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Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-1 January 25, 2005 Chapter 4. Specific Plan Implementation OVERVIEW Chapters 1-3 of this Specific Plan present the detailed explanation and policy guidance for future land development within the Coffee/Claratina Specific Plan. These descriptions provide coherent statements of the City of Modesto’s intentions in allowing development within the Coffee/Claratina Specific Plan. Therefore, the policies presented in this Chapter represent adopted specific plan regulatory policies. These policies are grouped in the following categories: A. Public Facility Infrastructure Policies; B. Public Facility Financing Plan Policies; C. Annexation Policies; D. Development Processing Policies; and E. Specific Plan Amendment Policies. Each of the above sets of policies apply to discrete approval documents a Tentative Subdivision Map, a Public Facilities Financing Plan, etc.). Preparation of these approval documents will be governed by policies presented in Sections A-E, that follow. In reviewing these subsequent sections, please note that they have been separated into “Overall” specific plan policies and “Sub-area” specific plan policies. This more detailed distinction of policies is established since different sub-areas are currently developed, (ii) proposed to be developed under different land uses, and/or (iii) have other separate and distinct features which permit their independent development. As such, these policies recognize that any of these sub-areas may develop individually and will establish the policies for development in the event of that occurrence. In addition, overall policies are set forth for the entire specific plan area. A. PUBLIC FACILITY INFRASTRUCTURE POLICIES The public facilities required as part of this project are discussed in Chapter 3 of this Specific Plan document. In general, it is the intent of this Specific Plan that as many facilities as possible will be constructed by project developers and a minimum amount of facilities will be included in community facilities districts or other financing mechanisms. The following policies will govern the installation of infrastructure for the project. 1. Overall Infrastructure. a. Development within the Coffee/Claratina Specific Plan will conform to all existing city-wide standards as set forth in the City’s General Plan, Zoning Requirements (Title X of the Modesto Municipal Code), and the City of Modesto Public Works Standards, except as otherwise amended by this Specific Plan. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-2 January 25, 2005 b. Projects developed in the Coffee/Claratina Specific Plan area will pay all required fees as established by city-wide fee ordinances for infrastructure and public facilities. c. Sewer, water and storm drainage facilities will be installed as necessary to support development projects contained within the Specific Plan area. The storm drainage basins to be constructed on site will ultimately be connected to a regional basin via trunk lines in Claratina Avenue (see Figure 8A) and reclaimed for development. d. Gas, electrical and irrigation facilities wi ll be removed or relocated as necessary to support discrete development projects contained within the Specific Plan area. e. Roadway facilities shall be installed as necessary to provide adequate circulation and access for individual development proposals. f. Roadway facilities shall be installed consistent with existing City standards. For McHenry Avenue Improvements, compliance with state standards and issuance of encroachment permits by Caltrans will also be required. This may include a requirement for a Hazardous Materials Study for any right-of-way to be dedicated to the State. It is possible that a Permit Engineering Evaluation Report (“PEER”) will be required by Caltrans prior to issuance of an encroachment permit. 2. Infrastructure to Serve Sub-area A Sub-area A is the existing Modesto Mobile Home Park which is currently serviced by private wells, septic facilities and on-site storm drainage disposal. This Mobile Home Park, as approved by Stanislaus County may continue indefinitely, upon annexation to the City. This area will ultimately be served both water and sewer service by the City of Modesto. Upon annexation of this property to the City of Modesto, the following policies will apply. a. No new permits for onsite wells or septic systems shall be issued by the City of Modesto. At the time of failure of either the onsite septic system or onsite water system, the City of Modesto shall require connection to existing City facilities in McHenry Avenue. At the time of connection, all appropriate City fees shall be paid. b. Site storm drainage is currently handled by dry wells. Any proposed onsite development beyond that currently existing at the site will require the installation of a pipeline to the north, toward the proposed new collector road, which will ultimately connect to the storm drain basin proposed in Sub-area B1. