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whether they comply with existing laws, ordinances and regulations. • (b) During a joint public hearing, Ppreliminary proffers maybe modified by an applicant, orally or in writing, i f they do not materially affect the overall proposal-afie public arin ; however, where proffers are made for the first time at the public hearing, or are substantially modified at the hearing, the application shall be continued by the planning commission to allow for review by neighborhood development services and other city departments, and to allow an opportunity for public comment on the new components of the application. (c) If the planning commission takes final action on a zoning application that includes proffered conditions, then the applicant shall reduce all proffers, as acted upon by the planning commission, to a final written proffer statement. The final proffer statement shall be submitted to the director of neighborhood development services within seven (7) days following the planning commission meeting. The director shall transmit the final proffer statement to city council for consideration along with the rezoning application. See. 34-65. Modification of final proffer statement. An applicant may seek to add to, expand, clarify or otherwise modify the proffers acted upon by the planning commission prior to the meeting at which the city council will consider the rezoning application of which the proffers are a part. In the event any such modification is proposed, the applicant shall prepare the final proffer statement as required by section 34-64(c) above, as well as a cover sheet listing the proposed modifications. If a modification is proposed, council shall take one (1) of the following actions: (1) Council may decline to consider the modifications, and may proceed to consider the rezoning application and final proffer statement, as acted upon by the planning commission; • (2) Council may continue the application to a subsequent meeting date, in which case council shall conduct an additional public hearing on the application (including the final proffer statement and all proposed modifications thereof), following advertisement and notice as required by law; or (3) Council may refer the modified application to the planning commission for review and recommendation, upon an additional public hearing of the modification (including the final proffer statement and all proposed modifications thereof), following advertisement and notice as required by law. Council shall re-refer the modified application to the planning commission if the proposed modification is to delete any substantive provision from any proffer that was reviewed and acted upon by the commission. Sec. 34-66. Effect of approved proffers. (a) Once adopted as part of an amendment to the zoning ordinance, proffered conditions shall become a part of the zoning regulations applicable to the property and shall continue in effect until a subsequent amendment changes the zoning on the property covered by the conditions; however, the conditions shall continue if the subsequent amendment is part of a comprehensive implementation of a new or substantially revised zoning ordinance. Upon adoption, the existence of proffered conditions shall be noted by an appropriate symbol on the city's zoning district map. (b) So long as any proffered conditions remain in effect no city official or agency shall approve any site plan, subdivision plat or development plan, unless such plan or plat substantially conforms with all proffered conditions applicable to property which is the subject of the plan or plat. • (c) The director of neighborhood development services shall keep and make available for public inspection a conditional zoning index. The index shall provide ready access to the ordinance adopting the proffered conditions.