65 ILCS 5/11-74.4-3
2021 Illinois Compiled Statutes|Chapter 65 - MUNICIPALITIES|65 ILCS 5/ - Illinois Municipal Code.|Article 11 - Corporate Powers and Functions

 (from Ch. 24, par. 11-74.4-3)Sec. 11-74.4-3. Definitions. The following terms, wherever used or  referred to in this Division 74.4 shall have the following respective meanings,  unless in any case a different meaning clearly appears from the context.(a) For any redevelopment project area that has been designated pursuant  to this  Section by an ordinance adopted prior to November 1, 1999 (the effective  date of Public Act  91-478), "blighted area" shall have the meaning set  forth in this Section  prior to that date.On and after November 1, 1999,  "blighted area" means any improved or vacant area within the boundaries  of a redevelopment project area located within the territorial limits of  the municipality where:(1) If improved, industrial, commercial, and     residential buildings or improvements are detrimental to the public safety, health, or welfare because of a combination of 5 or more of the following factors, each of which is (i) present, with that presence documented, to a meaningful extent so that a municipality may reasonably find that the factor is clearly present within the intent of the Act and (ii) reasonably distributed throughout the improved part of the redevelopment project area:(A) Dilapidation.  An advanced state of disrepair         or neglect of necessary repairs to the primary structural components of buildings or improvements in such a combination that a documented building condition analysis determines that major repair is required or the defects are so serious and so extensive that the buildings must be removed.(B) Obsolescence.  The condition or process of         falling into disuse. Structures have become ill-suited for the original use.(C) Deterioration.  With respect to buildings,         defects including, but not limited to, major defects in the secondary building components such as doors, windows, porches, gutters and downspouts, and fascia.  With respect to surface improvements, that the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking, and surface storage areas evidence deterioration, including, but not limited to, surface cracking, crumbling, potholes, depressions, loose paving material, and weeds protruding through paved surfaces.(D) Presence of structures below minimum code         standards.  All structures that do not meet the standards of zoning, subdivision, building, fire, and other governmental codes applicable to property, but not including housing and property maintenance codes.(E) Illegal use of individual structures.  The         use of structures in violation of applicable federal, State, or local laws, exclusive of those applicable to the presence of structures below minimum code standards.(F) Excessive vacancies.  The presence of         buildings that are unoccupied or under-utilized and that represent an adverse influence on the area because of the frequency, extent, or duration of the vacancies.(G) Lack of ventilation, light, or sanitary         facilities.  The absence of adequate ventilation for light or air circulation in spaces or rooms without windows, or that require the removal of dust, odor, gas, smoke, or other noxious airborne materials.  Inadequate natural light and ventilation means the absence of skylights or windows for interior spaces or rooms and improper window sizes and amounts by room area to window area ratios.  Inadequate sanitary facilities refers to the absence or inadequacy of garbage storage and enclosure, bathroom facilities, hot water and kitchens, and structural inadequacies preventing ingress and egress to and from all rooms and units within a building.(H) Inadequate utilities.  Underground and         overhead utilities such as storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone, and electrical services that are shown to be inadequate.  Inadequate utilities are those that are: (i) of insufficient capacity to serve the uses in the redevelopment project area, (ii) deteriorated, antiquated, obsolete, or in disrepair, or (iii) lacking within the redevelopment project area.(I) Excessive land coverage and overcrowding of         structures and community facilities.  The over-intensive use of property and the crowding of buildings and accessory facilities onto a site.  Examples of problem conditions warranting the designation of an area as one exhibiting excessive land coverage are: (i) the presence of buildings either improperly situated on parcels or located on parcels of inadequate size and shape in relation to present-day standards of development for health and safety and (ii) the presence of multiple buildings on a single parcel.  For there to be a finding of excessive land coverage, these parcels must exhibit one or more of the following conditions: insufficient provision for light and air within or around buildings, increased threat of spread of fire due to the close proximity of buildings, lack of adequate or proper access to a public right-of-way, lack of reasonably required off-street parking, or inadequate provision for loading and service.(J) Deleterious land use or layout.  The         existence of incompatible land-use relationships, buildings occupied by inappropriate mixed-uses, or uses considered to be noxious, offensive, or unsuitable for the surrounding area.(K) Environmental clean-up.  The proposed         redevelopment project area has incurred Illinois Environmental Protection Agency or United States Environmental Protection Agency remediation costs for, or a study conducted by an independent consultant recognized as having expertise in environmental remediation has determined a need for, the clean-up of hazardous waste, hazardous substances, or underground storage tanks required by State or federal law, provided that the remediation costs constitute a material impediment to the development or redevelopment of the redevelopment project area.(L) Lack of community planning.  The proposed         redevelopment project area was developed prior to or without the benefit or guidance of a community plan. This means that the development occurred prior to the adoption by the municipality of a comprehensive or other community plan or that the plan was not followed at the time of the area's development.  This factor must be documented by evidence of adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, parcels of inadequate shape and size to meet contemporary development standards, or other evidence demonstrating an absence of effective community planning.(M) The total equalized assessed value of the         proposed redevelopment project area has declined for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated or is increasing at an annual rate that is less than the balance of the municipality for 3 of the last 5 calendar years for which information is available or is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published by the United States Department of Labor or successor agency for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated.(2) If vacant, the sound growth of the redevelopment     project area is impaired by a combination of 2 or more of the following factors, each of which is (i) present, with that presence documented, to a meaningful extent so that a municipality may reasonably find that the factor is clearly present within the intent of the Act and (ii) reasonably distributed throughout the vacant part of the redevelopment project area to which it pertains:(A) Obsolete platting of vacant land that results         in parcels of limited or narrow size or configurations of parcels of irregular size or shape that would be difficult to develop on a planned basis and in a manner compatible with contemporary standards and requirements, or platting that failed to create rights-of-ways for streets or alleys or that created inadequate right-of-way widths for streets, alleys, or other public rights-of-way or that omitted easements for public utilities.(B) Diversity of ownership of parcels of vacant         land sufficient in number to retard or impede the ability to assemble the land for development.(C) Tax and special assessment delinquencies         exist or the property has been the subject of tax sales under the Property Tax Code within the last 5 years.(D) Deterioration of structures or site         improvements in neighboring areas adjacent to the vacant land.(E) The area has incurred Illinois Environmental         Protection Agency or United States Environmental Protection Agency remediation costs for, or a study conducted by an independent consultant recognized as having expertise in environmental remediation has determined a need for, the clean-up of hazardous waste, hazardous substances, or underground storage tanks required by State or federal law, provided that the remediation costs constitute a material impediment to the development or redevelopment of the redevelopment project area.(F) The total equalized assessed value of the         proposed redevelopment project area has declined for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated or is increasing at an annual rate that is less than the balance of the municipality for 3 of the last 5 calendar years for which information is available or is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published by the United States Department of Labor or successor agency for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated.