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Hillsborough adopts limits on small-scale logistics buildings after public hearing
Summary
The township committee unanimously adopted Ordinance 2025-02 to allow limited "small-scale logistics" in the light industrial zone with size, height and loading-dock caps after planners said the change would formalize existing uses tied to a settlement with Larkin Associates.
Hillsborough Township on Feb. 25 adopted Ordinance 2025-02, an amendment to chapter 188 (Land Use and Development) that adds "small-scale logistics facilities" as a permitted use in the township’s Light Industrial (LI) district while capping building size, height and the number of loading docks.
The ordinance, which passed on a roll-call vote of 5-0, sets a maximum building size of 41,000 square feet per building, limits building height to 35 feet, and establishes a cap on loading docks intended to restrict high-volume warehousing. Mayor Matthew Ciccarelli and the full township committee voted in favor.
Township Planner David Coyse told the committee the change grew from a settlement with Larkin Associates and from concern about large-scale warehouses. Coyse said the amendment is intended to make small, existing flex/warehouse uses conforming while preserving the township’s prohibition on large-scale warehousing.
"This limits the size of those facilities to 41,000 square feet. It limits the building heights to 35 feet and that comports with what's already there," Coyse said at the public hearing.
Two residents who spoke during the public hearing urged tighter language. Brian Tarantino of Fairfield Lane supported the size and height limits but recommended adding wording to prevent future subdivision of a larger parcel into multiple lots that would each host 41,000-square-foot buildings. He also urged removing an explicit reference to "cross-docking," saying that practice can generate heavy truck traffic even in modest buildings.
"Cross-docking allows a fairly small-sized building to have a very high throughput of trucks," Tarantino said. "A developer could subdivide property and produce cumulative truck impacts similar to a large warehouse." David Brook of Winding Way echoed concern about vacant land being redeveloped into multiple logistics buildings that would increase truck traffic near Homestead Road.
Planner Coyse and Attorney Willard responded that the ordinance is intended to preserve the small-scale industrial park character of the LI district and to make existing uses conforming. Coyse noted that minimum lot-size standards remain enforceable and that any subdivision would still need to comply with the township’s lot-size rules and approval processes.
The ordinance was opened for public comment, debated on the dais and then adopted by unanimous roll call. The committee’s approval makes the new text part of the township code; further approvals or site-specific planning-board reviews would be required before new buildings could be constructed under the amendment.
The committee did not adopt Tarantino’s proposed parenthetical amendment at the meeting. Coyse and the committee said existing subdivision and lot-size controls apply but acknowledged the concerns raised by residents about cumulative development and truck traffic.
Votes and formal action The motion to close the public hearing and adopt Ordinance 2025-02 carried on a roll-call vote: Committeeman Breeding — yes; Committeewoman Hand — yes; Committeeman Lapani — yes; Deputy Mayor Payne — yes; Mayor Ciccarelli — yes. Outcome: approved.
What happens next The ordinance takes effect according to the timetable in the Municipal Code for adopted land‑use ordinances. Any new development in the LI district will still require the applicable site-plan, subdivision and planning-board reviews and will be subject to the code’s new size, height and loading-dock limits.
Speakers quoted "This limits the size of those facilities to 41,000 square feet. It limits the building heights to 35 feet and that comports with what's already there," David Coyse, township planner.
"Cross-docking allows a fairly small-sized building to have a very high throughput of trucks," Brian Tarantino, Fairfield Lane resident.
Ending Residents and several committee members said they will watch how the ordinance is applied to vacant parcels. The committee and township planner signaled the existing subdivision rules remain a control point if developers seek to subdivide large parcels in the LI district.
