Lodi Planning Commission - June 10, 2026
Lodi Planning Commission — Agenda Summary
Wednesday, June 10, 2026 · 7:00 p.m.
Carnegie Forum, 305 West Pine Street, Lodi, CA 95240
Regular Meeting · Livestreamed at youtube.com/CityofLodi
Summary
The June 10, 2026 Regular Planning Commission meeting carries a light agenda anchored by a single public hearing — a Tentative Parcel Map (PL2026-005) to split one Downtown Mixed Use parcel at 116 West Lockeford Street into two lots. The packet also bundles two sets of prior minutes for approval (May 13 and May 27, 2026), the latter of which advanced a significant rewrite of the City's mobile food vending rules under Municipal Code Chapter 9.18, including removal of the long-standing 25-vendor cap.
Heads-up on scheduling: the June 24 and July 8, 2026 Planning Commission meetings are cancelled, and a special City Council meeting on annexations was set for June 9, 2026 at 6 p.m.
Meeting Overview & Order of Business
The meeting follows the Commission's standard ten-item template. The agenda was posted at least 72 hours in advance per Government Code §54954.2(a), and all staff reports are available at the Community Development Office (221 W. Pine Street) and at www.lodi.gov.
- Call to Order / Roll Call
- Minutes (May 13 and May 27, 2026)
- Comments by the Public (Non-Agenda Items)
- Public Hearings — Item 4a: Tentative Parcel Map PL2026-005
- Planning Matters / Follow-Up Items
- Announcements and Correspondence
- Actions of the City Council
- Actions of the Site Plan and Architectural Review Committee
- Comments by Staff and Commissioners (Non-Agenda Items)
- Adjournment
Right of Appeal: Actions may be appealed to the City Council within ten (10) business days by filing a written appeal with the City Clerk and paying a $300 fee, per Lodi Municipal Code §17.70.050.
Item 4a — Tentative Parcel Map (PL2026-005)
The sole substantive action is a request to subdivide one parcel into two lots at 116 West Lockeford Street (APN 043-023-03). Staff recommends approval subject to findings and conditions of approval. The project is CEQA-exempt under Class 15 (Minor Land Divisions), §15315.
| Detail | Information |
|---|---|
| Application No. | PL2026-005 |
| Applicant | Omar Siddiqui, P.E. (Sacramento) |
| Property Owner | Kim Stanion (Modesto) |
| Site Size | 0.30 acres (13,200 sq ft) |
| Zoning / General Plan | Downtown Mixed Use (DMU), max FAR 3.0 |
| Parcel 1 | ~7,068 sq ft — contains existing building |
| Parcel 2 | ~6,131 sq ft — vacant, near W. Lockeford & N. Church |
| CEQA | Exempt — Class 15 (Minor Land Divisions), §15315 |
| Staff Recommendation | Approve, subject to findings and conditions |
Key Analysis Points
- The DMU district imposes no minimum lot area, width, or depth, so both resulting parcels comply with development standards by default.
- Staff worked through all eight statutory denial findings under Government Code §66474 and Development Code §17.52.070, concluding none could be made — no legal basis to deny.
- A shed currently encroaches into a public easement and must be relocated or removed before the final map is recorded.
- Public notice was published in the Lodi News-Sentinel on May 30, 2026, and 27 notices were mailed to owners within 300 feet.
Conditions of Approval (highlights): City indemnification; fees paid within 30 days; separate water/wastewater services installed by City Forces at owner expense; dedication of a 6-ft overhead PUE on Parcel 1's north boundary and a 16.5-ft PUE on Parcel 2's south boundary; capping of shared services; and a water-rights agreement appointing the City as agent for overlying water rights. Draft Resolution No. P.C. 26-__ is attached for adoption.
Parcel Location Map — 116 West Lockeford Street
The subject parcel sits in Lodi's Downtown Mixed Use core, near the intersection of West Lockeford Street and North Church Street. The proposed split would separate the existing building (Parcel 1) from the vacant corner portion (Parcel 2). The pin marks the assessor parcel centroid for APN 043-023-03, and the shaded overlay shows the approximate two-lot split (Parcel 1, solid; Parcel 2, dashed) for illustration only.
View Larger Map · APN 043-023-03 centroid: 38.13785, -121.27370 · Imagery © Esri, Maxar, Earthstar Geographics
Minutes Up for Approval
Two prior meeting minutes appear in the packet. The May 13 minutes had to be continued at the May 27 meeting, so they return here alongside the May 27 minutes.
May 13, 2026 Meeting
Present: Chair Hicks, Vice Chair Singh, Woehl, Diehl, Lydon. Absent: McNickle and Eddy. The Commission approved the March 25 minutes unanimously.
The major business was a recommendation to City Council to adopt the Downtown Specific Plan (DTSP), presented by RRM Consultant Jami Williams. Discussion covered Union Pacific Railroad property acquisition (in the title-report/survey phase), grant-dependent Main Street improvements, downtown restrooms, and the separate study status of Zupo Field and the Grape Bowl.
Public testimony came from David Claxton (Downtown Business Alliance), Michael Collins, Michael Carouba, Mamie Starr (WOW Museum), Scott Hamilton, and Mike Smith. Recurring themes: support for a railroad "quiet zone," pressing Union Pacific to maintain its properties, prioritizing Sacramento and School Street improvements, and forming a standing Downtown Committee. The DTSP recommendation passed unanimously (5–0, two absent).
Packet note: The May 13 agenda listed Item 4a as a Five Window Beer Co. Type 47 ABC license at 9 West Locust Street, but the recorded discussion and motion are entirely about the Downtown Specific Plan — a technical inconsistency worth flagging.
