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Supervisors give conditional approval to increase Miranda Place density to 31 townhomes
Summary
Cherry Hills LP, successor to Mark Drive LLC, received conditional approval to increase Miranda Place from 24 duplex-style units to a 31-unit townhome development. Conditions include updated stormwater plans, sanitary-tap approvals, traffic-calming measures and revised recordable plan notations.
The Salem Township Board on Oct. 16 conditionally approved Cherry Hills LP’s request to increase the density of the Miranda Place development from a 24-unit duplex-style layout to a 31-unit townhome project, subject to multiple engineering, permitting and plan-documentation conditions.
Solicitor Atty. Falatovich summarized the history: the Supervisors gave conditional approval in 2021 to a 24-unit duplex-style plan under Mark Drive LLC; Cherry Hills LP is the successor in interest and now seeks to build 31 townhomes. Falatovich described the current approval as limited to the density increase and contingent on satisfying the Township Engineer’s and other permitting requirements.
Township Engineer Doug Regola (as relayed by staff) recommended specific submittals and checks: update all plan sheets (PCSM, erosion-and-sediment controls, profiles) to reflect the new layout; revise the PCSM narrative and show impervious-area calculations so staff can determine whether a new hydrologic analysis is required; and provide a comparison of impervious area and detention for the previously reviewed layout and the proposed design. The engineer also recommended traffic-calming measures on Mark Drive, including stop signs and advance warning signs to ensure safe entry and exit from the development.
The board noted that FTMSA/DEP/township approvals are required for any sanitary-sewer tap increases; available taps must match the requested 31-unit density. The developer must provide revised, recordable plans consistent with the township’s SALDO and submit HOA documents and other required materials. The Solicitor will supply required plan notation language, after which the developer will return to the Planning Commission for final consideration.
Resident Connie Mattei asked procedural questions about final-plan submission and fees; Falatovich said the applicant must submit a revised plan for Planning Commission review. The motion to grant conditional approval passed unanimously.
