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Salem Township planning commission recommends conditional approval for 31-unit Mark Drive project
Summary
On Oct. 2, the Salem Township Planning Commission voted 2–1 to recommend increasing density on Mark Drive from 24 to 31 townhomes, subject to updated stormwater, sewer-tap and traffic-calming approvals and submission of recordable plans and HOA documents.
On Oct. 2, 2024, the Salem Township Planning Commission voted to recommend conditional approval of a proposal to increase housing density on Mark Drive from 24 units to 31 townhomes.
The recommendation, approved by a 2–1 vote, came after developers representing Cherry Hills L.P. and Mark Drive LLC presented revised plans and an e-mail from Jim Pillsbury of the Conservation District that stated the stormwater engineering submitted for the NPDES permit was acceptable and that the new T3 plans reduce impervious area. Developer Mark Nikoula told the commission, “after looking at the unit sizing and the layout of the land of the road, 31 would fit best and this is the final density change.”
Township Engineer Doug Regola said the commission should not finalize approval until the engineering documents match the plan layout. He recommended the applicant submit updated PCSM, E&S and profile drawings showing impervious-area calculations for the new layout and a comparison to the previously reviewed PCSM so the township can determine whether a new analysis is required. Regola also said FTMSA/DEP and township approval of any sanitary sewer tap increase is required so the total approved taps equal the proposed 31 units, and that the township should work with the developer on locating stop signs and other traffic-calming or advance-warning devices along Mark Drive.
Commission Chair Connie Mattei expressed procedural concerns about acting on a density change when the final engineering documentation did not match the plan: “They can't change a plan amidst the approval process. The plan does not match the documentation that we asked for.” Township Solicitor Gary Falatovich told the commission it could grant a conditional approval of the density increase, provided the developer complies with the outstanding stormwater, erosion-and-sedimentation, permitting and road-access requirements.
After discussion, Commissioner John Durco moved and Paul Holleran seconded a recommendation to approve the change to 31 units subject to the conditions Regola outlined. Holleran and Durco voted in favor; Mattei voted no based on procedural issues. The motion passed by majority vote.
Next steps specified by the commission include submission of revised, recordable plans consistent with the township's SALDO (with required plan notations), complete PCSM documentation showing impervious-area calculations, verification of sanitary-tap allocations to match 31 units, provision of any HOA documents and proof of compliance with permitting (NPDES/DEP/FTMSA) before final approval. The developer is to return to the Planning Commission for consideration of the revised plan for final approval.
