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project. The applicant will be responsible for paying a pro-rata share of undergrounding the overhead utility lines along Stanley Boulevard. Architecture and Design The project proposes three different plans that are all are two-story homes with two elevation styles each. The elevation styles are Spanish and Andalusian (a variant of the Spanish style). Six different color schemes generally comprised of off-white, earthtone, and other colors consistent with the architectural styles are proposed for exterior paint, brick, and roofs. Copies of the proposed color and material board for each house have been included with the Commission's packet. The color and material boards with the original color paint chips will be available at the hearing for the Commission's viewing. The Spanish style of architecture is an acceptable style for Downtown and would be compatible with existing Spanish style buil dings found Downtown. The design guidelines adopted for the Downtown stress the use of traditional materials, finishes, colors, and detailing. Staff finds the stucco and brick wall materials. Spanish tile rooting, wood garage doors, and wrought-iron railings of the buildings to be consistent with the guidelines. Window treatments (sills, trim, and wrought-iron grills) meet the guidelines' suggestions for traditional details in such features. Staff also believes that the proposed color schemes are appropriate for the buildings. The applicant has provided sufficient architectural detailing and accent relief on all four building elevations to break up the two-story facades and provide visual relief. The applicant has proposed to use quality vinyl windows. In the Downtown, staff prefers that traditional wood-framed/sashed windows be used. Staff acknowledges the cost of these windows and generally supports the use of quality fiberglass- or vinyl-framed/sashed windows provided they have a similar frame and sash thickness as found on a traditional wood- framed/sashed window. Furthermore, when simulated mullions (grids) are used, staff prefers that the mullions be raised on the exterior of the window rather than located between the glass panes. For this project, many of the windows will require high SIC ratings to mitigate train noise and staff acknowledges that it may be difficult for the applicant to find windows that comply with these window requirements. Therefore, staffs recommended condition requires that the proposed vinyl windows have a similar frame and sash thickness as found on a traditional wood-framed/sashed window and that raised exterior mullions be used unless the required noise mitigation for this project prevents compliance with this condition. The Downtown Design Guideli les state that detached garages are preferred and should be placed at the rear of lots. All o f the homes would have attached garages located at the front o f the home. Staff believes that the garages, although attached and located at the front of the homes, meet the intent of the guideline in that they would not be highly visible from Stanley Boulevard. PUD-82 Page - 17- September 15, 2010