A. 
Intent. The master plan development (MPD) regulations are intended to implement the goals of the comprehensive plan, the Lehigh Riverfront Master Plan, and other planning documents. These regulations are intended to apply to existing parcels larger than a typical, walkable block and to result in a site-specific master plan that:
(1) 
Addresses the surrounding existing and planned context, relationships to other parcels, transportation continuity, and other interactions;
(2) 
Results in an interconnected system of streets and blocks, extending the City's current grid, which provides access and mobility to all users via multiple modes of transportation;
(3) 
Incorporates a variety of smaller, usable, accessible open space for residents and visitors to the sites within walking distance; and
(4) 
Implements the Lehigh Riverfront Master Plan, by helping ensure access to and visibility and stewardship of the riverfront.
B. 
Applicability.
(1) 
The MPD regulations of this article apply to new large-scale developments on a single lot or combination of lots totaling five acres or more. New developments on sites in I or P Zones are exempt from master plan development requirements (see also § 660-07 of Chapter 660, Zoning) as are minor modifications, as determined by the City, to existing developments on five-acre or larger lots.
(2) 
The following must be included in the MPD:
(a) 
All adjacent and abutting land under the same or similar ownership must be included. Similar ownership means parcels that have any common owners with legal rights.
(b) 
All parcels considered to be part of the same development or phases of a development.
(c) 
All adjacent and abutting parcels under separate ownership that are either vacant or anticipated to be developed within 10 years of the submittal must be included for planning purposes and noted as such. Planning purposes include such items as access to those sites, incorporation into the blocks of the MPD, continuity of waterfront access and visibility, access to usable open spaces, and mixing of uses and access to daily uses.
(d) 
All parcels the Director of the Bureau of Planning and Zoning requests to be included for planning purposes.
C. 
Submittals. All MPDs require review and approval as major land developments, in accordance with Article 5. In addition to other application submittal requirements (see Article 4), applications for approval of an MPD must include the following:
(1) 
Project information. The development application must be complete and include, at a minimum, the following:
(a) 
Total area in the development project including legal description.
(b) 
Ownership and contact information.
(c) 
Intent of development.
(d) 
Brief narrative explaining how adjacent and abutting properties were considered during the development of the master plan.
(2) 
Project phasing and guarantees. Description and mapping of anticipated project timing and phasing, including all components (such as utilities, streets, parking, civic spaces, landscaping, uses, building types). Proposed mechanisms (such as financial guarantees) must be included to ensure completion of all site components, such as streets and civic spaces, phased in conjunction with buildings.
(3) 
Plans and details. List of plan and detail submittal requirements is available from the City.
(4) 
Master development plan components. The submittal plans must include all components defined in Article 3.
(a) 
Boundary lines. All streets, civic space, waterfront buffers, and building sites must be located on separate lots, rights-of-way, or easements. These lines provide the baseline for measuring locations of building types.
(b) 
Zones and building types. The regulating plan must locate all proposed new zones on lots and consider the regulations for building types in Article 4 of Chapter 660, Zoning, to ensure the areas designated can accommodate buildings meeting the regulations. Building plans and elevations meeting the regulations of Article 4 of Chapter 660, Zoning, are not required for the MPD approval; however, building and parking footprints are encouraged.
A. 
Block layout. An interconnected system of streets and blocks is required for all MPD sites.
(1) 
Block size. Block length must be no more than 600 feet, with a maximum perimeter of 1,800 feet, except as follows:
(a) 
Blocks with natural or existing site constraints, such as those abutting rail corridors, highways, steep grades, and waterways, may be longer.
(b) 
Where blocks are longer than 700 feet, pedestrian access easements, minimum 20 feet in width with minimum five-foot sidewalks, must be located approximately mid-block, effectively reducing the resulting pedestrian blocks to dimensions less than the block sizes defined in Subsection A(1), above.
(2) 
Access points. An access point is a new street connecting to an existing street. A minimum of two access points must be provided for the MPD, with a minimum of one per every 1,500 feet of boundary, except along rail corridors, waterways, steep grades, or limited access highways.
(3) 
Extend existing streets. Streets must connect and continue existing streets from adjoining areas. Future connections must be considered and temporary dead-end streets may be supplied for future extension with City Engineer approval.
(4) 
Shape of blocks. The shape of a block should be generally rectangular in order to accommodate typically rectilinear buildings, but may vary due to natural features or site constraints.
(5) 
Civic space frontage. Refer to § 350-28 for civic space requirements, including street frontage requirements. Open space, existing and new, shall be fronted with streets to provide more visibility and access.
(6) 
Culs-de-sac. Culs-de-sac streets are prohibited, except when approved by the Planning Commission due to the presence of natural features or site constraints, including but not limited to waterways, or highways. If approved, pedestrian connections and landscape plantings may be required.
(7) 
Lot configuration. All lots must have frontage along a street per the building type requirements, unless otherwise specified. See Article 4 of Chapter 660, Zoning, for building types and lot size requirements.
(a) 
Blocks must have lots fronting on at least two street faces, preferably the longest faces, with the exception of blocks containing open space or civic space. See Article 4 of Chapter 660, Zoning, for building type regulations regarding double-frontage lots.
(b) 
Flag lots, located on the interior of the block with street frontage only for driveway access, are prohibited except when approved by the Planning Commission due to topography or natural feature constraints.
(c) 
Regulations for anticipated building types shall be considered when setting block depth and width to avoid the need for future variances.
(d) 
Consider lot and block orientation for maximum energy efficiency, depending on the building type. For example, block orientation along an east-west longitudinal axis will encourage development of long mixed-use buildings oriented along an east-west axis, with smaller east and west facing facades, able to take advantage of passive solar technology.
(8) 
Service access. The configuration of the lots and blocks must include alleys or service drives per § 350-27C to accommodate parking and garage access, refuse and recycling pickup, and utilities in the rear of lots.
(9) 
Existing lots. Blocks may be established to include already existing lots within them and those lots may retain their existing zone designation.
(10) 
Vistas. Views down streets that terminate at parcels (referred to as "vistas" in these regulations), including where a street might angle at less than 90°, must be considered when laying out streets and blocks, and locating open space, parking, and buildings.
B. 
Street configuration. Complete streets provide for multiple modes of access throughout the City. All streets, whether publicly dedicated or privately held, must meet the following requirements.
(1) 
Base street requirements. The base street type is illustrated in Figure 3.290-A. The City Engineer may require additional street right-of-way or other configuration based on existing context and circulation needs. The base street defines the minimum components of any new street on the interior of the development and includes the components outlined in this § 350-27B.
Figure 3.290-A. Typical Base Street
(2) 
Streetscape.
(a) 
Nonresidential streetscape width. The minimum dimension required for streetscapes along nonresidential ground stories is 14 feet, with a clear sidewalk width of at least six feet and a minimum eight-foot street tree buffer zone.
(b) 
Residential streetscape width. Along residential ground stories, the minimum is 12 feet with a clear sidewalk of at least five feet and a minimum seven-foot street tree buffer.
(c) 
Landscape. See § 350-13 for streetscape area regulations, including references to sidewalk and street tree regulations. Enhanced streetscape is required adjacent to any storefront area.
(3) 
Travel lanes and pavement width. Pavement width must accommodate travel lanes, on-street parking, and any on-street bicycle accommodations.
(a) 
Travel lanes. Travel lanes of 10 feet are required, except the following may be approved by the Planning Commission with recommendation of the City Engineer:
[1] 
Shared lane. A shared, single sixteen-foot two-way travel lane for local residential streets within N Zones and appropriately spaced pull-offs to allow vehicles to pass are provided. (Pull-offs may include fire hydrant, no-parking zones where on-street parking is provided.)
[2] 
One way.
[3] 
Narrow street. A shared, single twelve-foot two-way travel lane for local residential streets with N4 or N5 Zones abutting both sides, and appropriately spaced pull-offs to allow vehicles to pass are provided.
