Lodi Planning Commission - February 25, 2026 

Lodi
Written By Don Bradford
Lodi Planning Commission Meeting — February 25, 2026

Lodi Planning Commission Meeting

Regular Meeting — Carnegie Forum, 305 West Pine Street

Wednesday, February 25, 2026 • 7:00 PM

Meeting Summary

The City of Lodi Planning Commission convenes for a regular meeting with one public hearing item: a Use Permit application (PL2025-020) by Lodi Christian Life to establish a church at 631 East Oak Street in the Industrial (M) zone. Staff recommends approval. The packet also includes minutes from the December 10, 2025 meeting for adoption, which covered approval of a beer and wine license for Guantonio's restaurant expansion.

Meeting Logistics

Detail Information
Date & Time Wednesday, February 25, 2026, 7:00 PM
Location Carnegie Forum, 305 West Pine Street, Lodi, CA
Zoom Meeting ID 824 8423 0393  /  Passcode: 551089
Zoom Phone 1-669-444-9171 or 1-346-248-7799
Email Comments pccomments@lodi.gov (by 3:00 PM day of meeting)
Livestream youtube.com/CityofLodi
Staff Contact Jessica Pagán, Administrative Assistant — (209) 333-6711

Agenda Overview

Item Description
1. Roll Call Attendance of Commissioners
2. Minutes Approval of December 10, 2025 minutes
3. Public Comments Non-agenda items
4a. Public Hearing Quasi-Judicial Use Permit for church at 631 E Oak St (Lodi Christian Life, PL2025-020 U)
5. Planning Matters Follow-up items
6. Announcements Announcements and correspondence
7. Council Actions Actions of the City Council
8. SPARC Actions Actions of the Site Plan & Architectural Review Committee
9. Commissioner Comments Non-agenda items from Commissioners & Staff
10. Adjournment —

Previous Minutes: December 10, 2025

The meeting was called to order by Vice Chair Singh at 7:00 PM. Chair Hicks was absent. Commissioners present: Vice Chair Singh, Diehl, Woehl, McNickle, Eddy, and newly seated Commissioner Joshua Lydon. The September 24, 2025 minutes were approved unanimously (6-0).

Approved 5-0-1 Guantonio's Use Permit (PL2025-016)

The Commission approved a Use Permit for a Type 41 ABC License (on-sale beer and wine) at Guantonio's Wood Fired Cuisine restaurant expansion at 606 West Lockeford Street. Deputy Director / City Planner Cynthia Marsh presented the staff report and recommendation for approval.

Public Testimony: Two neighbors — Debra Tovar and Sara Okazaki — raised concerns about parking congestion near the existing restaurant and requested permitted parking for the neighborhood. Director Della Monica confirmed that police and community improvement officers had investigated parking complaints over several months and issued only one ticket. The applicant, Marissa Guantone, confirmed compliance with all ABC requirements.

Vote: Motion by Commissioner McNickle, seconded by Commissioner Eddy. Passed 5-0-1 (Commissioner Diehl abstained; Chair Hicks absent).

Notable Announcements (Dec. 2025)

  • New Staff: Assistant City Planner Rajnee Johal was introduced to the Commission.
  • Director Departure: Community Development Director John R. Della Monica, Jr. announced his last day with the City of Lodi would be February 23, 2026.
  • Homeless Services: Director Della Monica provided an update on efforts to appoint an operator for the final Access Center and confirmed the status of Harmony Homes and Main Street facilities.
  • SPARC Action: The Site Plan and Architectural Review Committee changed conditions on a previously approved project from affordable to market rate housing.
  • Regional Planning: Commissioner McNickle noted that the San Joaquin Council of Governments is updating their regional active transportation plan with a public survey.

Public Hearing: Lodi Christian Life Church (Item 4a)

This is the sole public hearing and the substantive item of the meeting. It is classified as a quasi-judicial hearing requiring disclosure of ex parte communications under Resolution No. 2006-31. The staff report was prepared by Assistant Planner Eva Pitts and Community Development Director John R. Della Monica, Jr.

