Lodi — Overlay Districts

Last reviewed: July 2, 2026

Overview

Lodi’s overlay zoning districts are additional, site-specific layers applied on top of the city’s primary zoning to address special environmental, design, or planning issues. The Development Code identifies two overlay types in the city: the -F floodplain overlays (broken out as -F100 and -F200) and the -PD planned development overlay; each modifies or supplements the underlying district’s rules rather than replacing them. See the city’s zoning framework and map for where overlays are mapped on parcels and how they attach to base zones § 17.10.030 and § 17.28.020 .

This page explains exactly what Lodi’s code requires for each overlay district, where it applies, the most decision-relevant standards, and practical guidance for applicants. Links below point to related topic-pages you'll commonly need when preparing an application: development standards, parking, design review, ADUs, Lodi Zoning, and the California Building Standards Code.

Where overlays are defined in the code

• Overlay districts are established as part of the zoning map and are appended as a suffix to the primary zoning symbol (for example “RMD-PD” or “GC-F”) § 17.10.030, § 17.28.020(A) .
• Table of district symbols lists -F and -PD as the only overlay district categories in current Title 17 (Table 2-1) § 17.10.030 .

District-by-district breakdown

-F100 Floodplain Overlay (commonly referenced as -F100)

Purpose

• The -F100 overlay protects people and property from hazards associated with the 100‑year (base) floodplain and implements the safety/open‑space objectives of the General Plan § 17.28.030(A) .

Where it applies

• Applied to properties mapped as subject to the 100‑year flood event (the Mokelumne River floodplain per the FEMA Flood Insurance Study) and shown on Lodi’s zoning map § 17.28.030(B) .

Typical permitted uses (summary)

• The overlay does not create new uses; uses allowed are those of the primary zoning district but some low‑impact/open uses are explicitly permitted without a use permit where native vegetation is not altered (e.g., agriculture, orchards, grazing, storage of removable farm machinery, floating docks) § 17.28.030(E)(1) .
• Certain uses (e.g., some recreational facilities, limited residential on pre‑1977 lots, fences, drives, utility lines) may be allowed only with a conditional use permit and additional state approvals and mitigation § 17.28.030(E)(2) .

Key development standards and permit triggers

• A development or construction permit is required before locating, extending, converting, or altering structures in -F100 § 17.28.030(D) .
• Elevation: lowest floor of any residential structure (including garages and accessory buildings) must be elevated at least eighteen inches above base flood elevation § 17.28.030(F)(1) .
• Anchoring and construction methods: new construction and substantial improvements must be anchored and use flood‑resistant materials/methods § 17.28.030(F)(2–3) .
• Water/sewer systems must be designed to minimize infiltration and discharge during floods § 17.28.030(F)(4) .
• Nonresidential structures must be elevated or floodproofed § 17.28.030(F)(5–6) .
• Certification: Floodproofing designs must be certified by a registered engineer or architect and documentation filed with public works and the building official § 17.28.030(F)(6) .
• Liability warning and limits on implied protection are stated in the code § 17.28.030(H) .

Practical notes

• If your lot is in -F100, anticipate elevation and floodproofing design work and a development permit; coordinate early with public works and the building division (the code references FEMA maps on file at City Hall for exact flood boundaries) § 17.28.030(B)(2) .

-F200 Floodplain Overlay (commonly referenced as -F200)

Purpose

• The -F200 overlay addresses areas subject to the 200‑year flood event and carries stricter limitations for development in those higher‑risk areas § 17.28.030(A–C) .

Where it applies

• Applied where the two‑hundred year floodplain is mapped (identified in the General Plan safety element Figure 8.2) § 17.28.030(C)(2) .

Key rules and exemptions

• No development requiring a permit shall be allowed within the -F200 unless one or more specific findings are met § 17.28.030(G)(1) .
• Certain non‑habitable or non‑conveyance‑altering site improvements are exempt (e.g., interior repairs, like‑for‑like replacements, detached garages, pools/spas, landscape features) § 17.28.030(G)(3) .
• Where the code refers to findings in another chapter (e.g., Section 15.60.130.D), you must follow the referenced standards to proceed § 17.28.030(G)(1) .

Practical notes

• If a parcel is mapped -F200, expect a higher bar for allowable development; many projects may require special findings or be limited to exempted, non‑habitable work. Verify exact mapping and required findings early.

-PD Planned Development Overlay (commonly referenced as -PD)

Purpose

• The -PD overlay authorizes flexible application of development standards to produce higher‑quality, site‑sensitive developments (e.g., preserve unique site features, creative site design) while still being consistent with the General Plan § 17.28.040(A) .

Where it applies

• The -PD may be combined with any residential, commercial, or industrial base zone and is applied through rezoning § 17.28.040(B)(1); § 17.28.020(A) .

Typical permitted uses

• Uses remain those of the underlying primary zoning district unless otherwise modified in an approved planned development permit § 17.28.020(B)(1) .

