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9,000 square feet, or less than 75 feet in width at the building setback line, or a corner of less than 11,000 square feet or less than 90 feet in width at the building setback line ". An initial study of single family residential lots (with in the R1 and RI-A Districts) within the City indicates that several hundred lots are considered "non- conforming lots ", meaning they have a total lot area under 9,000 square feet. An analysis was not conducted to date to determine nonconforming lots due to lot width. With the provision that "no dwelling may be constructed or placed....... of less than 9,000 square feet ", virtually any addition, expansion, or complete reconstruction of a home that is on a "nonconforming lot" would not be allowed without the issuance of a variance. With the City's desire to continue the encouragement of reinvestment and improvements to properties within the City, it may be counterintuitive to have restrictions or barriers to allow these improvements by requiring variances to all of these properties that don't meet the minimum standards of the zoning district. Further analysis is needed, but one thought would be have a statement in the Zoning Code that states something like the following: e. Legal Non - Conforming Lots Vacant or Redeveloped Residential Lots. a) A lot of record existing as of the effective date of this Ordinance in a residential district, which does not meet the requirements of this Ordinance as to area or width, may be utilized for single family detached dwelling purposes provided that in all residential districts, the measurements of such lot's area and frontage width are within sixty (60) percent of the requirements of the respective district, as established by this Ordinance. b) The preceding subsection a) is not intended to permit a reduction in setbacks or required yards. c) In the event that the measurements of such lot's area and width do not comply with subsection a) above, then approval for the construction of a single family dwelling may be requested as a conditional use permit, subject as regulated by Section 1003 of this Ordinance. 2. Developed Lots. An existing conforming use on a lot of substandard size may be expanded or enlarged if such expansion or enlargement meets all other provisions of this Ordinance. Staff is seeking direction from the City Council as it pertains to nonconforming lots of record.