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-3 January 25, 2005 c. Any development of this proposed property beyond that currently existing will require construction of McHenry Avenue improvements to the appropriate City standards and subject to all appropriate City policies and fees. 3. Infrastructure to Serve Sub-area B1. Sub-area B1 is proposed to be developed as 18 acres net of regional commercial and 40 acres net of Residential. a. Sewer service for Sub-area B1 will be provided by the sewer line in Grecian Avenue extended from Coffee Road as shown in Figure 6. b. Water Service will be provided to Sub-area B1 from water lines proposed in Claratina Avenue, Grecian Avenue and/or existing McHenry Avenue. Prior to development of Sub-area B1, the City of Modesto Department of Public Works will determine the most appropriate method for provision of water service. In 2004, Public Works Department required a water capacity study to determine the best water source for undeveloped portions of the specific plan area. The water study may require that future development may be required to pay its fair share of any new water source. c. One storm drainage basin of approximately 10 to 11 acre feet of capacity will be installed in Sub-area B1, sized to provide storm drainage facilities for both Sub-area B1 and Sub-area A. This basin will be constructed so that it can ultimately be connected to a regional basin via trunk lines in Claratina Avenue (see Figures 8 and 8A), and reclaimed for development. The location of the storm drainage facility is on the north side of Grecian Avenue north of Family Lane. As of 2004, about half of the basin has been installed and the remaining half shall be installed with any additional development in Sub-area B1. The expanded basin will need further modifications to serve Sub-area A to meet current standards. d. With additional development of Sub-area B1, signalization of Grecian Avenue/McHenry Avenue intersection will be required by the City Traffic Division in coordination with Caltrans to the time at which that intersection would degrade to less than a Level of Service D. The developer’s options will be: to install the signal with the first phase of development if signal warrants are met, or ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-4 January 25, 2005 to satisfy the city traffic department, with appropriate traffic analysis, that the intersection will not degrade below level of Service D with the proposed development without the installation of the signal. e. Prior to any new final entitlement approvals in Sub-area B1 appropriate right-of-way shall be provided/dedicated at the intersection of McHenry Avenue and Claratina Avenue consistent with the plan line for an Urban Interchange. Ultimate traffic signals shall be installed at the intersections of McHenry Avenue and Claratina Avenue as determined by the Urban Interchange design, and Claratina Avenue and Coffee Road, when the signals warrants are met, in consultation with the City of Modesto Traffic Division. f. As of 2004, Grecian Avenue, a collector road, extends from McHenry Avenue to the easterly boundary of Sub-area B1. Lifescape Drive extends north of Grecian Avenue to the right- in/right-out connection at Claratina Avenue. g. The intersection of Grecian Avenue with McHenry Avenue is currently developed to allow only right turns in and out of Grecian Avenue. At the time of the review of any specific development request, the City of Modesto Traffic Division and Caltrans will determine if access on Grecian Avenue needs to be modified. 4. Infrastructure to serve Sub-area B2. Sub-area B2 consists of mostly undeveloped ground and four existing rural home sites which is slated for residential development (a 10-acre school site and 7-acre park site are also planned for this area). In addition, limited Commercial uses may be established fronting on Coffee Road as defined by Policy 2A.4E. The existing rural home sites including any businesses legally established in the County may continue indefinitely upon annexation to the City. a. Sewer service will be provided out of the proposed sewer line in Claratina Avenue or Coffee Road. This line has been extended up Coffee Road from the south and will be extended westerly in Claratina Avenue to serve the area slated for development. b. Water service will be provided to Sub-area B2 out of water lines proposed in Coffee Road or Claratina Avenue. Prior to develop- ment of Sub-area B2, the City of Modesto Department of Public Works will determine the most appropriate method for provision of water service. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-5 January 25, 2005 c. One storm drainage basin of approximately 6 to 7 acre-feet of capacity will be installed in Sub-area B2 to provide storm drainage facilities for both Sub-area B2 and Sub-area C. This basin will be constructed so that it can ultimately be connected to a regional basin via trunk lines in Claratina Avenue (see Figure 8 and 8A) and reclaimed for development. The location of the storm drainage facility will be set with the first development proposal in Sub-area B2. This basin shall be installed in its entirety with the first development in Sub-area B2. Storm drainage facilities will be appropriately sized and ultimately constructed to the east/west collector roadway so that, at the appropriate time, connection to the facilities may be made by Sub-area C. d. With the development of Sub-area B2, if the new project collector road exists to McHenry Avenue, signalization of the new project collector road/McHenry Avenue intersection will be required prior to the time at which that intersection would degrade to less than a Level of Service D. The developers options will be: to install the signal with the first phase of development if signal warrants are met, or to satisfy the city traffic department, with appropriate traffic analysis, that the intersection will not degrade below level of Service D with the proposed development without the installation of the signal. e. Prior to any new final entitlement approvals in Sub-area B1 appropriate right-of-way shall be provided/dedicated at the intersection of McHenry Avenue and Claratina Avenue consistent with the plan line for an Urban Interchange. Ultimate traffic signals shall be installed at the intersections of McHenry Avenue and Claratina Avenue as determined by the Urban Interchange design, and Claratina Avenue and Coffee Road, when the signals warrants are met, in consultation with the City of Modesto Traffic Division. f. Development in Sub-area B2 may occur if the east/west collector road is complete to McHenry Avenue, or (ii) the connection to Coffee Road is made, or (iii) the right-in/right-out connection to Claratina Avenue is made. Dragoo Park Drive and Drakeshire Drive will be extended to the new east/west collector. The geometrics of the connection to Claratina Avenue or Coffee Road will be established in consultation with the City of Modesto Transportation Division. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-6 January 25, 2005 g. Installation of the new east-west collector in Sub-area B2, its alignment and intersection with Coffee Road, shall be as shown in Figure 9. Specific intersection geometrics including signalization will be determined by the City of Modesto Transportation Division. The Transportation Division at present does not envision the need for a traffic signal at this intersection and for operational reasons is not in favor of signalizing this intersection. h. At the time of development of Sub-area B2, additional rights-of-way for Coffee Road or Claratina Avenue, based upon the area proposed for development, will be dedicated consistent with City standards. Additional dedications may be required for the construction of dual left turn lanes on Coffee Road. i. No development shall be allowed in Sub-area B2 which would affect the gas regulator station until the City determines the ultimate alignment and roadway section for Claratina Avenue. j. Concurrent with development of the strip commercial portion of Sub-Area B-2, the Coffee Road street improvements, including an auxiliary lane shall be dedicated and constructed between the east- west collector intersection and the Pelandale Expressway. The auxiliary lane design and configuration shall be developed to achieve and maintain a Level of Service on Coffee Road, to the satisfaction of the City's Director of Engineering and Transportation. 5. Infrastructure to Serve Sub-area C. Sub-area C contains the existing Silverwood Mobile Home Park and some small commercial development. It is expected that Sub-area C will ultimately be developed residentially. The existing land uses including the Mobile Home Park, as approved by Stanislaus County, may continue indefinitely, upon annexation to the City. a. No new permits for onsite wells or septic systems shall be issued. At the time of failure of either the onsite septic system or onsite water system, the City of Modesto shall require connection to existing City facilities in Coffee Road. At the time of connection, all appropriate City fees shall be paid. b. Site storm drainage is currently handled by dry wells. Any proposed onsite development beyond that currently existing at the site will require the installation of a pipeline to the north, toward the proposed new collector road, which will ultimately connect to the storm drain basin proposed in Sub-area B2. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-7 January 25, 2005 c. Any development of this property beyond that currently existing will require construction of Coffee Road improvements to the appro- priate City standards and subject to all appropriate City policies and fees. d. Sewer service will be provided out of the proposed sewer line in Coffee Road or Claratina Avenue. This line has been extended up Coffee Road from the south end and will be extended westerly in Claratina Avenue to serve the area slated for development. e. Water service will be provided out of water lines proposed in coffee Road or Claratina Avenue. Prior to development of Sub-area C, the City of Modesto Engineering and Transportation Department will determine the most appropriate method for provision of water service. f. One storm drainage basin of approximately 6 to 7 acre-feet of capacity will be installed in Sub-area B2 to provide storm drainage facilities for Sub-area B2 and Sub-area C. This basin will be constructed so that it can ultimately be connected to a regional basin via trunk lines in Claratina Avenue (see Figure 8 and 8A) and reclaimed for development. The location of the storm drainage facility will be set with the first development proposal in Sub-area B2 and Sub-area C. Storm Drainage facilities will be appropriately sized and ultimately constructed to the east/west collector roadway so that, at the appropriate time, connection to the facilities may be made by Sub-area c. B. PUBLIC FACILITY FINANCING PLAN POLICIES. The public facilities and infrastructure specified within the previous Section A of this Specific Plan must be financed through future development. This financing will be as set forth in a Public Facility Financing Plan, to be adopted prior to specific project development. Following are the policies which will guide the preparation and adoption of the Public Facility Financing Plan. Adoption of the Financing Plan by the City Council is a prerequisite to development within the Specific Plan. 1. Overall Financing Policies. a. It is the intent that a majority of the infrastructure financing will be pay-as-you-go financing by individual development proposals. Notwithstanding Community Facilities Districts or other financing mechanism, may select any number of bonding methods. Where applicable, existing City policies regarding oversizing and reimbursement will apply, unless otherwise amended by this Specific Plan. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-8 January 25, 2005 b. The payment for infrastructure and facilities for the project will generally be as follows: Claratina Avenue will be dedicated by adjacent development with reimbursement as set forth for right-of- way by current City policy; (ii) property owners within the Coffee/Claratina Specific Plan area will be required to pay their fair share of the expressway area-wide circulation system improvements, neighborhood park improvements, water, sanitary sewer, storm drainage, school facilities, and public services that are required to specifically serve the area. The financing plan will identify the specific revenue sources to pay for each of the infrastructure improvements and public services. c. The sanitary sewer line in Claratina Avenue and the pump station in Coffee Road will be installed or reimbursed through current City fees. d. The water line facilities in Claratina Avenue will be installed or reimbursed through current City fees. e. Right-of-way dedication and improvements will be handled through the existing City Capital Facility Fee Program for McHenry Avenue, Claratina Avenue, and Coffee Road, to the extent they are covered under the current fee program. Participation in the City’s Capital Facility Fee Program will result in the project’s fair share contribution for signalization of the McHenry Avenue/Claratina Avenue, Claratina Avenue/Coffee Road and Coffee Road/Mable Avenue traffic signals. f. Sub-areas B1 and A, and Sub-area B2 and C, will prepare inde- pendent reimbursement programs for the installation of storm drain- age facilities to serve these areas. g. Landowners fronting on the major roadways will be responsible for the financial cost of installing landscaping, walls and medians, with the exception of the Hetch Hetchy Right-of-Way, if these facilities are not contained in a current City fee program. h. A Community Facilities District will be established to handle the maintenance of landscaping, medians and bikeways and the Hetch–Hetchy Aqueduct. i. As a part of the formation of any Community Facilities District, a fair share cost allocation for public improvements required for the development of the plan area will be established for each parcel. All parcel owners who develop land within the Coffee/Claratina Specific Plan Area will be required to pay their fair share of costs based on the cost allocation methodology. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-9 January 25, 2005 j. The new McHenry Avenue/project access road signal (and any required studies, including a Caltrans PEER’s Study) will be in the Area of Benefit. k. Storm drainage facilities will be included in the Community Facilities District. The financing of storm drainage facilities shall include provisions to have the storm drainage facilities constructed as part of the first infrastructure constructed. l. Tentative maps for development shall contain the following statement: Prior to recordation of any final maps for development property shall be required to annex to Schools Infrastructure Financing Agency (CFD – 1991-1). 2. Financing Policies Applicable to Sub-area A. a. Property owners within Sub-area A will be responsible to reimburse property owners within Sub-area B1, for storm drainage facilities should properties within Sub-area A either develop or desire to connect to the storm drainage facility in Sub-area B1. b. Property owners of the mobile home park shall be exempt from the cost of infrastructure required to develop the Specific Plan area until the owners develop the parcels according to the land uses assigned by the Specific Plan. Parcel owners will be subject to charges specific infrastructure items that provide direct benefit to their property, such as a sewer line. These parcel owners will be required to pay their fair share of the infrastructure costs at the time a development project for the parcel is approved, as established by the financing plan. c. Sub-Area A will be responsible for no other facilities contained in the Coffee/Claratina Specific Plan Area other than those previously specified. 3. Financing Policies Applicable to Sub-area B1. a. All aforementioned overall financing policies will apply to Sub-area B1. 4. Financing Policies Applicable to Sub-area B2. a. All aforementioned overall financing policies will apply to Sub-area B2. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-10 January 25, 2005 b. Prior to the approval of tentative maps in Sub-area B2, the City shall determine whether parkland dedication will be required, or whether parkland will be purchased, subject to all appropriate city and state laws and regulations governing parkland dedication. 5. Financing Policies Applicable to Sub-area C. The Specific Plan assumes that Sub-area C will develop to a residential use. a. All aforementioned overall financing policies will apply to Sub-area C. C. DEVELOPMENT PROCESSING POLICIES Subject to, or concurrent with, annexation of specific parcels, those properties may also seek development approvals from the City. Following are the policies which will guide development of individual properties, in accordance with this Specific Plan. 1. Overall Development Policies. a. The City of Modesto’s Title X, Planning and Zoning Code Latest Edition, is hereby adopted and incorporated by reference into the Coffee/Claratina Specific Plan, as the Plan’s land use regulations and development standards. b. The City’s zoning map, as allowed by Section 10-2.303 of the Modesto Municipal Code shall indicate SP-O zoning for the area of the Coffee/Claratina Specific Plan. c. The purpose of the SP-O zone is to permit development within the Coffee/Claratina Specific Plan Area under Title X of the Modesto Municipal Code, and any exceptions as defined in the Specific Plan. d. Exception Guidelines. The Planning Commission may grant exceptions to any of the development regulations listed in Chapter 2 of the Specific Plan, by resolution, based on the following considerations: i. To encourage creative and efficient land uses; ii. To encourage mixed or multiple use projects; or iii. To permit variations from the density, height or other standards. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-11 January 25, 2005 e. There are three areas where principle underlying zones are established in conjunction with the adoption of this Specific Plan. These areas include: 1) Low Density Residential Zone 2) Regional Commercial Zone 3) the Coffee Road area per Specific Plan Policy 2.A.4.e. that includes principle underlying zones of General Commercial Neighborhood Commercial Professional Office Medium High Density Residential Medium Density Residential and Low Density Residential These zones are set forth in the Title X of the Modesto Municipal Code and are as follows: Low Density Residential Zone (R-1) – Article 5, Section 10-2.501 et seq., and Highway Commercial Zone (C-3) – Article 12, Section 10-2.1201 et seq. Professional Office Zone (P-O) – Article 8, Section 10-2.901 et. seq.; General Commercial Zone (C-1) – Article 11, Section 10- 2.1101 et. seq.; Medium High Density Residential Zone (R-3) – Article 7, Section 10-2.701 et seq., Medium Density Residential Zone (R-2) – Article 6, Section 10-2.601 et seq., and Low Residential Zone (R-1) – Article 5, Section 10-2.501 et seq. All development within the Coffee/Claratina Specific Plan Area shall comply with the regulations for each of these principle underlying zones as set forth in Chapter 2 of Title X fo the Modesto Municipal Code. In the event that uses, standards and/or development review processes of the underlying in this Specific Plan, those of the Specific Plan and its subsequent implementation program shall prevail. f. All non-residential development proposed within the area along Coffee Road designated for "Mixed Community Commercial uses" as described in the Mixed Community Commercial Policy 2.A.4.e, shall be preceded by approval of a Conditional Use Permit by the Board of Zoning Adjustment. g. Subdivision development within the Coffee/Claratina Specific Plan shall be governed by the City of Modesto's Subdivision Ordinance, Chapter 4 of Title IV of the Modesto Municipal Code and the State Subdivision Map Act (California Government Code §66410 et seq.). Processing procedures , submittal requirements, and findings required by the City's subdivision ordinance will be enforced as set forth therein. h. All construction contracts shall require construction equipment, fixed and mobile, to be equipped with properly operating and maintained mufflers and that no single piece of equipment shall produce a noise level exceeding 85 DBA at any point outside the Specific Plan area ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-12 January 25, 2005 i. An eight-foot masonry sound attenuation wall will be constructed between single-family residential areas and the expressway. j. To reduce second-story interior noise levels to less than the 45 CNEL standard, noise mitigating window assemblies shall be required for windows facing the expressway. 