SWAN LAKE — A proposed 150-unit residential development overlooking Swan Lake sparked environmental concerns and intense discussion during a recent Town of Liberty Planning Board meeting where officials questioned the project’s impact on wetlands, steep road slopes, infrastructure, and the visual character of one of Sullivan County’s most recognizable lakes.

The proposal, presented as “Swan Lake View Homes,” would place 150 duplex style residential units on approximately 43.75 acres off Route 55 adjacent to Swan Lake. According to the developer’s presentation, roughly 3.51 acres of the property are designated wetlands leaving about 40 usable acres for development.

Developers said the project aligns with goals outlined in Liberty’s comprehensive plan encouraging residential growth in established areas with access to services. Plans include two-story homes measuring approximately 2,640 square feet each, along with amenities such as a clubhouse, swimming pool, parking area, picnic space and connecting bridges between sections of the development.

Representatives for the project emphasized what they described as environmentally conscious planning measures including 100-foot setbacks from wetlands and Route 55 retaining walls intended to preserve grading near the lake and tree barriers designed to shield the development from roadway views.

“Environmental stewardship is at the core of this project” the presenter told the board, noting that wetlands had already been professionally delineated and that the development would comply with zoning requirements.

But planning board members raised multiple concerns throughout the discussion, particularly, regarding the site’s steep terrain and proximity to Swan Lake.

Board members repeatedly referenced the visual impact of the project and requested renderings showing what the development would look like from both the lake and Route 55.

“We’re going to be really careful,” board member Judy Siegel said during the meeting. “That’s a lot in that space that is a beautiful lake area. It’s going to matter to the whole community.”

Another member pointed to contour lines on the plans that appeared to show significant elevation changes across the site suggesting that major excavation and grading could be required before construction could begin.

Planning officials also discussed the likelihood that the project would require a full Environmental Impact Statement (EIS), citing concerns about runoff, slope disturbance, wetland impact and construction near the lake. 

“This is a type of action that may require a full EIS,” Liberty councilman Dean Farrand said. “Environmental review is something that needs to be taken very seriously.”

Board members further questioned whether local infrastructure could support a development of that size, including water, sewer and electric service capacity. Concerns were also raised about stormwater runoff during construction and the challenge of moving large amounts of soil on steep grades without negatively affecting the lake. 

“The biggest problem is going to be figuring out water, sewer, electric and runoff because you’re so close to the lake” stated planning board member Eugene Thalmann.

At one point during the discussion a board member openly warned the developer to not invest heavily in the proposal before detailed engineering studies are completed, suggesting that the environmental limitations and slope regulations could significantly reduce what is ultimately buildable on the property. 

“You’ve got a lot of steep slopes looking like they’re well in excess of 15%” Farrand said, “that right there creates an environmental issue.”

No formal approvals of determination were made during the meeting. Planning board members indicated that detailed engineering, environmental studies, and agency review would be required before the project could move further through the approval process.

The proposal has already drawn concern from residents familiar with Swan Lake’s environmental sensitivity and scenic importance. Cora Edwards, former Sullivan County Legislator and Swan Lake resident, shared concern regarding the scale and location of the proposal. 

“There are some good ecologically sensitive developments around Swan Lake that are unobtrusive and in keeping with the rural character of the area,” she said. “However, this plan raises some serious questions especially when it comes to removing the top of a mountain and building 150 homes along the shore of one of the most environmentally fragile and iconic lakes in our county.”

The project remains in the very early stages of review and is expected to return before the planning board following additional engineering and environmental analysis.