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HomeMy WebLinkAboutNovember 20, 2019 - 19th Meeting MINUTES OF THE 19th MEETING OF THE CITY OF LIVONIA BROWNFIELD REDEVELOPMENT AUTHORITY The 19th Meeting of the Brownfield Redevelopment Authority of Livonia was called to order at 5:00 p.m. on Wednesday, November 20, 2019, by Chairman Engebretson. MEMBERS PRESENT: Jack Engebretson, Chairman Lynda Scheel, Vice Chairman Ken Harb, Secretary Andrew Lendrum Steven Vandette Bill Fried, Treasurer Dillon Breen Nicholas Lomako MEMBERS ABSENT: Kathleen E. McIntyre OTHERS PRESENT: Mark Taormina, Planning & Economic Development Director Stephanie Reece, Program Supervisor Karl Zarbo, Lormax Stern ROLL WAS CALLED. A quorum was present. APPROVAL OF MINUTES On a motion by Scheel, seconded by Harb, and adopted, it was: #10-2019 RESOLVED, that the Minutes of the 18th Meeting of the City of Livonia Brownfield Redevelopment Authority held April 17, 2019, are hereby approved as submitted. A roll call vote on the foregoing resolution resulted in the following: AYES: Breen, Lendrum, Harb, Vandette, Scheel, Engebretson NAYS: None ABSENT: McIntyre ABSTAIN: Fried Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. INTRODUCTION OF NEW BOARD MEMBERS Mr. Engebretson stated he was excited to have new members Mr. Breen explained that he is a member of the Schoolcraft Board of Trustees and has formerly served Livonia Brownfield Redevelopment Authority November 21, 2019 Page 2 on the Local Officers Compensation Committee and the Human Relations committee. Mr. Lomako explained that he and his wife have lived in Livonia since 1981. He was a professional planning consultant for 41 years. He has worked with numerous boards and commissions. All other members introduced themselves with a brief summary of their governmental/LBRA experience. Mr. Engebretson expressed his thoughts about the board and its importance. REVIEW OF LBRA TAX CAPTURE FOR LIVONIA MARKETPLACE AND CONSIDERATION OF TAX INCREMENT FINANCE (TIF) REIMBURSEMENT PAYMENT #11 (S-2019) FOR AUTHORIZED ELIGIBLE EXPENSES. Mr. Taormina: I can provide a brief background on this. You will notice that the next four items are in order of when they were approved by the city. Livonia Marketplace represents the City’s first Brownfield project approved by Livonia Brownfield Redevelopment Authority. Previous to that, Brownfield projects were done by a different program offered by Wayne County not involving Tax Increment Financing. Livonia Marketplace was the first project relying on TIF for reimbursement of eligible expenses. It was approved in 2008 or 2009. The site plan goes back to 2008 and I believe the original Brownfield plan was approved in 2009. Looking at where we are at today, we are considering, this evening, payment #11 to the developer for Livonia Marketplace. What you will see in each one of these cases is a payment number that runs in consecutive order. This one, as well as the next three items, all will be labeled as S-2019 which refers to the Summer tax collection and the year of 2019. For Livonia Marketplace, the total taxable value of the real and personal property as of December 31, 2018, which includes the Wal-Mart, Kohl’s, and Sonic was $10,841,513, and represents a slight reduction over last year by about $318,000. When we look at what the incremental value is for capture, we have to reduce the base value, which in this case is just under $5.6 million, from the current taxable value which gives us the incremental value for capture. That is $5,242,000. We apply the tax rate to that, excluding the Zoo Authority and DIA, and the result is a total of $187,411. That is the amount of tax dollars that are captured for this period. We further divide that into pieces. 20% of that gets deposited into the LSRRF and then the balance goes to the developer. In this case those amounts are $16, 290.60 which would go to the remediation fund and then $171,121.29 which is 80%, goes to the developer. Any questions you may have, I would be happy to answer them. Mike and the Treasurer’s office, put together the spreadsheet that is the next piece of information in your packets. That really details, not only the taxable values for Livonia Brownfield Redevelopment Authority November 21, 2019 Page 3 each of the entities that make up Livonia Marketplace, but it also shows the taxes that were paid, the millage rates, what was applied or not applied in this case, and the amounts for distribution. We rely on that spreadsheet and those numbers to provide and to set the resolution that the board makes, which then authorizes the distributed amount. Also available is Karl Zarbo who has been representing this project from day one. Not only this project, but Livonia Market II. I will point out that this is the only project that we have where personal property taxes are collected. All of the other projects rely on real property taxes only. Mr. Fried: Why is the personal property counted in this one and not in the other ones? Mr. Taormina: That was mostly a policy shift. Mr. Fried: A change in the law? Mr. Taormina: It was not a change in the law. That was a decision by this body, based on advice that really came from the administration and we followed through on all of our subsequent projects. Mr. Fried: With personal property? Mr. Taormina: With personal property, yes. It is much more difficult to calculate. There are a lot of variables. Mr. Slater: A lot of work for little dollars. Ms. Scheel: There are a lot of variable with personal property. Mr. Fried: Well, it increases your basis, that I understand. Mr. Slater: A little bit but…there are different millage rates for personal versus real so that is complicated. You also have a higher instance of personal property taxes not being paid, which mean you have to go…when it is paid in a subsequent period you have to go back and recalculate the numbers. It is a lot of work for…it isn’t main dollars. The main dollars are the real property tax captures. The three projects after this one and hopefully future ones, we have consciously decided to exclude the personal property taxes from capture. Mr. Fried: So, in subsequent ones, you are not including personal property? Livonia Brownfield Redevelopment Authority November 21, 2019 Page 4 Mr. Slater: Correct. Mr. Taormina: This project, however, Mr. Fried, we will continue because of the reimbursement agreement does specify personal property as part of the collection. The City and the LBRA are obligated to collect personal property taxes through the duration of this project. On a motion by Scheel, seconded by Harb, and adopted, it was: #11-2019 RESOLVED, that the City of Livonia Brownfield Redevelopment Authority does hereby approve the distribution of Captured Taxes from the Livonia Marketplace Project as follows: 1. Payment #11 (S-2019) to the “Owner” of the Livonia Marketplace, Livonia Phoenix, LLC, in the amount of $171,121.29 for the reimbursement of eligible expenses related to the redevelopment of the Former Livonia Mall Site; and 2. A deposit of $16,290.60 into the Livonia Brownfield Redevelopment Authority’s Local Site Remediation Revolving Fund (LSRRF). A roll call vote on the foregoing resolution resulted in the following: AYES: Breen, Lomako, Lendrum, Harb, Vandette, Scheel, Engebretson NAYES: None ABSENT: McIntyre ABSTAIN: None Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. REVIEW OF LBRA TAX CAPTURE FOR LIVONIA COMMONS AND CONSIDERATION OF TAX INCREMENT FINANCE (TIF) REIMBURSEMENT PAYMENT #9 (S-2019) FOR AUTHORIZED ELIGIBLE EXPENSES. Mr. Taormina: Livonia Commons was our second Brownfield project and it involved the redevelopment of the property located at the corner of Middlebelt and Schoolcraft Roads. It was previously Wal-Mart before relocating Wonderland Village. While this site was not completely redeveloped, it was substantially renovated and Livonia Brownfield Redevelopment Authority November 21, 2019 Page 5 expanded. In this case, there was contamination on the property from a former gas station and dry cleaners that were located on the property. The remediation costs in this case totaled over $2 million. The total for reimbursement is provided in your report. We are at payment #9 at this point for that project. Looking at the amounts captured, the base value established for this project was about $1.7 million. The total for capture is $1.42 million and as we apply the appropriate tax rate to that, we are looking at $41,000 roughly being captured. In this case three mills do go to the Michigan Department of Treasury for the SET capture and that equates to $4,270 and the balance is $36,894.88 gets reimbursed to the developer for eligible Brownfield expenses. This project is fully complete. We have all the documentation relative to the eligible expenses. Trey Buffington sends his regrets. He could not be here. He does typically show up. He is exiting the company. He notified me last week. He said he will no longer be with NRE Management. Mr. Engebretson: Unless there is something very unusual happening, there is no need for those folks to come to these meetings. I think you would agree with that. Mr. Taormina: I do agree with that Mr. Engebretson: If you see that there is something kind of controversial or surprising or way off the rails then we would want them here, otherwise I don’t see the necessity. I think he came in from St. Louis or something. Mr. Taormina: Correct. Mr. Engebretson: Any other comments or questions? Mr. Vandette: Is this the last payment then? Since the project is complete. Mr. Taormina: I believe the reimbursement in this case is for 13 years and we are still fairly early in that capture period. Mr. Engebretson: Steve, that is fairly commonplace to have that kind of time frame. 