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P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 10 of 32 Parking Lots 1-14 will be constructed with two-car garages and an approximately 534-square-foot5 two-car garage will be constructed on the north side of the Barone’s home. The new private hammerhead street will provide 10 off-site parking spaces, and the commercial lot will have a 13-stall parking lot – six standard-size spaces, four compact spaces, two electric vehicle charging spaces, and one American with Disabilities space. Grading and Drainage As noted, the portion of the project site being redeveloped is relatively flat. However, there is a gradual slope to the south and a relatively steep downward slope leading to the Arroyo del Valle channel to the north. Grading is proposed in areas on the relatively flat portion of the site to maintain residential structure heights similar to adjacent residential properties when creating flat pad lots, in addition to grading for bio-retention areas, a parking lot, and the hammerhead street. Grading for building pads is expected to reach approximately 6.5 feet below the surface and excavations for utility lines and stormwater infrastructure would reach as much as approximately 9 feet below the surface. Grading would likely result in approximately 4,200 cubic yards of material being exported from the site. The Arroyo del Valle channel is north of the project site, flowing east-west to convey stormwater and other flows. The project would include construction of residences towards the northern portion of the project site with those proposed lots (Lots 8-14) being set back approximately 20 feet from the top of the existing bank; there would be no modifications to the bed, bank or channel of Arroyo del Valle. The project would have storm drain systems and connections, shown on the civil plans in Exhibit B , described in more detail in the Analysis section, below. Building Architecture/Design Residential. The new single-family homes are designed to include architectural features found in other existing buildings along St. John Street and in Downtown. Most notably, the applicant is proposing traditional architecture – e.g., entry porches, Juliet balconies on some units, large, recessed windows with grids on the front and back elevations, brick veneer and stucco materials, and composition hip roofs. The massing of the buildings is broken up using projected or recessed building walls and dormer windows on the end units which provide variation in the wall planes. The buildings would feature a stucco and brick combination, and composition roofing. The proposed colors and materials of the buildings are a light cream color with dark accents (window trim, doors, garages, and exterior lighting fixtures) and would complement the existing Barone’s residence and the neighborhood. Figures 8 and 9 provide illustrations of the general plan type for the new homes on Lots 1-14. 5 The garage square-footage is included in the proposed 1,360-square-foot addition to the Barone’s home.