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Mr. Dolan replied that he thinks this is going to help. He explained that just the fact that there was a public dialogue about the issue makes everyone more aware of what the processes are. He indicated that staff has done these flow charts, and staff is going to follow through on preparation of instructional information about how to go through the process. He added that he thinks that with the regulations themselves, incompatibility or inconsistency between various sections, between the guidelines and the policies, are being eliminated. He noted that there are "should's" versus "shall's" on the same topic, and the Task Force has eliminated some of the background chatter of things that are unrealistic and are never going to happen like Historic Preservation Ordinance. He indicated that there are people in this town who value historic preservation a great deal and there are some that think it is kind of a nice issue that should be accommodated when possible. He noted that there is always going to be conflicts and not all of them will be eliminated; but some of the problems that staff and the Commission have had in the past will be eliminated. Commissioner Posson inquired if the FAR element is more or less restrictive on development. Mr. Dolan replied that he thinks it is a legitimate policy issue. He stated that on its face, it is more restrictive because the outcome is currently unknown regarding how the Planning Commission or the City Council is ultimately going to interpret this generalized policy that says that new building design should draw upon the primary exterior features of Downtown's traditional design character in terms of architectural style and materials, colors, details of construction, height, floor area, bulk, massing, and setbacks. He noted that it states that these building elements should be consistent with those elements of buildings in the immediate neighborhood, and the design of new, replacement buildings should not represent a significant departure from the existing neighborhood character. He indicated that that is the existing language and that presents a struggle; what the Task Force is trying to do is make that determination more predictable. Commissioner Posson stated that there was also a recommendation from Mr. MacDonald about waiting on this until the survey is done. He inquired what the practical implication of that would be. He indicated that the reason he is raising that question is to provide certainty to the folks who live in the affected area. Mr. Dolan replied that he is not sure he caught Mr. MacDonald's suggestion about waiting. He stated that what he thought he heard Mr. MacDonald say was that he thinks the City should do the survey but it is not in effect until the Council approves it. Mr. Dolan stated that he sees the logic in that, but he also sees a big problem in that there will be professionals who will come to this analytical decision about whether or not one is a resource, and then it is opened up to a political process that says this one is in, and that one is out, depending on whether or not one or the other comes down and objects. He indicated that he is not sure what would be achieved if that is the process. Commissioner Posson noted that he probably misheard Mr. MacDonald's comment and that he will leave that decision up to the Council. PLANNING COMMISSION MINUTES, November 13, 2013 Page 35 of 50