✓ Staff Recommendation: APPROVE — Staff recommends the Planning Commission approve Use Permit PL2025-020 for a church at 631 East Oak Street, subject to conditions of approval in the attached resolution.

Project Details

Detail Information
File Number PL2025-020 U
Location 631 East Oak Street (APN: 043-230-31)
Applicant Lodi Christian Life, 322 West Elm Street, Lodi, CA 95240
Property Owner Yolo Investments, LLC, 10950 North West Lane, Lodi, CA 95242
Property Size 1.11 acres (48,352 sq ft)
Building Size 10,750 sq ft
Membership 125 members, 3 employees
Zoning / General Plan Industrial (M) / Industrial
Previous Use Non-profit community services office
CEQA Status Exempt — Sections 15061(b)(3) & 15301

Applicant Background

Lodi Christian Life is a United Pentecostal Church International (UPCI) congregation led by Pastor Richard Bishop, currently located at 300 Hilborn Street / 322 West Elm Street in Lodi. The church holds Sunday services at 10:00 AM (with Spanish services at 3:00 PM) and Wednesday evening services at 7:00 PM.

Proposed Operations

  • Sunday: Two worship services
  • Wednesday: Evening service
  • Office Hours: Monday – Wednesday, 10:00 AM – 4:00 PM
  • Sanctuary Capacity: 194 fixed seats per floor plan

Surrounding Land Uses

Direction Zoning Current Use
North Mixed Use Corridor Former DMV Building (currently vacant)
South Industrial Collision Repair Center
East N/A State Route 99 (below grade, ~15 ft below site)
West Industrial Commercial Industrial Refrigeration

Parking Analysis

Per Lodi Municipal Code Section 17.32.040 (Table 3-1), churches require 1 parking space per 4 fixed seats. With 194 seats in the sanctuary, 49 spaces are required. The site provides 86 available parking spaces — nearly double the code requirement, providing a surplus of 37 spaces.

Compatibility Analysis

Staff finds the project compatible with the surrounding industrial area for the following reasons:

  • The collision repair shop to the south has garage doors oriented away from the site, significantly reducing noise impacts.
  • The refrigeration business to the west conducts all activities indoors.
  • Highway 99 to the east is below grade, with the site elevated approximately 15 feet above the freeway and separated by a fence.
  • The former DMV building to the north is currently vacant.
  • The church's primary hours of operation (evenings and weekends) are largely opposite to the operating hours of surrounding commercial and industrial uses, minimizing land use conflicts.

CEQA Environmental Assessment

Exempt — No Further Analysis Required

The project is exempt under CEQA Guidelines Section 15061(b)(3) — the "Common Sense" exemption — because there is no possibility the activity may have a significant effect on the environment. Alternatively, it qualifies under Section 15301 ("Existing Facilities") as the operation and permitting of an existing private structure involving negligible or no expansion of former use. No physical alterations to the site are proposed, and no mitigation measures are required.

Required Findings for Approval

  1. Allowed Use: The M zoning designation allows churches with a Use Permit per LMC Section 17.24.030 (amended in 2025). The surrounding area is transitioning from traditional light industrial to a mix of commercial and service-oriented uses.
  2. General Plan Consistency: The purpose of the M zoning district is consistent with the Industrial classification in the General Plan. The site is not within a specific plan area.
  3. Health, Safety & Welfare: The project will not detrimentally impact neighboring land uses. Ample on-site parking (86 spaces) eliminates the need for street parking. Brief traffic queuing during arrival/departure would last one minute or less.
  4. Compatibility with Existing/Future Uses: The church will not adversely impact surrounding properties. Operating hours (evenings/weekends) minimize overlap with industrial activities. The site is adequate in size, shape, and topography.
  5. CEQA Compliance: The project is exempt under CEQA Guidelines Sections 15061(b)(3) and 15301 as described above.

Draft Resolution Conditions of Approval

The draft resolution (Resolution No. P.C. 26-__) includes conditions organized by City department. Key requirements are summarized below.

