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Township Of Washington
City Zoning Code

ARTICLE VI

Class AA District

§ 580-28 Location.

[Amended 10-4-1978 by Ord. No. 78-26; 12-15-1986 by Ord. No. 86-17; 7-13-1987 by Ord. No. 87-8; 12-7-1998 by Ord. No. 98-19; 12-18-2001 by Ord. No. 01-10; 2-25-2002 by Ord. No. 02-3; 9-17-2018 by Ord. No. 18-13; 9-23-2024 by Ord. No. 24-16]
The following lands and premises shown and designated on the Tax Assessment Map of the Township of Washington as revised to October 1976 are hereby classified as Class AA District:
Block
Lots
1102
1, 1-A, 1-B, 1-C, 2-5, 5-A, 5-B, 6, 7, 7-A, 8, 8-A, 8-B, 9 — 11
1103
2 — 5, 7 — 9
1203
1 — 5
1204
1 — 7
1205
1 — 10
1206
1 — 12
1207
1 — 9
1208
1 — 11
1301
1 and 2
1302
1, 2, 2-A, 2-B, 3, 3-A, 3-B, 4
1303
1 — 8
1304
1, 2, 2-A, 3, 3-A, 4-9
1305
1, 1-A, 1-B, 1-C, 2
1305-A
2-A
1306
1, 1-A, 1-B, 1-C,
1307
1 — 4
1401
1
1402-A
1 — 18
1402-B
1 — 4
1403
2 and 2-A
1403-A
1 — 23
1404-A
1 — 18
1404-B
1 — 6
1405-A
1 — 19
1406-A
1 — 8
2101
2, 3, 4.01 and 7
2102
1 — 4
2103
1 — 17
2104
1 — 12
2105
1 — 10
2106
1 — 3
2107
1 — 7
2108
1 — 16
2109
1 — 13
2110
1 — 11
2201
1, 1-A, 1-B, 2, 2-B, 3-6
2201-A
1 — 8
2201-B
1 — 20
2201-C
1 — 4
2202
Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11 and 12 (dimensions on Zoning Map)
2202-A
1 — 10
2202-B
1 — 9
2203
1, 2-A, 4-A, 6-8
2204
1 — 5
2205
1 — 14
2206
2 — 13
2207
1 — 6
2208
1 — 12
2209
1 — 12
2210
1 — 4
2301
1
2304
23
2305
1 — 10, 10-A
2305-A
1 — 8
2305-B
1 — 5
2325
1, 1-A, 2
2401
1-A
2402
1, 1-C, 2, 2-A, 3 — 5, 5-A, 6 — 22
2403
61 — 72
2404
23 — 26
2408
1-A
2501
1, 2, 3-A, 3-B, 4-A, 5 — 10
2502
1 — 3, 3-A, 3-B, 3-C, 3-D, 4 — 21
2502-A
16 — 23
2502-B
20
2503
2, 2-A, 2-B, 3, 5 — 25
2503-A
1 — 7
2503-B
1 — 5
2504
1 — 14
2505
1, 5 — 7
2506
1 — 29
2507
1 — 11
3105
1 — 6
3106
1, 2, 2-A, 3 — 5
3106-A
1 — 18
3106-B
1 — 10
3106-C
1 — 6
3311
1
3401
1 — 3
3405
1
3410
1
3501
1 — 5, 5-A, 6 — 10, 10-A, 11 — 15, 15-A, 16, 16-A, 17 — 24
3502
1 — 9
3503
1, 1-A, 1-B, 1-C, 2 — 4
3601
3 and 5
3601-A
1 — 4
3602
2 — 4
3701
1
4501
1 — 15
4501-A
1 — 16
4501-B
1 — 12
4501-C
1 — 11
4501-D
1 — 4

§ 580-29 Independent living adult housing.

