5/1/96 Amendments to
the 6/28/95 Central Pine Barrens Comprehensive Land Use Plan
Volume 1: Policies, Programs and Standards
 

Preface
 

This document contains the final text of the amendments to the Plan
which were approved at the Commission meeting of 5/1/96.
This document supersedes all prior versions.
 

Chapter 1. Executive Summary

(Note: Only the changed excerpts are shown.)

A new and innovative development rights transfer program, permitting owners of Core Preservation Area properties to receive and sell development rights, known as Pine Barrens Credits, directly or through a central "bank clearinghouse"

A Pine Barrens Credit "bank" or "clearinghouse", to facilitate the operation of the development transfer program
 


Chapter 3. Land Acquisition Policy

3.5 New York State acquisition program

(Note: The only change in this chapter is to the final paragraph of section 3.5 shown.)

The Natural Resources Damages Account also provided $5 million in state funding to capitalize the transfer of development rights bank Clearinghouse for the Pine Barrens Credit Program (see Chapter 6), protecting Core Preservation Area acreage in addition to the direct acquisition programs discussed in this chapter.
 


Chapter 4. Review Procedures and Jurisdiction

(Note: Sections 4.1 through 4.4 are unchanged.)

4.5 Completeness and rReview procedures

4.5.1 Development located within the Core Preservation Area

The Act requires the prohibition or redirection of development in the Core Preservation Area and sets forth the jurisdiction of the Commission over, and certain requirements for processing, hardship exemptions. The Act authorizes the Commission, by majority vote, to waive strict compliance with this Plan upon finding that such waiver is necessary to alleviate hardship according to the conditions and finding of extraordinary hardship or compelling public need pursuant to subdivision 10 of Section 57-0121 of the Act.

4.5.1.1 Lead agency assertion

The Commission shall seek lead agency status for development proposed in the Core Preservation Area pursuant to the State Environmental Quality Review Act.

4.5.1.2 Filing of an application

The complete application shall be filed with the Commission by the project sponsor. A municipal application to the Town is not required for a complete an application under this subsection.

4.5.1.3 Completeness determination deadline

The Commission shall make a determination as to whether an application is complete within thirty (30) days of receipt of the application.

4.5.1.43 Hearing

Within sixty (60) thirty (30) days of an application being deemed complete by submitted to the Commission, a public hearing on the development shall be held in accordance with the procedures in the Act. At this time, the project sponsor and any other person shall have an opportunity to comment on the proposal.

4.5.1.54 Statutory basis for the Commission's decision

The decision by the Commission on the application shall be based upon the standards in subdivision 10 of Section 57-0121 of the Act, which describes the criteria for determining that a hardship has been demonstrated.

4.5.1.6 Decision on the application

Within one hundred twenty (120) days of an application being deemed complete, the Commission shall issue a decision on the application.

4.5.1.7 Default decisions and extension of the decision deadline

In the event that the Commission fails to make a decision within one hundred twenty (120) days, the proposal shall be deemed to be approved by the Commission, unless extended by the mutual agreement of the project sponsor and the Commission.

4.5.1.5 Decisions, default decisions and extensions of decisions

The time within which the Commission must decide a Core Preservation Area hardship application for which a negative declaration has been made by the Commission pursuant to Environmental Conservation Law Article 8 is one hundred twenty (120) days from receipt of such application. The time within which the Commission must decide a Core Preservation Area hardship application for which a positive declaration has been made by the Commission pursuant to Environmental Conservation Law Article 8 is sixty (60) days from issuance of a findings statement by the Commission pursuant to Environmental Conservation Law Article 8. If the Commission fails to make a decision within the aforesaid time periods, the development shall be deemed to be approved by the Commission, unless such time periods are extended by mutual agreement of the applicant and the Commission.

4.5.2 Development located within the Compatible Growth Area which does not conform to the standards contained in Volume 1, Chapter 5 of the Plan

The Act sets forth the jurisdiction for the Commission's review of development within the Compatible Growth Area of the Central Pine Barrens area. Such review includes development that does not conform to the standards in Volume 1, Chapter 5 of this plan. The Act also authorizes the Commission, by majority vote, to waive strict compliance with the standards upon finding that such waiver is necessary to alleviate a demonstrated hardship. The Commission shall not review conformance or nonconformance for with guidelines in Volume 1, Chapter 5 in evaluating hardship provisions under this section.

