Principal or Accessory Use. Telecommunications antennas and towers may be considered either principal or accessory uses. Notwithstanding any other Borough Land Use Regulation, a different existing structure on the same lot shall not preclude the installation of an antenna or tower on such lot. If a tower and its appurtenant structures constitute the sole use of the lot, the tower shall be deemed to be its principal use.

Lot Size. For purposes of determining whether the installation of a tower or antenna complies with zone development regulations, including but not limited to setback requirements, building coverage requirements, and other such requirements, the dimensions of the entire lot shall control, even though the antennas or towers may be located on leased parcels within such lot.

State or Federal Requirements. All towers must meet or exceed current standards and regulations of the FAA, the FCC and any other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this section shall bring such towers and antennas into compliance with such revised standards and regulations within 90 days of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling State or Federal agency. Failure to bring towers and antennas into compliance with revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense.

Building Codes: Safety Standards. To ensure the structural integrity of towers, the owner of a tower shall ensure that it is maintained in compliance with standards contained in applicable State or local building codes and the applicable standards for towers that are published by the Electronic Industries Association and Telecommunications Industry Association, as amended from time to time. Owner shall provide a certification from a structural engineer, licensed by the State of New Jersey, certifying the structural integrity of the tower not less than every two years. If, upon inspection, the Borough of Spring Lake Heights concludes that a tower fails to comply with such codes and standards and constitutes a danger to persons or property, then upon notice being provided to the owner of the tower, the owner shall have 30 days to bring such tower into compliance with such standards. Failure to bring such tower into compliance within said 30 days shall constitute grounds for the removal of the tower or antenna at the owner's expense.

Not Essential Service. Telecommunications towers and antennas shall be regulated and permitted pursuant to this section and shall not be regulated or permitted as essential services, public utilities, or private utilities.

Co-Location Required. The Borough of Spring Lake Heights mandates that carriers co-locate antennas on towers and other structures whenever possible. See subsection 22-652.7 for co-location requirements.

Conditional Use. All telecommunications facilities shall be conditional uses in accordance with N.J.S.A. 40:55D-67.

Site Plan Required. Site plan approval shall be required for all new telecommunications facilities in the Borough of Spring Lake Heights including modifications to or addition of new telecommunications facilities to preexisting towers, buildings or other structures.