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Supervisors conditionally approve denser Miranda Place townhome plan with engineering, sewer and traffic conditions
Summary
Salem supervisors granted Cherry Hills LP’s request to increase Miranda Place from 24 duplex units to 31 townhomes, conditioning approval on updated stormwater plans, sanitary‑sewer tap approvals, traffic‑calming measures recommended by the township engineer and recordable plan revisions.
The Salem Township Board of Supervisors voted unanimously Oct. 16 to approve an increase in density for the Miranda Place development, allowing Cherry Hills LP (successor to Mark Drive LLC) to proceed from a 24‑unit duplex concept to a 31‑unit townhome proposal, subject to several conditions.
Solicitor Falatovich explained the 2021 approval for a 24‑unit duplex development was granted subject to stormwater (SWM) approval, NPDES and sanitary sewer tap allocations and engineering approvals for access. Cherry Hills submitted proof of an NPDES permit for the 31‑unit design and requested approval for increased density. The supervisors approved the density increase only after requiring the developer to meet the Township Engineer’s conditions.
Township Engineer Doug Regola recommended updated Stormwater Management (PCSM) plans and accompanying profiles, an updated impervious‑area comparison to the previously reviewed PCSM, and any narrative revisions needed to determine whether a new analysis is required. Regola also recommended installation of traffic‑calming devices on Mark Drive — such as stop signs and advance‑warning signs — and asked the applicant to work with the township to locate those signs and provide supplemental plans.
The board required that FTMSA/DEP and township approvals for sanitary sewer taps match the increased density and that the developer supply a revised, recordable plan consistent with township SALDO drafting requirements plus homeowner‑association documents and proof of compliance with the listed conditions. The township solicitor will provide required plan notations; once the applicant completes them the plan will return to the Planning Commission for final consideration.
Resident Connie Mattei asked procedural questions about final plan filings and fees; Solicitor Falatovich said the applicant will submit a revised plan for the next Planning Commission meeting. No vote tally beyond unanimous approval was recorded.
The decision permits a higher density but defers final engineering and permitting to subsequent reviews and approvals.
