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Alternative 3: Mixed Use Land Use Concept 3 Mixed Office Residential with Modest Downtown Retail Description of Alternative 3: The Mixed Use Land Use Concept 3 Alternative emphasizes a large amount of medium- to high-density residential and commercial development with a more modest amount of retail in the Downtown Area. This alternative would include 675,000 gross square feet (gsf) of new office space, between 3,140 and 5,080 dwelling units, and 71,000 gsf of new retail. Assuming all projected dwelling units were constructed under the Concept 3 Alternative (5,080) and the TOD Strategy (3,431), the Concept 3 Alternative would result in 1,649 more dwelling units. Assuming full buildout of office space, the TOD Strategy would result in 43,240 square feet more of office, which equates to approximately 124 more jobs. Assuming full buildout of retail, the TOD Strategy would result in approximately 50,871 square feet more ofretail, which equates to approximately 145 more jobs. Therefore, the net difference is that the Concept 3 Alternative would result in approximately 270 fewer jobs, or employees, but 4,205 more residents in the Strategy Area than the proposed TOD Strategy. On the whole, this Alternative would result in a greater number of people residing in the TOD Strategy Area and a greater amount of development overall. Impacts/Feasibility of Alternative 3: This section qualitatively evaluates the potential environmental impacts of Concept 3 Alternative for each of the environmental factors considered in Chapter 4 of this EIR. The Concept 3 Alternative would result in continued urbanization of the Strategy Area during the course of its buildout. Views to and from the Strategy Area would likely change with the addition of residential and office development. A description of these views is provided in Chapter 4.1 of this EIR. The existing views of the hills to the east may be affected, though view corridors could be maintained. Under either scenario, several policies would be applied to new development taking place within the Strategy Area to minimize the potential for visual impacts. As a result, the impact on aesthetics resulting from the Concept 3 Alternative is considered the same as the proposed Project. This Alternative would not avoid the significant and unavoidable impact related to cumulative emission and the attainment of applicable air quality standards. Like the TOD Strategy, the growth projections of this alternative would exceed the ABAG 2003 Projections and therefore the 2005 Clean Air Plan. Due to the increased residential density envisioned under the Concept 3 Alternative, this alternative could provide a greater level of location efficiency suitable for pedestrian access to internal destinations and transit to external destinations. The amount and interface of development of this alternative would also possibly provide more opportunity for internal trip capture within the TOD Strategy Area. Further, the benefits to Air Quality of mixed-use design encouraged by the Air District Guidelines would be more achievable under the Concept 3 Alternative because density would be generally more intense and there would be more housing units in close proximity to transit and jobs.e 33