Zoning Ordinance Requirements

On June 20, 2017, the Clarke County Board of Supervisors adopted new regulations for siting, upgrading, and maintenance of towers and other structures (wireless communication facilities or WCFs) for the provision of wireless telecommunications and broadband internet access. These are the major changes:
  • Former maximum height of 100 feet for new towers is increased to a maximum 199 feet through the county’s special use permit process. While the county’s preferred maximum height is 120 feet, a tower may be designed to exceed 120 feet provided that specific conditions exist that warrant the increased height.
  • A system of tower “classes” is established that allows for by-right development of new towers up to 80 feet.
  • Reference to the county’s “Telecommunications Infrastructure and Broadband Study” is included to guide the location of new wireless communication facilities.
  • Setbacks and buffering requirements are relaxed to facilitate tower placement.
  • Procedures for co-location, antenna and tower maintenance/replacement, and for the use of small cell facilities and distributed antenna systems are more effectively defined.
  • Review by the county’s telecommunications engineering consultant is now required.
 
Regulations were expanded again on Feb. 19, 2019, when the Board adopted new rules for antenna support structures designed to accommodate wireless internet service provider (WISP) equipment, television antennas, satellite dishes, and other communications equipment. The rules for the new “Class 6” antenna support structures are:
  • Antenna support structures can be either freestanding or can be mounted on or attached to a building or other structure (such as a silo).
  • If mounted on or attached to a building or other structure, the maximum height is 80 feet above ground level (AGL) including the height of the building or structure.  For example, an antenna support structure mounted on the roof of a house that is 30 feet tall can be no taller than 50 feet, for a total height of 80 feet AGL. 
  • Antenna support structures that are mounted on a building or structure are allowed by-right with no zoning permit requirements.  Those that are installed in the ground and attached to a building or structure for additional support require zoning permit approval to verify setback compliance.
  • If the antenna support structure is freestanding, it can be a maximum height of 100 feet AGL.  A zoning permit issued by the Zoning Administrator is required for a freestanding antenna support structure.
  • The maximum height of an antenna support structure shall not exceed the maximum height of the tree canopy on the topographic crest of the Blue Ridge Mountains. 
  • Antenna support structures can be a monopole or lattice design and may be guyed if necessary.  In order to reflect the smaller scale as compared to Class 1-4 WCFs, there is a maximum width requirement of 8 feet for the antenna support structure and its foundation (maximum footprint of 64 square feet).   
  • Antenna support structures that are freestanding or are attached to a building or structure have a minimum setback of 100 feet.  Setback is to property lines, public rights of way, and private access easements.
  • If an antenna support structure is guyed, all wires and anchors must have a minimum setback of 50 feet from property lines, public rights of way, and private access easements. 
  • Class 6 antenna support structures are allowed in all zoning districts as permitted uses with the exception of the Historic (H) Overlay District. Antenna support structures are prohibited in the H District.
 
Download a copy of the current Wireless Communication Facility (WCF) Zoning Regulations here.
For more information about Clarke County’s review process and regulations, contact:

Senior Planner-Zoning Administrator Jeremy Camp
[email protected]
Director of Planning Brandon Stidham
[email protected]

Clarke County Department of Planning
101 Chalmers Ct., Suite B
Berryville, VA 22611
540-955-5132