Planning board finds draft ordinance on small‑scale storage consistent with master plan

The Hillsborough Township Planning Board on Feb. 5 reviewed Ordinance 2026‑01, which would amend Chapter 188 (Land Use and Development) to add a definition for “small‑scale storage and distribution,” limit the size and loading‑dock intensity of such uses, and clarify that manufacturing and assembly conducted entirely in enclosed buildings are permitted in the township’s I1, I2 and I3 light industrial districts. Planning staff told the board the amendments are intended to preserve the function of the light industrial zones while preventing higher‑intensity logistics facilities from locating near residential areas.

Planning staff explained the changes respond to prior zoning actions and a negotiated settlement tied to litigation affecting specific industrial sites; the ordinance aims to make non‑conforming situations clearer and to “establish limitations on the size and operational characteristics” of smaller storage and distribution uses so they remain compatible with nearby neighborhoods. The ordinance text, as read to the board, also includes a maximum loading‑dock ratio and provisions addressing non‑conforming structures.

Several board members asked where the affected I1/I2/I3 districts occur; staff said the zones appear in roughly eight locations across the township, including along a CSX rail corridor, at points on Route 206, and near Duke Farms and Flagtown. Members asked whether the ordinance would restrict hours of operation or specify numeric truck‑trip thresholds; staff said operational details such as hours and site‑specific delivery frequency are typically addressed at site‑plan review or by the zoning/board of adjustment when development proposals are considered.

After discussion, the board moved and seconded a resolution finding the ordinance, as drafted, consistent with the township master plan. The board recorded an affirmative roll‑call vote by the members present and stated the Township Committee will hold a public hearing on the ordinance on Feb. 24, 2026.

What happens next: The planning board’s finding is advisory; any adoption or amendment of Ordinance 2026‑01 will be decided by the Township Committee at the advertised public hearing. If the Township Committee adopts the ordinance, future applications for small‑scale storage and distribution will be evaluated under the clarified code language and the newly established performance standards.