Planning commission recommends conditional OK for Cherry Hills proposal to increase Mark Drive project to 31 townhomes

The Salem Township Planning Commission on Oct. 2 recommended that the township grant a conditional approval to increase the approved density for the Mark Drive property (tax map no. 57-12-00-0-020) from 24 townhomes to 31, but only after the developer submits updated engineering and permitting materials.

The recommendation follows a presentation by Mark Nikoula and George Saad of Cherry Hills L.P., and seller representative Gary Nese of Mark Drive LLC, who said revised site layouts and unit sizing led the buyer to request the change. Nikoula referenced an email from Jim Pillsbury at the Conservation District that, according to the applicants’ presentation, found the stormwater materials acceptable for the NPDES review. Township Engineer Doug Regola said the submitted plan set and stormwater narrative do not yet match the new layout and asked for a set of updates before final approval.

Regola outlined the commission’s technical requirements: updated PCSM, E&S and profile sheets that reflect the current impervious-area calculations; a narrative and comparison showing how the revised detention facilities compare with those from the previously reviewed PCSM; confirmation that sanitary sewer capacity/tap allocations are approved to match the proposed 31 units; traffic-calming recommendations (stop signs, advance warning signage or similar) for safe access to Mark Drive; and a recordable plan consistent with township SALDO drafting requirements, including any required plan notations and homeowner association or deed-restriction documents.

Commission discussion recorded concerns over procedure and documentation. Chair Connie Mattei said she opposed the recommendation because she was not comfortable approving a density increase while the plan and stormwater documentation were not aligned. Resident Lisa Segina told the commission she could not support moving forward without the township engineer’s comfort with the stormwater plans. Solicitor Gary Falatovich advised the commission it could act to recommend the change in unit count on a conditional basis, subject to compliance with stormwater, erosion and sediment control, NPDES permitting, DEP/FTMSA sanitary-tap approval and road access conditions.

A motion by Vice-Chair John Durco, seconded by Paul Holleran, to recommend approval of the density increase to 31 units subject to the stated conditions passed by majority vote: Holleran and Durco voted yes; Mattei voted no. The motion calls for the developer to submit the revised, recordable plan and supporting approvals and then return to the Planning Commission for consideration of the revised plan for final approval.

Next steps: the developer is to provide the updated engineering packages and proof of required permits and sanitary-tap allocations; the township solicitor will provide required plan notations and the commission will take up final plan consideration once the documentation is complete.