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Architecture and Landscaping The Franklin Street Project incorporates a consistent architectural design theme into the building facades. Integrating traditional European design influences, the project's architectural characteristics include multi-faceted buildings and elevations with exterior patio areas on multiple levels, extensive use of wood railings, trim, planter boxes, and window treatments, Spanish-tile roofs, arched entrances, domed roof features, wooden pergolas covering exterior patios, exterior plaster finishes, and pedestrian-oriented building frontages that include stairways directly accessible from street level. The landscaping extends this architectural design theme by integrating plantings into the local streetscape on a pedestrian scale. The landscape features encourage pedestrian activity within the project site by softening the scale of the buildings, by calming traffic through the extension of landscape features into the internal roadway right-of-ways, and by integrating unique landscape characteristics into the project's pedestrian paths. The Franklin Street Project's landscape features include street tree planting,raised planters, landscaped pedestrian paths with alcove benches, courtyards with tiered fountains and artistic paving designs, a landscaped pazk including a bubbling fountain located in a depressed circular plaza, enhanced paving and lighted bollards at street intersections, canopy shade trees in auto court areas, tiered fountain features with . decorative pots and foliage in courtyazd azeas, mature palm trees at project entrances, wooden archways above auto court entrances, and the use of scored colored concrete for sidewalks in retail areas and at crosswalks. In addition to the on-site landscape improvements, the project also includes landscape improvements to the median of El Camino Real, as well as the exterior perimeter of the project site on Maple Street, El Camino Real, and Jefferson Street. Infrastructure The Franklin Street Project will include the removal or modification of a portion of the on-site infrastructure including existing storm water collection pipes, sanitary sewer lines and potable water lines. The water and sanitary sewer lines that currently connect with the Pacific Bell building at the corner of El Camino Real and Jefferson Street will remain. For wastewater collection,new infrastructure will be installed on the Franklin Street Project site. This will include new sewer lines extending from each building and connecting with approxi- mately 6 to 10-inch collection laterals that will connect to the existing 6 to 10-inch sewer main lines in El Camino Real, Jefferson Street, and the railroad right-of-way. Wastewater from both on and off of the Franklin Street Project site will gravity flow generally northeast through the on- site sewer collection pipes into the 10-inch sewer main line that extends under the railroad right- of-way. New storm water collection infrastructure will also be installed throughout the Franklin Street Project. Storm water on the majority of the site, generally between Madison Street and Jefferson Street, will be collected in drainage culverts and drop inlets, and directed northeast through drainage pipes ranging in size from 12 to 18 inches. These drainage pipes will direct the storm water into the existing 30-inch pipe that extends east under the railroad tracks. Storm water C:\TEMP\FP DES[GN GDLNS.DOC Two of Three