You miss the point entirely.  It's what the property owner(s) next to or near you are allowed and encouraged to do that creates the impacts. Such upzoning can destabilize and are for decades because the risk leads to disinvestment.
 
This kind of "outcome" analysis is so basic, it's absurd that staff won't even touch it. Instead they keep promoting misleading statements, such as is reflected in your post.
 
-- Paul