Full Text of SB1476 103rd General Assembly
SB1476 103RD GENERAL ASSEMBLY |
| | 103RD GENERAL ASSEMBLY
State of Illinois
2023 and 2024 SB1476 Introduced 2/7/2023, by Sen. Ann Gillespie SYNOPSIS AS INTRODUCED: |
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310 ILCS 67/15 |
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310 ILCS 67/25 |
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310 ILCS 67/30 |
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310 ILCS 67/50 |
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Amends the Affordable Housing Planning and Appeal Act. In provisions requiring non-exempt local
governments to approve an affordable housing plan, provides that, in addition to other requirements, the affordable housing plan must consist of a description of any housing market conditions, infrastructure limitations, local government ordinances, local policies or practices that do not affirmatively further fair housing as defined in the federal Fair Housing Act, and other local factors that constrain the local government's ability to create and preserve affordable housing. Requires the plan to also include potential strategies to eliminate or mitigate the specified constraints. Provides that the plan must set forth certain benchmark goals for new
affordable housing developments or redevelopments; as well as proposed timelines, within the first 24 months
after the date upon which the affordable housing plan was adopted,
for actions to implement the components of the affordable
housing plan. Provides that no later than 36 months after adopting or updating an affordable housing plan, the local government shall submit a report to the Illinois Housing Development Authority summarizing actions taken to implement the current plan. Contains provisions concerning the review of affordable housing plans by the State Housing Appeals Board (Board); membership on the Board; and other matters.
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| | A BILL FOR |
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| 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, 25, 30, and 50 as follows:
| 6 | | (310 ILCS 67/15)
| 7 | | Sec. 15. Definitions. As used in this Act:
| 8 | | "Affordable housing" means housing that has a value or | 9 | | cost or rental amount
that is within the means of a household | 10 | | that may occupy moderate-income or
low-income
housing. In the | 11 | | case of owner-occupied dwelling units,
housing that is | 12 | | affordable means housing in which mortgage, amortization,
| 13 | | taxes, insurance, and condominium or association fees, if any, | 14 | | constitute no
more than 30% of the gross annual household | 15 | | income for a household of the size
that may occupy the unit. In | 16 | | the case of dwelling units for rent, housing that
is | 17 | | affordable means housing for which the rent , any required | 18 | | parking, maintenance, landlord-imposed fees, and utilities | 19 | | constitute no more
than 30% of the gross annual household | 20 | | income for a household of the size that
may occupy the unit. In | 21 | | the case of dwelling units for rent, the costs of any required | 22 | | parking, maintenance, or landlord-imposed fees is to be | 23 | | included in the calculation of affordable housing if available |
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| 1 | | from the U.S. Census Bureau or from a regional planning | 2 | | commission, as described in the Regional Planning Commission | 3 | | Act, for municipalities within the jurisdiction of the | 4 | | regional planning commission.
| 5 | | "Affordable housing developer" means a nonprofit entity, | 6 | | limited equity
cooperative or public agency, or private | 7 | | individual, firm, corporation, or
other entity
seeking to | 8 | | build an affordable housing development.
| 9 | | "Affordable housing development" means (i) any housing | 10 | | that is subsidized by
the federal or State government or (ii) | 11 | | any housing in which at least 20% of
the dwelling units are | 12 | | subject to covenants or restrictions that require that
the | 13 | | dwelling units be sold or rented at prices that preserve them | 14 | | as affordable
housing for a period of at least 15 years, in the | 15 | | case of owner-occupied housing, and
at least 30 years, in the | 16 | | case of rental housing.
| 17 | | "Approving authority" means the governing body of the | 18 | | county or municipality. | 19 | | "Area median household income" means the median household | 20 | | income adjusted for family size for applicable income limit | 21 | | areas as determined annually by the federal Department of | 22 | | Housing and Urban Development under Section 8 of the United | 23 | | States Housing Act of 1937.
| 24 | | "Community land trust" means a private, not-for-profit | 25 | | corporation organized exclusively for charitable, cultural, | 26 | | and other purposes and created to acquire and own land for the |
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| 1 | | benefit of the local government, including the creation and | 2 | | preservation of affordable housing.
