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proposed streets, topography, surface water, vegetative cover, other natural features, and the most advantageous development of adjoining areas. (b) Lot Size. Lots within a plat shall be a size and shape to satisfy the requirements of Sections 93.100 through 93.130 of this Chapter. 93.240. Non-Conforming Uses. Any uses in existence prior to the date of enactment of the shoreland ordinance which do not conform to the use restrictions of the established zoning di strict are non-conforming use s. All non-conforming uses shall be subject to the follOWing conditions: (1) No such use shall be expanded or enlarged except in conformity with the provisions of this Chapt er. (2) No structural alteration, addition, or repair to any non-conforming structure over the life of the structure shall exceed 50 percent of its assessed value at the time of its becoming a non-conforming use unless permanently changed to a conforming use. (3) If such use is discontinued for twelve (12) consecutive months, any future use of the building or premises shall conform to this Chapter. (4) Uses or adjuncts thereof which are nuisances shall not be permitted to continue as non-conforming uses. 93.250. Substandard Uses. Any uses of shorelands in existence prior to the date of enactment of this ordinance which are permitted within the applicable zoning district, but do not meet the minimum lot area, setbacks or other dimensional requirements of this Chapter are substandard uses. However, any structural alteration or addition to a substandard use which will increase the substandard. dimensions shall not be allowed. 93.260. Variances from Standards. In any case where, upon applica lion of any responsible parties to the City Council, it appears, that by reason of exceptional circumstances, the strict enforcement of any proviSion of the standards would cause -13-