(3) If vacant, the sound growth of the redevelopment     project area is impaired by one of the following factors that (i) is present, with that presence documented, to a meaningful extent so that a municipality may reasonably find that the factor is clearly present within the intent of the Act and (ii) is reasonably distributed throughout the vacant part of the redevelopment project area to which it pertains:(A) The area consists of one or more unused         quarries, mines, or strip mine ponds.(B) The area consists of unused rail yards, rail         tracks, or railroad rights-of-way.(C) The area, prior to its designation, is         subject to (i) chronic flooding that adversely impacts on real property in the area as certified by a registered professional engineer or appropriate regulatory agency or (ii) surface water that discharges from all or a part of the area and contributes to flooding within the same watershed, but only if the redevelopment project provides for facilities or improvements to contribute to the alleviation of all or part of the flooding.(D) The area consists of an unused or illegal         disposal site containing earth, stone, building debris, or similar materials that were removed from construction, demolition, excavation, or dredge sites.(E) Prior to November 1, 1999, the area is not         less than 50 nor more than 100 acres and 75% of which is vacant (notwithstanding that the area has been used for commercial agricultural purposes within 5 years prior to the designation of the redevelopment project area), and the area meets at least one of the factors itemized in paragraph (1) of this subsection, the area has been designated as a town or village center by ordinance or comprehensive plan adopted prior to January 1, 1982, and the area has not been developed for that designated purpose.(F) The area qualified as a blighted improved         area immediately prior to becoming vacant, unless there has been substantial private investment in the immediately surrounding area.(b) For any redevelopment project area that has been designated pursuant  to this  Section by an ordinance adopted prior to November 1, 1999 (the effective  date of Public Act  91-478), "conservation area" shall have the meaning  set forth in this  Section prior to that date.On and after November 1, 1999,  "conservation area" means any improved area within the boundaries  of a redevelopment project area located within the territorial limits of  the municipality in which 50% or more of the structures in the area have  an age of 35 years or more.  Such an  area is not yet a blighted area but  because of a combination of 3 or more of the following factors is detrimental  to the public safety, health, morals  or welfare and such an area may become a blighted area:(1) Dilapidation.  An advanced state of disrepair or     neglect of necessary repairs to the primary structural components of buildings or improvements in such a combination that a documented building condition analysis determines that major repair is required or the defects are so serious and so extensive that the buildings must be removed.(2) Obsolescence.  The condition or process of     falling into disuse. Structures have become ill-suited for the original use.(3) Deterioration.  With respect to buildings,     defects including, but not limited to, major defects in the secondary building components such as doors, windows, porches, gutters and downspouts, and fascia.  With respect to surface improvements, that the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking, and surface storage areas evidence deterioration, including, but not limited to, surface cracking, crumbling, potholes, depressions, loose paving material, and weeds protruding through paved surfaces.(4) Presence of structures below minimum code     standards.  All structures that do not meet the standards of zoning, subdivision, building, fire, and other governmental codes applicable to property, but not including housing and property maintenance codes.(5) Illegal use of individual structures.  The use of     structures in violation of applicable federal, State, or local laws, exclusive of those applicable to the presence of structures below minimum code standards.(6) Excessive vacancies.  The presence of buildings     that are unoccupied or under-utilized and that represent an adverse influence on the area because of the frequency, extent, or duration of the vacancies.(7) Lack of ventilation, light, or sanitary     facilities.  The absence of adequate ventilation for light or air circulation in spaces or rooms without windows, or that require the removal of dust, odor, gas, smoke, or other noxious airborne materials.  Inadequate natural light and ventilation means the absence or inadequacy of skylights or windows for interior spaces or rooms and improper window sizes and amounts by room area to window area ratios.  Inadequate sanitary facilities refers to the absence or inadequacy of garbage storage and enclosure, bathroom facilities, hot water and kitchens, and structural inadequacies preventing ingress and egress to and from all rooms and units within a building.(8) Inadequate utilities.  Underground and overhead     utilities such as storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone, and electrical services that are shown to be inadequate.  Inadequate utilities are those that are: (i) of insufficient capacity to serve the uses in the redevelopment project area, (ii) deteriorated, antiquated, obsolete, or in disrepair, or (iii) lacking within the redevelopment project area.(9) Excessive land coverage and overcrowding of     structures and community facilities.  The over-intensive use of property and the crowding of buildings and accessory facilities onto a site.  Examples of problem conditions warranting the designation of an area as one exhibiting excessive land coverage are: the presence of buildings either improperly situated on parcels or located on parcels of inadequate size and shape in relation to present-day standards of development for health and safety and the presence of multiple buildings on a single parcel.  For there to be a finding of excessive land coverage, these parcels must exhibit one or more of the following conditions: insufficient provision for light and air within or around buildings, increased threat of spread of fire due to the close proximity of buildings, lack of adequate or proper access to a public right-of-way, lack of reasonably required off-street parking, or inadequate provision for loading and service.(10) Deleterious land use or layout.  The existence     of incompatible land-use relationships, buildings occupied by inappropriate mixed-uses, or uses considered to be noxious, offensive, or unsuitable for the surrounding area.(11) Lack of community planning.  The proposed     redevelopment project area was developed prior to or without the benefit or guidance of a community plan. This means that the development occurred prior to the adoption by the municipality of a comprehensive or other community plan or that the plan was not followed at the time of the area's development.  This factor must be documented by evidence of adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, parcels of inadequate shape and size to meet contemporary development standards, or other evidence demonstrating an absence of effective community planning.(12) The area has incurred Illinois Environmental     Protection Agency or United States Environmental Protection Agency remediation costs for, or a study conducted by an independent consultant recognized as having expertise in environmental remediation has determined a need for, the clean-up of hazardous waste, hazardous substances, or underground storage tanks required by State or federal law, provided that the remediation costs constitute a material impediment to the development or redevelopment of the redevelopment project area.(13) The total equalized assessed value of the     proposed redevelopment project area has declined for 3 of the last 5 calendar years for which information is available or is increasing at an annual rate that is less than the balance of the municipality for 3 of the last 5 calendar years for which information is available or is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published by the United States Department of Labor or successor agency for 3 of the last 5 calendar years for which information is available.(c) "Industrial park" means an area in a blighted or conservation  area suitable for use by any manufacturing, industrial, research or  transportation enterprise, of facilities to include but not be limited to  factories, mills, processing plants, assembly plants, packing plants,  fabricating plants, industrial distribution centers, warehouses, repair  overhaul or service facilities, freight terminals, research facilities,  test facilities or railroad facilities.(d) "Industrial park conservation area" means an area within the  boundaries of a redevelopment project area located within the territorial  limits of a municipality that is a labor surplus municipality or within 1  1/2 miles of the territorial limits of a municipality that is a labor  surplus municipality if the area is annexed to the municipality; which  area is zoned as industrial no later than at the time the municipality by  ordinance designates the redevelopment project area, and which area  includes both vacant land suitable for use as an industrial park and a  blighted area or conservation area contiguous to such vacant land.