12 or 13 years. Mr. Vandette: The payments to the developer, are they meeting expectations or are they below expectations and do you anticipate that all of the eligible expenses will be covered by the LBRA or not? Livonia Brownfield Redevelopment Authority November 21, 2019 Page 6 Mr. Taormina: That is a very good question. Mr. Slater: In this case, no. Mr. Taormina: In this case, definitely no. There was a previous request to extend the reimbursement period. It was rejected by this body. In light of the fact that their projections were based on an overestimation of what the value of the project would be post-development. As a result, the taxable value did not reach the level they had anticipated, and the capture amounts are much less. Mr. Engebretson: That was their estimate. We took the position that, had they done their homework more thoroughly they probably would have recognized that, but from our point, a deal is a deal. They accepted it and we are moving on. Mr. Vandette: I have no further questions. Ms. Scheel: This one doesn’t show anything going to the LSRRF fund. Is that correct? Mr. Slater: That is correct. Mr. Taormina: I will point out, like other projects however, five years following the completion of the reimbursement period to the developer, we will be collecting money that will go into the LSRRF. Mr. Engebretson: Any further discussion? If not, a motion would be in order. On a motion by Harb, seconded by Vandette, and adopted, it was: #12-2019 RESOLVED, that the City of Livonia Brownfield Redevelopment Authority does hereby approve the distribution of Captured Taxes from the Livonia Commons Project as follows: Payment #9 (S-2019) to the “Owner” of Livonia Commons, TMA- LIVCOM, LLC, in the amount of $36,894.88 for the reimbursement of eligible expenses. A roll call vote on the foregoing resolution resulted in the following: AYES: Breen, Lomako, Fried, Lendrum, Harb, Vandette, Scheel, Engebretson Livonia Brownfield Redevelopment Authority November 21, 2019 Page 7 NAYES: None ABSENT: McIntyre ABSTAIN: None Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Engebretson: Mr. Taormina, before we go on to the next item, would you share with me the page number that that starts on because the link in the agenda does not produce a transfer to the information. Mr. Taormina: That would be page 139. It should take you directly to the staff report for Livonia Market II. Mr. Engebretson: Be prepared to provide the same information on item number eight. Mr. Taormina: Will do, sir. REVIEW OF LBRA TAX CAPTURE FOR LIVONIA MARKET II AND CONSIDERATION OF TAX INCREMENT FINANCE (TIF) REIMBURSEMENT PAYMENT #1 (S-2019) FOR AUTHORIZED ELIGIBLE EXPENSES. Mr. Taormina: I will provide a little background on this. Mr. Zarbo is here who can do the same. This is the development of the property across the street from Livonia Marketplace. It was the former Farmer Jack grocery store. Prior to that it was a Builder’s Square Home Improvement store. This site was redeveloped a couple of years ago by Lormax Stern, one of the companies as part of a joint venture that redeveloped the Livonia Mall. The anchor tenant in this case is L.A. Fitness. There are two other retail buildings that have been developed on the site. Like the other three Brownfield projects, this relies on TIF as the primary tool used to collect the funds that reimburse the developer for eligible expenses. In this case, the base value is set at roughly $1.3 million. City Council made changes to the resolution that was offered by the Brownfield Authority. That resolution was adopted in 2017, a copy of which is in your packet. It capped the amount that could be reimbursed to the developer for eligible activities to $1.6 million. It also limited the number of years of capture to 11 and set the percentages to go between the developer and LSRRF to 75%/25%. In this case, a slightly higher amount will be in each collection that will go to the LSRRF. Looking at the numbers, the value of all the real property Livonia Brownfield Redevelopment Authority November 21, 2019 Page 8 of Livonia Market II, taxable value that is, is $3.573 million. When we subtract out that base value of $1.3 million, we are left with roughly $2.267 million dollars as the incremental value for capture. Then, applying the tax rate for capture results in a total of $31,567 of which roughly $7,900 will go to the LSRRF and the balance of $23,675 to the developer. Mr. Engebretson: Thank you for highlighting that in yellow. It’s easy to find. Mark, do you recall what the council’s logic was in modifying the plan that we recommended to them? Mr. Taormina: I will provide my take on that and then Karl may want to provide his own. They really wanted to parse out the, or what they felt were expenses that were extraordinary in this particular case as it pertained to the development. By that, what I mean are the costs that would not otherwise be seen with other greenfield developments. So certainly, the