AGENDA TITLE:
title
Receive a Presentation Regarding the General Plan Update Request for Proposals (CD)
end
MEETING DATE:
November 5, 2025
PREPARED BY:
John Della Monica, Community Development Director
recommendation
RECOMMENDED ACTION:
Receive a presentation regarding the General Plan Update Request for Proposals (RFP)
body
BACKGROUND INFORMATION:
The presentation will include the draft Request for Proposals (RFP) for consultant services to prepare an update to the City of Lodi General Plan. The scope of work will include preparation of two Precise Plans-one for the South Study Area and one for the East Side Sphere of Influence (SOI) areas-as part of the City’s long-range planning for future growth and infrastructure. The RFP incorporates feedback from a community steering committee convened at the City Council’s direction. No action is requested at this time; the RFP presentation is provided for informational purposes.
Foundational Work Leading to This Effort
Three-part City Council Workshop Series on Growth and Planning held in June 2025:
• June 3, 2025 - Community Development Overview
Community Development provided the City Council with an overview of anticipated future growth areas and the components of the upcoming General Plan update. The full presentation is available at <https://www.planlodi.com/city-expansion>.
• June 10, 2025 - Infrastructure and Utility Planning
Public Works and Lodi Electric Utility staff delivered a joint presentation detailing the infrastructure and utility requirements necessary to support long-term growth, focusing on water, wastewater, storm drainage, electric, and other critical systems.
• June 17, 2025 - Funding Strategies and CFDs
Outside legal counsel presented funding mechanisms and implementation steps to support the City’s growth plans, including the potential formation of Community Facilities Districts (CFDs).
o Formation of CFDs for growth areas will be handled under a separate RFP.
o They will rely on financial guidance from the two Precise Plans being prepared.
Following a multi-year effort, on July 16, 2025, the City Council certified the Final Subsequent Environmental Impact Report (EIR) for the General Plan focused update. The EIR incorporated a revised methodology for transportation impact analysis under the California Environmental Quality Act (CEQA), transitioning to the use of Vehicle Miles Traveled (VMT) in accordance with State law. It also included targeted updates to the 2010 General Plan text and land use map to ensure compliance with State requirements, as well as Zoning Map amendments to:
• Implement the adopted Housing Element;
• Expand the Downtown Mixed Use (DMU) zoning district;
• Ensure consistency with underlying land use designations;
• Streamline housing and other development opportunities; and
• Correct mapping errors.
Certification of the EIR provides a critical streamlining tool for future development. With Council certification, projects within the Precise Plan areas will generally be able to tier off the City’s EIR under CEQA Guidelines Section 15183, provided they remain consistent with the approved land use designations and densities in the General Plan, thereby eliminating the need for duplicative environmental review. This pro-development, pro-housing action will save developers hundreds of thousands of dollars in CEQA consultant fees and accelerate project timelines by several years, creating a clear path for new housing and mixed-use projects to move forward efficiently and predictably.
Focus of the Upcoming General Plan Update
Because the City’s General Plan EIR was certified in 2025, the Housing Element (including Safety, Conservation, and Environmental Justice Elements) was adopted in 2024, and the Downtown Specific Plan update is underway with completion anticipated in early 2026, the new General Plan update will focus on:
• Updating remaining elements not addressed in 2024 and incorporating changes required by recent State legislation;
• Planning for annexation of the existing Sphere of Influence (SOI) areas, including the South Study Area and East Side SOI, with two Precise Plans to guide future annexation, infrastructure planning, phasing, and financing strategies for approximately 1,600 acres of growth areas;
• Coordinating active transportation planning with San Joaquin County and the San Joaquin Council of Governments (SJCOG)-supported by a recently awarded SJCOG grant-to study and plan trail, bicycle, and other active transportation connections to the planned Altamont Corridor Express (ACE) station and other key destinations; and
• Evaluating long-term expansion to the west of Lodi, including potential future SOI expansion in the identified area of concern.
Because the City does not propose altering established densities or land use designations-other than the potential future expansion to the west of the existing SOI-and because the 2025 update to the General Plan EIR analyzed the existing General Plan map and associated land uses, the City anticipates that updates to the remaining General Plan elements and the two Precise Plans will be covered under the 2025 EIR. As a result, only an Addendum to the EIR or tiering pursuant to CEQA Guidelines Section 15183 is expected to be required.
