Salem Township PC recommends conditional approval to raise Mark Drive townhomes to 31 units

At the Salem Township Planning Commission meeting on Oct. 2, 2024, the commission recommended conditional approval to increase the number of townhomes proposed for the Mark Drive development from 24 units (the earlier approval) to 31 units.

Developers representing Mark Drive LLC and Cherry Hills L.P. said they want the Planning Commission to recommend the higher density now, with final technical documents to follow. Mark Nikoula of Cherry Hills L.P. told commissioners that, after reviewing unit sizes and the roadway layout, “31 would fit best and this is the final density change.” He also presented an e-mail from the Conservation District stating that the stormwater engineering submitted for the site's NPDES permit was acceptable and that new T3 plans show a reduction in impervious area.

Township Engineer Doug Regola raised multiple technical concerns and asked the developer to supply updated engineering before final approval. Regola recommended that the applicant submit updated post-construction stormwater management (PCSM) plans, erosion-and-sedimentation (E&S) plans and profiles reflecting the new layout; the PCSM should specifically show impervious-area calculations for the new design and compare them with the previously reviewed PCSM so the Township can determine if a new analysis is required. He also said the applicant must secure approval for any increase in sanitary sewer taps so the number of taps matches the proposed 31 units and requested that the developer work with the Township on traffic-calming or signage to ensure safe access from Mark Drive.

Township Solicitor Gary Falatovich said the commission could act on the density increase now but should do so only conditionally, writing required plan notations and requiring proof of the permitting and technical revisions before final approval. As Falatovich put it to the commission, the increase could be recommended “subject to compliance with Stormwater, E&S, NPDES permitting, DEP approval and road access.”

Resident Lisa Segina expressed concern about approving the density change before updated engineering is filed, saying the commission “doesn’t know how we can move forward if our Township Engineer isn’t comfortable with the Stormwater Plans.” Commissioner Connie Mattei voted against the recommendation on procedural grounds; Commissioners Paul Holleran and John Durco voted for the motion. The motion (made by John Durco and seconded by Paul Holleran) passed by majority vote.

What remains: the developer must submit revised plans in a recordable form consistent with the Township SALDO, update PCSM/E&S/profiles and the narrative, provide a comparison of impervious areas to the previously reviewed design, obtain approval for any additional sanitary sewer taps, and work with the Township on required traffic-calming signage or devices. The Solicitor will provide required plan notations and the developer was told to return to the Planning Commission for final approval once the submittals and other conditions are satisfied.

The commission’s conditional recommendation does not itself authorize construction or changes on the ground; it directs that final, permit-ready engineering and approvals be completed before a final, recordable approval is issued.