demolition costs were a part of that, including much of the site utilities. I think that makes up a significant part of the eligible costs in this case. It was really the storm water detention that became the focus of a lot of the discussion. At the end, I think what was provided then by the applicant to the council provided them with the information that they relied on in terms of making those adjustments. Mr. Engebretson: Actually, I was at the meeting and I remember Karl Zarbo having a fair amount of hearburn over the changes that were made. Karl, is that right? You and I had a conversation that night. Mr. Zarbo: We sure did. We went into this to set the perspective from the developer’s standpoint and having an absolutely wonderful experience with the City of Livonia and with the Brownfield Authority. We had submitted for Brownfield for Livonia Market II a little bit more than a year and a half in advance, thinking that would be well out in advance before we were ready to buy and close. We would know yes or no or to what extent. I don’t know if anybody is exactly sure what happened, but it lingered, literally, for a year and a half. We were in position where we bought the property. We closed and we were under development so with the three or four council meetings, not only was the eligible activity reduced to a number that was fed to us, but we were a little surprised in the 80 / 20 split. We knew because of communications with the staff at Livonia that the personal property tax was going to change, and we had not anticipated that. What was important to us, and I think it was in your package that was a monster and we apologize but we Livonia Brownfield Redevelopment Authority November 21, 2019 Page 9 feel its really important that you understand that that is one submittal. I know it blew up your email, but that is the detail that goes into that concept because you are obviously not reimbursed for one penny that you haven’t already paid or it is not an eligible activity or it is still approved and substantiated via the Brownfield Authority. Mr. Engebretson: I don’t want to dwell on it, but I recall the fact that you had started pushing dirt around and making site improvements was a point of discussion that didn’t work in your favor. Mr. Zarbo: Correct. In case you don’t know, we have closed and sold both properties. Livonia Market II was several months ago, and Livonia Marketplace was about 10 days ago. A Livonia Marketplace we think to make life easier, and certainly for us and for the city, we retained a small piece, and this is only for those folks who have been around for a long time, the old Joanne’s behind Sears. There is also a road that goes out to St. Martin and because the easement agreement has been complicated with the other entities, we retained that road so that nothing can happen with whoever owns or buys that, that would disrupt the relationship we have and the agreement we have made with the city. There is a real funky easement that runs along the west side of the existing Sear’s building. Literally, when you look at it, its like a sidewalk that is adjacent to the Wal-Mart and to the Sear’s. We retained that easement also so that there would never be an issue at some point in time whether the Sear’s gets demolished or just falls down on its own, that you can come up with the access from that property without having to go through the long timely process with Wal- Mart. That is what we have retained. But both properties are sold and gone. Mr. Engebretson: So, having said that is this likely to be the last time we see you? Mr,. Zarbo: The Brownfield’s are still to our entitlement and they both have reasonable time left and like you had mentioned, there is two issues with both of them. They can be satisfied by time or by dollars. We won’t be anywhere near dollars on either one of them so both of them will probably run the time limit that is set for each of those Brownfields. One of those reasons, like with Livonia Marketplace if you remember, that was 6.6, and as you indicated the first one and a large one. We had carved out some money back then that we would have contributed to encourage Sear’s to Livonia Brownfield Redevelopment Authority November 21, 2019 Page 10 do something. Obviously, that is never going to happen, so that will never approach anywhere near that number. Mr. Engebretson: There have been many failed attempts to work with Sear’s to take that terrible eyesore down. Is there anything else? Mr. Lomako: How did Market II qualify for Brownfield to begin with? Functionally obsolete property? Mr. Taormina: It was. Mr. Lomako: Thank you Mr. Zarbo: We took a lot of steps to redevelop it, but if anyone is familiar with a large format grocery store, there was utilities everywhere. We could not find an adaptive reuse for that property. Mr. Engebretson: You did a great job on that property. If there is nothing else, a motion