At the November 13 Council Meeting, members discussed roadway improvements, affordable housing overlay zones, security upgrades at Town Hall, and ongoing community concerns. The meeting also included the township unveiling a news website, jacksontwpnj.news.
Council and Mayoral Updates (starts around 0:00–10:00)
Council President Burnstein opened the meeting by congratulating Councilman-elect Chris Pollak on his win and confirmed he will be sworn in after certification on November 24.
Updates included progress on Rova Farms architectural revisions, drainage plans, and lighting complaints. The township is working with county engineers on the Brewers Bridge and Cooks Bridge corridor upgrades to address traffic and pedestrian safety issues near the high school.
Council Vice President Palmeri and Councilman Borrelli focused on Veterans Day recognitions and thanked local organizations for their participation.
Mayor Kuhn detailed security upgrades at Town Hall, including new entrances, cameras, panic buttons, and staffed security at the public entrance. She also highlighted interior renovations using grant money and leftover bond funds.
DPW and Community Updates (starts around 14:30)
DPW Director Sean B. reported that leaf collection is progressing through Zone 2 and Zone 4 and announced a new partnership with Book Drop for residents to recycle books at the transfer station.
Proclamation Honoring Gloria Y. (starts around 16:15)
The council issued a proclamation recognizing Gloria Y. for 44 years of service to Jackson Township.
Affordable Housing Overlay Zones Introduced (starts around 19:00–33:00)
Three major affordable housing overlay ordinances (2025-46, 2025-47, 2025-48) were introduced. These ordinances create new mixed-use zones with a 20 percent affordable set-aside and establish requirements for open space, parking, and infrastructure design.
Councilman Borrelli raised concerns about the lack of maps, the use of block and lot numbers without addresses, and the absence of environmental or conservation information. The council stated that township planners and affordable housing attorneys will attend the next meeting with full maps and detailed explanations.
Additional Concerns About Pine Barrens Country Club and Overlay Zone Transparency
Residents have also raised broader concerns connected to the newly proposed affordable housing overlays. One focus is the recent sale of the Pine Barrens Country Club, which lies near several of the parcels listed in the new overlay zones.
Although the council did not directly address these concerns during the meeting, many residents are questioning how these properties were selected for high-density designations and whether future development tied to the Pine Barrens property will require taxpayer-funded sewer, water, or road expansions.
The ordinances list dozens of parcels only by block and lot numbers, making it extremely difficult for residents to identify which properties are affected without manually cross-referencing tax maps. There are no conservation maps, no wetland maps, and no address lists included in the first reading materials. According to one resident summary, the process feels like it was “designed to be as difficult to decipher as possible.”
Major questions residents are asking include:
- Why were these specific tracts chosen for high-density overlays?
- What density increases are being proposed, and how will they affect nearby neighborhoods?
- Will residents be responsible for future infrastructure upgrades required to support these new developments?
- How will environmentally sensitive land near Pine Barrens Country Club be protected as development pressure increases?
- How does this compare to past overlay zones, such as the house of worship overlay, which had long-term consequences for the township?
The introduction of these ordinances without clear maps or public-facing documentation has intensified concerns about transparency and the speed at which major zoning changes are being moved forward.
Public Comment (starts around 37:30)
Jim S. (starts around 37:38) raised concerns about the township’s late response to the high school traffic crisis. He noted that parents, teachers, police officers, and residents had warned about these issues long before consolidation occurred. He also questioned Ordinance 48 and the Pine Barrens Golf Course property, noting environmental risks tied to FEMA floodplains and Pinelands regulations. He urged the township to delay action until a full professional presentation is provided.
Chris Pollak (starts around 57:33) thanked voters for electing him and said the results reflect a clear mandate for change. He voiced strong opposition to high-density development and stated that he will continue speaking publicly about any concerns and challenge proposals that do not represent the will of residents.
Elliot S. (starts around 1:01:54) asked whether the council paid fines issued by the state for the late municipal budget submission. He also asked when the meeting agenda was posted and said the newly elected councilman must be included in discussions going forward.
Closing Summary
The meeting ended with routine approvals and adjournment. While the council highlighted infrastructure improvements, security upgrades at Town Hall, and compliance with affordable housing mandates, many residents continued expressing frustration about transparency, rushed zoning changes, and limited public access to key information.