[Added 12-7-1998 by Ord. No. 98-19]
The following use shall be an additional permitted use on Lots 7 and 8, Block 2506, in the Class AA District, subject to the following standards and restrictions:
A. 
Independent living adult housing; definitions.
(1) 
The following definitions shall be applicable to this use:
FAMILY
A single residential housekeeping unit as defined by law.
INDEPENDENT LIVING AMENITIES
Significant services and facilities specifically designed to meet the physical or social needs of older persons, including meeting rooms, lounges, reception areas and similar common areas within a structure devoted to providing social and recreation programs or facilities, continuing education classes, emergency and preventative health care, outside maintenance and referral services and other services for the care, comfort and support of the residents of the development.
SENIOR ADULT FAMILIES
Families having at least one member who is 55 years of age or older.
SENIOR ADULTS
Persons 55 years of age or over.
(2) 
Independent living adult housing shall be required to meet the following bulk requirements:
(a) 
Minimum lot area: five acres.
(b) 
Minimum street frontage: 450 feet.
(c) 
Minimum depth: 400 feet.
(d) 
Minimum building setbacks:
[1] 
Front yard: 65 feet.
[2] 
Side yard (one): 50 feet.
[3] 
Side yards (combined): 160 feet, exclusive of any porte cocheres or overhangs.
[4] 
Rear yard: 30 feet.
(e) 
Maximum building length along any elevation: 280 feet; provided, however, that there shall be at least three horizontal breaks in the facade that vary the setback by a minimum of two feet.
(f) 
Maximum building height exclusive of cupolas and ornamental features (within 100 feet of the curbline): 39 feet.
(g) 
Maximum building height inclusive of cupolas and ornamental features (within 100 feet of the curbline): 47 feet.
(h) 
Maximum number of stories excluding basements or underground facilities (within 100 feet of the curbline): two.
(i) 
Maximum building height inclusive of cupolas and ornamental features (more than 100 feet from the curbline): 51 feet.
(j) 
Maximum number of stories excluding basement or underground facilities (more than 100 feet from the curbline): three.
(k) 
Maximum density: 15.5 units per acre.
(l) 
Maximum building coverage: 30%.
(m) 
Maximum total impervious coverage: 75%.
(n) 
Minimum width of landscaped buffer areas (inclusive of front, side and rear yard requirements):
[1] 
Abutting single-family residential uses: 25 feet.
[2] 
Abutting other uses: 10 feet.
(3) 
Parking standards.
(a) 
Parking stall size: nine feet by 18 feet.
(b) 
Initial required number of spaces:
[1] 
Residents: one space per unit;
[2] 
Reserve parking: in addition, an area for additional parking shall be set aside on the site plan to accommodate one space per two units.
(c) 
Reserve parking. Any resolution of approval shall contain a condition providing that upon certification by the Township Engineer and request of the Planning Board that insufficient or inadequate parking exists at the facility, an additional one space per two units shall be constructed at the location designated on the site plan.
(d) 
Said parking shall be landscaped, screened, lighted and conveniently located within 150 feet of the housing to be served.
(4) 
Accessory use and building standards.
(a) 
The placement of one freestanding sign not exceeding 25 square feet each side shall be permitted. Said signs may only be illuminated by an external source.
(5) 
Other conditions.
(a) 
The occupancy of all units shall be limited to senior adults and adult families as defined herein pursuant to a deed restriction as set forth in the facility master deed in a form approved by the Township Attorney. These restrictions shall run with the land.
(b) 
Units may share one or more common entrances and hallways.
(c) 
All areas of an independent living adult housing development not used for the construction of buildings, roads, accessways, recreation areas, parking areas or sidewalks shall be landscaped. To the extent practicable and subject to Planning Board determination in site plan review, areas shall be left in their natural state.
(d) 
One superintendent's apartment, not to exceed a one-bedroom unit of 960 square feet or less, may be located within the development and such unit shall not be counted when computing maximum or allowable density.

§ 580-30 Planned Single-Family/Townhouse District.