would be in order. On a motion by Scheel, seconded by Breen, and adopted, it was: #13-2019 RESOLVED, that the City of Livonia Brownfield Redevelopment Authority does hereby approve the distribution of Captured Taxes from the Livonia Marketplace II Project as follows: 1. Payment #1 (S-2019) to Livonia Market II, LLC in the amount of $23,675.60 for the reimbursement of eligible expenses as approved in the Brownfield Plan; 2. A deposit of $7,891.87 into the Livonia Brownfield Redevelopment Authority’s Local Site Remediation Revolving Fund (LSRRF). A roll call vote on the foregoing resolution resulted in the following: AYES: Breen, Lomako, Fried, Lendrum, Harb, Vandette, Scheel, Engebretson NAYES: None ABSENT: McIntyre ABSTAIN: None Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Livonia Brownfield Redevelopment Authority November 21, 2019 Page 11 REVIEW OF LBRA TAX CAPTURE FOR HAGGERTY CENTER AND CONSIDERATION OF TAX INCREMENT FINANCE (TIF) REIMBURSEMENT PAYMENT #1 (S-2019) FOR AUTHORIZED ELIGIBLE EXPENSES. Mr. Taormina: Page 628. This item represents the first Brownfield TIF payment to the developers of Haggerty Center, sometimes referred to as Haggerty Square. This is a mixed-use project located on Haggerty Road between Costco and the AMC theatre. Most everyone is familiar with this location. The Brownfield Authority approved this project back in October of last year and then subsequently Council approved it in December. The 10.8-acre site was the former site of Haggerty Tech Center. As you recall, the property was in the state of severe deterioration at the time. It was demolished and redeveloped into a project that includes two multi- tenant retail buildings. Those two building are complete, totaling about 30,000 square feet. The first tenant in there is a restaurant called First Watch. Other tenants moving in include Tropical Smoothie, Premier Pet Supplies, another small restaurant called Mr. Kabob, Beaumont is opening an Urgent Care Center, and then a physical fitness studio. The pre-development Brownfield conditions at this site included a combination of MDEQ environmental response activities associated with contaminated soil. Also, the non- environmental activities were mostly associated with the demolition and site preparation work. Additionally, there was considerable bad soil from a foundation standpoint. A lot of that discussion occurred with the City Council as they reviewed this project. The overall cost for eligible activities that were submitted were about $6.7 million. Councils final approval of the Brownfield Plan and Reimbursement Agreement limits the total tax capture for reimbursement to an amount not to exceed $4.47 million. The developer has submitted a certification of costs of eligible activities up to this point, and that total so far is about $556,000, most of which is related to non-environmental expenses. That is one of what will probably be several draw requests on this project. We anticipate getting at least one, maybe two or three more. That will bring that number up significantly in terms of the overall eligible costs for reimbursement. This will only capture real property. The base value is set at $844,000. This is a relatively low amount given the size of the property. The projected taxable value upon completion of the project will be $13.7 million dollars. What is kind of unique about this project is that their original estimates had the Livonia Brownfield Redevelopment Authority November 21, 2019 Page 12 taxable value, for this tax year, at about $6.5 million. They were slow to get off the ground and hence the taxable value only increased slightly to $857,000 for the 2019 tax year. As a result, the capture amount is very small. That will not only be for this capture of Summer 2019 but will be similar for Winter of 2019. We don’t expect much because the taxable value won’t change until it is reassessed in December 2019, which will be applied to next years tax collection. The bottom line here is a total of $180 is captured, $36.00 will go to the LSRRF and $144.00 to the developer. As Mike said, it wasn’t really worth going through this, but it is based on the agreement and point in time which we have to begin collection taxes and reimbursing the developer. Mr. Engebretson: What about the six cents? Mr. Taormina: You have always had a sixth sense, so you can keep that. Mr. Vandette: That’s why they aren’t here today? Mr. Taormina: I was in communication with them and I am surprised that someone isn’t here. I will make sure someone is here at the next meeting. He can give an update on the project. Mr. Vandette: For $186.00… Ms. Scheel: Big Money. Mr. Taormina: He would be here if I really pressured him to be here. Mr. Engebretson: I think that might be an exception as far as representatives being here. I am thinking in the really early stages it would be nice to have Mr. Jonna here to give us an update on