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'., . . , . . - and private parking lots. She said some of these spaces could be used by theatergoers in the off-peak hours. Economic Development Coordinator Webb - said that existing parking standards would require 1,000 parking spaces for a 3,OOO-seat complex. She referred to the downtown parking study that was being prepared, and this information would be included in the request for proposals so the downtown area would not be negatively impacted. Economic Development Coordinator Webb stated that this type of development had been successful in other cities, and the proposed housing in the Franklin Area Project would assist with the growth of the downtown area. She indicated that if the Way-to-Go site was the only development, it could accommodate six to eight screens. She said that to get the first rate movies, it would have to be a major complex, more than 6 to 8. Planning Commissioner Verdone suggested that parking, traffic flow, shopping opportunities, and pedestrian use would be important issues to address. He described the three proposed project area boundaries under consideration: 1. The Way-to-Go property 2. The expanded area of the entire block 3. The expanded larger area to Middlefield and Winslow, which would include the next two blocks, a parking garage and other development to compliment - Sequoia Station and the Franklin Project Council MemberslDirectors, Planning Commissioners, and Architectural Advisory Committee Members raised questions about the proposed theater project. Vice MayorNice Chair Ruskin brought up issues about the demographics of the theatergoers and the type of retail that would be included. He asked about the appearance of the rear of the theater, and the impact and meaning of low usage time. He suggested it would be important to balance the theater's low usage time with the needs of a thriving downtown and suggested reviewing how other cities have dealt with this issue. He also stated that parking guidelines and environmental issues would be important. Council MemberlDirector Ira expressed interest in the number of screens and seats that would be included in the proposal, and Economic Development Coordinator Webb stated that San Diego had 2,900 seats and AMC had 3,000 seats. Council MemberIDirector Ira felt that there were some conflicting parking uses to be worked out since some of the lots would be full during peak theater times, such as the lot behind City Hall. - ADJOURNED REGULAR MEETING MINUTE BOOK NO. 56 MAY 26, 1998 JOINT STUDY SESSION MINUTES Page No. 509 PAGE 4 CONCURRENT COUNC1LlREDEVELOPMENT AGENCY MEETING