[Added 12-18-2001 by Ord. No. 01-10]
A. 
The following lands and premises shown and designated on the Tax Assessment Map of the Township of Washington as revised, are hereby classified as Planned Single-Family/Townhouse District: Block 1306, Lot 2 and Block 1305, Lot 1.05.
B. 
The following provisions shall apply to all developments within the Planned Single Family/Townhouse District:
(1) 
Permitted principal uses:
(a) 
Detached single-family dwellings.
(b) 
Townhouse dwelling units.
(2) 
Permitted accessory uses.
(a) 
Off-street parking.
(b) 
Fences and walls.
(c) 
Recreational and passive open space areas devoted to parks, tennis courts, swimming pools, and related accessory uses and structures customarily incidental to principal permitted uses for use by the occupants of the Planned Single-Family/Townhouse Zone.
(d) 
Directional and traffic safety control signs.
(e) 
Essential services.
(3) 
Area and bulk requirements. The following standards setting forth area and bulk requirements shall be applicable to the Planned Single-Family/Townhouse Zone.
(a) 
Tract regulations:
[1] 
Minimum tract area: 10 acres.
[2] 
Maximum tract density: six dwelling units per acre, but not to exceed 48 detached single-family dwellings and 25 townhouse units.
(b) 
Townhouse regulations:
[1] 
Minimum lot area: 2.5 acres.
[2] 
Minimum perimeter setback: 3.5 acres.
[3] 
Minimum distance between buildings:
[a] 
Front to front units: 60 feet.
[b] 
Back to back units: 60 feet.
[c] 
Front to back units: 60 feet.
[d] 
Front to side units: 45 feet.
[e] 
Side to side units: 35 feet.
[f] 
Side to back units: 35 feet.
[4] 
Minimum internal road setback: 22 feet.
[5] 
Maximum lot area: 3.5 acres.
[6] 
Maximum density: 10 dwelling units per acre, but no more than 25 units.
[7] 
Maximum building height: 2.5 stories/35 feet.
[8] 
Maximum building coverage: 30%.
[9] 
Maximum impervious coverage: 65%.
[10] 
Maximum building length: 160 feet.
[11] 
Location. Townhouses shall occupy the eastern portion of the tract adjacent to Clorden Street Parkway. The area delineated for townhouse development shall be set back a maximum 400 feet from the Parkway as measured along the tract's north dimension, a maximum of 400 feet at the midpoint of the tract's frontage with the Parkway, and a maximum of 500 feet along the tract's south dimension from the Parkway.
[12] 
Buffer area.
[a] 
A buffer strip of at least 20 feet shall be provided along all external tract lines of the townhouse lot, provided that where a unit abuts or faces a lot with a detached single-family dwelling, a minimum twenty-five-foot buffer shall be required. This buffer strip shall be landscaped with a dense planting of evergreen shrubs or trees at least six feet high, either alone or in combination with a wooden fence. The buffer strip may be coincidental with and included within any required setbacks.
[b] 
No principal or accessory use or structure including, without limitation, off-street parking areas, shall be permitted in a required buffer, but the approving authority may permit a portion of a buffer area to be used for utility easements or driveways to ensure access to or from a public street or adjacent property.
[c] 
Required buffers shall be included for the purpose of computing compliance with any open space requirements and may be conveyed to unit owners as part of common elements. In no case shall a buffer area be utilized for any active recreational or other active area or used for such computations, but nothing herein continued shall be deemed be require an active recreation area.
[13] 
Townhouse design:
[a] 
An overall architectural theme shall be utilized within the townhouse development for the purpose of presenting an aesthetically desirable effect, and shall be such that it incorporates varied building elevations, design and appearance within the context of the overall theme.
[b] 
The front facade of a row of attached units shall not continue on the same plane for a linear distance of more than the width of two units. Minimum two-foot offsets shall be required at breaks in the facade planes.
[c] 
The townhouse development shall be provided with a liberal and functional landscape component. Building foundation plantings, planting clusters located in strategic areas, shade trees along roadways and pedestrians paths shall be incorporated into an overall landscape plan.
[d] 
Driveways. All roads shall be owned and maintained by the homeowners' association and shall comply with the standards of the Township and ordinances of the Township regarding construction.
[e] 
Changes. There shall be at least one enclosed one-car garage for every dwelling unit.
[f] 
Off-street parking. The minimum size of each parking space shall be nine feet by 18 feet. Where the driveway apron between the garage and the street, or between the garage and the sidewalk, where there is a sidewalk, equals to or exceeds nine feet by 18 feet, this area shall be considered one off-street parking space.
[g] 
Lighting. All exterior lighting shall be arranged so as to reflect light away from all adjoining residents.