2. Policies for Development within Sub-area A. a. Sub-area A is assumed to remain as a mobile home park. If Sub- area A were to develop, it would be required to develop subject to the subdivision process set forth under overall development policies and the C-3 zoning standards contained in Title X of the Modesto Municipal Code. 3. Policies for Development within Sub-area B1. a. Development within Sub-area B1 will follow either the C-3 or R-1 zoning designations, and the land use and development standards set forth in Title X of the Modesto Municipal Code. b. Any subdivision maps proposed as part of these developments shall comply with the subdivision process set forth under overall development policies above. c. An eight-foot masonry sound attenuation wall including a ten-foot landscaped setback will be constructed between residences in mobile home park in Sub-area A and the east/west collector. 4. Policies for Development within Sub-area B2. a. Development within Sub-area B2 shall comply with the subdivision development policies set forth above under overall development policies. b. Commercial and other Mixed uses may be established fronting on Coffee Road as described by the Mixed Community Commercial (MCC) Policy 2.A.4.e. c. Development within Sub-area B2 shall comply with the R-1 zoning standards contained in Title X of the Modesto Municipal Code. Commercial development within Sub-area B2 shall comply with the C-3 zoning standards in Title X of the Modesto Municipal Code. ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-13 January 25, 2005 d. Prior to the Approval of tentative maps in Sub-area B2 , the City shall determine whether parkland will be purchased, subject to all appropriate city and state laws and regulations governing parkland acquisition. e. Prior to the Approval of tentative maps in Sub-area B2 , the applicant shall obtain written approval from the Sylvan School District regarding the need for a 10-acre school site. 5. Policies for Development within Sub-area C. a. Development within Sub-area C shall comply with the subdivision development policies set forth above under overall development policies. b. Except for the area where Mixed Community Commercial uses are allowed pursuant to Policy 2.A.4.e, development within Sub-area C shall comply with the R-1 zoning standard contained in Title X of the Modesto Municipal Code. Development within the area where Mixed Community Commercial (MCC) is allowed pursuant to Policy 2.A.4.e shall comply with the C-2, C-1, P-O, R-3, R-2, and R-1 zoning and development standards contained in Title X of the Modesto Municipal Code. D. SPECIFIC PLAN AMENDMENT POLICIES The City requires the following steps be completed to amend specific plans: 1. Proposals to amend the specific plan must be accompanied by detailed information documenting the change requested and accompanied by textual revisions and revised maps or diagrams. 2. Documentation of the need for amendments should indicate the economic, social, technical issues that generate that need. Proposals to amend the specific plan also must be accompanied by studies that address such issues as conformance with specific plan principles and policies, compatibility with adopted land uses, and infrastructure requirements. 3. Applications for specific plan amendments also must provide an impact analysis for levels and types if development other than or in excess of the maximums addressed in the Mitigated Negative Declaration. Depending on the nature of the amendment, supplemental environmental analysis may be necessary (according to CEQA legislation [Section 15162 of the State of CEQA Guidelines]). ---PAGE BREAK--- Coffee/Claratina Specific Plan Chapter 4. Specific Plan Implementation City of Modesto 4-14 January 25, 2005 4. City staff will review submitted material and provide a staff report to the Planning Commission and City Council for action. Clarification of the individual studies may be required. Staff also will review the amendment for consistency with the General Plan and determine whether the need to amend the Specific Plan can be supported by the conclusions in any of the supplemental studies. 5. Both the Planning Commission and City Council must hold public hearings on specific plan amendments (in accordance with Section 65453 of State Government Code).