The massive upzoning from CodeNext Draft 3 will provide (according CodeNext consultant Fregonese) additional base capacity for 60,000 housing units. This increase in entitlement is simply being GIVEN AWAY FOR FREE WITH NO AFFORDABLE HOUSING REQUIREMENT. Beyond that, CodeNext makes available another 82,000 bonus housing units, a very small percentage of which will be income restricted. With so much being given away, don’t expect much affordable housing to come out of the bonus capacity. When asked about affordability, Ian Carlton, another CodeNext consultant explained that the way we deal with this is that we deliver AS MANY UNITS TO THE TOP INCOME STRATA AS WE POSSIBLY CAN and those units will be the affordable housing in the future, once they become obsolete. Trying to squeeze as much density as possible into Austin is a dangerous idea that threatens to increase displacement of our urban communities where development is already “hot.” It will bring negative effects to urban core neighborhoods by allowing developers to build without community process. In low-income communities that are already grappling with gentrification and displacement, accelerating market-rate development will hurt, not help. The proposed Affordable Housing Density Bonus program sets the requirements for income restricted units when bonus units are used. The program has different requirements for different zones and different areas of town. There are a total of 46 different maps showing the affordable units required based on the consultants assessment of market conditions. See http://austin.maps.arcgis.com/apps/MapSeries/index.html?appid=bce3f3ba1c6545db802e78878208f3ea and http://austin.maps.arcgis.com/apps/MapSeries/index.html?appid=55687863a7d24e699b7932fa2337f64c.) The proposed rules and maps will live outside of the CodeNext so they can be changed every year. Treating different areas of the city (even opposite sides of the same street) to different rules means that some areas will get impacted by increased entitlements and others will not. And staff may be pressured to change the maps to benefit individual developers. After giving away entitlements that benefit only the developers, the city will ask the citizens to pay for a bond to fund the affordable housing that CodeNext gave way.