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Chair Narum requested that staff clarify this when the applicants return with a formal project. Mr. Otto replied that he would. Commissioner Blank commented that Question #6 should be answered prior to answering Questions #1 or #2 because the answer to whether or not the Commission supports the demolition of the existing house would lead to different kinds of issues that would need to be addressed. Chair Narum suggested that Question #6 be answered first. The Commissioners concurred. Mr. Dolan stated that the most important questions should be addressed first. He added that the Commission should recognize that it has already answered all of these questions, and if the Commission ends up in a different position, there would be specific reasons for doing that. Commissioner O'Connor noted that a study was done and a consultant was hired to determine whether or not the existing house had significant value. He inquired what the City's position is regarding the recommendations of a consultant, generally accepted as an expert in a specific field, who is hired to do a study to be paid for by the developer, He also inquired if, from the City perspective, the City is willing to agree with the consultant who says the house has no significant value so the house can be torn down; or should the City still desire to save the house regardless of the consultant's recommendation, would the City then inform the applicant that he cannot tear down the house. He further inquired if staff informs the developer up front that there are no guarantees on the expert's conclusions would be and what the City would recommend. Mr. Otto explained that while the developer pays for the consultant's services, it is the City that actually chooses, hires, and pays the consultant. He added that the consultant works directly through staff and not through the developer, that the consultant answers staff's questions, and that staff then comments on the consultant's work. He confirmed that there are no guarantees on what the study's findings would be with respect to whether or not the house needed to be saved, and what staff's recommendation would be. Mr. Dolan stated that when the City asks the applicant for additional funds for a consultant to do a study, it is implied that the City is asking for an expertise that staff cannot provide, that the study will have a certain outcome, and that staff will defer to that expert. He indicated that it is reasonable for the applicant to understand that staff does not guarantee a particular outcome and that staff's recommendation will be based on the results of the study. EXCERPT: PLANNING COMMISSION MINUTES, February 9, 2011 Page 2 of 18