[h] 
Open space.
[i] 
A minimum of 35% of the site shall be retained as open space. The required open space shall not include areas designated as sidewalks, roads, drives, or parking areas.
[ii] 
Where required, a homeowners' association shall be established for the purpose of owning and maintaining common facilities. The association shall comply with the provisions set forth in the Township ordinances regulating such association.
[iii] 
The location of open space areas shall be consistent with the declared function of such open spaces and, where possible, active open space areas shall be planned as a contiguous area located for the maximum benefit of the residents it is designated to serve. Passive open space shall be designed to preserve and, where possible, enhance natural features. The required open spaces shall only be for the use of the owners or occupants of the development and their guests. These areas may contain active or passive recreational facilities or remain in its natural state, as determined to be appropriate. The Planning Board may require provision for reasonable landscaping to supplement areas where natural vegetation is sparse or nonexistent. The developer shall furnish a plan at the time of the application specifying the type of recreational improvements, if any, to be provided. Active recreation facilities such as swimming pools, tennis courts and nature paths shall be permitted.
[14] 
Additional townhouse regulations:
[a] 
Minimum unit width: 20 feet.
[b] 
Minimum total parking per unit: as per RSIS.
[c] 
Minimum garage parking space per unit: one space.
[d] 
Minimum aisle width (two-way): 24 feet.
[e] 
Minimum aisle width (one-way): 12 feet.
[f] 
Minimum ingress/egress per unit: two.
[g] 
Minimum no walls with window exposures: two.
[h] 
Maximum number of units per building: six units.
(c) 
Detached single-family dwelling regulations.
[1] 
Minimum lot area: 6,000 square feet.
[2] 
Minimum lot width: 60 feet.
[3] 
Minimum lot depth: 100 feet.
[4] 
Minimum front yard: 25 feet.
[5] 
Minimum side yards: nine feet each.
[6] 
Minimum side yards, combined: 20 feet.
[7] 
Minimum rear yard: 25 feet.
[8] 
Minimum landscaped buffer: 10 feet to tract perimeter.
[9] 
Minimum setback to Van Emburgh Avenue: 25 feet.
[10] 
Maximum building coverage: 25%, provided that lots abutting the townhouse tract may have a building coverage of 27%.
[11] 
Maximum impervious coverage: 50%.
[12] 
Maximum building height: 2.5 stories/35 feet.
(d) 
Contribution to Township of Washington Mount Laurel Housing Trust Fund. The developer shall be required to provide a contribution of a fee to be deposited into the Township of Washington Mount Laurel Housing Trust Fund, as provided in the Stipulation of Settlement in the matter of Viviano v Township of Washington.
(e) 
Homeowners' association. Where individual attached dwelling units are for safe units, homeowners' association shall be established which shall own open spaces, common areas and recreational open space areas and facilities for the purposes of owning and maintaining such areas designed within the development. The homeowners' association shall incorporate the following provisions.
[1] 
The association shall be responsible for liability insurance, taxes, maintenance and any other obligations assumed by the association and shall hold the Township harmless from any liability.
[2] 
The association shall maintain the common property and all facilities thereon and, in case of a default by the association, the Township shall have the power to maintain the common property, open spaces, recreational open space areas and facilities in accordance with the provisions of N.J.S.A. 40:55D-43.
[3] 
The Articles of Incorporation, covenants, bylaws, model deeds and other legal instruments shall ensure that control of the homeowners' association shall be transferred to the property owners based on a percentage of the dwelling units sold and/or occupied and shall clearly indicate that the Township may perform such maintenance and repair work that may be required in the public interest where the association has not performed, with the costs being levied upon each property owner according to the pro rata share in the association and which may become a lien on the property not only owned by the association but pro rata upon each property owner's dwelling unit.
[4] 
The homeowners' association shall not be dissolved and shall not dispose of any common areas, open spaces, recreational open space areas and facilities by sale, conveyance or otherwise, except to an organization conceived and established to own and maintain the open space, common areas, recreational open space areas and facilities for the benefit of such development, and thereafter such organization shall not be dissolved or dispose of any of its common areas, open spaces, recreational open space areas and facilities without first offering to dedicate the same to the Township provided, however, that the Township agrees to accept such.