4.5.2.1 Filing of an application

For projects that are not consistent with the standards, a complete application shall be filed with the Commission by the project sponsor.

4.5.2.2 Changes in consistent projects

If, during the local review, a proposed development project is modified such that the local municipality finds that it becomes inconsistent with any standard in Volume 1, Chapter 5, the local municipality shall notify the Commission and the project sponsor immediately. Upon receipt of said notice, the project sponsor shall be notified that an application for hardship relief as provided herein shall be required. Alternatively, the project sponsor shall be afforded an opportunity to revise the development project so that it is consistent with the standards.

4.5.2.3 Completeness determination deadline

The Commission shall make a determination as to whether an application is complete within thirty (30) days of receipt of the application.

4.5.2.4 Review standards

The Commission's standard for review pursuant to this section shall be the hardship standard provided for in Sections 57-0121(9)0123(3) of the Act, as amended from time to time.

4.5.2.5 Hearing

Within sixty (60) thirty (30) days of the application being deemed complete, a public hearing on the development proposal shall be held, unless the Commission by majority vote deems a hearing unnecessary, in accordance with the procedures provided in the Act. The Commission shall provide the project sponsor and any other person an opportunity to be heard as provided for, and in accordance with the procedures provided in the Act.

4.5.2.6 Decision on the application

A decision on the application shall be made by the Commission within one hundred twenty (120) days of said application being deemed complete.

4.5.2.7 Default decisions

In the event that the Commission fails to make a decision within one hundred twenty (120) days, the proposal shall be deemed to be approved by the Commission.

4.5.2.6 Decisions, default decisions and extensions of decisions

The time within which the Commission must make a decision on a Compatible Growth Area application which does not conform to the standards contained within Volume 1, Chapter 5 of the Plan is one hundred twenty (120) days from said application being deemed complete. If the Commission fails to make a decision within the aforesaid time period, the application shall be deemed to be approved by the Commission, unless such time period is extended by mutual agreement of the applicant and the Commission.

(Note: The remainder of Chapter 4 is unchanged.)

 
Chapter 6. Pine Barrens Credit Program


(Note: Sections 6.1 through 6.2 are unchanged.)

6.3 Allocation of Pine Barrens Credits

For the purpose of computing the allocation of Pine Barrens Credits, a parcel of land is defined as a separately assessed tax lot.

6.3.1 Method of allocation

One (1) Pine Barrens Credit shall be allocated for each single family dwelling permitted on a residentially zoned parcel of land located within the Core Preservation Area or a designated sending area designated within this Plan, based upon the development yield set forth in Sections 6.3.1.1.1 through 6.3.1.1.9 of this Plan under the zoning regulations in existence when this Plan is adopted in June, 1995. Development yield is established by multiplying the gross lot area of the parcel by the development yield factor for each residential zoning category. The development yield factors for the various residential zoning categories are as follows: enumerated in Section 6.3.1.1 below, in which one acre equals 43,560 square feet.

6.3.1.1 Development yield factors and computation for residentially zoned property

6.3.1.1.1 If zoning allows four (4) units per one (1) acre, the development yield factor is 2.70 Pine Barrens Credits per acre.

6.3.1.1.2 If zoning allows two (2) units per one (1) acre, the development yield factor is 1.60 Pine Barrens Credits per acre.

6.3.1.1.3 If zoning allows one (1) unit per one (1) acre, the development yield factor is 0.80 Pine Barrens Credit per acre.

6.4.1.1.4 If zoning allows one (1) unit per two (2) acres, the development yield factor is 0.40 Pine Barrens Credit per acre.

6.3.1.1.5 If zoning allows one (1) unit per three (3) acres, the development yield factor is 0.27 Pine Barrens Credit per acre.

6.3.1.1.6 If zoning allows one (1) unit per four (4) acres, the development yield factor is 0.20 Pine Barrens Credit per acre.

6.3.1.1.7 If zoning allows one (1) unit per five (5) acres, the development yield factor is 0.16 Pine Barrens Credit per acre.

6.3.1.1.8 If zoning allows one (1) unit per ten (10) acres, the development yield factor is 0.08 Pine Barrens Credit per acre.

