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Planning commission recommends conditional approval to increase Mark Drive project to 31 townhomes
Summary
The Salem Township Planning Commission on Oct. 2 recommended conditional approval to raise density on a proposed Mark Drive development from 24 to 31 townhomes. Approval is contingent on updated stormwater plans, sanitary-tap allocation, traffic-calming measures and a recordable revised plan with HOA documents.
The Salem Township Planning Commission on Oct. 2, 2024 recommended approval of a developer request to increase the density of a proposed multi-family residential development on Mark Drive from the 24 units previously approved to 31 townhomes, subject to multiple engineering and permitting conditions.
Township Solicitor Gary Falatovich told the commission that it may grant a conditional approval limited to compliance with outstanding technical and permitting requirements. Falatovich said, "You can grant conditional approval of the increase in the number of units subject to compliance with Stormwater, E&S, NPDES permitting, DEP/FTMSA approval, and road access." Developer representative Mark Nikoula (Cherry Hills L.P.) said after reviewing lot sizes and road layout, "31 would fit best," and asked the commission to recommend the density increase while final documentation is completed.
The motion to recommend approval was made by John Durco and seconded by Paul Holleran. The commission voted two in favor (Paul Holleran, John Durco) and one opposed (Connie Mattei) based on procedural concerns; the motion passed by majority vote.
Engineer Doug Regola asked for a set of updated technical submittals to match the current layout, including an updated Post-Construction Stormwater Management (PCSM) plan, E&S profiles, and a revised narrative showing impervious-area calculations. Regola noted that the current plan shows seven best-management practices (BMPs) while an earlier 34-unit design showed five BMPs and requested a comparison between the prior and current detention facilities to determine whether a new hydrologic/hydraulic analysis is required. Regola also called for FTMSA/DEP/Township approval of any sanitary-tap increase; meeting materials indicate 25 taps have been allocated to the site and additional taps were requested to reach the proposed density.
The commission listed additional conditions that must be met before final approval: sanitary-tap allocation must match the 31-unit density; the applicant must work with the township on traffic-calming devices and signage for safe access on Mark Drive; and the developer must provide a revised, recordable plan consistent with the township's SALDO drafting requirements, including required plan notations and homeowner-association documentation. Once those items are submitted and the required agency approvals obtained, the Solicitor said the developer will return to the Planning Commission for consideration of the revised plan for final approval.
Next steps: the developer must submit the updated PCSM, E&S, sanitary-tap approvals and recordable plan notations. The Planning Commission’s recommendation will be subject to confirmation once those conditions are met.
