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HomeMy WebLinkAbout2022_08_03 Planning Board MinutesMINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD OF THE TOWN OF MAMARONECK HELD REMOTELY VIA ZOOM August 3, 3022 Present: Ralph Engel, Chairman, Elizabeth Cooney, Vice Chair, Edmund Papazian, John Cuddy, Sarah Dunn Also Present: Lisa Hochman, Counsel to Planning Board, Robert Wasp, Town Engineer, Carol Murray, Assistant Civil Engineer, Anthony Oliveri, Town Consulting Engineer, Elizabeth Aitchison, Town Environmental Planner, Robin Nichinsky, Town Board Liasson, Francine M. Brill, Secretary Absent: Ira Block, Ron Mandel CALL TO ORDER The meeting was a called to order at 7:32 P.M. The Chair confirmed with counsel that tonight's meeting had been convened in accordance with Chapter 1 of the New York Laws of 2022 and Governor Hochul's Executive Order 11, as extended, which suspends certain provisions of the Open Meetings Law to allow municipal boards to convene meetings and hold public hearings via videoconferencing. He asked the Planning Board Secretary to confirm that tonight's meeting had been duly noticed. Ms. Brill so confirmed. Mr. Engel stated that members of the public received notice on how to view tonight's meeting on TV and online. He stated that this meeting is being broadcast live on LMC-TV (channel 35 on FIOS; channel 76 on Optimum) and online at LMCTV.org., and that a transcript will be available at a later date. Ms. Brill called the roll, and the Chair announced that there was a quorum present (via ZOOM). Members of the Town staff and consultants identified themselves. Mr. Wasp confirmed that all documents to be discussed this evening have been posted on the website more than 24 hours ago. Ms. Brill confirmed that the applications listed on tonight's agenda for public hearings have been duly noticed. Mr. Engel announced that Application #1 on behalf of 7 Madison Avenue was adjourned. 1. MINUTES The Minutes of July 13, 2022, were discussed and revisions were proposed. 1 Motion: To approve the minutes of July 13, 2022, as modified. Moved by Ralph Engel, seconded by John Cuddy Action: Unanimously approved 2. 767 Forest Avenue - David and Nazanin Munroe Residential Site Plan - Public Hearing Motion: To open the public hearing Moved by Edmund Papazian, seconded by Elizabeth Cooney Action: Unanimously Approved Andrew Spatz, Esq, the applicant's attorney, Greg Lewis, the applicant's architect and Steve Saputo, the applicant's engineer, were present, via Zoom, along with the owners, to address the Board. Mr. Lewis summarized the plan for the new house and showed a location map, photos of the house and adjacent properties, floor plans and elevations. Mr. Saputo, discussed erosion controls and stormwater facilities. He stated that they don't foresee any rock removal. The proposed generator and AC units were discussed. Erin Rice, the landscape architect, stated that they will be screened by 6-foot-high evergreens. Mr. Engel asked for questions and comments from members of the public. There were no public questions or comments. Motion: To close the public hearing Moved by Elizabeth Cooney, seconded by Edmund Papazian Action: Unanimously approved The Board discussed the draft resolution and corrections were proposed. Ms. Hochman asked if all required referrals were made. Ms. Brill responded yes. Motion: To approve the resolution as modified. Moved by Edmund Papazian, seconded by John Cuddy Action: Yes: Ralph Engel, Elizabeth Cooney, Edmund Papazian. John Cuddy Abstain: Sarah Dunn RESOLUTION RESIDENTIAL SITE PLAN APPROVAL 767 Forest Avenue Town of Mamaroneck, New York 2 On motion of Edmund Papazian, seconded by John Cuddy, the site plan application of Davis and Nazanin Munroe (the "Applicant") was APPROVED by the Planning Board of the Town of Mamaroneck (the "Board") upon the following resolution, which was adopted by a vote of 4 to 0, with 1 abstention: WHEREAS, the Applicant has applied for approval of a residential site plan to construct a single- family house (the "Application") on property located at 767 Forest Avenue, Town of Mamaroneck, New York and known on the Tax Assessment Map of the Town of Mamaroneck as Section 2, Block 10, Lot 50 (the "Property"), pursuant to Chapter 178 of the Town of Mamaroneck Code (the "Residential Site Plan Law"); and WHEREAS, the Applicant has also applied for a wetlands and watercourses permit because the proposed demolition and construction is within the 100-foot Sheldrake River watercourse buffer; and WHEREAS, the Applicant has provided all information required by the Residential Site Plan Law and the Application was deemed by the Board to be complete; and WHEREAS, in a memorandum dated May 4, 2022, the Town Building Inspector stated that the proposed site work is zoning compliant; and WHEREAS, on August 3, 2022 the Secretary of the Planning Board stated for the record that all required referrals were made in accordance with §178-9 of the Residential Site Plan Law and no