6.3.1.1.1 If zoning allows one (1) dwelling unit per ten thousand (10,000) square feet, the development yield factor is 2.70 Pine Barrens Credits per acre.

6.3.1.1.2 If zoning allows one (1) dwelling unit per fifteen thousand (15,000) square feet, the development yield factor is 2.00 Pine Barrens Credits per acre.

6.3.1.1.3 If zoning allows one (1) dwelling unit per twenty thousand (20,000) square feet, the development yield factor is 1.60 Pine Barrens Credits per acre.

6.3.1.1.4 If zoning allows one (1) dwelling unit per forty thousand (40,000) square feet, the development yield factor is 0.80 Pine Barrens Credit per acre.

6.3.1.1.5 If zoning allows one (1) dwelling unit per sixty thousand (60,000) square feet, the development yield factor is 0.60 Pine Barrens Credit per acre.

6.3.1.1.6 If zoning allows one (1) dwelling unit per eighty thousand (80,000) square feet, the development yield factor is 0.40 Pine Barrens Credit per acre.

6.3.1.1.7 If zoning allows one (1) dwelling unit per one hundred twenty thousand (120,000) square feet, the development yield factor is 0.27 Pine Barrens Credit per acre.

6.3.1.1.8 If zoning allows one (1) dwelling unit per one hundred sixty thousand (160,000) square feet, the development yield factor is 0.20 Pine Barrens Credit per acre.

6.3.1.1.9 If zoning allows one (1) dwelling unit per two hundred thousand (200,000) square feet, the development yield factor is 0.16 Pine Barrens Credit per acre.

6.3.1.1.10 If zoning allows one (1) dwelling unit per four hundred thousand (400,000) square feet, the development yield factor is 0.08 Pine Barrens Credit per acre.

6.3.1.1.11 One (1) acre as used in 6.3.1.1.1 through 6.3.1.1.10 equals forty three thousand five hundred sixty (43,560) square feet.

6.3.1.1.912 A fractional allocation of a Pine Barrens Credit shall be rounded upward to the nearest one hundredth (1/100th = 0.01) of a Pine Barrens Credit.

These development yield factors are summarized in Figure 6-1, and sample computations are shown in Figure 6-2.
 
Figure 6-1: Pine Barrens Credit Program development yield factors
Provision
If zoning allows:
Then development yield factor is:
6.3.1.1.1
4 (four) units per acre 2.70 PBCs per acre
6.3.1.1.2
2 (two) units per acre 1.60 PBCs per acre
6.3.1.1.3
1 (one) unit per acre 0.80 PBC per acre
6.3.1.1.4
1 (one) unit per 2 (two) acres 0.40 PBC per acre
6.3.1.1.5
1 (one) unit per 3 (three) acres 0.27 PBC per acre
6.3.1.1.6
1 (one) unit per 4 (four) acres 0.20 PBC per acre
6.3.1.1.7
1 (one) unit per 5 (five) acres 0.16 PBC per acre
6.3.1.1.8
1 (one) unit per 10 (ten) acres 0.08 PBC per acre
These factors are augmented by provision 6.3.1.1.9:
Fractional allocations are rounded to the nearest hundredth of a Pine Barrens Credit (PBC).

 
 
Figure 6-2: Pine Barrens Credit allocation examples
Example 1: A 10.53 acre parcel zoned one unit per three acres.
10.53 acres X 0.27 Pine Barrens Credits per acre = 2.84 PBCs
Example 2: A 0.25 acre parcel zoned one unit per five acres.
0.25 acres X 0.16 Pine Barrens Credits per acre = 0.04 PBC
Example 3 (Example #2 modified): A 0.25 acre parcel zoned one unit per five acres.
0.25 acres X 0.16 Pine Barrens Credits per acre = 0.04 PBC
This is rounded to 0.10 Pine Barrens Credit.

