Planning commission recommends conditional approval to raise Mark Drive project to 31 townhomes

The Salem Township Planning Commission on Oct. 2 recommended conditional approval to increase the density of a proposed Mark Drive residential development from 24 units (the 2021 conditional approval) to 31 townhomes. Mark Nikoula of Cherry Hills L.P., representing the applicant, told the commission the revised layout and unit sizing make 31 units the preferred and final density for the site (tax map no. 57‑12‑00‑0‑020). Nikoula referenced an email from Jim Pillsbury at the Conservation District that, according to the applicant, said "everything presented to them is acceptable with the existing stormwater engineering that was submitted for the NPDES permit." The commission heard that T3's new plans show reduced impervious area and removal of unused utilities and private drives.

Township Engineer Doug Regola told the commission he needs updated documentation before final approval: "All of the Plans (PCSM, E & S, Profiles, etc.) should be updated to reflect the new layout," and the PCSM should show impervious area for the new design. Regola asked for a comparison of impervious areas and detention between the previously reviewed PCSM and the current layout to determine whether a new hydrologic analysis is required. He also noted the current set of plans shows seven BMPs compared with five BMPs on a previously reviewed 34‑unit scheme. The commission's conditional recommendation requires that sanitary sewer tap approvals match the requested 31 units, that traffic‑calming recommendations for safe access on Mark Drive be provided, and that the developer submit a recordable plan and HOA/other documents consistent with township drafting requirements. Motion to recommend the density increase passed by majority (Paul Holleran and John Durco for; Chair Connie Mattei opposed on procedural grounds).