The Role and Benefits of Precise Plans
To guide growth in the South and East Study Areas, the consultant will prepare Precise Plans rather than more rigid Specific Plans. Precise Plans provide the critical balance between predictability and flexibility-they establish upfront expectations for infrastructure, phasing, and financing while allowing the private sector to adapt to market changes over time. This approach removes uncertainty that often delays or derails large projects, giving developers confidence to invest while ensuring the City secures needed infrastructure and long-term fiscal sustainability.
Unlike the General Plan, which provides a citywide vision, Precise Plans serve as implementation tools for priority growth areas. Without them, development risks becoming piecemeal, inefficient, and costly for both the private sector and taxpayers. By setting clear rules of the game, Precise Plans prevent ad hoc projects that fail to deliver community benefits while integrating state housing mandates, economic development goals, and eligibility for state and regional infrastructure funding.
Experience in surrounding communities demonstrates the value of structured, area-based planning. Cities like Ripon, Lathrop, Tracy, Manteca, Woodland, and Galt have adopted Specific Plans-often far more stringent than the Precise Plans proposed for Lodi-and have experienced stronger growth and higher median household incomes. In contrast, Lodi has lagged in both growth and income. Preparing Precise Plans for the South and East Study Areas positions the City to reverse this trend, providing the predictability investors demand and the infrastructure residents expect.
Annexation cannot proceed without meeting LAFCO’s two critical thresholds: (1) adoption of a detailed financing plan for infrastructure and (2) completion of CEQA review. Precise Plans provide both, enabling the City to advance annexations in an orderly, legally defensible, and fiscally sound manner.
Steering Committee
At the City Council’s direction, staff invited community stakeholders to participate in a steering committee to review and provide feedback on the draft RFP. Responding members included:
|
• Tom Doucette, President, FCB Homes |
• Wes Rhea, CEO, Visit Lodi |
|
• John Beckman, CEO, Building Industry Association of the Greater Valley |
• Joe Peterson, Broker/Realtor, Peterson & Company Real Estate Services |
|
• Mona Shulman, Vice President, Pacific Coast Producers |
• Aaron Zuzack, Vice President, Browman Development Company |
|
• Dave Kirsten, Downtown Business Alliance |
• Ryan Ranchhod, Director of Strategic Initiatives, Diede Development Companies |
The committee met on July 22, 2025 to discuss the draft RFP. Comments received have been integrated into the draft, refining the scope, deliverables, and community engagement expectations.
RFP Scope
The RFP will encompass the following major components:
1. General Plan Update
A focused update addressing growth within the existing Sphere of Influence (SOI) and strengthening key transportation connections.
2. Two Precise Plans
o South Study Area
o East Side SOI
Each Precise Plan will include detailed land use designations, infrastructure planning, circulation systems, urban design standards, and financing strategies to support future annexation and development. The Precise Plans will provide the technical and financial basis for establishing Community Facilities Districts (CFDs) for each area to fund infrastructure and public improvements.
3. Integration with Recent Planning Efforts
Coordination with the 2024 Housing Element, the Downtown Specific Plan, and other relevant planning initiatives to ensure consistency and efficiency.
4. Community Engagement Program
A comprehensive outreach process featuring public workshops, online engagement tools, and targeted stakeholder outreach to ensure broad participation.
5. Policy Framework Development
Preparation of a modernized framework for land use, mobility, economic development, sustainability, and infrastructure policies to guide long-term growth and investment.
NEXT STEPS
• November 2025 - Issue RFP to qualified planning consultants.
• December 2025 - Consultant proposals due.
• January-February 2026 - Proposal review, interviews, and consultant selection.
• March-April 2026 - Council consideration of consultant contract.
RECOMMENDATION
This item is informational only.
STRATEGIC VISION:
4C. Housing: Continued progress towards Regional Housing Needs Assessment goals.
FISCAL IMPACT:
No additional fiscal impact is associated with this presentation. Funding for the General Plan update has already been allocated in the adopted budget.
FUNDING AVAILABLE:
Community Development Adopted Budget.