(e) "Labor surplus municipality" means a municipality in which, at any  time during the 6 months before the municipality by ordinance designates  an industrial park conservation area, the unemployment rate was over 6% and was  also 100% or more of the national average unemployment rate for that same  time as published in the United States Department of Labor Bureau of Labor  Statistics publication entitled "The Employment Situation" or its successor  publication. For the purpose of this subsection, if unemployment rate  statistics for the municipality are not available, the unemployment rate in  the municipality shall be deemed to be the same as the unemployment rate in  the principal county in which the municipality is located.(f) "Municipality" shall mean a city, village, incorporated town, or a township that is located in the unincorporated portion of a county with 3 million or more inhabitants, if the county  adopted an ordinance that approved the township's redevelopment plan.(g) "Initial Sales Tax Amounts" means the amount of taxes paid under  the Retailers' Occupation Tax Act, Use Tax Act, Service Use Tax Act, the  Service Occupation Tax Act, the Municipal Retailers' Occupation Tax Act,  and the Municipal Service Occupation Tax Act by  retailers and servicemen on transactions at places located in a  State Sales Tax Boundary during the calendar year 1985.(g-1) "Revised Initial Sales Tax Amounts" means the amount of taxes paid  under the Retailers' Occupation Tax Act, Use Tax Act, Service Use Tax Act, the  Service Occupation Tax Act, the Municipal Retailers' Occupation Tax Act,  and the Municipal Service Occupation Tax Act by retailers and servicemen on  transactions at places located within the State Sales Tax Boundary  revised pursuant to Section 11-74.4-8a(9) of this Act.(h) "Municipal Sales Tax Increment" means an amount equal to the  increase in the aggregate amount of taxes paid to a municipality from the  Local Government Tax Fund arising from sales by retailers and servicemen  within the redevelopment project area or State Sales Tax Boundary, as  the case may be, for as long as the redevelopment project area or State  Sales Tax Boundary, as the case may be, exist over and above the aggregate  amount of taxes as certified by the Illinois Department of Revenue and paid  under the Municipal Retailers' Occupation Tax Act and the Municipal Service  Occupation Tax Act by retailers and servicemen, on transactions at places  of business located in the redevelopment project area or State Sales Tax  Boundary, as the case may be, during the  base year which shall be the calendar year immediately prior to the year in  which the municipality adopted tax increment allocation financing.  For  purposes of computing the aggregate amount of such taxes for base years  occurring prior to 1985, the Department of Revenue shall determine the  Initial Sales Tax Amounts for such taxes and deduct therefrom an amount  equal to 4% of the aggregate amount of taxes per year for each year the  base year is prior to 1985, but not to exceed a total deduction of 12%.  The amount so determined shall be known as the "Adjusted Initial Sales Tax  Amounts".  For purposes of determining the Municipal Sales Tax Increment,  the Department of Revenue shall for each period subtract from the amount  paid to the municipality from the Local Government Tax Fund arising from  sales by retailers and servicemen on transactions  located in the redevelopment project area or the State Sales Tax Boundary,  as the case may be, the certified Initial Sales Tax  Amounts, the Adjusted Initial Sales Tax Amounts or the Revised Initial  Sales Tax Amounts for the Municipal Retailers'  Occupation Tax Act and the Municipal Service  Occupation Tax Act.  For the State Fiscal Year 1989, this calculation shall  be made by utilizing the calendar year 1987 to determine the tax amounts  received.  For the State Fiscal Year 1990, this calculation shall be made  by utilizing the period from January 1, 1988, until September 30, 1988, to  determine the tax amounts received from retailers and servicemen pursuant  to the Municipal Retailers' Occupation Tax and the Municipal Service  Occupation Tax Act, which shall have deducted therefrom  nine-twelfths of the certified Initial Sales Tax Amounts, the Adjusted Initial  Sales Tax Amounts or the Revised Initial Sales Tax Amounts as appropriate.  For the State Fiscal Year 1991, this calculation shall be made by utilizing  the period from October 1, 1988, to June 30, 1989, to determine the tax  amounts received from retailers and servicemen pursuant to the Municipal  Retailers' Occupation Tax and the Municipal Service Occupation Tax Act  which shall have deducted therefrom nine-twelfths of the  certified Initial Sales Tax Amounts, Adjusted Initial Sales Tax  Amounts or the Revised Initial Sales Tax Amounts as appropriate. For every  State Fiscal Year thereafter, the applicable period shall be the 12 months  beginning July 1 and ending June 30 to determine the tax amounts received  which shall have deducted therefrom the certified Initial Sales Tax  Amounts, the Adjusted Initial Sales Tax Amounts or the Revised Initial  Sales Tax Amounts, as the case may be.(i) "Net State Sales Tax Increment" means the sum of the following: (a)  80% of the first $100,000 of State Sales Tax Increment annually generated  within a State Sales Tax Boundary; (b) 60% of the amount in excess of  $100,000 but not exceeding $500,000 of State Sales Tax Increment annually  generated within a State Sales Tax Boundary; and (c) 40% of all amounts in  excess of $500,000 of State Sales Tax Increment annually generated within a  State Sales Tax Boundary.  If, however, a municipality established a tax  increment financing district in a county with a population in excess of  3,000,000 before January 1, 1986, and the municipality entered into a  contract or issued bonds after January 1, 1986, but before December 31, 1986,  to finance redevelopment project costs within a State Sales Tax  Boundary, then the Net State Sales Tax Increment means, for the fiscal years  beginning July 1, 1990, and July 1, 1991, 100% of the State Sales Tax  Increment annually generated within a State Sales Tax Boundary; and  notwithstanding any other provision of this Act, for those fiscal years the  Department of Revenue shall distribute to those municipalities 100% of  their Net State Sales Tax Increment before any distribution to any other  municipality and regardless of whether or not those other municipalities  will receive 100% of their Net State Sales Tax Increment.  For Fiscal Year  1999, and every year thereafter until the year 2007, for any municipality  that has not entered into a contract or has not issued bonds prior to June  1, 1988 to finance redevelopment project costs within a State Sales Tax  Boundary, the Net State Sales Tax Increment shall be calculated as follows:  By multiplying the Net State Sales Tax Increment by 90% in the State Fiscal  Year 1999; 80% in the State Fiscal Year 2000; 70% in the State Fiscal Year  2001; 60% in the State Fiscal Year 2002; 50% in the State Fiscal Year 2003; 40%  in the State Fiscal Year 2004; 30% in the State Fiscal Year 2005; 20% in  the State Fiscal Year 2006; and 10% in the State Fiscal Year 2007. No  payment shall be made for State Fiscal Year 2008 and thereafter.Municipalities that issued bonds in connection with a redevelopment project  in a redevelopment project area within the State Sales Tax Boundary prior to  July 29, 1991,  or that entered into contracts in connection with a redevelopment project in  a redevelopment project area before June 1, 1988,  shall continue to receive their proportional share of the  Illinois Tax Increment Fund distribution until the date on which the  redevelopment project is completed or terminated.  If, however, a municipality that issued bonds in connection with a  redevelopment project in a redevelopment project area within the State Sales  Tax Boundary prior to July 29, 1991 retires the bonds prior to June 30, 2007 or  a municipality that entered into contracts in connection with a redevelopment  project in a redevelopment project area before June 1, 1988 completes the  contracts prior to June 30, 2007, then so long as the redevelopment project is  not  completed or is not terminated, the Net State Sales Tax Increment shall be  calculated, beginning on the date on which the bonds are retired or the  contracts are completed, as follows:  By multiplying the Net State Sales Tax  Increment by 60% in the State Fiscal Year  2002; 50% in the State Fiscal Year 2003; 40% in the State Fiscal Year 2004; 30%  in the State Fiscal Year 2005; 20% in the State Fiscal Year 2006; and 10% in  the State Fiscal Year 2007.  No payment shall be made for State Fiscal Year  2008 and thereafter.  Refunding of any bonds issued  prior to July 29, 1991, shall not alter the Net State Sales Tax Increment.(j) "State Utility Tax Increment Amount" means an amount equal to the  aggregate increase in State electric and gas tax charges imposed on owners  and tenants, other than residential customers, of properties located within  the redevelopment project area under Section 9-222 of the Public Utilities  Act, over and above the aggregate of such charges as certified by the  Department of Revenue and paid by owners and tenants, other than  residential customers, of properties within the redevelopment project area  during the base year, which shall be the calendar year immediately prior to  the year of the adoption of the ordinance authorizing tax increment allocation  financing.