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Salem Township Planning Commission recommends conditional approval for 31-unit Mark Drive townhome project
Summary
On Oct. 2, 2024 the Salem Township Planning Commission voted to recommend increasing the approved density on Mark Drive from 24 to 31 townhomes, granting conditional approval contingent on updated stormwater plans, sewer‑tap approvals, traffic‑calming measures and recordable plan revisions.
Salem Township Planning Commission on Oct. 2, 2024 recommended conditional approval to increase the density of a proposed Mark Drive multi‑family development from 24 to 31 townhomes, subject to updated engineering and permitting requirements.
The applicant team — buyer Mark Nikoula and George Saad of Cherry Hills L.P. and seller Gary Nese of Mark Drive LLC. — asked the commission to act on the density change while final engineering was still being revised. Nikoula presented an email from Jim Pillsbury at the Conservation District that, he said, found the stormwater engineering submitted for the NPDES permit acceptable and noted the new plans from T3 show a decreased impervious area.
Township Engineer Doug Regola told the commission he needs revised documentation before final approval. Regola advised that “all of the Plans (PCSM, E & S, Profiles, etc.) should be updated to reflect the new layout,” that the PCSM must show impervious area for the new design and that a comparison to previously reviewed PCSM information is necessary to determine whether a new analysis is required. Regola also noted the meeting materials indicate 25 sanitary sewer taps currently allocated and said any increase must be approved so total taps match the requested 31 units.
PC Chair Connie Mattei pushed back on proceeding without matching plan documentation, saying the commission cannot "change a plan amidst the approval process" and that "the plan does not match the documentation that we asked for." Resident Lisa Segina also said she did not know how the commission could move forward without the Township Engineer's comfort with the stormwater plans.
Solicitor Gary Falatovich advised the commission that it could grant a conditional approval limited to the density increase while requiring the developer to comply with stormwater, erosion‑and‑sedimentation (E&S), NPDES, DEP/FTMSA and road‑access requirements before final sign‑off. Regola also recommended the developer work with the township on traffic calming and signage along Mark Drive and provide a revised, recordable plan consistent with the township's SALDO drafting requirements, including any required HOA documents and plan notations.
A motion by John Durco, seconded by Paul Holleran, to recommend approval of the density change to 31 units subject to the conditions described by the Township Engineer passed by majority vote; Durco and Holleran voted in favor and Mattei opposed. The commission recorded that final action requires submission and review of updated PCSM and supporting plans, formal approval of any additional sanitary sewer taps, completion of required permitting, and execution of required plan notations before the plan returns to the commission or supervisors for final approval.
Next steps: the developer must submit the updated engineering documents and permitting approvals to the township; the commission's conditional recommendation does not constitute final plan approval.