§ 580-31 Affordable Housing Overlay District.

[Added 9-11-2017 by Ord. No. 17-17]
A. 
Purpose. The purpose of the Affordable Housing Overlay District is to provide development that contributes to the Township of Washington's municipal affordable housing obligation, while allowing developers increased flexibility to provide more residential units when a required on-site affordable housing set-aside is provided.
B. 
Location. There is hereby established an Affordable Housing Overlay District, comprised of the following lands and premises shown and designated on the Tax Assessment Map of the Township of Washington as revised (and as shown in Attachment A):[1] Block 3405 Lot 1 containing a total area consisting of approximately 2.4 acres.
[1]
Editor's Note: Said map is on file in the Township offices.
C. 
Permitted uses.
(1) 
Multifamily residential apartments.
(2) 
Townhouses.
D. 
Development standards. The standards contained in the Affordable Housing Overlay shall supersede the existing AA District standards for area, yard, frontage, height and other bulk requirements. The remaining provisions of the Washington Township Land Use and Zoning regulations shall apply as appropriate.
(1) 
Townhouse developments shall conform to the minimum requirements of §§ 580-76B and 580-77
(2) 
Multifamily developments shall provide the following minimum setbacks:
(a) 
Front yard: 50 feet.
(b) 
Side yard combined: 60 feet.
(c) 
Rear yard: 30 feet.
(3) 
Townhouse and multifamily developments shall not exceed the following maximum requirements:
(a) 
Maximum residential density: eight dwelling units per acre.
(b) 
Maximum permitted building height: three stories or 35 feet.
(c) 
Maximum impervious lot coverage: 80%.
(4) 
Townhouse and multifamily developments shall provide a minimum landscape buffer of 20 feet wide adjacent to any property line abutting an existing single-family residential use.
E. 
Affordable housing requirements.
(1) 
A minimum of 15% of rental units and 20% of for-sale units shall be reserved as affordable units.
(2) 
At least 50% of the affordable units shall be affordable to very low- and low-income households. If only one affordable unit is created in a project, the unit shall be a very low- or low-income unit.
(3) 
At least 13% of the total number of affordable rental units shall be affordable to very low-income households.
(4) 
The affordable units shall be affirmatively marketed to the housing region in accordance with the Township's Affirmative Marketing Plan.
(5) 
Affordability controls shall be maintained for a minimum of 30 years.
(6) 
Rental increases shall be in accordance with percentages approved by COAH or other applicable affordable housing authority or entity.
(7) 
All affordable units shall be subject to the provisions of the Township's Affordable Housing Ordinance.[2]
[2]
Editor's Note: See also Ch. 540, Art. XXI, Affordable Housing, and Art. XXII, Mandatory Affordable Housing Set-Aside.

§ 580-32 Use regulations.

[Amended 6-20-2022 by Ord. No. 22-11]
A. 
Within any Class AA District, no building or structure or area shall be used and no building or structure shall be erected to be used in whole or in part for any purpose other than the specified purposes permitted in Article IV, § 580-13 above.
B. 
Places of worship shall be permitted as a conditional use in the Class AA District subject to the conditions and requirements of § 580-95.1 of this chapter.

§ 580-33 Street frontage and lot area requirements.

[Amended 9-23-2024 by Ord. No. 24-15]
Within any Class AA District, no lot or plot shall have a street frontage of less than 100 feet or less than 100 feet of lot width measured at the front yard setback line. The minimum required lot area for lots in the Class AA district is 21,780 square feet and the minimum required lot depth shall be 150 feet. No building shall occupy an area greater than 20% of the area of the lot upon which it is built. Maximum allowable impervious coverage in the Class AA District is limited to no greater than 33% of the lot. See Schedule A, Area and Bulk Regulations, attached to and hereby incorporated into Chapter 580.