Key standards and flexibility

• Minimum site size: 1 acre as a general rule (the Planning Commission may waive or reduce this for superior projects) § 17.28.040(C)(1) .
• Setbacks, site coverage, lot frontage/area per lot, and height limits may be modified by the approved planned development permit; however, nonresidential structures adjacent to residential zones must be set back a distance equal to the nonresidential structure’s height § 17.28.040(C)(3–6) .
• Open space: at least 20% of gross property area must be reserved as landscaped/useable common open space for residential and nonresidential PD projects (with project amenities required) § 17.28.040(C)(5); § 17.28.040(F)(3) .
• Parking must comply with Chapter 17.32 (but the PD process allows deviations when justified) § 17.28.040(C)(2) .
• Project amenities and maintenance structures (HOA, mandatory maintenance district) are required where applicable § 17.28.040(C)(4–6); § 17.28.040(F)(6–9) .

Permit requirements and process

• A Planned Development Permit is required for all development and new land uses in a -PD (except limited interim uses). When rezoning is initiated by a property owner, the PD permit application must be submitted simultaneously with the rezoning application § 17.28.040(D) .
• Planned Development permits may be approved with conditions; deviations from base standards are established in the approved PD permit and become the controlling standards for the site § 17.28.040(11–12) .

Practical notes

• Use the PD route when you need deviations (reduced setbacks, different lotting patterns, increased density, or integrated open space). Expect submittals that demonstrate amenities, open space, parking justification (see parking) and a maintenance/HOA plan § 17.28.040(C)(3–5) .

Quick-reference table — decision-relevant rules

Checklist

• Confirm overlay mapping for the parcel on the official zoning map (zoning symbol suffix; see § 17.10.030) .
• If mapped -F100 or -F200, obtain a flood zone determination from City records / public works (FEMA maps and General Plan Figure referenced in code) § 17.28.030(B)(2); (C)(2) .
• For -F100: prepare elevation/floodproofing drawings and an engineer/architect certification for floodproofing where required § 17.28.030(F)(1–6) .
• For -F200: determine whether proposed work is exempt under the code or requires the special findings in the referenced section § 17.28.030(G)(1–3) .
• For -PD: prepare a PD permit submittal (site plan, open space/amenity plan, HOA/maintenance plan, parking analysis referring to Chapter 17.32) and, if rezoning, submit PD and rezoning together § 17.28.040(D); § 17.28.040(C)(2–5) .
• Coordinate with building division on structural and California Building Standards Code compliance for floodproofing and elevations § 17.28.030(F)(6) .
• Expect conditions of approval; verify whether design review or sign/landscaping standards apply (see design review and development standards) § 17.28.020(B); § 17.28.040(11–12) .

Risks & Ambiguities

Plain-English Summary

If your property in Lodi shows an overlay suffix on the zoning map, that overlay adds requirements on top of the base zone: the -F100 and -F200 flood overlays control flood‑safe siting, elevation and construction (expect elevation, floodproofing, and extra permits), while a -PD overlay lets the city approve a custom development package with modified setbacks, density or amenities but only through a Planned Development permit — check the official zoning map and book a pre‑application meeting to confirm exact mapping and required findings § 17.10.030; § 17.28.030; § 17.28.040 .

Source References

• Lodi Development Code, Title 17 — Chapter 17.28, Overlay Zoning Districts § 17.28.010–17.28.040
• Lodi Development Code, Title 17 — Table 2‑1 (Zoning Districts) and zoning map adoption § 17.10.030
• Flood overlay development standards and floodproofing requirements § 17.28.030(F)(1–6)
• Planned Development standards, size, open space, permit requirements § 17.28.040(C–F)
• Code interpretation procedures and where to request official interpretations § 17.02.030

Retrieved passages

• Lodi Zoning Code (article in) High relevance show source text
• Lodi Zoning Code (§ 2) High relevance show source text
• Lodi Zoning Code (§ 2) High relevance show source text
• Lodi Zoning Code (chapter is) High relevance show source text
• Lodi Zoning Code (Chapter 17.32) High relevance show source text
• Lodi Zoning Code (§ 2) High relevance show source text
• Lodi Zoning Code (title and) High relevance show source text
• Lodi Zoning Code (section are) Medium relevance show source text

Cited sections

• Lodi Development Code, Title 17 — Chapter 17.28, Overlay Zoning Districts **§ 17.28.010–17.28.040** (Title 17)
• Lodi Development Code, Title 17 — Table 2‑1 (Zoning Districts) and zoning map adoption **§ 17.10.030** (Title 17)
• Flood overlay development standards and floodproofing requirements **§ 17.28.030(F)(1–6)** (§ 17.28.030)
• Planned Development standards, size, open space, permit requirements **§ 17.28.040(C–F)** (§ 17.28.040)
• Code interpretation procedures and where to request official interpretations **§ 17.02.030** (§ 17.02.030)
• Lodi_ZoningCode.md

• Official Lodi code library