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3 <br /> preserve downstream water quality in Duke Forest <br /> and other areas beyond Homewood. <br /> When the concept plan for Homewood was submitted in <br /> March, the Planning Staff was concerned that the plan <br /> fell short of meeting the intent of the cluster <br /> provisions as set forth in the Subdivision Regula- <br /> tions. Specifically, the applicants had proposed to <br /> incorporate the significant natural features such as a <br /> stream, a spring, steep slopes and mature hardwood <br /> trees as part of the six home sites. The cluster <br /> provisions require that natural features be protected <br /> through common open space accessible to all lots in <br /> the subdivision (refer to Staff memo for further <br /> details) . <br /> During review of the concept plan by the Planning <br /> Board on May 15, the Planning Staff's concerns were <br /> not addressed in regard to compliance with the intent <br /> of the cluster provisions in the Subdivision <br /> Regulations. Subsequent to preliminary plan <br /> submission, the Staff met with the applicant and <br /> owners to produce a variation of the plan which meets <br /> the intent of the ordinance (refer to staff memo and <br /> attached sketch) . <br /> On July 17, the Planning Board recommended approval of <br /> the Planning Staff's variation on the submitted <br /> preliminary plan with a public road built to State <br /> standards and the conditions listed in the attached <br /> Subdivision Approval Permit. <br /> RECOMMENDATION: The Administration recommends approval of the <br /> variation on the preliminary plan for Homewood <br /> Subdivision as per the Planning Board's <br /> recommendation. <br />