The Pennsauken Transit Center (left), River Road (top right), and Tippins Pond (bottom right), key focal points in the Study Area
Pennsauken, a steadily growing community of nearly 37,000 residents, has a desire common across New Jersey: to diversify its housing types and activate its transit station area. Between 2017 and 2022, housing prices in the Camden County municipality rose nearly three times faster than median incomes, pricing many renters—over 56 percent of whom are rent-burdened—out of homeownership. Diverse housing types and station area revitalization could help provide expanded homeownership opportunities and produce economic growth for the Township’s residents.
To address this, the Township is working with NJ TRANSIT to boost residential density, expand housing options, and develop mixed-use spaces. These strategies aim to preserve affordability while fostering a more active, dynamic downtown, particularly around the Pennsauken Transit Center. The project team hopes these efforts will encourage a shift from single-occupancy car commuting to consistent transit use, a critical goal for long-term TOD success.
A Hub for Multi-Modal Transit
Opened in 2013, the Pennsauken Transit Center is one of southern New Jersey’s largest multi-modal transit centers, served by the Atlantic City Rail Line (ACL), the River LINE light rail, and bus routes 404, 417, and 419. Before its opening, Pennsauken lacked a passenger rail station, requiring commuters to make multiple transfers along the ACL and the River LINE. The Pennsauken Transit Center shortened commute times and streamlined transfers, making passenger rail a feasible option for more residents and positioning Pennsauken for transit-oriented growth.
However, ridership has consistently fallen short of expectations—average weekday boardings reached only 71 on the ACL and 121 on the River LINE in 2023—far below the originally projected 570. Increasing ridership has become a central goal of both Pennsauken’s and NJ TRANSIT’s transit-oriented development (TOD) efforts, as higher ridership is critical to activating the station area, supporting nearby businesses, and attracting new development.
TOD Planning and Analysis
In 2023, NJ TRANSIT received a $100,000 grant from the Delaware Valley Regional Planning Commission’s Transportation and Community Development Initiative (TCDI) to study the area surrounding the Pennsauken Transit Center. The project provided recommendations to boost ridership, increase housing affordability, support a mix of residential and commercial uses, and strengthen neighborhood connectivity.
The Pennsauken Transit Center Transit-Oriented Development Study assessed all parcels within a half-mile radius of the transit center to understand site conditions and evaluate TOD feasibility. The study examined zoning codes, sidewalk continuity, traffic congestion, and market conditions. NJ TRANSIT’s Transit Friendly Planning (TFP) team concluded that current land use and zoning regulations are overly restrictive, limiting development near the train station. Much of the adjacent land is zoned for industrial use, low-density single-family housing, or remains vacant, constraining both commercial and residential growth—and, in turn, transit ridership.
The market analysis identified five potential TOD sites, with Sites A and D emerging as the most feasible due to public owned land, which reduces development costs.
Site A, the “flagship” opportunity, is a two-acre, underused NJ TRANSIT parking lot that could include a mix of market-rate and affordable residential units, with potential for up to 80 residences and 5,000 sq. ft. of retail space. Site D, also publicly owned and within walking distance of the station, could support eight townhomes. NJ TRANSIT and Pennsauken Township are currently discussing next steps for Site A. According to Pennsauken Mayor Nicole Roberts, introducing market rate housing on the underutilized site represents “a transformative step toward maximizing this property’s value and integrating fully into the community’s growth and revitalization efforts.”
Officials recognize that increasing Pennsauken Transit Center ridership would require a shift from a park-and-ride model to a live-and-ride model—replacing some parking with housing to attract consistent transit riders. Redevelopment will require rezoning for mixed-use and multifamily housing, helping Pennsauken establish the transit center as a community hub that integrates residential life, retail, and pedestrian-friendly streetscapes.
Community Input Shapes Development
Between May and November 2024, residents participated in surveys and public meetings, expressing strong support for mixed-use projects near the transit center and for single-family homes. Views were split on duplexes and townhouses, while multiplex and walk-up apartments were generally opposed.
Feedback also emphasized the need for safer, more walkable connections between neighborhoods, the transit center, and the riverfront. Residents pointed to gaps in streetlighting, poor separation between transportation modes, and the lack of a continuous pedestrian route linking Tippins Pond, the Pennsauken Transit Center, and the waterfront. Site-condition analysis reinforced these concerns, finding widespread gaps in essential infrastructure.
Bike and Pedestrian Improvements
Sidewalk analysis revealed major connectivity gaps, with many streets lacking sidewalks on one or both sides. This issue is most pronounced in the vacant industrial zones south of the Pennsauken Transit Center, but even those living in neighborhoods to the north of the station are often forced into the roadway—creating clear safety hazards.
