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D. Not more than a thirty-five percent increase over the required minimum lot area for any <br />single lot shall be credited in computing average lot area; <br />E. The small lot single-family development standards of EMC 19.08.020 shall apply to single- <br />family dwellings on lots with less than five thousand square feet created using the lot area <br />averaging process; <br />F. Critical areas and buffers may not be used as credit for lots utilizing lot size averaging. <br />Section 8. EMC 19.08.010 is hereby amended as follows, with strikeout text deleted and underlined text <br />added. <br />19.08.010 Intent, applicability, and overview. <br />This chapter addresses: <br />A. Development standards for: <br />1. Development in the Neighborhood Residential or Neighborhood Residential- <br />Constrained zones, and <br />2. In other zones, development of detached one- and two-unit dwellings and any <br />number of townhouses up to three stories in height, along with their accessory <br />structures. <br />B. This Chapter provides standards to ensure that new development accomplishes the following: <br />1. Makes a positive contribution to the development pattern of the area; <br />2. New or altered structures are compatible with the design and use of existing <br />structures on neighboring properties; <br />3. Does not impact in a substantial negative manner the habitability of neighboring <br />properties; <br />4. Design sites to have both an external orientation to the streetscape and an internal <br />orientation to the residential environment with unifying open space and pedestrian <br />pathways; and <br />5. Design emphasis should be given to the pedestrian, rather than the auto environment, <br />through placement of parking in a less prominent location <br />A. Purpose. This Chapter provides standards to ensure that new development accomplishes the <br />following: <br />1. Makes a positive contribution to the development pattern of the area; <br />2. New or altered structures are compatible with the design and use of existing <br />structures on neighboring properties;