expansion of Chicago's TIF districts. In April 2009, the "TIF Sunshine Ordinance" introduced by Alderman Scott Waguespack and Alderman Manuel Flores (then 1st Ward Alderman) passed City Council. The ordinance made all TIF Redevelopment Agreements and attachments available on the City's website in a searchable electronic format. The proposal intended to improve the overall transparency of TIF Agreements, thereby facilitating significantly increased public accountability. According to an article published in the Journal of Property Tax Assessment & Administration in 2009, the increase in the use of TIF in Chicago resulted in a "substantial portion of Chicago's property tax base and the land area" being subsumed by these levy zones — "26 percent of the city’s land area and almost a quarter of the total value of commercial property is in TIF districts" by 2007. The study notes the difficulties in establishing how effective TIF are. Albuquerque Currently, the 2nd largest TIF project in America is located in Albuquerque, New Mexico: the $500 million Mesa del Sol development. Mesa del Sol is controversial in that the proposed development would be built upon a "green field" that presently generates little tax revenue and any increase in tax revenue would be diverted into a tax increment financing fund. This "increment" thus would leave governmental bodies without funding from the developed area that is necessary for the governmental bodies' operation. Detroit In July 2014, Detroit's Downtown Development Authority announced TIF financing for the new Red Wings hockey stadium. The total project cost, including additional private investments in retail and housing, is estimated at $650 million, of which $250 million will be financed using TIF capture to repay 30-year tax exempt bonds purchased by the Michigan Strategic Fund, the state's economic development arm. California In an article published in 1998 the Public Policy Institute of California, Michael Dardia challenged the governing redevelopment agencies' (RDAs) assumption "that redevelopment pays for itself through tax increment financing. The claim is that RDAs "receive any increase in property tax revenues (above a 2 percent inflation factor) in project areas because their investment in area improvements is responsible for increasing property values." Dardia argued that property tax revenues channeled to tax increment financing results in revenues lost to "other local jurisdictions—the county, schools, and special districts" and if the RDAs "are not largely responsible for the increase in property values, those jurisdictions are, in effect, subsidizing redevelopment, with no say