§ 580-34 Height restrictions.

[Amended 12-1-1980 by Ord. No. 80-24; 5-21-1990 by Ord. No. 90-3]
No principal building shall be erected to a height in excess of 2 1/2 stories nor greater than 30 feet; provided, however, that this limitation shall not apply to churches and public buildings, nor to flagpoles or monuments, nor to domes, cupolas and chimneys, provided that the aggregate horizontal area of such parts shall not exceed 10% of the ground area covered by the main building. Radio and television antennas, poles, masts or towers shall not exceed 50 feet in height above ground level measured from the structure on which located. All accessory buildings or structures shall not exceed 20 feet in height.

§ 580-35 Front yards.

[Amended 9-23-2024 by Ord. No. 24-15; 1-20-2025 by Ord. No. 25-03]
Within any Class AA District, a front yard is required on every lot which shall be a minimum of 50 feet from the front lot line to the closest projection of the principal building, except as provided and regulated by § 580-9B. See Schedule A, Area and Bulk Regulations, attached to and hereby incorporated into Chapter 580.

§ 580-36 Rear yards.

[Amended 9-23-2024 by Ord. No. 24-15]
Within any Class AA District, the minimum depth of a required rear yard as measured between the rear lot line and the nearest projection of the principal building shall be no less than 50 feet. See Schedule A, Area and Bulk Regulations, attached to and hereby incorporated into Chapter 580.

§ 580-37 Side yards.

[Amended 9-23-2024 by Ord. No. 24-15]
Within any AA District, except for corner lots, two side yards are required, each a minimum of 15 feet. See Schedule A, Area and Bulk Regulations, attached to and hereby incorporated into Chapter 580.

§ 580-38 Proximity of buildings to rear lot line.

[Added 12-1-1980 by Ord. No. 80-24]
Within any Class AA District, no building, accessory or otherwise, shall be nearer to the rear lot line than 10 feet.

§ 580-38.1 Inclusionary Multifamily Affordable Housing Overlay District.