(k) "Net State Utility Tax Increment" means the sum of the following:  (a) 80% of the first $100,000 of State Utility Tax Increment annually  generated by a redevelopment project area; (b) 60% of the amount in excess  of $100,000 but not exceeding $500,000 of the State Utility Tax Increment  annually generated by a redevelopment project area; and (c) 40% of all  amounts in excess of $500,000 of State Utility Tax Increment annually  generated by a redevelopment project area. For the State Fiscal Year 1999,  and every year thereafter until the year 2007, for any municipality that  has not entered into a contract or has not issued bonds prior to June 1,  1988 to finance redevelopment project costs within a redevelopment project  area, the Net State Utility Tax Increment shall be calculated as follows:  By multiplying the Net State Utility Tax Increment by 90% in the State  Fiscal Year 1999; 80% in the State Fiscal Year 2000; 70% in the State  Fiscal Year 2001; 60% in the State Fiscal Year 2002; 50% in the State  Fiscal Year 2003; 40% in the State Fiscal Year 2004; 30% in the State  Fiscal Year 2005; 20% in the State Fiscal Year 2006; and 10% in the State  Fiscal Year 2007. No payment shall be made for the State Fiscal Year 2008  and thereafter.Municipalities that issue bonds in connection with the redevelopment project  during the period from June 1, 1988 until 3 years after the effective date  of this Amendatory Act of 1988 shall receive the Net State Utility Tax  Increment, subject to appropriation, for 15 State Fiscal Years after the  issuance of such bonds.  For the 16th through the 20th State Fiscal Years  after issuance of the bonds, the Net State Utility Tax Increment shall be  calculated as follows: By multiplying the Net State Utility Tax Increment  by 90% in year 16; 80% in year 17; 70% in year 18; 60% in year 19; and 50%  in year 20. Refunding of any bonds issued prior to June 1, 1988, shall not  alter the revised Net State Utility Tax Increment payments set forth above.(l) "Obligations" mean bonds, loans, debentures, notes, special certificates  or other evidence of indebtedness issued by the municipality to carry out  a redevelopment project or to refund outstanding obligations.(m) "Payment in lieu of taxes" means those estimated tax revenues from  real property in a redevelopment project area derived from real property that  has been acquired by a municipality  which according to the redevelopment project or plan is to be used for a  private use which taxing districts would have received had a municipality  not acquired the real property and adopted tax increment allocation  financing and which would result from  levies made after the time of the adoption of tax increment allocation  financing to the time the current equalized value of real property in the  redevelopment project area exceeds the total initial equalized value of  real property in said area.(n) "Redevelopment plan" means the comprehensive program of  the municipality for development or redevelopment intended by the payment of  redevelopment project costs to reduce or eliminate those conditions the  existence of which qualified the redevelopment project area as  a "blighted  area" or "conservation area" or combination thereof or "industrial park  conservation area," and thereby to enhance the tax bases of the taxing  districts which extend into the redevelopment project area, provided that, with respect to redevelopment project areas described in subsections (p-1) and (p-2), "redevelopment plan" means the comprehensive program of the affected municipality for the development of qualifying transit facilities.  On and after November 1, 1999 (the effective date of  Public Act 91-478), no  redevelopment plan may be approved or amended that includes the development of  vacant land (i) with a golf course and related clubhouse and other facilities  or (ii) designated by federal, State, county, or municipal government as public  land for outdoor recreational activities or for nature preserves and used for  that purpose within 5  years prior to the adoption of the redevelopment plan.  For the  purpose of  this subsection, "recreational activities" is limited to mean camping and  hunting.  Each  redevelopment plan shall set forth in writing the program to be undertaken  to accomplish the objectives  and shall include but not be limited to:(A) an itemized list of estimated redevelopment     project costs;(B) evidence indicating that the redevelopment     project area on the whole has not been subject to growth and development through investment by private enterprise, provided that such evidence shall not be required for any redevelopment project area located within a transit facility improvement area established pursuant to Section 11-74.4-3.3;(C) an assessment of any financial impact of the     redevelopment project area on or any increased demand for services from any taxing district affected by the plan and any program to address such financial impact or increased demand;(D) the sources of funds to pay costs;(E) the nature and term of the obligations to be     issued;(F) the most recent equalized assessed valuation of     the redevelopment project area;(G) an estimate as to the equalized assessed     valuation after redevelopment and the general land uses to apply in the redevelopment project area;(H) a commitment to fair employment practices and an     affirmative action plan;(I) if it concerns an industrial park conservation     area, the plan shall also include a general description of any proposed developer, user and tenant of any property, a description of the type, structure and general character of the facilities to be developed, a description of the type, class and number of new employees to be employed in the operation of the facilities to be developed; and(J) if property is to be annexed to the municipality,     the plan shall include the terms of the annexation agreement.The provisions of items (B) and (C) of this subsection (n) shall not apply to  a municipality that before March 14, 1994 (the effective date of Public Act  88-537) had fixed, either by its  corporate authorities or by a commission designated under subsection (k) of  Section 11-74.4-4, a time and place for a public hearing as required by  subsection (a) of Section 11-74.4-5.  No redevelopment plan shall be adopted unless a  municipality complies with all of the following requirements:(1) The municipality finds that the redevelopment     project area on the whole has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of the redevelopment plan, provided, however, that such a finding shall not be required with respect to any redevelopment project area located within a transit facility improvement area established pursuant to Section 11-74.4-3.3.(2) The municipality finds that the redevelopment     plan and project conform to the comprehensive plan for the development of the municipality as a whole, or, for municipalities with a population of 100,000 or more, regardless of when the redevelopment plan and project was adopted, the redevelopment plan and project either: (i) conforms to the strategic economic development or redevelopment plan issued by the designated planning authority of the municipality, or (ii) includes land uses that have been approved by the planning commission of the municipality.(3) The redevelopment plan establishes the estimated     dates of completion of the redevelopment project and retirement of obligations issued to finance redevelopment project costs.  Those dates may not be later than the dates set forth under Section 11-74.4-3.5.A municipality may by municipal ordinance amend an     existing redevelopment plan to conform to this paragraph (3) as amended by Public Act 91-478, which municipal ordinance may be adopted without further hearing or notice and without complying with the procedures provided in this Act pertaining to an amendment to or the initial approval of a redevelopment plan and project and designation of a redevelopment project area.(3.5) The municipality finds, in the case of an     industrial park conservation area, also that the municipality is a labor surplus municipality and that the implementation of the redevelopment plan will reduce unemployment, create new jobs and by the provision of new facilities enhance the tax base of the taxing districts that extend into the redevelopment project area.(4) If any incremental revenues are being utilized     under Section 8(a)(1) or 8(a)(2) of this Act in redevelopment project areas approved by ordinance after January 1, 1986, the municipality finds: (a) that the redevelopment project area would not reasonably be developed without the use of such incremental revenues, and (b) that such incremental revenues will be exclusively utilized for the development of the redevelopment project area.(5) If: (a) the redevelopment plan will not result in     displacement of residents from 10 or more inhabited residential units, and the municipality certifies in the plan that such displacement will not result from the plan; or (b) the redevelopment plan is for a redevelopment project area or a qualifying transit facility located within a transit facility improvement area established pursuant to Section 11-74.4-3.3, and the applicable project is subject to the process for evaluation of environmental effects under the National Environmental Policy Act of 1969, 42 U.S.C. 4321 et seq., then a housing impact study need not be performed. If, however, the redevelopment plan would result in the displacement of residents from 10 or more inhabited residential units, or if the redevelopment project area contains 75 or more inhabited residential units and no certification is made, then the municipality shall prepare, as part of the separate feasibility report required by subsection (a) of Section 11-74.4-5, a housing impact study.Part I of the housing impact study shall include (i)     data as to whether the residential units are single family or multi-family units, (ii) the number and type of rooms within the units, if that information is available, (iii) whether the units are inhabited or uninhabited, as determined not less than 45 days before the date that the ordinance or resolution required by subsection (a) of Section 11-74.4-5 is passed, and (iv) data as to the racial and ethnic composition of the residents in the inhabited residential units.  