comments were received; and WHEREAS, the Town Engineer, the Town Building Inspector and AI Engineers, Inc., Dolph Rotfeld Engineering Division, (the "Town's Consulting Engineer") reviewed the following plans (hereinafter referred to as the "Plans"): • Plans entitled: "Munroe Residence" prepared by Langan, dated 4/18/2022, last revised 7/19/22; • Plans entitled: "Munroe Residence" prepared by Lewis & Lewis Architects, dated 4/27/2022; and • Stormwater Management Report, prepared by Langan, dated 4/18/2022, • Plans entitled: "Planting Plan" prepared by Yost Design, dated 6/27/2022; and • Plan entitled "Tree Location & Protection" #T-100 prepared by Yost Design Landscape Architecture, dated 6/20/2022 WHEREAS, after compliance with notification procedures set forth in Chapter 144 of the Town Code, the Planning Board held a duly noticed public hearing for this Application on August 3, 2022, in accordance with Chapter 1 of the New York State Laws of 2022 and Executive Order 11.8, concurrent with the separate application for a wetlands and watercourses permit relating to the Property; and WHEREAS, pursuant to the requirements of Chapter 234 of the Town Code, the Town's Coastal Zone Management Commission (the "CZMC") reviewed this matter at its meeting on July 25, 3 2022 and issued a letter to the Planning Board, dated July 28, 2022 (the "CZMC Letter"); and WHEREAS, the CZMC Letter stated that the Applicant's proposal is consistent with the policies of the Local Waterfront Revitalization Program; and WHEREAS, the Planning Board has considered the Application, comments and responses to questions by the Applicant and its representatives, the CZMC Letter, the reports and comments of the Town's Consulting Engineer, and heard comments from any interested members of the public; and WHEREAS, this is a Type II action having no significant impact on the environment pursuant to the New York State Environmental Quality Review Act, 6 NYCRR§ 617 et seq. and §92-8.A(22) of the Town of Mamaroneck Environmental Quality Review Law and, accordingly, no further environmental review is required; and WHEREAS, the Board finds that the Application conforms to the standards established by § 178- 12 of the Residential Site Plan Law; and WHEREAS, tree #16, as shown on the above -referenced Tree Location and Planting Plan, is on both the Property and the adjacent neighboring property. NOW, THEREFORE, BE IT RESOLVED, that the Planning Board APPROVES the Application as reflected in the hereinabove specified Plans submitted in connection with the Application, subject to the following terms and conditions: General Conditions: 1. All site work shall be in accordance with the latest revised Plans, as hereinabove referenced, as conditioned and/or modified in accordance with the direction of the Planning Board, which modifications were agreed to by the Applicant. 2. The Applicant shall submit the final plans to the Town Building Inspector and the Town Engineer for review and approval prior to the granting of any building permits. 3. Any and all applicable county, state and regional permits shall be obtained prior to the issuance of any Town permits. 4. Pursuant to Section 178-16 of the Town Code, in the event that subsequent events may require any modification to the site plan approved by this resolution, a determination shall be made by the Town Engineer as to whether the modification is material and thus should be further considered by the Planning Board. 5. The Applicant will arrange a pre -construction meeting with the Town Building Inspector and the Town Engineer prior to any site disturbance. The Applicant shall submit a schedule for all earthwork and land disturbance to the Town Building Inspector for approval at least seventy- two (72) hours (not including weekends and holidays) prior to commencing site work. The 4 Applicant shall notify the Town Building Inspector and Town Engineer at least seventy-two (72) hours (not including weekends and holidays) in advance of any site disturbance to inspect the installation of erosion and sediment control devices and any other measures intended to mitigate construction impacts. 6. Work conducted under Town permits shall be open to inspection at any time, including weekends and holidays, by the Town of Mamaroneck Building Inspector, the Town Engineer, the Town's Consulting Engineer, the Town's Environmental Planner and/or their designated representative(s). 7. In accordance with Section 178-17.A of the Residential Site Plan Law, no building permit shall be issued until a site plan signed by the Town Engineer is delivered to the Town Building Inspector. 8. Prior to the issuance of a building permit, the Applicant shall demonstrate to the satisfaction of the Town Engineer, in consultation with the Town Building Inspector, that all proposed exterior HVAC equipment and any generator conform to modern industry standards for sound emission, and that best practices for sound mitigation have been implemented. 9. Prior to the issuance of a Certificate of Occupancy or a Certificate of Completion, the Applicant shall deliver to the Town Building Department, in a form and size acceptable to the Town Engineer, on paper and digitally, an "as built" survey, signed and sealed by a New York State licensed surveyor, including, but not limited to, all constructed improvements, site utilities and stormwater management structures. 10. In accordance with Section 178-17.B of the Residential Site Plan Law, no Certificate of Occupancy or Certificate of Completion shall be issued until all of the required conditions of this approval have been met. 11. The term "Applicant" is used herein with the intent to impose a future obligation or condition on the Applicant, as defined above, and on any successors or assignees in/of an ownership interest of the Property or any portion thereof. 12. All tree removal, protection and landscape plantings shall be in compliance with the approved Plans and Chapter 207 of the Town Code (Trees), to the satisfaction of the Town Environ- mental Planner. 13. The Applicant shall address all outstanding technical review comments to the satisfaction of the Town Engineer prior to the issuance of any Town permits. 14. In accordance with Section 178-14 of the Town Code, the Applicant shall be required to pay to the Town its actual cost of technical reviews, including, without limitation, consulting fees, prior to the issuance of any Town permits. 5 15. Subject to any applicable moratorium, if there is to be any mechanical rock removal on the Property, the Applicant shall comply with Section 106-58.1 of the Code of the Town of Mamaroneck (the Town's mechanical rock removal law) and shall provide a complete copy of the survey required by that Section to the owner(s) of the applicable surveyed lot(s) at least ten (10) days before the mechanical rock removal commences. 16. With respect to the importation of fill material and land grading, if any, at least seven (7) days prior to the importation of any such material, the Applicant shall provide the Town Engineer with the source of all such material, to the satisfaction of the Town Engineer. (a) Prior to the issuance of a Certificate of Occupancy or Certificate of Completion, the Applicant shall provide the Town Engineer with trucking manifests for all rill material imported to the site. (b) All imported fill material shall consist of natural rock or of clean soils meeting the soil constituent concentrations for "Unrestricted Use" as defined by the NYSDEC DER-10 technical memorandum. 17. Prior to the removal of any tree which is only partly on the Property, the Applicant shall obtain the written consent of the owner(s) of the adjacent property on which part of the applicable tree is located, and shall submit such written consent to the Town Engineer. This decision is hereby certified and shall be filed with the Town Clerk. 3. 767 Forest Avenue - David and Nazanin Munroe - Wetlands and Watercourses - Public Hearing Motion: To open the public hearing Moved by Edmund Papazian, seconded by Elizabeth Cooney Action: Unanimously Approved Mr. Saputo showed the wetlands buffer line on the plan. The removal of trees was discussed. Mr. Engel asked for questions and comments from members of the public. + There were no public questions or comments. The Board discussed the draft resolution prepared by counsel. Motion: To approve the draft resolution as modified. Moved by John Cuddy, seconded by Elizabeth Cooney Action: Unanimously approved RESOLUTION WETLANDS & WATERCOURSES PERMIT 767 Forest Avenue Town of Mamaroneck, New York 6 On motion of John Cuddy, seconded by Elizabeth Cooney, the application of Davis and Nazanin Munroe (the "Applicant") for approval of a wetlands and watercourses permit was APPROVED by the Planning Board of the Town of Mamaroneck (the "Board") upon the following resolution, which was adopted by a vote of 5 to 0, with no abstentions: WHEREAS, the property is located 767 Forest Avenue (known on the Tax Assessment map as Section 2, Block 10, Lot 50 and within the R-10 Residential District in the Town of Mamaroneck, New York (the "Property"); and WHEREAS, the Applicant proposes to demolish an existing house, construct a new single-family house and install a storm water management system within the 100-foot buffer of the Sheldrake River on the Property (the "Proposed Action"); and WHEREAS, the Coastal Zone Management Commission ("CZMC") reviewed the Application at its meeting on July 25, 2022, and issued a letter to the Planning Board, dated July 28, 2022 (the "CZMC Letter"), which stated that it found the proposed action to be consistent with the Local Waterfront Revitalization Program ("LWRP"); and WHEREAS, the Town Engineer, the Town Building Inspector and AI Engineers, Inc., Dolph Rotfeld Engineering Division, (the "Town's Consulting Engineer") reviewed the following plans (hereinafter referred to as the "Plans"): • Plans entitled: "Munroe Residence" prepared by Langan, dated 4/18/2022, last