In response to recent criticism of a proposed picnic grove near Taunton Lake, which would be a feature of the proposed 29-unit condominium complex known as Rochambeau Woods, the developer has redrawn plans for the project, asking that only a footpath be allowed near the lake.Public Comment

Engineer Larry Edwards, representing Hunter Ridge, LLC, told Inland Wetland Commission (IWC) members at a May 11 public hearing that it is unclear what type of facilities some future homeowners association for the proposed condo complex would want near the lake, so the applicant has scaled down its request to the IWC.

The developer is asking that only a looped footpath be allowed near the lake. There would be a 45-foot separation distance between the lake and the footpath, Mr Edwards said.

At an April 27 IWC public hearing, residents living near Taunton Lake raised concerns about the potential negative effects that the presence of a 29-unit condominium complex would have on that 124-acre spring-fed lake that is ringed by privately owned properties. The lake has a small area with public access.

Rochambeau Woods is proposed for a 29-acre site at 41, 43, 45, and 47 Mt Pleasant Road (US Route 6/State Route 25). The site slopes downward toward Taunton Lake, where there is 450 feet of lake frontage.

The development proposal calls for 29 individual buildings to be clustered on the site near Mt Pleasant Road. The project would be a conventional condo complex, and not be age-restricted housing or affordable housing.

Under the terms of the Borough Zoning Commission's regulations on "cluster housing," at least half of the site would remain as undeveloped open space land under the provisions of a conservation easement. Access to that open space would be provided for condo complex residents and their guests, but not for the general public.

If Hunter Ridge gains the necessary approvals for the project, it might sell the land and the right to develop it to Toll Brothers, Inc, or some other residential development firm, Mr Edwards has said.

Mr Edwards told IWC members that a future homeowners association would need to seek approvals for any proposed lakeside recreational facilities from local land use agencies.

During the public comment section of the May 11 hearing, Dr Robert Grossman of 49 Mt Pleasant Road asked that the developer describe the specifics of ground elevation changes anticipated for site development.

Joseph Draper, an owner of #20 and #60 Castle Hill Road and #39 Taunton Lake Road, told IWC members that pollution and vandalism situations occur near the lake, especially littering that occurs near an old pump house at the lake's southeast corner. The undeveloped 60 Castle Hill Road parcel has extensive frontage on the lake.

The Rochambeau Woods project would greatly increase the number of people living near the lake, likely resulting in problems, such as littering, he said.

David Rosen of 43 Taunton Lake Road, representing the Taunton Lake Association, said of the developer's modified proposal which omits a picnic grove near the lake, "I think the plan that was presented tonight was a bit disingenuous."

A future homeowners' association would likely seek to have a picnic grove near the lake or some more intensive recreational facilities there, Mr Rosen said.

Jason Strano of 35 Taunton Lake Drive warned that in the future there could be could many boats stored near the lake shore at the Rochambeau Woods site.

Patricia Barkman of 49 Taunton Lake Road said the proposed development raises concerns about the future of turtles in the lake. Biodiversity is an important issue, she said, in urging the IWC to limit the physical disturbance to the site, including tree cutting.

Charles Dimino of 37 Taunton Lake Drive said that keeping the proposed footpath 45 feet away from the lake does not amount to much separation distance. He predicted the development of the site would lead to erosion problems.

Gregg Reinhart of 40 Taunton Lake Drive urged the IWC to be cautious in considering the development proposal, noting the scale of the project.

Rob Sibley, town deputy director of planning and land use, said that Taunton Lake is a "public access lake," noting that those who own property at the lake have the legal right to lake access.

The IWC has the authority to review and regulate activity that occurs up to 200 feet from the lake shore, he said. Any proposed land uses near the lake would be subject to IWC review, he said.

IWC members are expected to discuss and possibly act on the Rochambeau Woods proposal at their May 25 meeting.

The developer is seeking a wetlands/watercourses protection permit from the IWC.

The project also would be subject to approval by the Borough Zoning Commission under the terms of the "residential open space development" (ROSD) zoning regulations. Also, the applicant would need approval from the Water & Sewer Authority to connect the 29 condos to the central municipal sanitary sewer system.