A developer's proposal to build a 29-unit condominium complex on a 29-acre Mt Pleasant Road site near Taunton Lake has drawn opposition from some residents living nearby, who say that the presence of such a residential project would create problems in their neighborhood.

The residents spoke at a December 14 Borough Zoning Commission (BZC) public hearing on developer Hunter Ridge, LLC's, proposal for Rochambeau Woods at 41, 43, 45, and 47 Mt Pleasant Road. About a dozen people attended the public hearing. About 30 people had attended an initial BZC hearing on the project on November 16.

Rochambeau Woods is the largest residential project proposed for the borough in many years.

Under the terms of the BZC's "residential open space development" (ROSD) regulations, the developer would cluster the 29 individual closely-spaced buildings on the site in the area near Mt Pleasant Road. A slope leading toward the environmentally sensitive Taunton Lake and a level area near the lake would remain undeveloped and be protected as open space through an easement. That easement would allow the open space to be used by the complex's residents and their guests, but not the general public. Under the proposed development design, about 69 percent of the site would be designated as open space.

An agent for Hunter Ridge, LLC, has said the proposed complex likely would be developed by some other firm, possibly Toll Brothers, Inc.

Attorney Christopher Winans, representing Dr Robert Grossman of 49 Mt Pleasant Road, told BZC members he expects that the recreational facilities that would be positioned near the lake for use by condo complex's residents would well exceed what has been described by the applicant. The developer has said there would be six picnic tables, a small dock, and boat storage racks installed.

Mr Winans asked whether any sanitation facilities would be installed there. Neighbors in that area fear that mischief would occur near the lake, Mr Winans said.

Dr Grossman stressed that the proposed condo complex would not be age-restricted. The teenagers who live there would invite their friends for recreation near the lake, he predicted. Recreation there would involve loud music and the drinking of beer, he said.

Also, complex residents exiting the driveway to reach Mt Pleasant Road would encounter a difficult sight line when looking onto that street, he said. When motor vehicle accidents occur on Interstate 84, motorists seeking an alternate route create traffic congestion on Mt Pleasant Road, he stressed.

The proposed design of the condo complex is "out of character" with the surrounding residential area, Dr Grossman told BZC members. "It [complex] doesn't look good," he said. The buildings proposed for the project are not suitable structures for the area, he said.

Kevin Gantnier of 29 Mt Pleasant Road said he is concerned about the prospect of a condo complex creating noise issues. He suggested the erection of a "sound wall" to create a noise barrier.

"Personally, I don't think it fits," he said of the project, adding that it would be out of character with that area.

Glenn Kessler of The Old Road told BZC members he opposes the Rochambeau Woods proposal. Such a project sets a bad precedent for future development, he charged. Such a complex would damage the area's residential character and damage property values, he said.

Ellie Goodrich of 8 Mt Pleasant Terrace asked how the condo complex site would be monitored for illegal public access to its open space and Taunton Lake.

Larry Edwards, a civil engineer representing Hunter Ridge, said that the residents of the complex would self-monitor who is using the open space to gain access to the lake, and if people are illegally doing so, the condo complex residents would call police for assistance.

Christina Wolf of 16 Taunton Lake Drive asked why the proposed complex would not be age-restricted.

Mr Edwards responded that there are many age-restricted condo complexes in town, adding that the proposed project would appeal to "empty-nester" families who want to live in relatively smaller houses than they have lived in, but do not want to live in an age-restricted setting. The proposed two-story condos would have two or three bedrooms each. Each unit would have two parking spaces within an individual garage and two parking spaces in a driveway. The project would have a total of 126 parking spaces.

Environmental Impact Questioned

BZC Chairman Douglas Nelson pointed out that the proposed design is keyed to the ROSD zoning regulations, in which the emphasis is on open space preservation.

Mr Edwards pointed out that many years ago, Hunter Ridge,LLC, had proposed a 14-lot subdivision of single-family houses for the site, but due to environmental concerns raised during a lengthy court battle, that proposal never materialized.

Some residents attending the December 14 hearing stressed that the presence 14 houses would have less impact on the area than the presence of 29 condos, in urging a lower construction density than that proposed by the developer.

Mr Edwards responded, however, that while a condo complex would have environmentally-sound public sanitary sewer service and a public water supply, a 14-house subdivision would have contained 14 individual septic systems and 14 domestic water wells. A 29-unit condo complex would thus have less environmental impact on the site than a 14-house subdivision, he said.

Some audience members, however, disagreed.

Mr Nelson said the BZC would review the many public comments made during the two hearings on Rochambeau Woods. The BZC has until mid-February to act on the application. The BZC's next meeting is scheduled for January 11.