| 3 | | "Development" means any building, construction, | 4 | | renovation, or excavation or
any material change in any | 5 | | structure or land, or change in the
use
of such structure or | 6 | | land, that results in a net increase in the number of dwelling | 7 | | units in a structure or on a parcel of land by more than one | 8 | | dwelling unit.
| 9 | | "Exempt local government" means any local government in | 10 | | which the percentage of its total year-round housing units | 11 | | that are affordable is greater than the 20th percentile of all | 12 | | local governments, as determined by the Illinois Housing | 13 | | Development Authority under Section 20, or any municipality | 14 | | with a population under 1,000. "Exempt local government" means | 15 | | any local government in which at least 10% of
its total | 16 | | year-round housing units are affordable, as determined by the
| 17 | | Illinois Housing Development Authority pursuant to Section 20 | 18 | | of this Act; or
any municipality under 1,000 population.
| 19 | | "High cost housing community" or "nonexempt local | 20 | | government" means any local government in which the percentage | 21 | | of its total year-round housing units that are affordable is | 22 | | less than or equal to the 20th percentile of all local | 23 | | governments, as determined by the Illinois Housing Development | 24 | | Authority under Section 20 of this Act. No municipality with a | 25 | | population under 1,000 shall be considered a high cost housing | 26 | | community or nonexempt local government. |
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| 1 | | "Household" means the person or persons occupying a | 2 | | dwelling unit.
| 3 | | "Housing trust fund" means a separate fund, either within | 4 | | a local government or between local governments pursuant to | 5 | | intergovernmental agreement, established solely for the | 6 | | purposes authorized in subsection (d) of Section 25, | 7 | | including, without limitation, the holding and disbursing of | 8 | | financial resources to address the affordable housing needs of | 9 | | individuals or households that may occupy low-income or | 10 | | moderate-income housing.
| 11 | | "Local government" means a county or municipality.
| 12 | | "Low-income housing" means housing that is affordable, | 13 | | according to the
federal Department of Housing and Urban | 14 | | Development, for either home ownership
or rental, and that is | 15 | | occupied, reserved, or marketed for occupancy by
households | 16 | | with a gross household income that does not exceed 50% of the | 17 | | area median
household income.
| 18 | | "Moderate-income housing" means housing that is | 19 | | affordable, according to the
federal Department of Housing and | 20 | | Urban Development, for either home ownership
or
rental, and | 21 | | that is occupied, reserved, or marketed for occupancy by | 22 | | households
with a gross household income that is greater than | 23 | | 50% but does not exceed 80%
of the area median household | 24 | | income.
| 25 | | "Non-appealable local government requirements" means all | 26 | | essential
requirements that protect the public health and |
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| 1 | | safety, including any local
building, electrical, fire, or | 2 | | plumbing code requirements or those requirements
that
are | 3 | | critical to the protection or preservation of the environment.
| 4 | | (Source: P.A. 102-175, eff. 7-29-21.)
| 5 | | (310 ILCS 67/25)
| 6 | | Sec. 25. Affordable housing plan.
| 7 | | (a) Prior to April 1, 2005, all non-exempt local | 8 | | governments must approve an
affordable housing plan. Any local | 9 | | government that is determined by the Illinois Housing | 10 | | Development Authority under Section 20 to be non-exempt for | 11 | | the first time based on the recalculation of U.S. Census | 12 | | Bureau data after 2010 shall have 18 months from the date of | 13 | | notification of its non-exempt status to approve an affordable | 14 | | housing plan under this Act.
