Planning Board recommends conditional approval of New Castle County warehousing ordinance

The New Castle County Planning Board voted to recommend conditional approval of Ordinance 25-121, a text amendment to Chapter 40 of the New Castle County Code that would revise use regulations, district and bulk standards, transportation impact rules and definitions for truck terminals, warehouses, fulfillment centers and distribution centers.

Matthew Rogers of the Department of Land Use read the Department's recommendation into the record and outlined four recommended conditions: reduce the minimum lot size in the ordinance from 20 acres to 5 acres; make approved Business Parks eligible for the same minimum lot area exemptions and access requirements as Industrial Parks; revise proposed language in Sections 40.03.344.B and 40.03.345.A to allow Truck Terminals, Warehouses, Fulfillment Centers and Distribution Centers on Arterial and Collector streets; and work with the Department to reevaluate the total number of bathroom and shower stalls required for those facilities.

Board members discussed traffic and amenity concerns. Robert Snowden asked whether existing fulfillment centers include bathrooms or other amenities; Rogers said fulfillment centers in New Castle County “do not include such amenities,” and noted some Pennsylvania municipalities require always‑accessible bathrooms and showers for arriving truck drivers. Rogers said pairing such facilities with truck parking spaces can deter trucks from parking on neighborhood streets. David Culver, General Manager for the Department of Land Use, said the ordinance will tie Fulfillment Centers, Distribution Centers and Trucking Terminals to the correct ITE classification so their traffic impacts are better assessed, explaining historically these uses were evaluated under general warehousing, which undercounted truck trips.

Robert Ott moved to recommend conditional approval of Ordinance 25-121 subject to the Department's conditions; Neal Cantrell seconded. The motion carried on a 6-0-0-2 vote (In Favor: Cantrell, Drake, Gray, Ott, Snowden, Visvardis; Absent: Cochran, Daigle). The Board's action was a recommendation to County Council; County Council retains authority over final ordinance adoption and effective date language.

Staff addressed implementation details raised by Board members. Rogers explained that removing the 7,000 average annual daily trip threshold affects how the use is permitted but “does not impact Level of Service/concurrency requirements.” He confirmed parking requirements for onsite employees remain governed by existing UDC standards. Ott asked about electrical outlets for vehicles; Rogers replied outlets were not required because vehicles arriving at fulfillment centers typically do not have long idling times. Culver said the bathroom and shower discussion is aimed at reducing off‑site truck parking and related neighborhood impacts. Leah Gray asked whether truck stops would be regulated under the ordinance; Rogers replied truck stops are typically located on state rights‑of‑way and are not addressed by the County code.

The Board also reviewed its Rules of Procedure and discussed quorum language for public hearings and business meetings, citing concern about meeting cancellations when the Board is not fully staffed. David Culver provided administrative updates including a Southern New Castle County report, preparation of additional P‑Zoning ordinances for an upcoming public hearing, and Department participation on a Redevelopment Committee led by Councilman Cartier.

The Planning Board meeting adjourned at 10:59 a.m.