Nearly all major intersections lack highly visible crosswalks, especially at River Road & Cove Road and River Road & Derousse Avenue, both with recorded crash histories. Camden County is responsible for most street upgrades within the study area, including enhancing sidewalk connectivity, repainting intersections with clearly marked crosswalks, installing pedestrian warning signs, and improving lighting to boost driver awareness and visibility.
Cyclists face significant barriers at the railroad tracks and the Betsy Ross Bridge, a high stress traffic zone. Joining the East Coast Greenway would improve bike safety and strengthen local and regional connectivity, giving cyclists and pedestrians a dedicated corridor that links multiple cities while separating users from vehicle traffic. Planned riverfront extensions would support TOD goals and could spur economic growth by positioning Pennsauken as a recreational destination. The project received strong public support. Improved walking and biking access will likely increase transit ridership by providing safe first- and last-mile access to the transit center.
Recent Housing and Development Projects
While While the Pennsauken Transit Center remains central to the TOD efforts, housing growth has progressed elsewhere.
Haddon Point
Opened in late 2018, Haddon Point redeveloped a 35-acre site left vacant since the 2006 closure of Pennsauken Mart. Camden County acquired the property through condemnation, and the development now comprises 258 apartments and 189 townhomes, expanding middle housing options and homeownership opportunities. This project demonstrates how underused parcels can be transformed to meet both rental and ownership needs while supporting a more vibrant community and connecting residents to nearby transit and commercial corridors.
Stonegate at St. Stephen’s Church
An affordable senior housing complex operated by the Diocese of Camden, Stonegate opened in 2008 with 75 units and expanded in 2020 with 68 additional units in a separate building. A third phase approved by the Pennsauken Zoning Board in 2023 will add 54 units in a four-story building, replacing the shuttered parish school. This expansion supports Pennsauken’s goals of enabling residents to age-in-place, improving access to transit and community amenities, and integrating senior residents more fully into the community.
New Municipal Building and Library Complex
Mayor Roberts highlighted the Township’s soon-to-be completed municipal building and library complex, which will create a vibrant third space for residents. The project includes new walking paths, an expanded library, and plans to redevelop the old municipal building into a mixed-use development with both residential and commercial space. These improvements reinforce Pennsauken’s vision of a connected, livable, and transit-friendlyplace and demonstrate how TOD-aligned amenities can enhance daily life for residents.
Looking Forward
Mayor Roberts views the Pennsauken Transit Center Study as a vital step forward:
“Pennsauken thrives as a dynamic, inclusive, and forward-thinking township. We are focused on building a strong foundation through smart development, community center investment, and a commitment to preserving the unique character of Pennsauken while embracing progress.”
The Pennsauken Transit Center TOD Study aligns with this vision, aiming to create a denser, more accessible, and better-connected Pennsauken. Achieving this requires coordinated action:
- The Township updating zoning and permitting processes and conducting an area in need of redevelopment study to attract more development
- NJ TRANSIT utilizing its land and providing TOD-planning support
- Camden County and the Township making road safety upgrades
Together, and with ongoing community engagement, Pennsauken can promote inclusive, resident-driven, transit-friendly development that strengthens daily life, local commerce, and long-term sustainability. To start this process, the Township is now exploring redevelopment options for the flagship “Site A” in coordination with the NJ TRANSIT’s TOD Office.
For more information on the Pennsauken Transit Center Transit-Oriented Development Study, see this story map published by the Transit Friendly Planning Program at NJ TRANSIT.
Resources
Apartments Now for Rent Where Pennsauken Mart Once Bustled (November 16, 2018) | The Courier-Post
Haddon Point Pennsauken | Delco Development
Pennsauken TOD Study [website] |NJ TRANSIT Transit-Friendly Planning
Pennsauken Transit Center Transit Oriented Development Study, Final Report (May 2025) | NJ TRANSIT
Pennsauken’s New Municipal and Library Building Rises Ahead of Summer 2025 Opening (September 25, 2024) | 42 Freeway
Safe Routes to Transit: Pennsauken Transit Center, Lindenwold Station, and Princeton Junction Station (2015) | Delaware Valley Regional Planning Commission
Seniors Apartments Expanding at St. Stephen Church (December 7, 2023) | Cherry Hill Courier Post
The Pennsauken Transit Center: Impacts and Opportunities (October 2013) | Delaware Valley Regional Planning Commission
Welcome to Stonegate at St. Stephen – Phase II | Diocesan Housing Services