On and after the effective date of | 15 | | this amendatory Act of the 102nd General Assembly, an | 16 | | affordable housing plan, or any revision thereof, shall not be | 17 | | adopted by a non-exempt local government until notice and | 18 | | opportunity for public hearing have first been afforded.
| 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 |
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| 1 | | jurisdiction that are most
appropriate for the | 2 | | construction of affordable housing and of existing
| 3 | | structures most appropriate for conversion to, or | 4 | | rehabilitation for,
affordable housing,
including a | 5 | | consideration of affordable housing for both | 6 | | owner-occupied dwelling units and dwelling units for rent, | 7 | | lands and structures of developers who have
expressed a | 8 | | commitment to provide affordable housing , and lands and | 9 | | structures
that are publicly or semi-publicly owned;
| 10 | | (iii) incentives that local governments may provide | 11 | | for the purpose of
attracting affordable housing to their | 12 | | jurisdiction; and
| 13 | | (iv) a description of any housing market conditions, | 14 | | infrastructure limitations, local government ordinances, | 15 | | including zoning and land use ordinances, local government | 16 | | policies or practices that do not affirmatively further | 17 | | fair housing as defined in the federal Fair Housing Act, | 18 | | and other local factors that constrain the local | 19 | | government's ability to create and preserve affordable | 20 | | housing; | 21 | | (v) a plan or potential strategies to eliminate or | 22 | | mitigate these constraints identified in item (iv); and | 23 | | (vi) one or more of the following goals with plans to | 24 | | accomplish the goals within a period of no more than 5 | 25 | | years: (iv) a goal of a minimum of 15% of all new | 26 | | development or
redevelopment within the local government |
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| 1 | | that would be defined as affordable
housing in this Act; | 2 | | or a minimum of a 5 3 percentage point increase in the
| 3 | | overall percentage of affordable housing within its | 4 | | jurisdiction, as
described in subsection (b) of Section 20 | 5 | | of this Act; or a minimum of a total of 40% 10% affordable
| 6 | | housing
within its jurisdiction as described in subsection | 7 | | (b) of Section 20 of this Act. These goals may be met, in | 8 | | whole or in part, through the creation of affordable | 9 | | housing units under intergovernmental agreements as | 10 | | described in subsection (e) of this Section ; and .
| 11 | | (vii) proposed timelines, within the first 24 months | 12 | | after the date upon which the affordable housing plan was | 13 | | adopted, for actions to implement the components of the | 14 | | affordable housing plan. | 15 | | Local governments that have previously been determined as | 16 | | a non-exempt municipality and that have submitted an | 17 | | affordable housing plan shall also include a summary of | 18 | | actions taken to implement the previously submitted plan, as | 19 | | well as a summary of progress made toward achieving the goals | 20 | | of the plan. | 21 | | To comply with the affordable housing plan requirements, | 22 | | no later than 36 months after adopting or updating an | 23 | | affordable housing plan the local government shall submit a | 24 | | report to the Illinois Housing Development Authority | 25 | | summarizing actions taken to implement the current plan. | 26 | | (c) Within 60 days after the adoption of an affordable |
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| 1 | | housing plan or
revisions to its affordable housing plan, the | 2 | | local government must submit a
copy of that plan to the | 3 | | Illinois Housing Development Authority.
| 4 | | (d) In order to promote the goals of this Act and to | 5 | | maximize the creation, establishment, or preservation of | 6 | | affordable housing throughout the State of Illinois, a local | 7 | | government, whether exempt or non-exempt under this Act, may | 8 | | adopt the following measures to address the need for | 9 | | affordable housing: | 10 | | (1) Local governments may individually or jointly | 11 | | create or participate in a housing trust fund or otherwise | 12 | | provide funding or support for the purpose of supporting | 13 | | affordable housing, including, without limitation, to | 14 | | support the following affordable housing activities: | 15 | | (A) Housing production, including, without | 16 | | limitation, new construction, rehabilitation, and | 17 | | adaptive re-use. | 18 | | (B) Acquisition, including, without limitation, | 19 | | land, single-family homes, multi-unit buildings, and | 20 | | other existing structures that may be used in whole or | 21 | | in part for residential use. | 22 | | (C) Rental payment assistance. | 23 | | (D) Home-ownership purchase assistance. | 24 | | (E) Preservation of existing affordable housing. | 25 | | (F) Weatherization. | 26 | | (G) Emergency repairs. |
