Planned Industrial (PIN) Zoning08/2022
Planned Industrial (PIN)
PIN District: Established to provide for economic development and job opportunities by accommodating certain light industrial
and business uses and related uses with limited environmental and visual impact that wish to locate in an area of like uses, all to
be developed and operated according to standards that will ensure maintenance of a park-like atmosphere. Activities in PIN
districts shall have limited traffic and other impacts on uses in other districts through proper location on major streets, adherence
to ordinance performance standards and provision of open space and physical buffers as prescribed.
Lands qualifying for inclusion in the PIN district shall be mapped as urban expansion, urban development area, or village expansion
in the Comprehensive Plan which are served by or planned for connections to public water and sewer. The minimum area required
to create a district shall be five (5) acres of total contiguous land.
What can I do by right in a PIN district?
There are uses that are designated as "by right" which means you do not have to apply for a special use permit. The uses do,
however, have to comply with all approved plans and permits, development standards, and performance standards included in
the Montgomery County Zoning Ordinance and with all other applicable regulations. The "by right" uses include:
• Amateur radio tower
• Animal hospital
• Assembly of electrical appliances, electronic
instruments and devices, radios and phonographs,
including the manufacture of small parts
• Business or trade school
• Cabinets, furniture and upholstery shop
• Cemetery, mausoleum or memorial park
• Civic club
• Conference or training center
• Crematorium
• Day care center
• Equipment sales and service
• Financial services
• Fire, police, rescue facility
• Flex-industrial uses
• Homeless shelter
• Hotel, motel
• Laboratory
• Laundry, dry cleaning plant
• Manufacture of musical instruments, toys,
novelties, rubber and metal stamps
• Manufacture of pottery, figurines or other ceramic
products, using only previously pulverized clay and
kilns fired only by electricity or gas
• Manufacturing, compounding, processing,
packaging or treatment of such products as bakery
goods, candy, cosmetics, dairy products, drugs,
perfumes, pharmaceuticals, perfumed toilet soap,
toiletries, food and tobacco products
• Mini warehouse
• Monument stone works
• Office, administrative, business, or professional
• Park and ride lot, of 50 or fewer spaces
• Pet, household
• Post office
• Printing services
• Public use/public facility
• Public utility lines, water, sewer, or other
• Public utility substation
• Research, experimental, testing or development
activity
• Retail sales and service incidental to any other
permitted use
• Solar energy system, minor (no more than 50% of
parcel or 1 acre, whichever is less)
• Storage warehouse
• Telecommunications tower, attached
• Veterinary services
• Wholesale business
Accessory structures are also allowed, subject to the requirements of Sec. 10-41 (1).
What uses require a Special Use Permit?
Some uses are allowed in the PIN district with the permission of the Board of Supervisors through the Special Use Permit process
(applications available from the Planning Dept.). These include:
• Airport
• Amateur radio tower greater than 75 ft.
• Farm machinery sales and service
• Feed and seed store and mill
• Kennel, indoor
• Motor vehicle rentals
• Park and ride lot of more than 50 spaces
• Public utility plant, water, sewer, or other
• Recreation, commercial
• Recycling facility
• Shooting range, indoor
• Solar energy system, major (more than 50% of
parcel or greater than 1 acre in project area)
• Telecommunications tower, freestanding
• Use listed in above “by right” list if a manufacturing
process is to take place outside
• Uses similar to above.
08/2022
Building & Lot Requirements
Each zoning district has different lot and building requirements; which are meant to insure the compatibility of new development
with the existing development in the surrounding area.
Minimum Lot Area:
One (1) acre except for public utility or public water or sewer
installations which shall be in accordance with the
Montgomery County Subdivision Ordinance.
Lot Access:
Lots shall be accessed by a road in the VDOT system or from
a hard surfaced road designed by a professional engineer to
accommodate projected volumes, loads and vehicle types
and approved by the zoning administrator and the fire
marshal. Lot access shall avoid impact on residential
subdivisions from primary access and through traffic.
Maximum Building Coverage:
Fifty (50) percent.
Total Impervious Surface:
Seventy-five (75) percent of the gross site area.
Minimum Width:
One hundred (100) feet. Width requirements for public
utility or public water or sewer installation shall be in
accordance with the Montgomery County Subdivision
Ordinance.
Minimum Yards:
• Front: Fifty (50) feet when opposing street frontage
is residential district; thirty five (35) feet otherwise.
• Side: Thirty five (35) feet when adjacent lot is
residential district; ten (10) feet otherwise.
• Rear: Thirty five (35) feet when adjacent lot is
residential district; ten (10) feet otherwise.
Maximum Building Height:
Fifty (50) feet.
Use Limitations
Screening & buffering: Notwithstanding other buffer, landscaping and screening requirements of this chapter, outside storage
areas for materials, equipment or trash must be screened from adjacent streets or from adjacent land not zoned for industrial
use. The purpose of such screening shall be to substantially reduce, but not necessarily eliminate, public views of outside storage
areas. Acceptable screening shall be approved by the zoning administrator.
Off-street parking and loading: Off-street parking must be in accordance with section 10-44 of the Montgomery County Code.
Indoor/outdoor operations: All manufacturing operations must take place within a completely enclosed building, unless permission
for outside operations is specifically granted by the board of supervisors in a special use permit.
FOR ADDITIONAL INFORMATION:
Montgomery County Planning & GIS Services
755 Roanoke Street Suite 2A, Christiansburg, VA 24073
CALL 540-394-2148 | EMAIL mcplan@montgomerycountyva.gov
VISIT www.MontgomeryCountyVA.gov/Planning
A zoning permit and/or site plan may be required to proceed with the uses listed on this data sheet. See section 10-53 of the Montgomery County Code,
or call the Planning Department, to determine the required development approvals.
This sheet is intended to only be a guide for development regulations in this zoning district. Please see Chapter 10 of the Montgomery County Code for
the specific regulations. The full texts of the zoning and subdivision ordinances are available at the Planning Department Webpage or at
www.municode.com.