(b) 
On-street parking. On-street parking provides convenient parking for businesses and for parks and open space users, decreases the need for off-street parking, and buffers pedestrians on the sidewalk from vehicular traffic on the street.
[1] 
On-street parking must be provided on both sides of the street. If only one lane of on-street parking is approved, the minimum pavement width for a two-way street is 30 feet and the minimum right-of-way width is 54 feet.
[2] 
Minimum width of on-street parking is eight feet, except where N Zones abut the street, minimum width is seven feet.
[3] 
Back-in or head-in angled parking is acceptable in lieu of parallel parking with additional width to the right-of-way.
(c) 
Maximum pavement width. The maximum crossing width for all streets internal to the development is 38 feet. Wider pavement widths must include a median in the middle to provide pedestrian refuge and/or bulb-outs to reduce the crossing widths to less than 38 feet, as determined by the City Engineer.
(4) 
Mid-block pedestrian paths. Where the maximum block size is exceeded as allowed per § 350-27A(1), mid-block pedestrian paths are required.
(5) 
Street crosswalks. Crossings at all street intersections shall include a clear pedestrian path across streets (crosswalks) with accessibility ramps at curbs, demarcated by paint, stamped patterns, or pavers. Raised crosswalks are required for upland connections crossing streets to waterfront access (see § 350-15).
(6) 
Curb radii. Intersections must be designed for actual turning radius of the typical design vehicle as opposed to the maximum design vehicle. Small curb radii at intersections shorten pedestrian crossing distances and reduce vehicle turning speeds, increasing pedestrian safety. See Figure 3.290-B for illustration.
(a) 
Where on-street parking is provided with no bulb-out, a radius no greater than 10 feet is required.
(b) 
Where on-street parking is provided with a bulb-out or where no on-street parking is provided, a radius no greater than 15 feet is required.
(c) 
Adjacent to I Zones, a radius no greater than 25 feet is required.
Figure 3.290-B. Illustration of Actual Turning Radius vs. Curb Radius
(7) 
Bicycle accommodations. New streets within the development shall accommodate bicycle access per the City's most recent comprehensive or bicycle plan. Bicycle accommodations shall be included on through streets and higher activity streets. On non-commercial and lower activity streets, bicycles may share vehicular lanes. Refer to the City's complete streets manual for further details.
C. 
Alleys or service drives.
(1) 
Alleys or service drives (see Figure 3.290-C must be provided through all blocks to provide vehicular access, refuse and recycling, and service access to all lots, except as follows:
(a) 
Parking drives. Parking lot drives and parking structure drives may serve as alleys if the drive is continuous through the block with at least two access points and serves all lots on the block.
(b) 
Single access. A single point of access is allowed where a parking structure requires only one access and the access is located off a side street.
(c) 
Constraints. Where natural or existing site constraints (e.g., a waterway, rail line, or highway) limit the block depth and no more than two vehicular access points are provided for the lots on the block, alleys and service drives are not required.
(2) 
Alleys or service drives must be located within boundary lines on the plan with a minimum width of 20 feet and a minimum pavement width of at least 12 feet. See Figure 3.290-C.
Figure 3.290-C. Typical Alley or Service Drive
D. 
Front street designation. The orientation and location of buildings on lots is determined by the front street designation. Many building type requirements are specific to the front street abutment. Front streets are treated as the front of the building.
(1) 
Minimum designation. A minimum of 45% of a combination of the new streets centerlines on the MPD and existing streets fronting the development must be designated as front streets.
(2) 
Building frontage. Front streets must be designated so that all building lots abut at least one front street, except up to 20% of the lots may front a side street.
(3) 
Civic space frontage. Where practicable, streets along civic space, required per § 350-28, must be designated as front streets to ensure building fronts face the civic space.
(4) 
Alleys, driveways, and service access.
(a) 
Driveways and service access. Driveways and service access to lots must not be located off a front street, unless otherwise allowed by building type.
