The R-4 District is intended to provide for the development of large tracts of ground by allowing greater flexibility and diversification of land uses and building locations than allowed by the single lot method. Principles of land use planning, including a balanced relationship between various types of uses, must be maintained and zoning standards set forth in this chapter concerning population density, light and air, recreation, and open space, and building coverage must be preserved.

   1.   Procedure. The owner of any tract of land not less than 10 acres may submit to the Council a plan for the use and development of the entire tract. Such plan shall be referred to the Planning and Zoning Commission for study and recommendation. The Planning and Zoning Commission shall review the conformity of the proposed development with the standards of the Comprehensive Plan and with principles of urban design, land use planning, and landscape architecture. The Planning and Zoning Commission may approve, disapprove, or require that the applicant modify, alter, adjust, or amend the plan as the Planning and Zoning Commission deems necessary for preserving the intent and purpose of this chapter. The approved plan shall be reported to the Council, whereupon the Council may (after notice and public hearing) approve or disapprove said plan or may require such changes as it deems necessary to effectuate the intent and purpose of this chapter. Upon approval of the plan the Council shall initiate a change in zoning of the tract to the R-4 District classification.

   2.   Standards. Land usage, minimum lot area, yards, building height, and accessory uses shall be determined by the requirements set out below, which shall prevail over conflicting requirements of this chapter or the Subdivision Regulations.

      A.   The buildings shall be used for residential purposes and the following accessory uses: garages; storage spaces; noncommercial recreational facilities; and community activities including churches and schools.

      B.   The minimum yard and height requirements of the zoning district in which the development is located shall not apply except that minimum yards specified in the district shall be provided around the boundaries of the area being developed.

      C.   Uses along the project boundary lines shall not be in conflict with those allowed in adjoining or opposite property. To this end the Commission and Council may require that uses of least intensity or a buffer of open space or screening be arranged along the borders of the project.

      D.   A plat of the development shall be recorded showing building lines, building locations, common land, streets, easements, and items required by the Subdivision Regulations.

      E.   No building permits shall be issued until the final plat is approved and recorded.

   3.   Deed Restrictions. The Planning and Zoning Commission and Council may consider any deed restrictions or covenants entered into or contracted for by the developer concerning the use of common land or permanent open space. Common land shall refer to spaces dedicated to public use and to land retained in private ownership but intended for the use of the residents of the development or the general public.

   4.   Density Requirements. The maximum number of dwelling units to be permitted is calculated by dividing the total area of the development by the minimum lot area per dwelling unit permitted by the zoning district in which the development is located. However, before dividing to determine the number of units allowed, the acres set aside for churches, schools, streets, parks, or other similar public spaces are to be deducted from the total project acreage. If the planned unit development is to contain only multiple-family dwellings, the areas set aside for common land, open space, or recreation may be added to the total development acreage before the total is divided to determine the number of units allowed. However, in an R-1 District the maximum percentage of units that may be multi-family is 50 percent, and in any R-2 District the maximum percentage of units that may be multi-family is 75 percent. If the development area contains two or more different zoning classifications, the number of dwelling units permitted and the percentage of multiples allowed shall be determined in direct proportion to the area of each zoning classification contained in the entire tract.

   5.   Completion. The Council shall make the approval of the development plan contingent upon completion of improvements within a reasonable period of time. In determining such time period, the Council shall consider the scope and magnitude of the development and any schedule of construction and improvements submitted by the developer. Failure to complete all construction and improvements within said period of time shall be deemed sufficient cause for the Council to rezone the property to the classification effective at the time of original submission of the development plan, unless an extension is recommended by the Planning and Zoning Commission and approved by the Council. Any proposed change in the development plan after approval by the Council shall be resubmitted and considered in the same manner as the original proposal.