revised 7/19/22; • Plans entitled: "Munroe Residence" prepared by Lewis & Lewis Architects, dated 4/27/2022; and • Stormwater Management Report, prepared by Langan, dated 4/18/2022, • Plans entitled: "Planting Plan" prepared by Yost Design, dated 6/27/2022; and • Plan entitled "Tree Location & Protection" #T-100 prepared by Yost Design Landscape Architecture, dated 6/20/2022 WHEREAS, a duly noticed public hearing for the Application was held on August 3, 2022, in accordance with Chapter 1 of the New York State Laws of 2022 and Executive Order 11.8, concurrent with a separate application for residential site plan approval pursuant to Chapter 178 of the Town Code; and WHEREAS, this is a Type II action having no significant impact on the environment pursuant to the New York State Environmental Quality Review Act, 6 NYCRR§ 617 et seq. and §92-8.A, subparagraph (8) of the Town of Mamaroneck Environmental Quality Review Law and, accordingly, no further environmental review is required; and WHEREAS, in accordance with §114-7(D) of the Town Code, the Board has considered the following: 7 I. all available reports concerning the Proposed Action from other commissions, including the CZMC, and any Town, County, State and/or Federal agencies, as well as members of the public; The Planning Board has reviewed the CZMC Letter and Wetlands Analysis prepared by Langan Engineering, Environmental, Surveying, Landscape Architecture and Geology, D.P.C., dated June 28, 2022. II. all relevant facts and circumstances pertaining to the Proposed Action, including but not limited to: a. any potential environmental impact of the Proposed Action: Within the 100' Sheldrake River watercourse buffer, 6 trees are proposed to be removed and the existing lawn area will be disturbed. Erosion control practices will be used during construction to prevent any impact to the river and on the surrounding properties. Infiltrators will be installed to control post construction runoff and provide some water quality benefits. Native trees and shrubs will be planted throughout the property to provide habitat for birds, small animals and insects. b. the alternatives to the Proposed Action: The Planning Board determined that there are no feasible alternatives due to the property's proximity to the Sheldrake River as well as the size of the Property, limiting the options for house placement. c. the impact of the Proposed Action on wetland functions and the benefits as set forth in §114-1 of the Town Code: The Planning Board has determined that the proposed action, once completed, will improve wetland functions by reducing stormwater runoff from the property and providing some water quality treatment of stormwater through infiltration. Native plantings will also enhance the buffer area and provide some wildlife habitat. III. The availability of preferable alternative locations for the Proposed Action on the subject parcel: The Planning Board determined that there are no suitable alternative locations for the Proposed Action due to the size of the Property and its location near the watercourse. IV. the availability of further technical improvements or safeguards that could feasibly be added to the proposal; The Planning Board determined the Proposed Action will use best management practices for controlling sediment, soil erosion and stormwater runoff No further technical improvements are suitable due to space constraints. 8 V. the possibility of avoiding reduction of the wetlands' or watercourse's natural capacity to support desirable biological life, prevent flooding, control sedimentation and/or prevent erosion, facilitate drainage, and provide recreation and open space; The Planning Board determined that, the proposed action, once completed, will not hinder the watercourse's natural ability to support desirable biological life, prevent flooding, control sedimentation and/or prevent erosion, facilitate drainage, and provide recreation and open space. As stated above, the Proposed Action will improve conditions by reducing stormwater runoff from the property and providing some water quality treatment of stormwater through infiltration. Native plantings will also enhance the buffer area and provide some wildlife habitat. No change in open space or access to recreation will occur due to the Proposed Action. VI. the extent to which the public or private benefit derived from such use may or may not outweigh or justify the possible degradation of the wetland or watercourse, the interference with the exercise of other property rights, and the impairment or endangerment of public health, safety or welfare: The Planning Board determined that the Proposed Action will be located on a private property and erosion control practices will be used during construction to prevent any adverse impact on the river and on the surrounding properties. Infiltrators will be installed to control post construction runoff and to reduce flooding downstream. The private benefit is the increase of