qualifyforneededhousinganyway,nosuchanalysisoradditionalapplicationforTIAReview <br />canberequired. <br />4.NetDensityCalculations <br />Theminimumdensityforthesubjectsiteis15unitspernetacreasestablishedbythe/ND <br />NodalDevelopmentOverlayzoneatEC9.4290DensityandDevelopmentStandards.TheR2 <br />basezoneofthesubjectsiteprovidesthatamaximumdensityof28unitsperacreisallowed <br />(seeECTableEC9.2750ResidentialZoneDevelopmentStandards). <br />Thecalculationidentifiestheentiresiteareaasbeing3.59acres,subtractsthe.21acrestobe <br />dedicatedforLombardStreet,andconcludesthat94unitsisthemaximumdensityconsidering <br />28unitspernetacreisallowed. <br />EC9.2751setsforththerulesforcalculatingnetdensity.EC9.2751(1)(c)explainswhatmustbe <br />excludedfromthenetdensitycalculation.Thoseexclusionsinclude,ͻƦǒĬƌźĭandprivatestreets <br />andalleys,publicparks,andotherpublicŅğĭźƌźƷźĻƭ͵ͼOpponentsassertthattheleasingoffice, <br />anyareasubjecttothegreenway,andthe100footsetbackmustbeexcluded.Furthermore, <br />opponentsassertthattheparkingdrivesconstituteaͻƭƷƩĻĻƷͼasdefinedinEC9.0500,and <br />thereforemustbeexcluded. <br />LeasingOffice <br />Inassertingthattheleasingofficemustbeexcludedfromnetdensitycalculation,the <br />opponentsrelyonthecodelanguageinEC9.2751(1)(b).However,stafffindsthatEC <br />9.2751(1)(c)providesfurtherclarificationregardingtheacreageoflandconsideredpartofthe <br />residentialuse. <br />EC9.271SpecialDevelopmentStandardsforTable9.2750. <br />(1)Density <br />(c)Forpurposesofcalculatingnetdensity: <br />1.Theacreageoflandconsideredpartoftheresidentialuseshallexclude <br />publicandprivatestreetsandalleys,publicparksandotherpublicfacilities. <br />{ƷğŅŅ͸ƭfindingsarefurthersupportedbythedefinitionofͻƓĻƷķĻƓƭźƷǤͼinEC9.0500: <br />Density(net).Thenumberofdwellingunitspereachaceroflandinresidentialuse, <br />excludingfromtheacreagededicatedstreets,neighborhoodparks,sidewalks,and <br />otherpublicfacilities. <br />BoththeECdefinition,andEC9.2751(1)(c)(1),usesthespecificlanguageͻƦǒĬƌźĭŅğĭźƌźƷźĻƭ͵ͼThe <br />provisiondoesnotincludeͻƌĻğƭźƓŭƚŅŅźĭĻƭ͵ͼͻtǒĬƌźĭŅğĭźƌźƷźĻƭͼarenotdefinedinEC9.0500. <br />However,ͻƦǒĬƌźĭfacilityƦƩƚƆĻĭƷƭͼaredefinedintheMetroPlan.Thosedefinitionscontemplate <br />abovegroundphysicalstructuressuchaswaterreservoirs,pumpstations,anddrainageor <br />detentionponds.Theleasingofficedoesnotbecomeapublicfacilitysimplybecauseitmightbe <br /> <br />