; (II) that are experiencing outmigration; (III) with a high percentage of low income families or persons (as defined in section 501(b) of the Housing Act of 1949 ( 42 U.S.C. 1471(b) ); or (IV) that are isolated from other significant population centers; and (ii) that were developed with the participation of, and will receive a substantial portion of the funding for the project from, one or more stakeholders, including— (I) State, local, and tribal governments; (II) nonprofit institutions; (III) community anchor institutions, such as— (aa) public libraries; (bb) elementary schools and secondary schools (as defined in section 8101 of the Elementary and Secondary Education Act of 1965 ( 20 U.S.C. 7801 )); (cc) institutions of higher education; and (dd) health care facilities; (IV) private entities; and (V) philanthropic organizations. (C) Identification of unserved communities (i) In general The Secretary shall identify unserved communities for purposes of subparagraph (A)(ii) using broadband coverage data that is— (I) collected by the Federal Communications Commission; and (II) reviewed and refined by the Secretary using a thorough evidentiary review process. (ii) Adjustments Not less often than once every 2 years, the Secretary shall review, and may adjust through notice published in the Federal Register, the unserved communities identified under clause (i). (3) Grant amounts (A) Definition of development costs In this paragraph, the term development costs means costs of— (i) construction, including labor and materials; (ii) project applications