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of groups, as single lots, to provide the minimum lot frontage and area required for each structure. The purpose of this provision is to permit utilization of isolated recorded lots which lack adequate width or area so long a reasonable living standards can be provided and to widen substandard-sized vacant lots wherever practicable so that they will be in harmony with the existing or projected character of the neighborhood in which they are situated It follows that since the R-l Code enacted in May of 1959 stipulates that an R-llot must have an 85 foot width, a 110 foot depth, and 11,000 sf area, houses cannot be built on "substandard" or "non-conforming lots" under the present code. Therefore, as the CAG and residents were asked to consider a problem that did not exist, it appears that Items 1 and 2 of the Alternative Recommendations should be withdrawn, provided the original code of 1959 is retained. Furthermore, there appears to be no need for CAG recommendations 1,2,3, and 4 of Section C, Zoning Code. The key to lot splitting is the statement in the 1959 code "to widen substandard-sized vacant lots wherever practicable so that they will be in harmony with the existing or projected character of the neighborhood in which they are situated." That goal, together with the statement recommended by the CAG in Item 6 of Section C, Zoning Code, "for the purpose of protecting and enhancing the character stability, and vitality of residential neighborhoods.. ." assert a clear and strong recommendation about neighborhood character. The fundamental issue before the City of Roseville regarding lot splits is simple: what is the best way to maintain neighborhood character and provide for limited lot splits? To address this one could look to other fully developed suburbs or cities to see how this question is addressed there. 1. St. Paul has five single-family residential districts allowing for lots from 5,000 sf to 21,780 sf. Within these districts lots can be no smaller than the designated minimum. Variance is granted only in cases of extreme hardship. 2. Hopkins also has five single-family residential districts ranging from 6,000 sf to 40,000 sf. Again, within these districts lots can be no smaller than the designated minimum with variance granted only in cases of extreme hardship. 3. Minneapolis has a stated intent to "maintain neighborhood character." It handles lot division by allowing newly created lots to be no smaller than the average of lots within a 350' radius. Accordingly, in an R-l district of 6,000 sf minimum lots, a lot division application in an area where the lots in a 350 radius average 9,000 sf, division can only be granted if the lots created are equal to or greater than 9,000 sf. Again, variance is granted only in cases of extreme hardship. 2