Planning Department Conditions

  1. Indemnification: The applicant, property owner, developer, and successors must defend, indemnify, and hold harmless the City of Lodi from all claims arising from this Use Permit approval, including attorney's fees.
  2. Strict Compliance: Operations must comply with all City standards, laws, ordinances, and State/Federal regulations. The stricter standard controls in any conflict. Material violations may cause revocation.
  3. Periodic Review: The City reserves the right to periodically review the permit. If the Community Development or Police Department determines it necessary, the permit may be referred back to the Planning Commission.
  4. Modification Requires New Permit: Any change in operational characteristics, expansion, or modifications to the approved plans requires a permit amendment or new use permit.
  5. Fee Payment: All City processing fees must be paid within 30 calendar days of final action, or the approval is invalidated.
  6. Judicial Review: Time limits for judicial review governed by California Code of Civil Procedure Section 1094.6.

Building Department Conditions

All construction and site improvements require building permits based on the 2025 California Building Code. Key requirements include:

Fire & Life Safety (Occupant Load > 49)

  • Minimum two exits separated by ½ diagonal distance of the area served (⅓ in sprinklered buildings)
  • Exit doors must swing in the direction of egress travel
  • Panic hardware required on exit and exit access doors
  • Emergency lighting with 90-minute battery backup illuminating egress path at 1 foot-candle average
  • Illuminated exit signs and tactile exit signs at all grade-level exterior doors and interior exit access doors

Accessibility (ADA / CBC Chapter 11B)

  • Accessible routes connecting all entrances to parking, transit stops, and public sidewalks (min. 48" width, max 2% cross slope)
  • Accessible parking per CBC Table 11B-208.2, including at least one van-accessible space
  • Proper signage: reflectorized identification signs (min. 60" height), International Symbol of Accessibility, "Unauthorized vehicles" warnings
  • Detectable warning surfaces (36" wide) where walks cross vehicular ways

Restroom & Plumbing

  • Separate toilet facilities for each sex (unless unisex exception applies per CPC Section 422.2)
  • Fixture counts (water closets, urinals, lavatories, drinking fountains) per A-3 occupancy in CPC Table 422.1
  • All restrooms must be accessible per CBC Section 11B-213

EV Charging & Bicycle Parking

  • Plans must accommodate future Electric Vehicle Supply Equipment per 2025 CGBS Table 5.106.5.3.1 (40-amp minimum branch circuits)
  • Both long-term and short-term bicycle parking required per 2025 CGBC Section 5.106.1

Fire Department Conditions

  • Fire Sprinkler System: Required; plans submitted separately by a C-16 licensed contractor
  • Fire Alarm / Smoke Detection: May be required per CFC Sections 907.2.9.1 & 907.2.9.2; installed by a C-10 contractor
  • Fire Department Connection (FDC): Must be within 50 feet of a hydrant
  • Fire Control Room: Minimum 5' × 7' (not less than 35 sq ft) with direct exterior access, Knox key box, and "FIRE CONTROL ROOM" signage
  • Fire Access Lane: Must extend within 150 feet of all portions of the structure; minimum 24 feet wide with red-curb striping and signage
  • Fire Truck Turning Radius: Modeled on a vehicle 30'8" long × 8'6" wide with a 16'4" wheelbase

Public Hearing Notice

Legal notice was published in the Lodi News Sentinel on Saturday, February 14, 2026. Eighteen (18) public hearing notices were mailed to all property owners of record within a 300-foot radius of the project site, as required by California State Law §65091(a)(4). Additional notice was mailed to parties who expressed interest in the project.

Appeal Rights

Right of Appeal

Any person who participated in the review process by submitting written or oral testimony, or by attending the public hearing, may appeal the Planning Commission's decision to the City Council. Appeals must be filed within 10 business days with the City Clerk, accompanied by a $300 appeal fee, per Lodi Municipal Code Section 17.70.050. Contact: City Clerk, City Hall 2nd Floor, 221 West Pine Street, Lodi, CA 95240 — Phone: (209) 333-6702.

Strategic Priority

This project addresses City Strategic Priority 5.A: Consider approaches for achieving highest and best use, including policy or zoning modifications, for Council's consideration.

References & Resources

Don Bradford
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