things. It looks like they are really smoking out there. Mr. Taormina: It looks really nice out there. I was out to the site the other day and it looks like they are well underway with the residential project as well. They haven’t gone vertical yet, but a lot of the underground has been done. The garages are up so part of the accessory structures are up. Ms. Scheel: The barriers? Mr. Taormina: Exactly. Livonia Brownfield Redevelopment Authority November 21, 2019 Page 13 Mr. Taormina: A traffic signal will probably be added to that location. We are going to see additional traffic control measures on Haggerty Road. Mr. Engebretson: Is that being seriously considered? Mr. Taormina: They have been approved by Wayne County. That is my understanding. Mr. Engebretson: That is good news because that can be suicide coming out of there in the dark and rain. I am glad to hear that. Any further discussion on this? Mr. Vandette: Mark, did Mr. Jonna indicate why they got a slow start? Mr. Taormina: I think that was timing overall. When we first sat down the year prior and started looking at the numbers, I think the presumption was that the project would be underway sooner or maybe they didn’t properly forecast at what point the development would commence in order to get that taxable value up. It, effectively, is going to cost them a year of reimbursement as a result. Mike and I have gotten much better at this as we look at these projects when they first come to us and try to look at and project the taxable value. We have to rely substantially on the information they provide us in terms of how much they are investing and what they believe the project will be worth when it is completed. Mr. Slater: There is some truth to the whole matter of them giving us numbers and time frames. If they make errors in either of those figures, is it the City’s issue to resolve that or it’s the cost of business? I think we have come to the sense that it is the cost of business. Mr. Engebretson: Unless the error goes the other way. Mr. Slater: It never goes the other way. Mr. Engebretson: Anything else folks? If not, there would be a motion in order. Mr. Fried: I have a question. You talk about value. The value is the assessed twice equalized value or is that numbers that basically you put in or whatever, but what happens when the economy goes down and the value of these things goes down? What happens to this? Livonia Brownfield Redevelopment Authority November 21, 2019 Page 14 Mr. Slater: Number one, it’s the taxable value, it isn’t SEV. So, if things go as they expect, and their SEV is going up by quite a bit and their taxable value is bumping up, the SEV comes down and it doesn’t hit taxable value. It’s not going to impact them. If it does, then the property value goes down and they are going to get a lower reimbursement. Mr. Fried: The thing is that they petition based on what they put out for reimbursement based on whatever the base is as far as values going up, but what little I have read is that large shopping centers with large developments are having real problems because of either: 1. There is no rental income from them, so when the value is based to go down and some of those cases end up in the court system as far as value is concerned. We are looking at a 10 and 15, well I think I saw 10- and eight-year projection,… Mr. Slater: Projections are projections. They may be right, they may not be right, but what they are reimbursed will be based upon reality. Mr. Fried: Reality, the money they spent for by increased value so if the projections don’t pan out, at some point either they have a maximum amount or there is a period of limitation, one of the two. Is that correct? Mr. Taormina: That is correct. Mr. Engebretson: Glad we got that straightened out. Anything else? We are looking for a motion for item number eight for Haggerty Road. On a motion by Lomako, seconded by Fried, and adopted, it was: #14-2019 RESOLVED, that the City of Livonia Brownfield Redevelopment Authority does hereby approve the distribution of Captured Taxes from the Livonia Haggerty Center Project as follows: 1. Payment #1 (S-2019) to Haggerty Square, LLC in the amount of $144.75 for the reimbursement of eligible expenses; and 2. A deposit of $36.19 into the Livonia Brownfield Redevelopment A roll call vote on the foregoing resolution resulted in the following: AYES: Breen, Lomako, Fried, Lendrum, Harb, Vandette, Scheel, Engebretson Livonia Brownfield Redevelopment Authority November 21, 2019 Page 15 NAYES: None ABSENT: McIntyre ABSTAIN: None Mr. Engebretson, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Engebretson: If there is nothing further, I am looking for a motion to adjourn. On a motion by Scheel, seconded by Lendrum, and unanimously adopted, the 19th Meeting held by the City of Livonia Brownfield Redevelopment Authority on November 20, 2019, was adjourned at 5:51 p.m. Ken Harb, Secretary