May 27, 2026 Meeting
Present: Chair Hicks, Vice Chair Singh, Eddy, McNickle, Lydon. Absent: Woehl and Diehl. The May 13 minutes were continued (not yet approved).
The public hearing was a city-initiated recommendation to amend Lodi Municipal Code Chapter 9.18 to revise mobile food vending rules — most significantly removing the prior cap of 25 vendors (originally population-based). Senior Community Improvement Officer Jonique Andrews presented.
- Mobile food vending remains prohibited in the Downtown Mixed Use area for daily business; special events are exempt.
- Vendors must stay 300 feet from residential zones, cannot block fire/emergency access, and are health-regulated by San Joaquin County.
- Permit fees: $150 new / $75 renewal; more than three trucks constitutes a "food truck park" requiring a separate use permit.
- Commissioner Lydon raised concerns about declining restaurant business on the Cherokee corridor.
The motion to recommend the amendment passed 4–1, with Commissioner Lydon dissenting (two absent).
Referenced Authority: Ordinance No. 1869 (LMC 17.22.040)
Ordinance No. 1869 was adopted May 20, 2020 and codified the Downtown Mixed Use development standards at Lodi Municipal Code §17.22.040, formally titled "Mixed use zoning districts general development standards." The PL2026-005 staff report cites it as the controlling authority for the parcel split, footnoting the lot-dimension compliance table to this ordinance.
Its operative effect, as applied in the packet, is that the DMU zoning district establishes no minimum lot area, lot width, or lot depth requirements, with maximum floor area ratio set at 3.0. That is why staff could find both proposed parcels compliant by default.
| Standard | Parcel 1 | Parcel 2 | Required (DMU) |
|---|---|---|---|
| Lot Area | 7,068 SF | 6,131 SF | None |
| Lot Width | 88.35 FT | 81.65 FT | None |
| Lot Depth | 80 FT | 80 FT | None |
Referenced Action: Chapter 9.18 Mobile Food Vending Amendment (2026-004 Z)
This is the mobile food vending ordinance rewrite the Commission recommended to City Council on May 27, 2026. The City of Lodi is the applicant; it was found CEQA-exempt under §15061(b)(3) and §15378.
Background
The April 15, 2026 Council study session directed staff to eliminate the vendor cap, strengthen operational standards, restrict residential-neighborhood vending, revise hours, and limit DMU-zone vending. The current §9.18.045 caps food preparation units at 1 per 2,800 residents (≈25 citywide) and produce/seafood trucks at 1 per 20,500 residents. The waiting list held roughly 10 qualified vendors, while neighboring Stockton, Lathrop, and Galt use no cap.
Section-by-Section Changes
| Code Section | Current | Proposed Change |
|---|---|---|
| 9.18.045 — Permit Caps | Population-based caps (1 per 2,800 food prep; 1 per 20,500 produce/seafood) | Entirely repealed |
| 9.18.050(A)(3) — DMU Zone | No DMU-specific restriction | NEW: prohibited west of Union Pacific Railroad tracks; allowed east of tracks |
| Residential Use Area | Move every 10 min, 7 a.m.–8 p.m., 400-ft separation | Adds: no operation adjacent to single-family dwellings (except special event); no obstruction of driveways/fire lanes/ADA; no sound audible beyond 50 ft |
| Commercial Use Area | 6 a.m.–12 a.m., move every 3 hrs | Adds clause (iv): within 400 ft of residential, hours cut to 7 a.m.–9 p.m. |
| Industrial Use Area | "Twenty-three hours a day" | Changed to 5:00 a.m.–12:00 a.m.; near residential 7 a.m.–9 p.m. |
| 9.18.050(B)(10) — Residential Interface (NEW) | None | NEW: no vending adjacent to single-family; multifamily requires 150-ft setback, no amplified sound, 7 a.m.–9 p.m. |
| 9.18.055 — Operational Standards (NEW) | None | NEW SECTION: bars public-nuisance operations; caps sound/generators audible beyond 100 ft; queuing must not block ADA/sidewalks; city manager may impose conditions |
Sections 9.18.010, 9.18.020, 9.18.030, 9.18.040, 9.18.060, and 9.18.070–9.18.150 are retained substantively unchanged.
The Downtown Mixed Use Restriction
The new §9.18.050(A)(3) draws a bright-line boundary along the Union Pacific Railroad tracks — prohibiting vendors west of the tracks (the School, Pine, and Elm Street pedestrian-retail core) while permitting them east of the tracks. Staff justified the line on four grounds: preserving downtown pedestrian character, reducing competition with brick-and-mortar restaurants, supporting the Downtown Specific Plan, and providing a simple enforcement boundary. A drafting watch-point: the clause sits within subsection A (public right-of-way) yet the narrative implies a zone-wide ban reaching private property.
Procedural posture: The draft Council ordinance would be signed by Mayor Ramon Yepez, attested by City Clerk Olivia Nashed, with form approval by Interim City Attorney John M. Luebberke, taking effect 30 days after Council adoption. Legal notice was published in the Lodi News-Sentinel on May 2, 2026.
References
- City of Lodi — Official Website & Staff Reports
- Lodi Planning Commission Agenda — May 27, 2026 (PDF)
- LodiEye — Planning Commission May 27, 2026 (Chapter 9.18 Detail)
- Lodi Municipal Code — Municode Library
- City of Lodi — Meeting Livestream (YouTube)
- Contact: Jessica Pagán, Planning Commission Secretary — (209) 333-6711 · cdd@lodi.gov