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| 1 | | (H) Housing related support services, including | 2 | | homeownership education and financial counseling. | 3 | | (I) Grants or loans to not-for-profit | 4 | | organizations engaged in addressing the affordable | 5 | | housing needs of low-income and moderate-income | 6 | | households. | 7 | | Local governments may authorize housing trust funds to | 8 | | accept and utilize funds, property, and other resources | 9 | | from all proper and lawful public and private sources so | 10 | | long as those funds are used solely for addressing the | 11 | | affordable housing needs of individuals or households that | 12 | | may occupy low-income or moderate-income housing. | 13 | | (2) A local government may create a community land | 14 | | trust, which may: acquire developed or undeveloped | 15 | | interests in real property and hold them for affordable | 16 | | housing purposes; convey such interests under long-term | 17 | | leases, including ground leases; convey such interests for | 18 | | affordable housing purposes; and retain an option to | 19 | | reacquire any such real property interests at a price | 20 | | determined by a formula ensuring that such interests may | 21 | | be utilized for affordable housing purposes. | 22 | | (3) A local government may use its zoning powers to | 23 | | require the creation and preservation of affordable | 24 | | housing as authorized under Section 5-12001 of the | 25 | | Counties Code and Section 11-13-1 of the Illinois | 26 | | Municipal Code. |
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| 1 | | (4) A local government may accept donations of money | 2 | | or land for the purpose of addressing the affordable | 3 | | housing needs of individuals or households that may occupy | 4 | | low-income or moderate-income housing. These donations may | 5 | | include, without limitation, donations of money or land | 6 | | from persons, as long as the donations are demonstrably | 7 | | used to preserve, create, or subsidize low-income housing | 8 | | or moderate-income housing within the jurisdiction. | 9 | | (e) In order to encourage regional cooperation and the | 10 | | maximum creation of affordable housing in areas lacking such | 11 | | housing in the State of Illinois, any non-exempt local | 12 | | government may enter into intergovernmental agreements under | 13 | | subsection (e) of Section 25 with local governments within 10 | 14 | | miles of its corporate boundaries in order to create | 15 | | affordable housing units to meet the goals of this Act. A | 16 | | non-exempt local government may not enter into an | 17 | | intergovernmental agreement, however, with any local | 18 | | government that contains more than 50% 25% affordable housing | 19 | | as determined under Section 20 of this Act. All | 20 | | intergovernmental agreements entered into to create affordable | 21 | | housing units to meet the goals of this Act must also specify | 22 | | the basis for determining how many of the affordable housing | 23 | | units created will be credited to each local government | 24 | | participating in the agreement for purposes of complying with | 25 | | this Act. All intergovernmental agreements entered into to | 26 | | create affordable housing units to meet the goals of this Act |
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| 1 | | must also specify the anticipated number of newly created | 2 | | affordable housing units that are to be credited to each local | 3 | | government participating in the agreement for purposes of | 4 | | complying with this Act. In specifying how many affordable | 5 | | housing units will be credited to each local government, the | 6 | | same affordable housing unit may not be counted by more than | 7 | | one local government.
| 8 | | (e-5) Affordable housing plans from local governments | 9 | | shall be subject to review by the State Housing Appeals Board | 10 | | which shall determine whether affordable housing plans | 11 | | submitted by local governments meet the minimum requirements | 12 | | set forth in this Section. Based upon this review or other | 13 | | relevant factors, the State Housing Appeals Board may reject | 14 | | an affordable housing plan. The State Housing Appeals Board | 15 | | may reject an affordable housing plan based on a | 16 | | determination, as evidenced by a majority vote of members, | 17 | | that the affordable housing plan does not meet the minimum | 18 | | requirements set forth in this Section. A local government | 19 | | submitting an affordable housing plan rejected by the State | 20 | | Housing Appeals Board shall resubmit a revised plan within 180 | 21 | | days of being notified by the Illinois Housing Development | 22 | | Authority of the State Housing Appeals Board's decision. If | 23 | | upon resubmission a local government has their revised | 24 | | affordable housing plan rejected by the State Housing Appeals | 25 | | Board, the local government shall be subject to the provisions | 26 | | in subsection (f). |
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| 1 | | (f) To enforce compliance with the provisions of this | 2 | | Section, and to encourage local governments to submit their | 3 | | affordable housing plans to the Illinois Housing Development | 4 | | Authority in a timely manner, the Illinois Housing Development | 5 | | Authority shall notify any local government and may notify the | 6 | | Office of the Attorney General that the local government is in | 7 | | violation of State law if the Illinois Housing Development | 8 | | Authority or State Housing Appeals Board finds that the | 9 | | affordable housing plan submitted is not in substantial | 10 | | compliance with this Section or that the local government | 11 | | failed to submit an affordable housing plan. The Attorney | 12 | | General may enforce this provision of the Act by an action for | 13 | | mandamus or injunction or by means of other appropriate | 14 | | relief. | 15 | | (Source: P.A. 102-175, eff. 7-29-21.)
