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P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 27 of 32 The color schemes generally comprise of light cream earthtone colors, with darker accent colors, with stucco and stone veneer siding for the residential and natural color brick veneer for the commercial buildings. The design guidelines adopted for the Down town stress the use of traditional materials, finishes, colors, and detailing. The stucco, siding, and painted brick wall materials, garage doors, and porch railings are consistent with the guidelines and are evocative of residential and commercial architecture seen throughout the Downtown, including in both historic buildings and newer construction . Window treatments (sills and trim) meet the guidelines’ suggestions for traditional details in such features. The applicant has provided architectural detailing and accent relief on the building elevations to break up the facades and provide visual relief. The DTDG state detached garages are preferred and should be placed at the rear of the lots. All of the homes would have attached garages which will be well screened from St. John Street . The house plans and commercial design offer significant detailing and articulation, and the form/shape of the buildings are visually interesting. The materials and colors are attractive and will blend well with the surrounding developments based on similar finish schemes found on other existing residences and commercial buildings in the Downtown. The new residential buildings are two-and-a-half stories in height and the commercial buildings are one-story in height, which offer a transition from the three-story Rose Hotel and is consistent with the existing two-story Barone home and residences on St. John Street. The architectural styles are acceptable styles for Downtown and would be compatible with the eclectic styl e of homes and commercial buildings on St. John Street, Peters Avenue, and found in the Downtown. Overall, staff supports the architectural design, massing and detailing of the proposed residences and commercial structures. Affordable Housing and Regional Housing Needs Allocation (RHNA) The City’s Inclusionary Zoning Ordinance (IZO) requires new single-family residential projects of fifteen units or more to provide at least 20% of units at prices affordable to very low -, low-, and/or moderate-income households. The proposed project includes retaining the home and constructing 14 single-family homes, which is below the threshold project size to require on-site affordable units to be provided. The project would be subject to payment of the City’s Affordable Housing in-lieu fee, pursuant to PMC Chapter 17.40. Grading and Drainage Site drainage will be directed towards landscaped bio-retention planters located in various areas of the subject site for retention and treatment before draining into the City’s storm drain system. The DSP area is already largely built out, and the Downtown Specific Plan Final EIR determined development facilitated by the DSP would not substantially alter the drainage pattern of the DSP area, including through the alteration of a stream or river. The proposed project would be required to develop and implement a Storm Water Pollution Prevention Plan (SWPPP) with erosion, stormwater control, and sediment control BMPs as required by the Construction General Permit to manage erosion, siltation, and flooding impacts during construction, in operation. As proposed, the project would not result in substantial alterations to the existing drainage pattern of the DSP area and would not result in substantial erosion, siltation, or flooding. As conditioned, staff finds the proposed grading and drainage plan to be acceptable and in compliance with applicable stormwater runoff requirements.