (4) shall be from local governments that are not exempt under
15 this Act.
16     (b) Initial terms of 4 members designated by the Governor
17 shall be for 2 years. Initial terms of 3 members designated by
18 the Governor shall be for one year. Thereafter, members shall
19 be appointed for terms of 2 years. A member shall receive no
20 compensation for his or her services, but shall be reimbursed
21 by the State for all reasonable expenses actually and
22 necessarily incurred in the performance of his or her official
23 duties. The board shall hear all petitions for review filed
24 under this Act and shall conduct all hearings in accordance
25 with the rules and regulations established by the chairperson.
26 The Illinois Housing Development Authority shall provide space
27 and clerical and other assistance that the Board may require.
28     (c) (Blank). The Illinois Housing Development Authority
29 may adopt such other rules and regulations as it deems
30 necessary and appropriate to carry out the Board's
31 responsibilities under this Act and to provide direction to
32 local governments and affordable housing developers.
33 (Source: P.A. 93-595, eff. 1-1-04.)
 

 

 

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1     (310 ILCS 67/60 new)
2     Sec. 60. Rulemaking authority. The Illinois Housing
3 Development Authority shall adopt other rules and regulations
4 as needed to carry out the Board's responsibilities under this
5 Act and to provide direction to local governments and
6 affordable housing developers.
 
7     Section 99. Effective date. This Act takes effect upon
8 becoming law.".