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Due to drainage issues and below street grade (sewer complications), placement on the east side of the lot is not a viable option. The east side of the property has a very steep hill which drops nearly 20 feet below the street in a distance of only 30 feet. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Yes, this is a unique piece of property on the lake with access, drainage, sewer and topography issues that were all in existence for many years prior. None of these issues were created by the landowners. For example, there is a great deviation on this property of the ordinary high water mark (OHW) relative to the elevation of the shoreline that is not found on the east or west properties. Using the current survey, the OHW would be 18 feet closer to the shoreline than the mark based on data from over a century ago (1912 and 1929). Using today’s data rather than that from the early 20th century would provide a setback that is typically found on Lake Johanna properties, and the deviation between the two does not help achieve the intent of the zoning code. Another example is that the property sits significantly below the grade of the street with Arden Place curving up and away from the property, which constrains placement options. This has caused access and sewer issues (including sewer backup) that we would like to fix, making the property safer. 3. The deviation from the Ordinance with any attached conditions will still be in keeping with the spirit and intent of the Ordinance. Yes, we believe this to be true. In placing the house as proposed, we are also considerately addressing the enjoyment benefits of the existing adjacent properties for our neighbors. Moving the home from its current location to be situated further east is a direct benefit to the neighbors at 1516 Arden Place. Not only does it create more distance between the homes to improve their view corridors to the lake, it is a great enhancement for them as the plans call for a new access point that would not require an easement over their property. With the proposed placement we also do not encroach on our neighbors to the west at 1492 Arden Place, preserving their privacy and views of the lake. Both adjacent homes (1516 Arden Place and 1492 Arden Place) are non-conforming properties. 1516 Arden Place sits only 12 feet from the property line, a variance from the existing ordinance requiring a 40 foot setback. Additionally, 1516 Arden Place is only 29 feet from the lake, also a variance from the 50 foot lake setback requirement. This is a 6 BR, 4 BA ~5,000 sq. ft, 3 story home. To the west, 1492 Arden Place is also non-conforming as it only has 20 feet of lake access, with an irregular shaped lot not meeting the existing ordinance requirements for lot width of 75 feet; nor does the property conform for meeting the zoning requirements as more than ten (10) percent of the shoreline is utilized for a dock. This is a 5 BR, ~4,000 sq ft, 2 story home.