 
 
Figure 6-1: Pine Barrens Credit Program development yield factors
Provision
If zoning allows:
Then the development yield factor (*) is:
6.3.1.1.1
1 (one) dwelling unit per 10,000 sq ft 2.70 PBCs per acre(**)
6.3.1.1.2
1 (one) dwelling unit per 15,000 sq ft 2.00 PBCs per acre(**)
6.3.1.1.3
1 (one) dwelling unit per 20,000 sq ft 1.60 PBCs per acre(**)
6.3.1.1.4
1 (one) dwelling unit per 40,000 sq ft 0.80 PBC per acre(**)
6.3.1.1.5
1 (one) dwelling unit per 60,000 sq ft 0.60 PBC per acre(**)
6.3.1.1.6
1 (one) dwelling unit per 80,000 sq ft 0.40 PBC per acre(**)
6.3.1.1.7
1 (one) dwelling unit per 120,000 sq ft 0.27 PBC per acre(**)
6.3.1.1.8
1 (one) dwelling unit per 160,000 sq ft 0.20 PBC per acre(**)
6.3.1.1.9
1 (one) dwelling unit per 200,000 sq ft 0.16 PBC per acre(**)
6.3.1.1.10
1 (one) dwelling unit per 400,000 sq ft 0.08 PBC per acre(**)
(*) These development yield factors are augmented by section 6.3.1.1.12: fractional allocations are rounded upward to the nearest one hundredth (1/100 = 0.01) of a Pine Barrens Credit (PBC).
(**) One acre equals 43,560 sq ft.

 
 
Figure 6-2: Pine Barrens Credit allocation examples
Example 1: A 1.00 acre parcel zoned one unit per 40,000 square feet.
1.00 acre X 0.80 Pine Barrens Credit per acre = 0.80 PBC
Example 2: A 3.25 acre parcel zoned one unit per 40,000 square feet.
3.25 acres X 0.80 Pine Barrens Credit per acre = 2.60 PBCs
Example 3: A 7.89 acre parcel zoned one unit per 80,000 square feet.
7.89 acres X 0.40 Pine Barrens Credit per acre = 3.156 PBCs
This is then rounded upward to 3.16 PBCs as per section 6.3.1.1.12.
Example 4: A 10.53 acre parcel zoned one unit per 120,000 square feet.
10.53 acres X 0.27 Pine Barrens Credit per acre = 2.8431 PBCs
This is then rounded upward to 2.85 PBCs as per section 6.3.1.1.12.
Example 5: A 0.25 acre parcel zoned one unit per 200,000 square feet.
0.25 acre X 0.16 Pine Barrens Credit per acre = 0.04 PBC
This is then increased to the minimum allocation of 0.10 PBC as per section 6.7.7.7.

6.3.2 Allocation for property zoned other than residential

The Pine Barrens Credit Bank and Clearinghouse Commission may elect to establish an allocation procedure for property in the Core Preservation Area which is zoned other than residential.

6.3.3 Proposal of different allocation formulas

A town may propose a different allocation formula for residential or nonresidential property, subject to prior approval by the Commission.

6.3.43 Limitations on allocation

The following limitations shall apply to the allocation of Pine Barrens Credits:

6.3.43.1 No allocation shall be made for any property owned or held by a public agency, municipal corporation or governmental subdivision, including property held by reason of tax default.

6.3.43.2 No allocation shall be made for any property for which the development rights have previously been fully used, or allocated for use, under this Plan or any other program.

6.3.43.3 No allocation shall be made for any property owned or held for the purpose of land protection, preservation or conservation.

6.3.43.4 Partially improved parcels shall receive a decreased allocation based upon the extent of improvement. Furthermore, there shall be a proportional decrease in allocation based upon the receipt of all discretionary permits for improvement of a parcel. The Pine Barrens Credit allocation for a parcel of land shall be reduced by one (1) Pine Barrens Credit for each existing single family unit on the parcel or equivalent as such equivalent is described in the document entitled Standards for Approval of Plans and Construction for Sewage Disposal Systems for Other Than Single Family Residences, approved by the Suffolk County Department of Health Services, Division of Environmental Quality, on June 15, 1982, revised March 5, 1984 and as implemented prior to February 5, 1988, as amended from time to time (hereinafter referred to as the "Suffolk County Health Department Standards").

(Note: Sections 6.4 and 6.5 are unchanged.)

6.6 Establishment of the Pine Barrens Credit Bank and Clearinghouse and the Board of Advisors

The Commission finds that in order to implement the Pine Barrens Credit Program, steps must be taken to promote the use and sale of the Pine Barrens Credits established under the program and that the best means of providing this assurance is through the establishment of a Pine Barrens Credit Bank and Clearinghouse that will purchase, sell, and track Pine Barrens Credits. The Commission further finds that it is appropriate to establish a board to perform the functions of a bank and clearinghouse, subject to the provisions set forth below.