(b) 
Alleys. Alleys providing access to more than two lots may be located off a front street. Otherwise, alley access off a front street should be avoided.
(c) 
No side street. When the parcel is fronted by more than two front streets and/or there is no side street or alley access, the City Engineer must designate which street may have driveway and service access. See § 660-18K of Chapter 660, Zoning, for front streets in building types.
(5) 
Major streets. When the development abuts a street with a right-of-way wider than 120 feet, one of the following layouts may be utilized to create slower, more accessible, and more walkable streets for fronting commercial or mixed-use buildings than the major street might provide:
(a) 
Perpendicular. A new front street located generally perpendicular to the existing major street.
(b) 
Frontage street. A new front street located essentially parallel to the major street with a landscape buffer island or boulevard median of at least 10 feet separating the streets.
All developments where a master plan development (MPD) is required must provide the following civic space.
A. 
Design. All new civic spaces must be designed by a landscape architect or other landscape or architectural design professional.
B. 
Required amount.
(1) 
Overall minimum. A minimum total of 10% of the total MPD site area must be utilized as civic space types.
(2) 
Distance from principal entrances. One type of civic space is required within a 500-foot distance, as measured continuously along a sidewalk, from all front entrances of all buildings and any residential and live-work units with entrances on the street. The intent is to provide usable open space within a short walking distance for all occupants and visitors.
(3) 
Mix of civic space types. A mix of types is required, with not more than two of any one type utilized for each five-acre increment of site.
(4) 
Existing civic spaces. Existing open space may be counted towards the civic space required proximate to entrances in § 350-28B(2), provided the existing spaces meet the regulations of one of the types in § 350-28C and the space is publicly accessible.
C. 
Types of civic space. The following types of civic space are allowed. Refer to Figure 3.290-D for example images.
(1) 
Plaza. A plaza is a generally hardscaped area (minimum 60% coverage), minimum 5,000 square feet in size, with either street, pedestrian, river right-of-way, or building frontage on all sides and at least one side the equivalent of 25% of the perimeter fronting a front street. A single plaza may not fulfill the minimum civic space requirements; if a plaza is utilized to meet the distance requirement, another civic space must be incorporated in another location on the site.
(2) 
Square. A square is a combination of hardscape and landscape (approximately 50% and 50% respectively), minimum 1/4 acre in size, and surrounded by street frontage on all sides.
(3) 
Green. A green is a generally landscaped space (minimum 70%), minimum 1/2 acre in size, with street right-of-way on at least 50% of the perimeter.
(4) 
Greenway. A greenway is a linear landscape space, minimum two acres in total, minimum 30 feet wide and a minimum seventy-foot average width, and with street right-of-way on at least 30% of the perimeter.
(5) 
Park. A park is a larger, generally landscaped space, a minimum of two acres in size, with at least 25% of the perimeter on a street right-of-way.
Figure 3.290-D. Examples of Civic Space Types
D. 
Trails. Refer to any City open space and/or trail plans, and any existing trails surrounding the site, to provide connections through and within the site for continuous trails.
See § 350-15 for treatment along all waterways and waterfronts on or abutting the site. Additionally, for any MPD abutting a waterway, the following is required:
A. 
Expanded waterfront buffer. All requirements of § 350-15 apply for the waterfront; however, the minimum width for the waterfront buffer in an MPD is 50 feet. The waterfront buffer and access must occur continuously along all waterfront edges.
B. 
Greenway along waterfront. Where the waterfront edge measures more than 250 feet in length, a minimum fifty-foot-wide greenway civic space type is required along a minimum of 75% of the waterfront, meeting all other minimum size requirements for the greenway. The waterfront buffer may be located within the greenway. See § 350-27A(5) for street frontage requirements of civic open space. Where this greenway is required, at least one more additional civic space type must be located on the site.
C. 
Upland connection. See § 350-15F for upland connection regulations. A minimum of one upland connection is required for the MPD, irrespective of the linear footage of waterfront edge.