The data requirement as to the racial and ethnic composition of the residents in the inhabited residential units shall be deemed to be fully satisfied by data from the most recent federal census.Part II of the housing impact study shall identify     the inhabited residential units in the proposed redevelopment project area that are to be or may be removed.  If inhabited residential units are to be removed, then the housing impact study shall identify (i) the number and location of those units that will or may be removed, (ii) the municipality's plans for relocation assistance for those residents in the proposed redevelopment project area whose residences are to be removed, (iii) the availability of replacement housing for those residents whose residences are to be removed, and shall identify the type, location, and cost of the housing, and (iv) the type and extent of relocation assistance to be provided.(6) On and after November 1, 1999, the housing impact     study required by paragraph (5) shall be incorporated in the redevelopment plan for the redevelopment project area.(7) On and after November 1, 1999, no redevelopment     plan shall be adopted, nor an existing plan amended, nor shall residential housing that is occupied by households of low-income and very low-income persons in currently existing redevelopment project areas be removed after November 1, 1999 unless the redevelopment plan provides, with respect to inhabited housing units that are to be removed for households of low-income and very low-income persons, affordable housing and relocation assistance not less than that which would be provided under the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and the regulations under that Act, including the eligibility criteria. Affordable housing may be either existing or newly constructed housing. For purposes of this paragraph (7), "low-income households", "very low-income households", and "affordable housing" have the meanings set forth in the Illinois Affordable Housing Act. The municipality shall make a good faith effort to ensure that this affordable housing is located in or near the redevelopment project area within the municipality.(8) On and after November 1, 1999, if, after the     adoption of the redevelopment plan for the redevelopment project area, any municipality desires to amend its redevelopment plan to remove more inhabited residential units than specified in its original redevelopment plan, that change shall be made in accordance with the procedures in subsection (c) of Section 11-74.4-5.(9) For redevelopment project areas designated prior     to November 1, 1999, the redevelopment plan may be amended without further joint review board meeting or hearing, provided that the municipality shall give notice of any such changes by mail to each affected taxing district and registrant on the interested party registry, to authorize the municipality to expend tax increment revenues for redevelopment project costs defined by paragraphs (5) and (7.5), subparagraphs (E) and (F) of paragraph (11), and paragraph (11.5) of subsection (q) of Section 11-74.4-3, so long as the changes do not increase the total estimated redevelopment project costs set out in the redevelopment plan by more than 5% after adjustment for inflation from the date the plan was adopted.(o) "Redevelopment project" means any public and private development project  in furtherance of the objectives of a redevelopment plan.  On and after November 1, 1999 (the effective date of Public Act 91-478), no  redevelopment plan may be approved or amended that includes the development  of vacant land (i) with a golf course and related clubhouse and other  facilities  or (ii) designated by federal, State, county, or municipal government as public  land for outdoor recreational activities or for nature preserves and used for  that purpose within 5  years prior to the adoption of the redevelopment plan.  For the  purpose of  this subsection, "recreational activities" is limited to mean camping and  hunting.(p) "Redevelopment project area" means an area designated by  the  municipality, which is not less in the aggregate than 1 1/2 acres and in  respect to which the municipality has made a finding that there exist  conditions which cause the area to be classified as an industrial park  conservation area or a blighted area or a conservation area, or a  combination of both blighted areas and conservation areas.(p-1) Notwithstanding any provision of this Act to the contrary, on and after August 25, 2009 (the effective date of Public Act 96-680), a redevelopment project area may include areas within a one-half mile radius of an existing or proposed Regional Transportation Authority Suburban Transit Access Route (STAR Line) station without a finding that the area is classified as an industrial park conservation area, a blighted area, a conservation area, or a combination thereof, but only if the municipality receives unanimous consent from the joint review board created to review the proposed redevelopment project area.(p-2) Notwithstanding any provision of this Act to the contrary, on and after the effective date of this amendatory Act of the 99th General Assembly, a redevelopment project area may include areas within a transit facility improvement area that has been established pursuant to Section 11-74.4-3.3 without a finding that the area is classified as an industrial park conservation area, a blighted area, a conservation area, or any combination thereof.(q) "Redevelopment project costs", except for redevelopment project areas created pursuant to subsection (p-1) or (p-2), means and includes the sum total of all  reasonable or necessary costs incurred or estimated to be incurred, and  any such costs incidental to a redevelopment plan and a redevelopment  project.  Such costs include, without limitation, the following:(1) Costs of studies, surveys, development of plans,     and specifications, implementation and administration of the redevelopment plan including but not limited to staff and professional service costs for architectural, engineering, legal, financial, planning or other services, provided however that no charges for professional services may be based on a percentage of the tax increment collected; except that on and after November 1, 1999 (the effective date of Public Act 91-478), no contracts for professional services, excluding architectural and engineering services, may be entered into if the terms of the contract extend beyond a period of 3 years.  In addition, "redevelopment project costs" shall not include lobbying expenses. After consultation with the municipality, each tax increment consultant or advisor to a municipality that plans to designate or has designated a redevelopment project area shall inform the municipality in writing of any contracts that the consultant or advisor has entered into with entities or individuals that have received, or are receiving, payments financed by tax increment revenues produced by the redevelopment project area with respect to which the consultant or advisor has performed, or will be performing, service for the municipality.  This requirement shall be satisfied by the consultant or advisor before the commencement of services for the municipality and thereafter whenever any other contracts with those individuals or entities are executed by the consultant or advisor;(1.5) After July 1, 1999, annual administrative costs     shall not include general overhead or administrative costs of the municipality that would still have been incurred by the municipality if the municipality had not designated a redevelopment project area or approved a redevelopment plan;(1.6) The cost of marketing sites within the     redevelopment project area to prospective businesses, developers, and investors;(2) Property assembly costs, including but not     limited to acquisition of land and other property, real or personal, or rights or interests therein, demolition of buildings, site preparation, site improvements that serve as an engineered barrier addressing ground level or below ground environmental contamination, including, but not limited to parking lots and other concrete or asphalt barriers, and the clearing and grading of land;(3) Costs of rehabilitation, reconstruction or repair     or remodeling of existing public or private buildings, fixtures, and leasehold improvements; and the cost of replacing an existing public building if pursuant to the implementation of a redevelopment project the existing public building is to be demolished to use the site for private investment or devoted to a different use requiring private investment; including any direct or indirect costs relating to Green Globes or LEED certified construction elements or construction elements with an equivalent certification;(4) Costs of the construction of public works or     improvements, including any direct or indirect costs relating to Green Globes or LEED certified construction elements or construction elements with an equivalent certification, except that on and after November 1, 1999, redevelopment project costs shall not include the cost of constructing a new municipal public building principally used to provide offices, storage space, or conference facilities or vehicle storage, maintenance, or repair for administrative, public safety, or public works personnel and that is not intended to replace an existing public building as provided under paragraph (3) of subsection (q) of Section 11-74.4-3 unless either (i) the construction of the new municipal building implements a redevelopment project that was included in a redevelopment plan that was adopted by the municipality prior to November 1, 1999, (ii) the municipality makes a reasonable determination in the redevelopment plan, supported by information that provides the basis for that determination, that the new municipal building is required to meet an increase in the need for public safety purposes anticipated to result from the implementation of the redevelopment plan, or (iii) the new municipal public building is for the storage, maintenance, or repair of transit vehicles and is located in a transit facility improvement area that has been established pursuant to Section 11-74.4-3.3;(5) Costs of job training and retraining projects,     including the cost of "welfare to work" programs implemented by businesses located within the redevelopment project area;(6) Financing costs, including but not limited to all     necessary and incidental expenses related to the issuance of obligations and which may include payment of interest on any obligations issued hereunder including interest accruing during the estimated period of construction of any redevelopment project for which such obligations are issued and for not exceeding 36 months thereafter and including reasonable reserves related thereto;(7) To the extent the municipality by written     agreement accepts and approves the same, all or a portion of a taxing district's capital costs resulting from the redevelopment project necessarily incurred or to be incurred within a taxing district in furtherance of the objectives of the redevelopment plan and project;(7.5) For redevelopment project areas designated (or     redevelopment project areas amended to add or increase the number of tax-increment-financing assisted housing units) on or after November 1, 1999, an elementary, secondary, or unit school district's increased costs attributable to assisted housing units located within the redevelopment project area for which the developer or redeveloper receives financial assistance through an agreement with the municipality or because the municipality incurs the cost of necessary infrastructure improvements within the boundaries of the assisted housing sites necessary for the completion of that housing as authorized by this Act, and which costs shall be paid by the municipality from the Special Tax Allocation Fund when the tax increment revenue is received as a result of the assisted housing units and shall be calculated annually as follows:(A) for foundation districts, excluding any         school district in a municipality with a population in excess of 1,000,000, by multiplying the district's increase in attendance resulting from the net increase in new students enrolled in that school district who reside in housing units within the redevelopment project area that have received financial assistance through an agreement with the municipality or because the municipality incurs the cost of necessary infrastructure improvements within the boundaries of the housing sites necessary for the completion of that housing as authorized by this Act since the designation of the redevelopment project area by the most recently available per capita tuition cost as defined in Section 10-20.12a of the School Code less any increase in general State aid as defined in Section 18-8.05 of the School Code or evidence-based funding as defined in Section 18-8.15 of the School Code attributable to these added new students subject to the following annual limitations:(i) for unit school districts with a district             average 1995-96 Per Capita Tuition Charge of less than $5,900, no more than 25% of the total amount of property tax increment revenue produced by those housing units that have received tax increment finance assistance under this Act;(ii) for elementary school districts with a             district average 1995-96 Per Capita Tuition Charge of less than $5,900, no more than 17% of the total amount of property tax increment revenue produced by those housing units that have received tax increment finance assistance under this Act; and(iii) for secondary school districts with a             district average 1995-96 Per Capita Tuition Charge of less than $5,900, no more than 8% of the total amount of property tax increment revenue produced by those housing units that have received tax increment finance assistance under this Act.(B) For alternate method districts, flat grant         districts, and foundation districts with a district average 1995-96 Per Capita Tuition Charge equal to or more than $5,900, excluding any school district with a population in excess of 1,000,000, by multiplying the district's increase in attendance resulting from the net increase in new students enrolled in that school district who reside in  housing units within the redevelopment project area that have received financial assistance through an agreement with the municipality or because the  municipality incurs the cost of necessary infrastructure improvements within the boundaries of the housing sites necessary for the completion of that housing as authorized by this Act since the designation of the redevelopment project area by the most recently available per capita tuition cost as defined in Section 10-20.12a of the School Code less any increase in general state aid as defined in Section 18-8.05 of the School Code or evidence-based funding as defined in Section 18-8.15 of the School Code attributable to these added new students subject to the following annual limitations:(i) for unit school districts, no more than             40% of the total amount of property tax increment revenue produced by those housing units that have received tax increment finance assistance under this Act;(ii) for elementary school districts, no more             than 27% of the total amount of property tax increment revenue produced by those housing units that have received tax increment finance assistance under this Act; and(iii) for secondary school districts, no more             than 13% of the total amount of property tax increment revenue produced by those housing units that have received tax increment finance assistance under this Act.(C) For any school district in a municipality         with a population in excess of 1,000,000, the following restrictions shall apply to the reimbursement of increased costs under this paragraph (7.5):(i) no increased costs shall be reimbursed             unless the school district certifies that each of the schools affected by the assisted housing project is at or over its student capacity;(ii) the amount reimbursable shall be reduced             by the value of any land donated to the school district by the municipality or developer, and by the value of any physical improvements made to the schools by the municipality or developer; and(iii) the amount reimbursed may not affect             amounts otherwise obligated by the terms of any bonds, notes, or other funding instruments, or the terms of any redevelopment agreement.Any school district seeking payment under this         paragraph (7.5) shall, after July 1 and before September 30 of each year, provide the municipality with reasonable evidence to support its claim for reimbursement before the municipality shall be required to approve or make the payment to the school district.  If the school district fails to provide the information during this period in any year, it shall forfeit any claim to reimbursement for that year.  School districts may adopt a resolution waiving the right to all or a portion of the reimbursement otherwise required by this paragraph (7.5).  By acceptance of this reimbursement the school district waives the right to directly or indirectly set aside, modify, or contest in any manner the establishment of the redevelopment project area or projects;(7.7) For redevelopment project areas designated (or     redevelopment project areas amended to add or increase the number of tax-increment-financing assisted housing units) on or after January 1, 2005 (the effective date of Public Act 93-961), a public library district's increased costs attributable to assisted housing units located within the redevelopment project area for which the developer or redeveloper receives financial assistance through an agreement with the municipality or because the municipality incurs the cost of necessary infrastructure improvements within the boundaries of the assisted housing sites necessary for the completion of that housing as authorized by this Act shall be paid to the library district by the municipality from the Special Tax Allocation Fund when the tax increment revenue is received as a result of the assisted housing units.  This paragraph (7.7) applies only if (i) the  library district is located in a county that is subject to the Property Tax Extension Limitation Law or (ii) the  library district is not located in a county that is subject to the Property Tax Extension Limitation Law but  the district is prohibited by any other law from increasing its tax levy rate without a prior voter referendum.The amount paid to a library district under this     paragraph (7.7) shall be calculated by multiplying (i) the net increase in the number of persons eligible to obtain a library card in that district who reside in housing units within the redevelopment project area that have received financial assistance through an agreement with the municipality or because the municipality incurs the cost of necessary infrastructure improvements within the boundaries of the housing sites necessary for the completion of that housing as authorized by this Act since the designation of the redevelopment project area by (ii) the per-patron cost of providing library services so long as it does not exceed $120. The per-patron cost shall be the Total Operating Expenditures Per Capita for the library in the previous fiscal year. The municipality may deduct from the amount that it must pay to a library district under this paragraph any amount that it has voluntarily paid to the library district from the tax increment revenue. The amount paid to a library district under this paragraph (7.7) shall be no more than 2% of the amount produced by the  assisted housing units and deposited into the Special Tax Allocation Fund.A library district is not eligible for any payment     under this paragraph (7.7) unless the library district has experienced an increase in the number of patrons from the municipality that created the tax-increment-financing district since the designation of the redevelopment project area.Any library district seeking payment under this     paragraph (7.7) shall, after July 1 and before September 30 of each year, provide the municipality with convincing evidence to support its claim for reimbursement before the municipality shall be required to approve or make the payment to the library district.  If the library district fails to provide the information during this period in any year, it shall forfeit any claim to reimbursement for that year.  Library districts may adopt a resolution waiving the right to all or a portion of the reimbursement otherwise required by this paragraph (7.7). By acceptance of such reimbursement, the library district shall forfeit any right to directly or indirectly set aside, modify, or contest in any manner whatsoever the establishment of the redevelopment project area or projects;(8) Relocation costs to the extent that a     municipality determines that relocation costs shall be paid or is required to make payment of relocation costs by federal or State law or in order to satisfy subparagraph (7) of subsection (n);(9) Payment in lieu of taxes;(10) Costs of job training, retraining, advanced     vocational education or career education, including but not limited to courses in occupational, semi-technical or technical fields leading directly to employment, incurred by one or more taxing districts, provided that such costs (i) are related to the establishment and maintenance of additional job training, advanced vocational education or career education programs for persons employed or to be employed by employers located in a redevelopment project area; and (ii) when incurred by a taxing district or taxing districts other than the municipality, are set forth in a written agreement by or among the municipality and the taxing district or taxing districts, which agreement describes the program to be undertaken, including but not limited to the number of employees to be trained, a description of the training and services to be provided, the number and type of positions available or to be available, itemized costs of the program and sources of funds to pay for the same, and the term of the agreement. Such costs include, specifically, the payment by community college districts of costs pursuant to Sections 3-37, 3-38, 3-40 and 3-40.1 of the Public Community College Act and by school districts of costs pursuant to Sections 10-22.20a and 10-23.3a of the School Code;(11) Interest cost incurred by a redeveloper related     to the construction, renovation or rehabilitation of a redevelopment project provided that:(A) such costs are to be paid directly from the         special tax allocation fund established pursuant to this Act;(B) such payments in any one year may not exceed         30% of the annual interest costs incurred by the redeveloper with regard to the redevelopment project during that year;(C) if there are not sufficient funds available         in the special tax allocation fund to make the payment pursuant to this paragraph (11) then the amounts so due shall accrue and be payable when sufficient funds are available in the special tax allocation fund;(D) the total of such interest payments paid         pursuant to this Act may not exceed 30% of the total (i) cost paid or incurred by the redeveloper for the redevelopment project plus (ii) redevelopment project costs excluding any property assembly costs and any relocation costs incurred by a municipality pursuant to this Act;(E) the cost limits set forth in subparagraphs         (B) and (D) of paragraph (11) shall be modified for the financing of rehabilitated or new housing units for low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act.  The percentage of 75% shall be substituted for 30% in subparagraphs (B) and (D) of paragraph (11); and(F) instead of the eligible costs provided by         subparagraphs (B) and (D) of paragraph (11), as modified by this subparagraph, and notwithstanding any other provisions of this Act to the contrary, the municipality may pay from tax increment revenues up to 50% of the cost of construction of new housing units to be occupied by low-income households and very low-income households as defined in Section 3 of the Illinois Affordable Housing Act.  The cost of construction of those units may be derived from the proceeds of bonds issued by the municipality under this Act or other constitutional or statutory authority or from other sources of municipal revenue that may be reimbursed from tax increment revenues or the proceeds of bonds issued to finance the construction of that housing.The eligible costs provided under this         subparagraph (F) of paragraph (11) shall be an eligible cost for the construction, renovation, and rehabilitation of all low and very low-income housing units, as defined in Section 3 of the Illinois Affordable Housing Act, within the redevelopment project area.  If the low and very low-income units are part of a residential redevelopment project that includes units not affordable to low and very low-income households, only the low and very low-income units shall be eligible for benefits under this subparagraph (F) of paragraph (11). The standards for maintaining the occupancy by low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act, of those units constructed with eligible costs made available under the provisions of this subparagraph (F) of paragraph (11) shall be established by guidelines adopted by the municipality.  The responsibility for annually documenting the initial occupancy of the units by low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act, shall be that of the then current owner of the property. For ownership units, the guidelines will provide, at a minimum, for a reasonable recapture of funds, or other appropriate methods designed to preserve the original affordability of the ownership units.  For rental units, the guidelines will provide, at a minimum, for the affordability of rent to low and very low-income households.  As units become available, they shall be rented to income-eligible tenants. The municipality may modify these guidelines from time to time; the guidelines, however, shall be in effect for as long as tax increment revenue is being used to pay for costs associated with the units or for the retirement of bonds issued to finance the units or for the life of the redevelopment project area, whichever is later;(11.5) If the redevelopment project area is located     within a municipality with a population of more than 100,000, the cost of day care services for children of employees from low-income families working for businesses located within the redevelopment project area and all or a portion of the cost of operation of day care centers established by redevelopment project area businesses to serve employees from low-income families working in businesses located in the redevelopment project area.  For the purposes of this paragraph, "low-income families" means families whose annual income does not exceed 80% of the municipal, county, or regional median income, adjusted for family size, as the annual income and municipal, county, or regional median income are determined from time to time by the United States Department of Housing and Urban Development.(12)   Costs relating to the development of urban     agricultural areas under Division 15.2 of the Illinois Municipal Code.Unless explicitly stated herein the cost of construction of new  privately-owned buildings shall not be an eligible redevelopment project cost.After November 1, 1999 (the effective date of Public Act  91-478), none of  the  redevelopment project costs enumerated in this subsection shall be eligible  redevelopment project costs if those costs would provide direct financial  support to a  retail entity initiating operations in the  redevelopment project area while  terminating operations at another Illinois location within 10 miles of the  redevelopment project area but outside the boundaries of the redevelopment  project area municipality.  