Hillsborough committee adopts ordinance to limit large warehouses, allows small-scale storage in light-industrial zones

The Hillsborough Township Committee voted to adopt Ordinance 2026-1 at its Feb. 24, 2026 meeting, amending the land-use code to permit ‘‘small-scale storage and distribution’’ in the I1, I2 and I3 light-industrial districts under strict limits.

Under the change, a permitted small-scale storage facility may not exceed 25,000 square feet per building, must enclose storage within a building, prohibit trailer parking except at loading docks, and is described as generating ‘‘low daily trip generation, infrequent truck traffic and the absence of continuous shipping, receiving or order-fulfillment activities.’’ The planning board had reviewed the draft ordinance and found it consistent with the master plan before the committee adopted it.

Township planner David Kois told the committee, “This ordinance does not permit data centers in the I1, I2, I3,” and said the measure was intended to resolve legal challenges to an earlier, broader prohibition on warehousing while limiting future intensity of use. He and other staff emphasized that the change is intended to legalize existing smaller operations that had become nonconforming without allowing large distribution centers.

Residents who live near the industrial zones urged stronger limits. Thomas Rodriguez, a nearby resident, said he opposed hazardous chemicals or intensive truck traffic close to homes: “We do not want any hazardous chemicals or industries in our neighborhood.” Other commenters raised concerns about battery storage and possible future uses not contemplated today.

Officials responding in public comment and during the planning-board review pointed to multiple safeguards: limits on building footprint and loading docks, site-plan review by the planning board, building- and fire-inspection authority, performance standards in the land-use code, setback and impervious-coverage controls, and the need for additional approvals for intensive operations. The committee and planner also noted existing statutory tools that make uses not explicitly permitted in a zone prohibited by default.

After more than an hour of public comment and planner responses, the committee closed the public hearing and adopted the ordinance on a unanimous roll call (Committee Bing: yes; Committeewoman Gomez: yes; Committeewoman Hand: yes; Deputy Mayor Leani: yes; Mayor Payne: yes). The ordinance will take effect following the standard statutory posting and codification process.

What happens next: Proposed developments in the affected zones will continue to be reviewed case-by-case by the township’s planning and zoning officials; developers seeking larger or more intensive operations will face additional site-plan scrutiny and may need variances or other approvals.