usable space for the homeowner, safer conditions due to the replacing of deteriorating retaining walls, removal of precarious trees, as well as safer entrance to and exit from Forest Avenue by the homeowner and any visitors. WHEREAS, the Planning Board has considered the Application and Plans; comments and responses to questions by the Applicant and its representatives; the memos, letters, reports and comments of the Town Engineer, the Town Building Inspector, the Town Environmental Planner, the Town's Consulting Engineer and the CZMC, and has heard and considered the comments of any interested members of the public. NOW, THEREFORE, BE IT RESOLVED, that the Planning Board hereby finds, pursuant to §114-7(E) of the Town Code, based upon the record before it and after due consideration of the above criteria set forth in §114-7(D), that the Applicant's proposed regulated activity is consistent with the purposes of the Local Waterfront Revitalization Plan and the Wetlands and Watercourses Protection Law of the Town of Mamaroneck, as set forth in § 114-1, and that the action to be taken will minimize all adverse effects on such policy to the maximum extent practicable: • To preserve, protect and conserve the Town's tidal and freshwater wetlands and watercourses; to prevent despoliation and destruction; to regulate their use and development; and to secure the natural benefits of wetlands and watercourses that is consistent with the general welfare and beneficial economic and social development of the town; and 9 • To ensure maximum protection for wetlands and watercourses by discouraging degradation within them and within their buffers that may adversely affect these natural resources; to encourage restoration of already degraded or destroyed wetlands, watercourse and buffers; and to ensure "no net loss" of wetlands and watercourse areas. BE IT FURTHER RESOLVED, that the Planning Board GRANTS the Wetlands and Watercourses Permit as reflected in the hereinabove identified Plans submitted in connection with the Application, subject to the following terms and conditions: 1 All site work shall be in accordance with the latest revised Plans, as herein referenced, as modified in accordance with the specific conditions hereinafter set forth. 2. Any and all applicable county, state, federal and regional permits shall be obtained prior to the issuance of any Town permits, except as otherwise permitted by the Town Engineer in consultation with the Town Building Inspector and the Town Environmental Planner. 3. No certificate of completion shall be issued until all of the required conditions of this approval have been met. 4. Prior to the commencement of construction, appropriate measures shall be undertaken to control erosion and minimize water turbidity during construction, to the satisfaction of the Town Engineer, as well as installation and maintenance of tree protection measures to the satisfaction of the Town Environmental Planner. 5. The Applicant will arrange a pre -construction meeting with the Town Building Inspector and the Town Engineer prior to any site disturbance. The Applicant shall submit a schedule for all earthwork and land disturbance to the Town Building Inspector for approval at least seventy-two (72) hours (not including weekends and holidays) prior to commencing site work. The Applicant shall notify the Town Building Inspector and Town Engineer at least seventy-two (72) hours (not including weekends and holidays) in advance of any site disturbance to inspect the installation of erosion and sediment control devices and any other measures intended to mitigate construction impacts. 6. Work conducted under Town permits shall be open to inspection at any time, including weekends and holidays, by the Town Building Inspector, the Town's Consulting Engineer, the Town Environmental Planner and/or their designated representative(s). 7 The Wetlands and Watercourses Permit shall expire one year from the date it is issued. 8. All permits shall be maintained and prominently displayed at the project site during the undertaking of the activities authorized by the permits. 9. Failure to comply with one or more of the conditions of this approval may result in 10 revocation of the Wetlands and Watercourses Permit and any other related permits that the Town Engineer deems appropriate. 10. The Applicant is required to furnish to the Town a bond or cash deposit in an amount equal to the estimated cost of the improvements within the wetlands buffer. This can be combined with the Erosion and Sediment Control Permit bond to ensure satisfactory completion of the project and the rehabilitation of the affected and/or disturbed areas. 11. The term "Applicant" is used herein with the intent to impose a future obligation or condition, and shall include the Applicant, as defined above, and any successors or assignees in/of ownership interests in the Property or any portion thereof. 