For  purposes of this paragraph, termination means a  closing of a retail operation that is directly related to the opening of the  same operation or like retail entity owned or operated by more than 50% of the  original ownership in a redevelopment project area, but  it does not mean  closing an operation for reasons beyond the control of the  retail entity, as  documented by the retail entity, subject to a reasonable finding by the  municipality that the current location contained inadequate space, had become  economically obsolete, or was no longer a viable location for the retailer or  serviceman.No cost shall be a redevelopment project cost in a redevelopment project area if used to demolish, remove, or substantially modify a historic resource, after August 26, 2008 (the effective date of Public Act 95-934), unless no prudent and feasible alternative exists. "Historic resource" for the purpose of this paragraph  means (i) a place or structure that is included or eligible for inclusion on the National Register of Historic Places or (ii) a contributing structure in a district on the National Register of Historic Places. This paragraph does not apply to a place or structure for which demolition, removal, or modification is subject to review by the preservation agency of a Certified Local Government designated as such by the National Park Service of the United States Department of the Interior.If a special service area has been established pursuant to  the Special Service Area Tax Act or Special Service Area Tax Law, then any  tax increment revenues derived  from the tax imposed pursuant to the Special Service Area Tax Act or Special  Service Area Tax Law may  be used within the redevelopment project area for the purposes permitted by  that Act or Law as well as the purposes permitted by this Act.(q-1) For redevelopment project areas created pursuant to subsection (p-1), redevelopment project costs are limited to those costs in paragraph (q) that are related to the existing or proposed Regional Transportation Authority Suburban Transit Access Route (STAR Line) station.(q-2) For a transit facility improvement area established prior to, on, or after the effective date of this amendatory Act of the 102nd General Assembly: (i) "redevelopment project costs" means those costs described in subsection (q) that are related to the construction, reconstruction, rehabilitation, remodeling, or repair of any existing or proposed transit facility, whether that facility is located within or outside the boundaries of a redevelopment project area established within that transit facility improvement area (and, to the extent a redevelopment project cost is described in subsection (q) as incurred or estimated to be incurred with respect to a redevelopment project area, then it shall apply with respect to such transit facility improvement area); and (ii) the provisions of Section 11-74.4-8 regarding tax increment allocation financing for a redevelopment project area located in a transit facility improvement area shall apply only to the lots, blocks, tracts and parcels of real property that are located within the boundaries of that redevelopment project area and not to the lots, blocks, tracts, and parcels of real property that are located outside the boundaries of that redevelopment project area.(r) "State Sales Tax Boundary" means the redevelopment project area or  the amended redevelopment project area boundaries which are determined  pursuant to subsection (9) of Section 11-74.4-8a of this  Act.  The Department of Revenue shall certify pursuant to subsection (9) of  Section 11-74.4-8a the appropriate boundaries eligible for the  determination of State Sales Tax Increment.(s) "State Sales Tax Increment" means an amount equal to the increase  in the aggregate amount of taxes paid by retailers and servicemen, other  than retailers and servicemen subject to the Public Utilities Act,  on transactions at places of business located within a State Sales Tax  Boundary pursuant to the Retailers' Occupation Tax Act, the Use Tax Act,  the Service Use Tax Act, and the Service Occupation Tax Act, except such  portion of such increase that is paid into the State and Local Sales Tax  Reform Fund, the Local  Government  Distributive  Fund, the  Local  Government Tax Fund and the County and Mass Transit District Fund, for as  long as State participation exists, over and above the Initial Sales Tax  Amounts, Adjusted Initial Sales Tax Amounts or the Revised Initial Sales  Tax Amounts for such taxes as certified by the Department of Revenue and  paid under those Acts by retailers and servicemen on transactions at places  of business located within the State Sales Tax Boundary during the base  year which shall be the calendar year immediately prior to the year in  which the municipality adopted tax increment allocation financing, less  3.0% of such amounts generated under the Retailers' Occupation Tax Act, Use  Tax Act and Service Use Tax Act and the Service Occupation Tax Act, which  sum shall be appropriated to the Department of Revenue to cover its costs  of administering and enforcing this Section. For purposes of computing the  aggregate amount of such taxes for base years occurring prior to 1985, the  Department of Revenue shall compute the Initial Sales Tax Amount for such  taxes and deduct therefrom an amount equal to 4% of the aggregate amount of  taxes per year for each year the base year is prior to 1985, but not to  exceed a total deduction of 12%.  The amount so determined shall be known  as the "Adjusted Initial Sales Tax Amount". For purposes of determining the  State Sales Tax Increment the Department of Revenue shall for each period  subtract from the tax amounts received from retailers and servicemen on  transactions located in the State Sales Tax Boundary, the certified Initial  Sales Tax Amounts, Adjusted Initial Sales Tax Amounts or Revised Initial  Sales Tax Amounts for the Retailers' Occupation Tax Act, the Use Tax Act,  the Service Use Tax Act and the Service Occupation Tax Act.  For the State  Fiscal Year 1989 this calculation shall be made by utilizing the calendar  year 1987 to determine the tax amounts received. For the State Fiscal Year  1990, this calculation shall be made by utilizing the period from January  1, 1988, until September 30, 1988, to determine the tax amounts received  from retailers and servicemen, which shall have deducted therefrom  nine-twelfths of the certified Initial Sales Tax Amounts, Adjusted Initial  Sales Tax Amounts or the Revised Initial Sales Tax Amounts as appropriate.  For the State Fiscal Year 1991, this calculation shall be made by utilizing  the period from October 1, 1988, until June 30, 1989, to determine the tax  amounts received from retailers and servicemen, which shall have  deducted therefrom nine-twelfths of the certified Initial State Sales Tax  Amounts, Adjusted Initial Sales Tax Amounts or the Revised Initial Sales  Tax Amounts as appropriate. For every State Fiscal Year thereafter, the  applicable period shall be the 12 months beginning July 1 and ending on  June 30, to determine the tax amounts received which shall have deducted  therefrom the certified Initial Sales Tax Amounts, Adjusted Initial Sales  Tax Amounts or the Revised Initial Sales Tax Amounts.  Municipalities  intending to receive a distribution of State Sales Tax Increment must  report a list of retailers to the Department of Revenue by October 31, 1988  and by July 31, of each year thereafter.(t) "Taxing districts" means counties, townships, cities and incorporated  towns and villages, school, road, park, sanitary, mosquito abatement, forest  preserve, public health, fire protection, river conservancy, tuberculosis  sanitarium and any other municipal corporations or districts with the power  to levy taxes.(u) "Taxing districts' capital costs" means those costs of taxing districts  for capital improvements that are found by the municipal corporate authorities  to be necessary and directly result from the redevelopment project.(v) As used in subsection (a) of Section 11-74.4-3 of this  Act, "vacant  land" means any  parcel or combination of parcels of real property without  industrial, commercial, and residential buildings which has not been used  for commercial agricultural purposes within 5 years prior to the  designation of the redevelopment project area, unless the parcel  is included in an industrial park conservation area or the parcel has  been subdivided; provided that if the parcel was part of a larger tract that  has been divided into 3 or more smaller tracts that were accepted for  recording during the period from 1950 to 1990, then the parcel shall be deemed  to have been subdivided, and all proceedings and actions of the municipality  taken in that connection with respect to any previously approved or designated  redevelopment project area or amended redevelopment project area are hereby  validated and hereby declared to be legally sufficient for all purposes of this  Act.  For purposes of this Section and only for land subject to  the subdivision requirements of the Plat Act, land is subdivided when the  original plat of  the proposed Redevelopment Project Area or relevant portion thereof has  been  properly certified, acknowledged, approved, and recorded or filed in accordance  with the Plat Act and a preliminary plat, if any, for any subsequent phases of  the  proposed Redevelopment Project Area or relevant portion thereof has been  properly approved and filed in accordance with the applicable ordinance of the  municipality.(w) "Annual Total Increment" means the sum of each municipality's  annual Net Sales Tax Increment and each municipality's annual Net Utility  Tax Increment.  The ratio of the Annual Total Increment of each  municipality to the Annual Total Increment for all municipalities, as most  recently calculated by the Department, shall determine the proportional  shares of the Illinois Tax Increment Fund to be distributed to each  municipality.(x) "LEED certified" means any certification level of construction elements by a qualified Leadership in Energy and Environmental Design Accredited Professional as determined by the U.S. Green Building Council.(y)  "Green Globes certified" means any certification level of construction elements by a qualified Green Globes Professional as determined by the Green Building Initiative.(Source: P.A. 102-627, eff. 8-27-21.)