[Added 10-1-2018 by Ord. No. 18-12]
A. 
Purpose. The purpose of the Inclusionary Multifamily Affordable Housing Overlay District is to provide development that contributes to the Township of Washington's municipal affordable housing obligation in accordance with the Township's Affordable Housing ordinances and to implement and incorporate the court approved settlement agreement, captioned In the Matter of the Application of the Township of Washington Superior Court of New Jersey, Law Division, Bergen County, Docket No. BER-L-6067-15, which was approved by the Superior Court of New Jersey at a Fairness Hearing on May 11, 2017.
B. 
Location. The following lands and premises shown and designated on the Tax Assessment Map of the Township of Washington, as revised, are hereby classified as the Inclusionary Multifamily Affordable Housing Overlay District: Block 1102, Lots 1.04, 2, 11 and a portion of Lot 9.
C. 
Permitted uses. No building or land shall be used and no building or other structure shall be built, altered or erected to be used for any other purpose than those specified as follows:
(1) 
Multifamily residential.
D. 
Permitted accessory uses. Uses customary and incidental to the principal use, including but not limited to meeting rooms, gyms, and other amenities for the sole use of residents and their guests, shall be permitted.
E. 
Density. The residential density shall not exceed 44 dwelling units.
F. 
Affordable housing requirements.
(1) 
At least 15% of the total number of dwelling units to be constructed on the site, or seven units, shall be set aside as affordable family units
(2) 
Affordable units shall further be reserved as follows: one very-low-income; three low-income; and three moderate-income.
(3) 
All affordable units shall be subject to the provisions, where not referenced herein, of Article XXI, Affordable Housing, of Chapter 540 of the Township of Washington Code.
G. 
Bulk requirements. Any proposed development shall comply with the following bulk standards:
(1) 
Minimum tract area: 13 acres.
(2) 
Minimum lot size: 100,000 square feet.
(3) 
Minimum front yard setback: 125 feet measured from the property boundary between Lot 1.04 and Van Emburgh Avenue as depicted on the official tax map of the Township of Washington.
(4) 
Minimum side yard setback: 45 feet.
(5) 
Minimum rear yard setback: 200 feet.
(6) 
Maximum coverage by buildings or impervious surfaces: 25%.
(7) 
Maximum building height:
(a) 
Not more than 34 feet at that point of the building closest to Van Emburgh Avenue, as viewed from the easterly right-of-way line of Van Emburgh Avenue;
(b) 
Not more than 63 feet from the average ground elevation around the foundation of the building to the highest point of the building;
(c) 
Not more than 75 feet overall to the highest point of the building.
H. 
Off-street parking. Number and size of off-street parking spaces shall be provided in accordance with the residential site improvement standards.
(1) 
Driveway and parking area setback: Setback of driveways and parking areas from adjacent residential uses and property boundaries shall be at least 20 feet.
I. 
Lighting. Site lighting shall be provided at the minimum level to accommodate safe pedestrian and vehicular movements.
(1) 
Exterior lighting shall be shielded to prevent glare or illumination on adjacent properties and residential uses.
(2) 
Pedestrian-level, bollard-style lighting, or other glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways and not exceed four feet in height.
(3) 
Parking lot lights shall not exceed 12 feet in height.
J. 
Landscape and buffering requirements: All landscaped areas are recommended to provide a variety of flowering and evergreen trees, shrubs and perennial plants to provide seasonal interest.
(1) 
A minimum twenty-foot-wide landscaped buffer shall be provided along all parking areas and driveways that abut a property line of an adjacent residential use or property. This buffer shall be comprised of the following planting requirements:
(a) 
Evergreen row: A minimum twelve-foot-wide portion of the buffer that is closest to the adjacent property line shall be planted with a staggered row of evergreen trees.
(b) 
Shrub row: A minimum eight-foot-wide section of the buffer between the row of evergreens and the grass strip shall be planted with a staggered row of shrubs.
[1] 
Within the shrub row, one deciduous shade tree shall be provided every 30 linear feet or one flowering tree shall be provided every 20 linear feet.
(2) 
A minimum fifty-foot-wide natural buffer shall be provided along the property boundary between Lot 1.04 and Lot 1.02.
(a) 
The natural buffer shall consist of trees, shrubs and groundcovers existing on the property at the time of development.
(b) 
The area of the natural buffer shall be protected from construction, grading or other activity which might cause damage to or reduction of the area of the buffer and the plant materials within.
(c) 
The natural buffer may be supplemented by additional plantings at the perimeter of the buffer to provide additional screening.
(3) 
A minimum ten-foot-wide landscaped buffer shall be provided along the perimeter of parking areas not abutting a property boundary. This buffer shall be planted in a manner that will provide a continuous visual screen throughout the entire year.
K. 
Open space. All areas of the tract that are not developed with principal buildings, drives, parking areas and stormwater management facilities shall be reserved as open space for passive recreation or conservation purposes and dedicated to an organization responsible for the ownership and maintenance of such open space for the benefit of owners or residents of the development. Such organization shall not be dissolved and shall not dispose of any open space, by sale or otherwise, except to an organization conceived and established to own and maintain the open space for the benefit of such development, and shall not dispose of such open space without first offering to dedicate the same to the Township of Washington.
(1) 
Minimum open space area: At least nine contiguous acres of the tract area shall be reserved as open space.
L. 
Signs. The following signs shall be permitted:
(1) 
Ground identification sign: One ground identification sign shall be permitted at the entrance to the development on Van Emburgh Avenue.
(a) 
The sign face of the ground identification sign shall not exceed four feet in height and shall not exceed 32 square feet in area.
(2) 
Way-finding or directional signage, building identification, building entrance and similar incidental signage shall be permitted.
(a) 
The sign face of way-finding or directional signage shall not exceed two square feet in area per sign.
[1] 
No illumination of way-finding or directional signage shall be permitted.
(b) 
Building identification signage shall not exceed 10 square feet in area per sign.
[1] 
Building identification signage may be externally illuminated with a light level of an intensity not to exceed the equivalent of 75 watts or 1,100 lumens each, that are shielded and directed solely at the sign.