All planned regional shopping centers shall be located in a group of at least four retail establishments located in a complex which is planned, developed, owned or managed as a single unit with off-street parking provided on the property.

The site design shall provide for a unified layout of permitted uses served by common on-site parking and stormwater control facilities, together with a common driveway access point. See also § 16-10.

Parking and loading areas shall be screened from views of adjacent streets and residential areas through planting and berming. Parking lots and loading areas shall be located and landscaped in accordance with the requirements of § 16-10.

A comprehensive signage plan shall be provided which covers overall project identification, individual building/tenant identification, traffic regulations, pedestrian crossing, street identification, parking and directional instructions.

There shall be a unified architectural facade treatment and theme for the uses contained in the center, with an integrated lighting, landscaping and graphic business sign program designed to enhance the small-scale character of the center. Architectural treatment of facades throughout the center should be consistent and contain consistent architectural elements.

Ground floor facades that face public streets, shall have arcades, display windows, entry areas, awnings or other such features alone no less than 60% of their horizontal length.

Building facades shall include architectural features, such as columns, ribs or pilaster, piers or fenestration patterns, and be subdivided and proportioned using such features as windows, entrances, arcades, arbors, etc., in such a manner as to add architectural interest and variety and avoid the effect of a single, monolithic facade of long or massive walls. A repeating pattern of facade pattern design may be used that includes color change, texture change or material module change. In combination with these, the facade face may be further detailed by inclusion of an expression of architectural or structural bays through a change in plane no less than 12 inches in width, such as an offset, reveal or projecting rib.

Public entries to retail uses on site shall have clearly defined, highly visible entrances featuring no less than two of the following: canopies or porticos; overhangs; recesses/projections; arcades; raised corniced parapets over the door; peaked roof forms; arches; outdoor patios; display windows; architectural details such as tile work and moldings which are integrated into the building structure and design; integral planters or wing walls that incorporate landscaped areas and/or places for sitting.

Quality finish materials shall be used in all construction which may include, but are not limited to: brick or stone masonry; integrally tinted, textured masonry block stucco; or wood siding. Exterior building materials shall not include smooth-faced concrete block, tilt-up concrete panels or prefabricated steel panes.

Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited. Building trim and accent areas may feature brighter colors, including primary colors. Neon tubing shall not be an acceptable feature for building or accent areas.

At least 10% of the acreage of the center site shall be devoted to pedestrian spaces, including but not limited to sidewalks in front of the stores, and associated landscaping and water features, including but not limited to fountains, plazas, any lawn or landscaped areas within parking lots, outdoor entertainment or outdoor recreation facilities. Should the combined requirements of other portions of this section result in a greater amount, the greater amount shall be the requirement.

Exterior freestanding lighting fixtures shall not exceed the height of proposed structures, and in no case shall be greater than 25 feet in height, whichever is less. The source of illumination shall be recessed and shielded within the fixture itself. To the degree possible, the fixture design shall be consistent in character with the design of the center. Lighting shall also comply with all applicable lighting standards of the Township of Greenwich. (See § 16-12B)

Access for service and deliveries shall not obstruct overall site traffic patterns. All service areas shall be isolated from main public circulation drives and screened from public view by building placement, landscaping, fencing or combination thereof.

Where used, fences and walls shall be constructed of material similar to, or compatible with, the primary building material and architecture. (Chain-link-type fences with or without wood slats or other inserts are not acceptable screening devices). Fencing shall not impair traffic safety by obscuring views.

Long expanses of fences or wall surfaces shall be architecturally designed so as to avoid monotony by use of repeating elements, alternative opaque and transparent sections, or architectural elements.

Open-air or enclosed pedestrian spaces shall act as connectors of buildings and shall contain such amenities as changes in level, benches, water features, opportunities for entertainment and seating areas to provide a sense of place and orientation for its users.

Each planned regional shopping center shall contribute to the establishment or enhancement of community and public spaces by providing one or more outdoor entertainment, outdoor recreation facilities and/or plaza area devoted for public gathering, local events or community activity which shall constitute a design focal point for the planned development. In such areas, at least two of the following shall be provided: patio/seating area, pedestrian plaza with benches, outdoor playground area, kiosk area, water feature, clock tower or other such deliberately shaped area and/or a focal feature or amenity that, in the judgment of the Board, adequately enhances such community and public spaces and provides an appropriate publicly oriented focal point for the center. Such area shall not be less than 15,000 square feet or 5% of the total square footage proposed for the entire planned development, whichever is greater. This area shall be in addition to required pedestrian spaces identified in Subsection 16-18.7j.11 above. The content of such area of the planned development shall be approved by the Board of Jurisdiction. Any such areas shall have direct access to the public sidewalk, and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape.

Where any loading or service area is visible from any residential site or residentially zoned area located within 1,500 feet, such area shall be suitably bermed and planted for its entire length so as to provide a year-round screen from such areas. Such berming and planning shall, at a minimum, be in accordance with the transition buffer planting width and of such materials as indicated in Subsection 16-4.14 for the B-2 Zone. Buffer width may be increased to a maximum of 50 feet and/or there may be an increase in planting, berming, fencing or other materials where determined to be necessary by the Township to provide an effective year-round screen of loading and service area activities.

Buildings shall be sited to form a progression of pedestrian-oriented open spaces with visual as well as pedestrian connections between such spaces. Where the planned regional shopping center is made up of two or more groupings of structures separated by roadways, landscaping or open space, these individual buildings or groupings of buildings shall be connected by pedestrian linkages.

Sidewalks at least six feet in width shall be provided along all sides of the lot that abut a public street.

Continuous internal pedestrian walkways, no less than eight feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrance of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings and building and store entry points, and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers or other such materials for no less than 25% of the length of the walkway.

Sidewalks, no less than eight feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least six feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade.

Internal pedestrian walkways provided in conformance with Subsection 16-18.7k.3 above shall provide weather protection features such as awnings or arcades at all customer entrances.

All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low-maintenance surface material such as pavers, bricks or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways.