New housing piece of Harrison‑Richwood plan heads to Dec. 18 hearing — what drivers and neighbors along I‑295 need to know
By Ari Williams — 295Times.com
If you live, work, or commute around Harrison Township (Gloucester County) and use I‑295 to get around South Jersey, pay attention: the residential portion of the large Harrison‑Richwood mixed‑use proposal is scheduled for a hearing before the township’s Joint Land Use Board on Thursday, Dec. 18, 2025. This is one of those local meetings that can reshape traffic patterns, shopping choices, and the feel of nearby neighborhoods — so here’s a plain‑spoken look at why it matters for motorists, nearby businesses, and residents who exit I‑295 to get home.
What’s being considered
The developer is asking the Joint Land Use Board to approve the residential component of a broader Harrison‑Richwood redevelopment — a project that’s already been talked about for months in planning documents and community conversations. While the final plan still includes retail and other commercial pieces, December’s hearing focuses on the housing side: where units will sit on the parcel, street connections, parking, stormwater and utility plans, and how the new homes will mesh with the rest of the mixed‑use concept.
Why 295 drivers and nearby towns should care
– Traffic and on‑ramp pressure: New housing means new daily trips. Even a few hundred new residents can add dozens of peak‑hour vehicle movements that feed local roads connecting to I‑295. Expect traffic impact studies and possible off‑site improvements — signal timing, left‑turn lanes, or intersection tweaks — to be part of the discussion.
– Commuter choice and parking: If the residential plan includes rental apartments or townhouses attractive to commuters, it could shift where people park, carpool, or grab coffee before heading onto the highway. That ripples out to nearby businesses and commuter drop‑off patterns.
– Local services and schools: The board will consider infrastructure capacity — water, sewer, stormwater — and the likely fiscal impact on township services. Depending on unit mix (age‑restricted vs. family units), there could be school enrollment implications or demand changes for local health and elder services.
– Economic lift for nearby businesses: Mixed‑use housing often brings foot traffic to existing shops, diners, gas stations, and convenience stores near the exits. For small business owners who rely on a steady stream of local customers off I‑295, more nearby residents can be a revenue boost.
Where the site sits in the local map
The project is in the Richwood area of Harrison Township in Gloucester County — a neighborhood that serves as a crossroads for residents from several nearby towns and for drivers using I‑295 to reach jobs, schools, and shopping. If you pull up the site on Google Maps you’ll see it’s within a short drive of the township’s major local arteries that feed to the highway, which is why traffic impact and access are front‑and‑center for neighbors and planners alike.
What neighbors are saying (community sentiment)
Looking at local chatter on sites like Yelp and neighborhood social pages, you’ll find a common theme: residents want more convenient shopping and housing options close to home, but they’re wary of projects that don’t protect local character or that make already‑crowded roads worse. Small business owners in the area tend to welcome added customers but also want to see committed plans for infrastructure that keeps deliveries and customer access smooth.
How this fits regional development trends
Across South Jersey we’re seeing more mixed‑use proposals — a blend of housing with retail and services — replace single‑use sprawl. Planners argue these developments create jobs and walkable commercial nodes, while critics point to parking, traffic, and density concerns. The Harrison‑Richwood proposal is an example of that push toward infill and mixed use rather than more greenfield retail alone.
What to watch at the Dec. 18 hearing
– Traffic and access mitigation proposals (will the developer add lane improvements or signal work?)
– The unit mix (studio/one‑bed vs. family units vs. senior housing) — that determines school and service impacts
– Parking counts and overflow plans — will on‑street parking be affected?
– Infrastructure commitments — sewer, water, stormwater management, and any guarantees for off‑site work
– Conditions the board may attach if they approve the plan (timelines, design tweaks, community benefits)
How residents and local businesses can engage
If this project affects the exit you use to commute or the shop you stop at after work, show up or tune in. Joint Land Use Board meetings are public; you can comment, ask questions, and learn the specifics planners and engineers will present. For small business owners, now is a good time to speak with the township about how construction and the new customer base might affect deliveries, signage, and parking.
Bottom line
This hearing is one of those behind‑the‑scenes planning moments that tangibly affects life off I‑295 — traffic at your exit, the places you shop, and the character of nearby neighborhoods. The developer is moving the residential portion forward, and the Joint Land Use Board’s decision on Dec. 18 will shape how and when those homes — and the customers they bring — arrive.
If you want the meeting details or full plans, check Harrison Township’s municipal website or the Land Use Board agenda, and consider dropping into the hearing. I’ll be following the outcome for 295Times readers and will report back on what the board decides and what it means for the towns and exits along I‑295 near Richwood.
— Ari Williams, 295Times.com
