Jackson planning board denies subdivision and amended site plan for three proposed schools, citing septic, lot-size and road concerns

The Jackson Township Planning Board on June 1 voted to deny an amended preliminary and final major site plan and subdivision that would have split a previously approved school campus into three separate lots and changed the sewer approach.

Donna Jennings, attorney for the applicant, presented the amended application for property at 1020 and 1050 Farmingdale Road, explaining the county requested a realignment of Fister Road that prompted the revised subdivision layout. Licensed engineer Yehuda Back testified the amendment keeps the three proposed schools on the same footprints approved in 2023 but splits the single approved lot into three so each school would have its own lot and its own septic system. Back said the change was driven in part by septic regulations and financing considerations and described each proposed septic as a typical 2,000-gallon daily-flow system.

Planner Christine Capone urged the board to view the schools as an "inherently beneficial use" and argued the variances were largely technical lot-line issues that do not increase the project's intensity. Traffic engineer Scott Kennel testified the road realignment and intersection improvements would generate good levels of service and that school trips largely occur outside the regional peak.

Board members, however, raised multiple objections. Several members questioned whether subdividing the approved campus to create undersized lots would set a risky precedent that could facilitate sale or future change of use; others expressed environmental and public-safety concerns over placing three septic disposal fields in closer proximity to each other and to on-site wells. Members also noted two of the proposed schools would front only on a local roadway rather than a collector — a result of the subdivision — which some said conflicts with the township master plan. Public commenter Raymond Tr, a zoning-board member speaking as a resident, warned that Pinelands treatment systems "are basically a very small sewage treatment plant" and urged stronger proof of septic calculations.

After deliberation the board concluded the negative criteria and practical detriments outweighed the positive findings requested; the board voted to deny the subdivision and amended site-plan application. Several members emphasized that while they supported the prior approval for three schools, the current proposal created "self‑created" variances and undesirable lot configurations for the community.

Board vote: the denial motion carried on a roll-call vote following deliberations. The applicant may revise the proposal or pursue alternatives (phasing, condominiumizing building footprints, or returning with additional mitigation and environmental analysis) and must comply with any county requirements for road realignment regardless of board action.

Next steps: applicants indicated county approval discussions for the Fister Road realignment will continue; the board requested written stipulations on septic pre-treatment and monitoring if a revised application is brought back.

Quotations from the hearing:
"These are undoubtedly an inherently beneficial use," said planner Christine Capone, recommending relief be granted on balancing criteria.
"We have undersized lots and two of the proposed schools being on local roadways which goes against the master plan of the township," said Mr. Sullivan in explaining his vote to deny.

Outcome: Denial of amended preliminary/final major site plan and subdivision for the three-school project (applicant may revise).