Planning commission recommends conditional approval to raise Mark Drive townhome density to 31 units

The Salem Township Planning Commission on Oct. 2 recommended approval of a request to raise the approved density for a Mark Drive residential project from 24 units to 31 townhomes, subject to multiple engineering and permitting conditions.

PC Vice-Chair John Durco moved and Paul Holleran seconded the recommendation to approve the density increase; Paul Holleran and Durco voted for the motion and Chair Connie Mattei voted no, citing procedural concerns. The motion passed by majority vote. Mark Nikoula of Cherry Hills L.P., the buyer of the property, presented an email from Jim Pillsbury of the Conservation District, which the minutes summarize as saying "everything presented to them is acceptable with the existing stormwater engineering that was submitted for the NPDES permit." Nikoula told the commission that, after reviewing unit sizing and road layout, "31 would fit best and this is the final density change."

Township Engineer Doug Regola said the developer must submit updated engineering that matches the new layout: revised PCSM documents and figures showing impervious area for the 31-unit design, a narrative revision as needed, and a comparison of impervious area and detention facilities between the previously reviewed PCSM and the current proposal to determine whether a new analysis is required. Regola also noted that the plan currently shows seven BMPs under the new design compared with five BMPs previously reviewed for a 34-unit layout and asked for a revised report reflecting the actual design.

Regola further recommended that the developer obtain FTMSA/DEP/Township approval for any increase in sanitary sewer taps so that the total taps match the 31-unit density, and work with the township on traffic-calming devices on Mark Drive, including locating stop signs and advance-warning signage. The developer was instructed to provide a recordable revised plan consistent with the township SALDO drafting standards and to supply associated documents (for example, HOA documents and proof of compliance) before final approval. Solicitor Gary Falatovich told commissioners the body could act on the density increase now if approval is conditioned on compliance with stormwater, E&S, NPDES/DEP/FTMSA permitting and road-access requirements.

Resident Lisa Segina and Chair Connie Mattei both raised procedural objections, arguing the commission should not act on a plan that does not yet match the stormwater documentation and engineering the township requires. The commission’s recommendation explicitly ties any final approval to the outstanding engineering and permitting items identified by the township engineer and solicitor.

Next steps: the developer must submit the updated PCSM, E&S, profiles, a sanitary-tap reconciliation, traffic-calming plans if required, and recordable plan notations before the revised plan returns to the Planning Commission for final action.