6.6.1 Structure and operation of the Board of Advisors

The Pine Barrens Credit Bank and Clearinghouse, referred to as the "Bank Clearinghouse", shall be governed by a Board of Advisors (the "Board") consisting of five (5) members. Each ex officio member of the Commission, and the Governor, shall each appoint one (1) member of the Board. The members of the Board shall serve without compensation. The Commission shall appoint one (1) of these five members as Chairperson of the Board and shall also appoint one (1) other member as a Vice-chair. Four (4) members of the Board shall constitute a quorum for the transaction of services or the exercise of any Board function. An affirmative vote of three (3) or more Board members shall be required to pass a resolution or exercise a function of the Board.

6.6.2 Authority of the Board of Advisors

The Board shall have the authority:

6.6.2.1 To establish advise and make recommendations to the Commission as to the monetary value of Pine Barrens Credits to be purchased by the Bank Clearinghouse.

6.6.2.2 To purchase Pine Barrens Credits from property owners to further the objectives of the Pine Barrens Protection Act.

6.6.2.3 To sell, exchange or convey Pine Barrens Credits previously purchased by the BankClearinghouse to entities willing to purchase such Pine Barrens Credits from the BankClearinghouse, and to establish the monetary value of those Pine Barrens Credits which are sold by the Bank Clearinghouse.

6.6.2.4 To adopt and, from time to time, amend and repeal suitable bylaws for the management of its affairs;

6.6.2.5 To apply for, receive, accept, and utilize, with the approval of the Commission, from any federal, state, or other public or private source, grants or loans for, or in aid of, the Board's authorized purposes;

6.6.2.6 To utilize funds allocated for Bank Clearinghouse purposes and to implement appropriate fiscal and accounting practices;

6.6.2.7 To appoint such officers, employees and agents as the Board may require for the performance of its duties;

6.6.2.8 To call to its assistance, and to avail itself of the services of, employees of any state, county or municipal department, board, commission or agency as may be required and may be made available for these purposes;

6.6.2.9 To purchase, at its discretion, nonresidential Pine Barrens Credits, and, if appropriate, at its discretion, establish a credit allocation scheme for nonresidential property within the Core Preservation Area.
 

6.7 Pine Barrens Credit Certificates

The following procedures shall apply to the issuance of Pine Barrens Credit Certificates by the BankClearinghouse.

6.7.1 Issuance of Pine Barrens Credit Certificates by the Bank Clearinghouse

All Pine Barrens Credit Certificates shall be issued by the Bank Clearinghouse.

6.7.2 Overview of the issuance procedure

Issuance of a Pine Barrens Credit Certificate encompasses the following four three steps:

1. A property owner obtains a Letter of Interpretation from the Bank Clearinghouse stating the number of Pine Barrens Credits allocated to the parcel of land.

2. The property owner applies to the Bank Clearinghouse for a Pine Barrens Credit Certificate by submitting a valid Letter of Interpretation, a standard title report, and other necessary documents as determined by the Clearinghouse.

3. The property owner records a conservation easement; and

4. The Pine Barrens Credit Certificate is issued.A Pine Barrens Credit Certificate is issued when the Clearinghouse receives proof of filing and recording of the conservation easement from the title insurance company.

6.7.3 Detail of Step 1: Obtaining a Letter of Interpretation

6.7.3.1 A property owner requests a Letter of Interpretation on a form to be supplied by the BankClearinghouse.

6.7.3.2 The Bank Clearinghouse staff may conduct an analysis of the property and will allocate Pine Barrens Credits based upon the allocation formula and any unique features of a particular parcel of land. The Bank Clearinghouse staff mails the Letter of Interpretation to the property owner.

6.7.3.3 The property owner has thirty (30) days from the date of the Letter of Interpretation to appeal the allocation to the Board Commission in writing.

6.7.3.4 The Board Commission shall consider the appeal within sixty (60) days of receipt of an appeal, and may schedule a hearing. The Board Commission shall decide the appeal within sixty (60) days of receipt of the appeal. The Board Commission may confirm, increase, or decrease the allocation to be received from the Bank Clearinghouse if deemed appropriate by the Board.