12. With respect to the importation of fill material and land grading, if any, at least seven (7) days prior to the importation of any such material, the Applicant shall provide the Town Engineer with the source of all such material, to the satisfaction of the Town Engineer. (c) Prior to the issuance of a Certificate of Completion, the Applicant shall provide the Town Engineer with trucking manifests for all fill material imported to the site. (d) All imported fill material shall consist of natural rock or of clean soils meeting the soil constituent concentrations for "Unrestricted Use" as defined by the NYSDEC DER-10 technical memorandum. 13. Prior to the issuance of any Town permits, and to the satisfaction of the Town Engineer, the Applicant shall submit all trucking manifests for imported fill material. 14. Prior to the issuance of any Town permits, the Applicant shall obtain any and all applicable federal and state permits and authorizations. 15. In accordance with Section 114-7(3) of the Town Code, the Applicant shall be required to pay to the Town its actual cost of technical reviews, including, without limitation, consulting fees, prior to the issuance of any Town permits. This decision is hereby certified and shall be shall be filed with the Town Clerk. 4. 18 Pryer Manor Road - Kevin Doherty — Subdivision - Consideration Ms. Hochman explained the requirements associated with subdivision approval and noted that SEQR would need to be completed before the public hearing. Jim Fleming, the applicant's architect, addressed the Board and stated that no new house is proposed at this time. He described existing conditions. Mr. Oliveri stated that he prepared a memo that he will send to Mr. Fleming listing the information required to complete his review, and suggested that there be another PEER meeting. 11 The application was referred to the Coastal Zone Management Commission. The applicant is to return to the Planning Board at its September meeting for further consideration. 5. 65 Myrtle Blvd. - Josh Freidfertig - Residential Site Plan — Consideration Eliot Senor, the applicant's engineer, addressed the Board, explaining the property is a through lot with two street frontages. The proposed swimming pool in the Laurel Ave. front yard received a variance from the Zoning Board. Mr. Senor further stated that the existing house is non- conforming and the new house will conform to zoning requirements. Mr. Senor showed floor plans and elevations, and an area map. Mr. Engel asked about the existing wire fence and Mr. Senor stated it will be removed and a new pool fence installed. Landscaping was discussed. Mr. Engel stated that the screening is on the neighbor's property and requested more trees , to match the neighbor's, be planted to fill the seven empty spaces. Lighting and noise were discussed and Mr. Senor stated that neither lighting or sound amplification is proposed. The location of the porta potty was discussed. Board members suggested that plantings be placed around it temporarily for screening. Erosion controls were discussed. Mr. Oliveri stated that he will send his new memo to the engineer. Mr. Engel suggested another PEER meeting be scheduled. The matter was referred to the Coastal Zone Management Commission. The applicant is to appear before the Planning Board at its September meeting for further consideration. 6. 43 Mohegan Road - James and Sarah Coady - Residential Site Plan and Wetlands and Watercourses Permit — Consideration Paige Lewis, the applicant's architect, and Benedict Salanitro, the applicant's engineer, addressed the Board. Paige Lewis shared her screen showing the floor plan and elevations and described the proposal. Mr. Salanitro stated that during the September storm water flowed from the street down the driveway and into the garage. The erosion plan is adding more drywells to contain twice as much water as is required. He further stated that deep test pits and percolation tests were done. Mr. Engel stated that both owners should sign the acknowledgement on page 3 of the application and that a copy of the recorded deed and signed, sealed survey should be submitted. 12 Ms. Cooney asked if the grade will be changed. Mr. Salanitro responded yes, by filling in low areas with material from the renovation of the existing garage. The landscape plan was discussed. Ms. Lewis stated that they are adding shrubs and native species and one tree is to be removed. Ms. Aitchison stated that a new tree removal application is required. Mr. Engel stated that revised plans are required because the present plans show the rear yard in the wrong location. The matter was referred to the Coastal Zone Management Commission, which is scheduled to meet on September 19, 2022. Nevertheless, public hearings on both applications were set for the September 14 Planning Board meeting, with the understanding that the public hearings would remain open to await the recommendations of the CZMC. ADJOURNMENT The meeting was adjourned at 10:01 P.M. Prepared by Francine M. Brill Planning Board Secretary 13