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does not guarantee a particular outcome and on the results of the study. Commissioner Pearce noted that it could also be just as easily argued that there is a factor being used in s opinion. She indicated that she has never heard an applicant return and say that he or she was relying on the study and expected the City to agree with it. Mr. Dolan agreed that there is a factor involved and that there may be circumstances where other things come into play as well. He noted, for example, that if there were four studies done, three of the studies could say one thing and the fourth say another thing; additionally, there are other professional opinions. He indicated that in this case, the City asked one reputable firm for its conclusion and got it, and consistent with that conclusion. stated that he thinks the City does rely on tree studies unless a tree is in good health and it is very clear that it can be saved. He added, however, that when a tree is studied and is found to be diseased and will die within a year, he thinks the City would take this as an expert opinion. He acknowledged that a developer would generally expect staff to support owever, this does not guarantee anything because the Commission or City Council could overrule that conclusion due to extenuating circumstances. Mr. Dolan stated that he thinks this is a reasonable expectation on because the City would not otherwise ask for an expert opinion. THE PUBLIC HEARING WAS OPENED. Paul Martin, representing the applicant, stated that representatives from the architectural firm as well as the landscape architect could answer questions the Commission may have regarding the proposal. Chair Narum requested the landscape architect to respond to the earlier question regarding the location of Trees #67 and #68. Terry Camp, Camp & Camp Associates, stated that both trees are located off the property on the other side of the property line. Bonnie Krichbaum, 44-year Pleasanton resident and Vice President of the Pleasanton Heritage Association (PHA), on page 1 of the Downtown Specific Plan (DTSP), it states that the Specific Plan is intended to serve as the primary regulatory guide for preserving and enhancing the 308-acre Downtown area. She added that the DTSP continues that under California law, once a specific plan is adopted, as was after 35 committee 65 subcommittee meetings, and three town meetings, no rezoning, subdivision, or use permit for construction within the Plan Area can be done PLANNING COMMISSION REGULAR MINUTES, February 9, 2011 Page 7 of 41