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be connected to streets outside the development in such a way as to encourage their use by through traffic.The design of collector or arterial streets shall conform to the city's Master Street Plan and shall not be interrupted by gates. The pedestrian circulation system and its related walkways shall be insulated as reasonably as possible from the vehicular movement.This shall include,when deemed to be necessary by the Planning Commission, pedestrian underpass or overpass in the vicinity of schools, playgrounds, local shopping areas, and other neighborhood uses that generate a considerable amount of pedestrian traffic. I. Land Subdivision: In the construction and installation of all subdivision improvements in the Planned Development, said improvements shall conform to all requirements and standards as set forth in the City's Subdivision Regulations, unless exceptions to the requirements are specifically approved by the Planning Commission and the by the City Council as part ofthe PD design. In the future, should the owners of a PD request that the private streets be changed to public streets, the owners do fully agree that, before the acceptance of such streets by the City,the owners will bear full expense of reconstruction or any other action necessary to make the streets fully conform to the requirements applicable to public streets, prior to dedication and acceptance. The owners also shall agree that these streets shall be dedicated to public use without compensation to the owners. 14.09.04. Review Process The Planning Commission shall review the proposed PD after proper submittal of all documents and review by the City staff. The following criteria will govern the approval or disapproval of the PD application by the Planning Commission. A. The PD shall provide public benefits that would not be achievable through the normal zoning regulations B. The PD shall maintain the same or higher level of service(LOS)for the surrounding traffic system. C. The PD shall conform in size, shape,and bulk to those in surrounding developments. The Planning Commission may make exceptions when adequate buffering is included with the PD to shield adjoining uses from the adverse effects of higher land use intensities. The Planning Commission may also make exceptions when the PD clearly represents a transitional development between developments or neighborhoods of differing densities or intensities of use. D. The PD shall be compatible with the adopted plans and policies of the city, including the Master Street Plan. If the PD is not consistent with any of such plans or policies,the application must include with the PD submittal a request to amend such plans or policies. E. The PD shall be designed in such a manner as to protect the public health, welfare and safety of the residents of the neighborhood in which it is located. F. The PD must be of a character and contain such uses that are needed in the area of the proposed project. G. Approval of a PD cannot result in the violation of regulations in the Arkansas Fire Prevention Code or in regulations issued by the Arkansas Health Department. Approval of the PD cannot result in the reduction of standard engineering practices or in the drainage or water quality requirements of the city. 14.09.05. City Council Approval Planned Developments represent zoning districts and must be approved by the City Council. However, the development shall be in accordance with the approved development plan.The Planning Commission must approve any contemplated deviation from the approved development plan except as specified in Section 14.09.06. Upon approval by the Planning Commission,all recommendations shall be submitted to the Batesville City Council for approval. The Batesville City Council has the authority to require