Background and Site History
For more than a century, the North Camden waterfront supported a range of industrial activities. The Knox Gelatin plant operated on this site until its closure in 1981, producing gelatin for food, photography, and pharmaceutical uses. Earlier operations on the property included a foundry, shipyard, and worsted mill.
Today, approximately 25.7 acres along the back channel of the Delaware River remain vacant. The site consists largely of overgrown vegetation and the concrete foundations of formerly demolished industrial buildings, reflecting decades of industrial decline and disinvestment.
Redevelopment Vision
The Knox Meadows II redevelopment effort seeks to transform the undeveloped portion of the former Knox site into a community asset that better serves North Camden residents. The proposed vision includes two primary components:
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A publicly accessible waterfront park along the Delaware River
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New residential development on the southern portion of the property
Together, these elements are intended to reconnect the neighborhood to the riverfront while introducing much-needed housing in North Camden.
Redevelopment Area Study Findings
Study Authorization and Scope
The Camden City Council authorized the Planning Board to evaluate whether the former Knox site meets the statutory criteria for designation as an Area in Need of Redevelopment under New Jersey law. The Camden Redevelopment Agency (CRA) retained Brownfield Redevelopment Solutions, Inc. (CRA) to conduct the Redevelopment Area Study.
The study concluded that all targeted parcels within the Knox Meadows II study area qualify as an Area in Need of Redevelopment.
Key Challenges Identified
The study identified several significant constraints affecting redevelopment potential:
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Environmental Contamination
The site has been heavily impacted by historic industrial activity. Soil testing identified polychlorinated biphenyls (PCBs) and other contaminants within historic fill across the property. The site is listed on the State of New Jersey’s Known Contaminated Sites List and is located within the North Camden Brownfield Development Area. Due to the extent of contamination, most impacted soils are expected to be capped in place rather than removed, which will influence future site design and reuse.
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Flood Risk
The entire northern portion of the site is located within a Special Flood Hazard Area with a one-percent annual chance of flooding. Portions of the property extend directly into the Delaware River, requiring floodplain management and resilience measures as part of redevelopment planning.
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Extended Vacancy and Site Conditions
The property has remained vacant and unused for more than 15 years. During this period, illegal dumping and neglect have resulted in health and safety concerns, including broken glass and widespread debris across the site.
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Ownership and Market Constraints
The City of Camden owns the majority of parcels within the study area, with the State of New Jersey and Save Our Waterfront, Inc. owning the remaining properties. Given the combination of environmental remediation needs, flood risk, and the site’s location within a historically distressed area, private redevelopment is unlikely to occur without public-sector involvement and financial assistance.
[Link to Redevelopment Area Study]
Next Steps: Redevelopment Plan
With the Redevelopment Area Study complete, the City will prepare a Redevelopment Plan to establish the land use framework, development standards, and overall vision for the Knox Meadows II area.
Public Review and Adoption Schedule
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February 2026: Planning Board review of the draft Redevelopment Plan
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February 2026: Planning Board public hearing on the plan
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March-April 2026: City Council first and second readings for adoption of the final plan
All meetings are open to the public, and residents are encouraged to attend and provide input throughout the planning process.
Potential Reuse and Land Use Changes
Anticipated Reuse Concepts
Based on previous planning efforts and community visioning, the Redevelopment Plan is expected to include:
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North Camden Waterfront Park
The flood-prone northern portion of the site along the Delaware River is envisioned as a public waterfront park and greenway. This park would provide river access for residents and connect to the adjacent Pyne Poynt Park.
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New Residential Development
The southern portion of the site, which lies outside the flood zone, is anticipated to support residential development. The 2008 North Camden Neighborhood Plan recommends medium- to high-density housing, generally ranging from three to five stories.
Zoning Considerations
The site is currently zoned for industrial use only, which prohibits residential development. Adoption of the Redevelopment Plan will modify existing zoning controls to allow for the proposed mix of housing and open space, making the envisioned redevelopment feasible.