Hillsborough Amends Warehouse Ordinance After Settlement

The amended ordinance aims to limit the size and impact of warehouses in the township.

Published on Feb. 10, 2026

Got story updates? Submit your updates here. ›

Hillsborough, New Jersey has amended its 2023 warehouse ordinance following a settlement agreement with Hillsborough Industrial, LLC. The changes aim to establish limitations on the size and operational characteristics of storage and distribution uses, while also permitting existing structures and uses to remain conforming to the I-2 Light Industrial District.

Why it matters

The amended ordinance is an attempt by Hillsborough to find a balance between accommodating existing warehouse operations and limiting the potential for large-scale, high-impact logistics facilities in the future. This reflects a broader trend of municipalities grappling with the growth of the warehouse and distribution industry and its effects on local communities.

The details

The key changes to the ordinance include adding a definition for 'small-scale storage and distribution', establishing limitations on the size and operational characteristics of such uses, permitting the use as a principal permitted use within the applicable industrial district, clarifying permitted manufacturing and assembly uses, and establishing a maximum load dock ratio. The ordinance impacts eight different locations in the township.

  • On January 2025, Hillsborough Industrial, LLC filed a lawsuit against the Township to 'invalidate and vacate' Hillsborough's warehouse ordinance.
  • On December 5, 2025, a settlement was reached where the Township would amend its ordinance to render Hillsborough Industrial's existing structures and uses conforming to the I-2 Light Industrial District.
  • On February 5, 2026, the Planning Board reviewed the amended ordinance.
  • On February 24, 2026, the ordinance will go before the Township Committee for a public hearing and final adoption.

The players

Hillsborough Industrial, LLC

A company that filed a lawsuit against Hillsborough Township in January 2025 to 'invalidate and vacate' the township's warehouse ordinance.

David Kois

Hillsborough's Planning Director and Deputy Zoning Officer, who outlined the key changes to the amended warehouse ordinance.

Shawn Lipani

A Hillsborough Township Committee member and Planning Board member, who highlighted the importance of limiting the size and number of load docks in the amended ordinance.

Got photos? Submit your photos here. ›

What they’re saying

“To be completely honest with you, regardless of the litigation, the way that we approached this was just sound planning in terms of thinking about how this district is different than some of our other districts, most notably the LI.”

— David Kois, Planning Director and Deputy Zoning Officer (patch.com)

“Try to make a difficult situation into a positive one is what we did.”

— David Kois, Planning Director and Deputy Zoning Officer (patch.com)

“So they couldn't just blow the whole site up and build something else. So I think this is the key here, is that whatever's there it can stay in that use, but it can never be destroyed in a large-scale logistic area or whatever to be built.”

— Shawn Lipani, Township Committee member and Planning Board member (patch.com)

What’s next

The amended ordinance will go before the Hillsborough Township Committee at its February 24, 2026 meeting for a public hearing and final adoption.

The takeaway

Hillsborough's amended warehouse ordinance reflects a broader trend of municipalities seeking to balance the needs of existing warehouse operations with concerns about the potential impacts of large-scale logistics facilities. The changes aim to provide more clarity and control over the scale and intensity of storage and distribution activities in the township.