Planning commission recommends conditional approval for 31-unit Mark Drive townhome project

At a meeting Oct. 2, the Salem Township Planning Commission recommended conditional approval for an increase in density at a proposed Mark Drive multi‑family residential development, approving a change from 24 units to 31 townhomes.

Mark Nikoula of Cherry Hills L.P., representing the buyer, said the revised layout and unit sizing support a 31‑unit buildout and that the T3 plans show a reduced impervious area compared with earlier submissions. The commission reviewed an email from Jim Pillsbury of the Conservation District stating that the stormwater engineering submitted for the NPDES permit was acceptable.

Township Engineer Doug Regola said the engineering submittals still need updating to match the new layout. Regola noted the current T3 plan shows seven BMPs while an earlier review for a 34‑unit layout had identified five BMPs and recommended the applicant submit updated PCSM, E&S, profiles and a revised impervious‑area narrative so the township can determine whether a new hydrologic analysis is required. Regola also flagged that sanitary sewer tap approvals must be increased to match the new density; meeting materials indicate 25 taps have been allocated and that additional taps are being requested.

Commission Chair Connie Mattei raised procedural concerns about approving a density increase when supporting engineering and a recordable plan are not yet on file. Resident Lisa Segina also questioned moving forward while the township engineer remained unconvinced that the stormwater documentation matched the plans.

Township Solicitor Gary Falatovich advised the commission that it could grant conditional approval limited by compliance with stormwater, E&S, NPDES, DEP/FTMSA approvals and road access. Falatovich said the applicant must provide plan notations and any required homeowner association documents and return to the Planning Commission for final approval. "The plan is appropriate to act on the increase in the number of units," he said.

The engineer recommended, and the commission made conditions that include: updated and recordable plans consistent with the township SALDO; an updated PCSM showing impervious areas for the new design and a comparison to prior plans; approval of any additional sanitary sewer taps so total taps match the 31‑unit density; and recommendations for traffic‑calming devices or signage along Mark Drive with applicant cooperation on placement.

A motion to recommend approval of the density increase passed by majority vote (motion by John Durco; second by Paul Holleran). Holleran and Durco voted in favor; Mattei voted no. The developer representatives—Mark Nikoula, George Saad and Gary Nese—were told they must return with the revised, recordable plan and documentation before the commission considers final approval.