A minimum twenty-five (25') foot buffer shall be provided from all external lot lines except that portion which fronts the Hackensack River, which shall be subject to paragraph c below. Said buffer shall be landscaped so as to ensure the provision of a year round visual screen as determined to be appropriate by the approving agency.

No principal or accessory use or structure, including, without limitation, off-street parking and loading areas, shall be permitted within the required buffer area, but the approving authority may upon a finding for reasons thereof, permit a portion of a buffer area to be used for utility easements or driveways to ensure access from adjacent property. Such use of the buffer shall be designed to minimize the extent of the intrusion into the buffer.

Required buffer areas shall be included for the purposes of computing compliance with open space requirements and may be converted to unit owners as part of common elements, but in no case shall a buffer area be utilized for any active recreational use.