| 16 | | (310 ILCS 67/30)
| 17 | | Sec. 30. Appeal to State Housing Appeals Board.
| 18 | | (a) (Blank).
| 19 | | (b) (Blank). Beginning January 1, 2009, an affordable | 20 | | housing developer whose
application is either denied or | 21 | | approved with conditions that in his or her
judgment render | 22 | | the
provision of affordable housing infeasible may, within 45 | 23 | | days after the
decision, appeal to the State Housing Appeals | 24 | | Board challenging that decision
unless the municipality or | 25 | | county that rendered the decision is exempt under
Section 15 |
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| 1 | | of this Act. The developer must submit information regarding | 2 | | why the
developer believes he or she was unfairly denied or | 3 | | unreasonable conditions
were placed upon the tentative | 4 | | approval of the development. In the case of local governments | 5 | | that are determined by the Illinois Housing Development | 6 | | Authority under Section 20 to be non-exempt for the first time | 7 | | based on the recalculation of U.S. Census Bureau data after | 8 | | the effective date of this amendatory Act of the 98th General | 9 | | Assembly, no developer may appeal to the State Housing Appeals | 10 | | Board until 60 months after a local government has been | 11 | | notified of its non-exempt status.
| 12 | | (b-5) Beginning January 1, 2024, an affordable housing | 13 | | developer, or resident of the municipality where an affordable | 14 | | housing development is proposed, may file an appeal as a | 15 | | plaintiff to the State Housing Appeals Board against a | 16 | | non-exempt municipality if the proposed affordable housing | 17 | | development was denied by the municipality or approved with | 18 | | conditions that in the plaintiff's judgment render the | 19 | | provision of affordable housing infeasible. Appeals must be | 20 | | filed within 45 days after the decision by the municipality. | 21 | | The plaintiff must submit information regarding why the | 22 | | plaintiff believes the affordable housing development was | 23 | | unfairly denied or unreasonable conditions were placed upon | 24 | | the tentative approval of the development. In the case of | 25 | | local governments that are determined by the Illinois Housing | 26 | | Development Authority under Section 20 to be non-exempt for |
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| 1 | | the first time based on the recalculation of U.S. Census | 2 | | Bureau data after the effective date of this amendatory Act of | 3 | | the 103rd General Assembly, no developer may appeal to the | 4 | | State Housing Appeals Board until 6 months after a local | 5 | | government has been notified of its non-exempt status. | 6 | | (c) Beginning on the effective date of this amendatory Act | 7 | | of the 98th General Assembly, the Board shall, whenever | 8 | | possible, render a decision on the
appeal within 120 days | 9 | | after the appeal is filed. The Board may extend the time
by | 10 | | which it will render a decision where circumstances outside
| 11 | | the Board's control make it infeasible for the Board to render
| 12 | | a decision within 120 days.
In any proceeding before the | 13 | | Board, the plaintiff affordable housing developer
bears the | 14 | | burden of demonstrating that the proposed affordable housing | 15 | | development (i) has been unfairly denied or (ii) has had
| 16 | | unreasonable conditions
placed upon it by the decision of the | 17 | | local government.
| 18 | | (d) The Board shall dismiss any appeal if :
| 19 | | (i) the local government has adopted an affordable | 20 | | housing plan as defined
in Section 25 of this Act and | 21 | | submitted that plan to the Illinois Housing
Development | 22 | | Authority within the time frame required by this Act; and
| 23 | | (ii) the local government has implemented its | 24 | | affordable housing plan
and has met its goal as | 25 | | established in its affordable housing plan as
defined in | 26 | | item (vi) of subsection (b) of Section 25 of this Act.
