Lodi Planning Commission Agenda - May 13, 2026
Lodi Planning Commission Agenda - May 13, 2026
Wednesday, May 13, 2026 · 7:00 p.m.
Carnegie Forum, 305 West Pine Street, Lodi, CA 95240
Single public hearing: Adoption of the Downtown Specific Plan (DTSP)
Summary
The Lodi Planning Commission convenes on May 13, 2026 for a single-topic public hearing: a recommendation to the City Council to adopt the Downtown Specific Plan (DTSP) pursuant to California Government Code §65450 et seq. The DTSP is a long-range policy and implementation framework covering the area from Lodi Avenue to Lockeford Street, and from Pleasant Avenue to Washington Street — including the historic School Street core and the expanded Downtown Mixed Use zone along Main Street east of the Union Pacific Railroad. Environmental review relies on an Addendum to the 2025 Focused General Plan Update SEIR. Staff recommends approval of Resolution P.C. 26-__ forwarding the plan to the City Council.
Meeting Logistics
- Date / Time: Wednesday, May 13, 2026, 7:00 p.m.
- Location: Carnegie Forum, 305 West Pine Street, Lodi
- Live Stream: youtube.com/CityofLodi
- Staff Contact: Cynthia Marsh, Interim Community Development Director / City Planner; Jessica Pagán, Administrative Assistant — (209) 333-6711
- Appeals: 10 business days to City Clerk, $300 fee (LMC §17.70.050)
- Prior minutes for approval: March 25, 2026 (no April meeting)
Agenda at a Glance
| # | Item | Action |
|---|---|---|
| 1 | Call to Order / Roll Call | Procedural |
| 2 | Minutes — March 25, 2026 | Approve |
| 3 | Comments by the Public (non-agenda) | Receive |
| 4a | Public Hearing — Downtown Specific Plan (PL 2026-01 DTSP) | Recommend adoption to Council |
| 5 | Planning Matters / Follow-Up | Discussion |
| 6 | Announcements & Correspondence | Receive |
| 7 | Actions of the City Council | Report |
| 8 | Actions of SPARC | Report |
| 9 | Comments by Commissioners & Staff | Discussion |
| 10 | Adjournment | Procedural |
Item 4a — Downtown Specific Plan (PL 2026-01 DTSP)
Request
Adopt a resolution recommending City Council adopt the Downtown Specific Plan pursuant to California Government Code §65450 et seq. Environmental review relies on an Addendum to the certified 2025 Focused General Plan Update Subsequent EIR under CEQA Guidelines §§15162 and 15164.
Plan Area
Lodi Avenue (south) to Lockeford Street / Softball Complex (north); Pleasant Avenue (west) to Washington Street (east). The plan reaches east across the Union Pacific Railroad corridor to Main Street, reflecting the recent expansion of the Downtown Mixed Use (DMU) zoning district.
Applicant / Lead Agency
City of Lodi (Lead Agency under CEQA §§15051, 15367). Consultant team: RRM Design Group with W-Trans, Land Econ Group, GPA Consulting, RailPros, and Morse Planning.
Downtown Specific Plan — Chapter Overview
| Ch. | Title | Focus |
|---|---|---|
| 1 | Framework | Purpose, plan area, relationship to General Plan / Housing Element |
| 2 | Setting | Regional context, downtown assets, fire/life-safety considerations |
| 3 | Community Engagement | Four-phase process, charrette (Feb 4–5, 2025), PlanLodi.com |
| 4 | Vision | School Street, Hale Park Promenade, Hale Park Update, Reimagined Eastside |
| 5 | Built Environment | DMU Subareas A (School St) & B (Main St); Density Transfer Program |
| 6 | Urban Fabric | Gateways, wayfinding, parklets, paseos, Discovery Plaza |
| 7 | Mobility | East–West connections, bike network, road diet, quiet-zone, parking |
| 8 | Support Systems | Water, wastewater, stormwater, solid waste, public safety |
| 9 | Road Map | Implementation Action Plan, SB 535 Eastside priorities, funding tools |
| 10 | Administration | Authority, amendments, non-conforming uses |
Main Street Corridor — Three-Phase Strategy
The DTSP ties eastside transformation to progressive land-control scenarios with Union Pacific Railroad:
- Short-Term (UPRR retains ownership): Food-truck plaza, decomposed-granite vendor areas, movable planters, 50-ft rail buffer, no-climb fencing.
- Mid-Term (100-ft UPRR easement): Up to two-story commercial / low-density mixed-use on rail parcels; 50-ft buffer for parking only.
- Long-Term (City acquisition): Consistent 80-ft Main Street ROW from Elm to Walnut, angled parking, multi-story mixed-use and multifamily, off-street multi-use trail from Lodi Avenue to the Softball Complex.
Signature Vision Moves
- Enhanced School Street & West Downtown — refreshed gateways, wayfinding, twinkle lights, expanded outdoor dining.
- Hale Park Promenade — pedestrian alley conversion west of Hale Park with 20-ft emergency access, removable bollards, undergrounded utilities, Hispanic-heritage themes.
- Hale Park Update — amphitheater, pavilion, walking loops, pickleball, resurfaced basketball court, 90° edge parking.
- Reimagined Eastside / Main Street — phased under the three UPRR scenarios above.
Implementation Highlights (Chapter 9)
- Near-term (1–3 yrs): DIF updates, targeted incentives for catalyst sites, public-art program, utility-box art, temporary School Street closures.
- Mid-term (4–7 yrs): Railroad signal analysis, streetscape capital projects, PBID exploration.
- Long-term (8+ yrs): Main Street ROW acquisition and full corridor build-out.
- SB 535 Disadvantaged Communities on the Eastside identified as priority investment areas (Figure 9.1, Table 9.1).
CEQA Environmental Review
The Addendum (February 17, 2026) tiers from the certified 2025 Focused General Plan Update SEIR and concludes that adoption would not create new significant impacts or substantially increase previously identified impacts. Future projects will tier under CEQA §§15152 and 15168 and apply VMT standards consistent with SB 743. Per §15164(c), the Addendum did not require public circulation but is available as part of the administrative record.
Required Findings (Gov. Code §65454)
- DTSP is consistent with Lodi General Plan goals, policies, and implementation measures.
- DTSP prepared per California Government Code §§65450–65457.
- DTSP promotes orderly development, multimodal mobility, economic vitality, and preservation of community character.
- Public hearing and noticing requirements satisfied (published in the Lodi News-Sentinel April 18, 2026; posted at PlanLodi.com and City website).
Context from Prior Meetings
- March 25, 2026 PC: Approved Use Permit for Five Window Beer Co. (9 W. Locust); recommended development agreement with Rogers Media for electronic message signs. Staff announced no April meeting and confirmed DTSP would return May 13, 2026.
- SPARC Updates: Dec 10, 2025 — apartment complex converted from affordable to market-rate. Jan 14, 2026 — townhouse project approved to replace Sunset Theater. Mar 11, 2026 — freeway-oriented electronic sign approved at Beckman Road Jeep dealership.
- Plan development milestones: Steering Committee 10/8/2024, 1/9/2025, 8/11/2025; charrette 2/4–2/5/2025; bilingual Open House 4/17/2025; PC Study Session 4/23/2025; Council Study Sessions 5/7/2025 and 9/3/2025.
External Coordination
Union Pacific Railroad engagement (via RailPros) is central — Main Street scenarios depend on UPRR's willingness to grant easements or sell parcels. Additional coordination included the Economic Development Ad Hoc Committee (9/17/2025), Lodi Improvement Committee (9/9/2025), Visit Lodi, Downtown Lodi Business Alliance, Lodi Chamber of Commerce, and Eastside heritage stakeholders.
Recommended Motion
"I move that the Planning Commission adopt a resolution recommending the City Council adopt the Downtown Specific Plan, finding that the plan is consistent with the General Plan pursuant to California Government Code Section 65450 et seq. and has been reviewed in accordance with CEQA."
Alternative Actions
- Recommend adoption with alternate conditions.
- Direct staff to return with a resolution recommending denial.
- Continue the item to a future meeting.
Attachments
References
- City of Lodi — lodi.gov
- Downtown Specific Plan — PlanLodi.com
- Live Stream — YouTube: City of Lodi
- Staff Contact: Jessica Pagán, (209) 333-6711 — Community Development, 221 W. Pine Street, Lodi
- California Government Code §65450 et seq. (Specific Plans); CEQA Guidelines §§15162, 15164, 15152, 15168, 15183