Salem Township planning commission recommends conditional approval to raise Mark Drive townhome density to 31 units

The Salem Township Planning Commission on Oct. 2 recommended conditional approval to increase the density for a proposed multi-family residential project on Mark Drive from 24 to 31 townhomes, but set multiple engineering and permitting conditions before final sign-off.

The recommendation came after Cherry Hills L.P. representatives — buyer Mark Nikoula and George Saad — and seller Gary Nese asked the commission to endorse the density change for tax parcel 57-12-00-0-020. The developer presented an email from Jim Pillsbury at the Conservation District saying the stormwater materials submitted for the NPDES permit appeared acceptable and that new plans by T3 show a reduced impervious area.

Township Engineer Doug Regola told the commission the plan documents and the new layout do not match. Regola requested updated Post-Construction Stormwater Management (PCSM) and Erosion & Sedimentation (E&S) plans, profiles and a revised narrative showing impervious-area calculations and a comparison to the previously reviewed design. He noted the current plan set shows seven best-management practices (BMPs) while an earlier 34-unit design indicated five BMPs and said that comparison would determine whether a new hydrologic analysis is required.

"All of the Plans (PCSM, E & S, Profiles, etc.) should be updated to reflect the new layout," Regola said during the discussion.

Chair Connie Mattei and resident Lisa Segina pressed the commission on approving a density increase when the engineering record did not yet match the presented layout. "I don't know how we can move forward if our Township Engineer isn't comfortable with the Stormwater Plans," Segina said.

Township Solicitor Gary Falatovich advised the body it could grant conditional approval of the unit increase, provided the developer complied with required stormwater, E&S and NPDES permitting, obtained DEP/FTMSA sanitary-tap approvals, and addressed road-access and traffic-calming concerns.

The commission recorded a motion by John Durco, seconded by Paul Holleran, to recommend approval of the density change to 31 units subject to the conditions discussed. The vote was Holleran and Durco in favor; Mattei opposed on procedural grounds. The motion passed by majority vote.

The commission's conditions for final approval include: submission of updated PCSM and supporting engineering documents showing impervious-area comparisons; formal approval of additional sanitary taps so the total matches 31 units; recommendations and placement of traffic-calming devices (stop signs/advance warning signs) on Mark Drive as needed; and a recordable revised plan that includes any plan notations required by the supervisors plus HOA and related documentation. The Township Solicitor indicated the developer must return to the Planning Commission for consideration of the revised recordable plan.

Next steps: the developer is to submit the updated engineering and permitting materials and secure required taps and approvals before the Planning Commission considers final approval.