6.7.4 Detail of Step 2: Applying for a Pine Barrens Certificate

6.7.4.1 After receiving a Letter of Interpretation, a property owner may request a Pine Barrens Credit Certificate from the Bank Clearinghouse by submitting:

1. The Letter of Interpretation, and

2. A title report which covers a time period extending back a minimum of thirty (30) years for the parcel of land, and

3. A proposed conservation easement, for which the Bank Clearinghouse may propose sample language, and

4. A completed Pine Barrens Credit Certificate Application Form, which shall be supplied by the Bank Clearinghouse.

6.7.4.2 If the title report indicates that the applicant does not have marketable title, that the applicant is not qualified to encumber the property with a conservation easement, or that there are liens on the property, a Pine Barrens Credit Certificate may not be issued until these matters are resolved by the applicant.

6.7.5 Detail of Step 3: Recording a conservation easement and obtaining a Pine Barrens Credit Certificate

6.7.5.1 The conservation easement may not be recorded until all title issues are resolved and BankClearinghouse staff has approved the conservation easement as to its form.

6.7.5.2 The Bank Clearinghouse will issue a preliminary approval concerning the title report and the proposed conservation easement.

6.7.5.3 The property owner will then record the conservation easement will then be recorded, and submit a copy of it submitted along with proof of its recordation, to the Bank Clearinghouse.

6.7.6 Detail of Step 4: Issuing a Pine Barrens Credit Certificate

6.7.6.1 The Bank will update the title report must be updated to ensure that there has been no conveyance of the property since the report was received and that no liens have been placed upon the property.

6.7.5.4 The Bank Clearinghouse will then issue a Pine Barrens Credit Certificate certifying that the holder of the Certificate is entitled to a specified number of Pine Barrens Credits.

6.7.76 Other provisions relating to the issuance of Pine Barrens Credit Certificates

6.7.76.1 Expiration of the Letters of Interpretation

A Letter of Interpretation shall expire one (1) year following its issuance. A property owner is not required to apply for a Pine Barrens Credit Certificate upon receipt of a Letter of Interpretation. However, if such application is not made within one (1) year, the Letter of Interpretation will expire and the property owner will be required to reapply for a new Letter of Interpretation.

6.7.76.2 Delayed issuance of a Pine Barrens Credit Certificate

After receipt of a Letter of Interpretation, a property owner may seek to negotiate the sale of the Pine Barrens Credits described in the letter, and delay obtaining the Pine Barrens Credit Certificate until after reaching an agreement with a prospective buyer of the Pine Barrens Credits.

6.7.76.3 Notification of the Bank Clearinghouse of Pine Barrens Credit usage

A Pine Barrens Credit Certificate shall state that the recipient of the certificate and any party purchasing the Pine Barrens Credits described in the certificate must notify the Bank Clearinghouse of any transaction involving the sale of the Pine Barrens Credits or utilization of the Pine Barrens Credits as security for a loan.

6.7.76.4 Tax status of the subject property

No Pine Barrens Credit Certificates shall be issued for any parcel of land until all real property taxes and ad valorem levies have been paid in full as certified by the town's tax receiver.

6.7.76.5 Liability for real property taxes on subject property

If a transferor of Pine Barrens Credits owns Pine Barrens Credits on the tax status date under the Suffolk County Tax Act, and such Pine Barrens Credits are transferred subsequent to the tax status date, the transferor shall be liable for all real property taxes on such property from the tax status date until the date of transfer of the Pine Barrens Credits.

6.7.76.6 Issuance of a full Pine Barrens Credit for certain roadfront parcels

The Pine Barrens Credit Bank and Clearinghouse may elect to allocate one (1) full Pine Barrens Credit for a parcel of land consisting of at least 4,000 square feet with frontage on an existing improved road.

6.7.76.7 Minimum Pine Barrens Credit allocation

The Pine Barrens Credit Bank and Clearinghouse may elect to allocate nNo fewer than 0.10 (one tenth) Pine Barrens Credit shall be allocated by the Clearinghouse or the Commission for any parcel of land, regardless of its size or road accessibility.

(Note: The remainder of Chapter 6 is unchanged.)
 


Chapter 10. Commission Structure and Operation

10.2 Future Commission efforts and staffing (Only the changed excerpt is shown.)

This spectrum of responsibilities will include:

Supporting the transfer of development rights program and bank clearinghouse. This would include, for example, supporting the Board of Advisors' work.