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| 1 | | (e) The Board shall dismiss any appeal if the reason for | 2 | | denying the
application or placing
conditions upon the | 3 | | approval is a non-appealable local government
requirement
| 4 | | under Section 15 of this Act.
| 5 | | (f) The Board may affirm, reverse, or modify the | 6 | | conditions of, or add
conditions to, a decision made by the | 7 | | approving authority. The decision of the
Board constitutes an | 8 | | order directed to the approving authority and is binding
on | 9 | | the local government.
| 10 | | (g) The appellate court has the exclusive jurisdiction to | 11 | | review decisions
of the Board. Any appeal to the Appellate | 12 | | Court of a final ruling by the State Housing Appeals Board may | 13 | | be heard only in the Appellate Court for the District in which | 14 | | the local government involved in the appeal is located.
The | 15 | | appellate court shall apply the "clearly erroneous" standard | 16 | | when reviewing such appeals. An appeal of a final ruling of the | 17 | | Board shall be filed within 35 days after the
Board's decision | 18 | | and in all respects shall be in accordance with Section 3-113 | 19 | | of the Code of Civil Procedure.
| 20 | | (Source: P.A. 98-287, eff. 8-9-13.)
| 21 | | (310 ILCS 67/50)
| 22 | | Sec. 50. Housing Appeals Board.
| 23 | | (a) Prior to January 1, 2008, a Housing Appeals Board | 24 | | shall be created
consisting of 5 7 members appointed by the | 25 | | Governor as follows:
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| 1 | | (1) a current or retired circuit judge , or retired | 2 | | appellate judge , administrative law judge, or attorney | 3 | | with experience in the area of land use law , who shall act | 4 | | as
chairperson;
| 5 | | (2) 3 members selected from among the following | 6 | | categories: | 7 | | (A) county or municipal zoning board of appeals | 8 | | members; | 9 | | (B) county or municipal planning board members; | 10 | | (C) a mayor or municipal council or board member; | 11 | | (D) a county board member; and a zoning board of | 12 | | appeals member;
| 13 | | (3) an affordable housing advocate. a planning board | 14 | | member;
| 15 | | (4) (Blank). a mayor or municipal council or board | 16 | | member;
| 17 | | (5) (Blank). a county board member;
| 18 | | (6) (Blank). an affordable housing developer; and
| 19 | | (7) (Blank). an affordable housing advocate.
| 20 | | In addition, the Chairman of the Illinois Housing | 21 | | Development Authority, ex
officio, shall serve as a non-voting | 22 | | member.
At least one of the appointments under paragraph (2) | 23 | | shall be from a local government that is non-exempt under this | 24 | | Act. No more than 4 of the appointed members may be from the | 25 | | same political party.
Appointments under items (2), (3), and | 26 | | (4) shall be from local governments that
are not exempt under |
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| 1 | | this Act.
| 2 | | (b) Initial terms of 4 members designated by the Governor | 3 | | shall be for 2
years. Initial terms of 3 members designated by | 4 | | the Governor shall be for one
year. Thereafter, members shall | 5 | | be appointed for terms of 2 years. After a member's term | 6 | | expires, the member shall continue to serve until a successor | 7 | | is appointed. There shall be no limit to the number of terms an | 8 | | appointee may serve. A member
shall receive no
compensation | 9 | | for his or her services, but shall be reimbursed by the State | 10 | | for
all reasonable expenses actually and necessarily incurred | 11 | | in the performance of
his or her
official duties. The board | 12 | | shall hear all petitions for review filed under this
Act and | 13 | | shall conduct all hearings in accordance with the rules and | 14 | | regulations
established by the chairperson. The Illinois | 15 | | Housing Development Authority
shall provide space and
clerical | 16 | | and other assistance that the Board may require.
| 17 | | (c) (Blank).
| 18 | | (d) To the extent possible, any vacancies in the Housing | 19 | | Appeals Board shall be filled within 90 days of the vacancy. | 20 | | (Source: P.A. 102-175, eff. 7-29-21.)
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