Stockton Land Use Inconsistency (LUI) Updates

The following quick links will take you to information provided on this page and other related web pages:


What Is The Land Use Inconsistency (LUI) Update?

The City of Stockton is updating its Zoning Map, Zoning Code, and General Plan Land Use Map to ensure consistency with other City documents and policies. While the Zoning Code regulates the design and location of specific land uses, the Zoning Map is the physical representation of the zoning designations. The combined effort (“LUI Update”) is intended to strengthen the community vision, improve the clarity of Stockton’s regulations, and protect the development rights of existing homes and businesses on affected parcels.  


Inconsistencies Defined

  • Maps

    • General Plan Use and Zoning
  • Use (Programmed and Existing)

    • Identifies civic uses (Parks, Right of Way, Schools, Conservation/Preservation, etc.)
  • Policy and Vision

    • General Plan Policies and Goals
    • Housing Element and Regional Housing Needs Allocation (RHNA)
    • Community Input (Past + Current)
  • Existing Efforts

    • Approvals, Project Review

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Land Use Inconsistency Search Tool (Interactive)

Interactive Zoning Map Image with Link


Neighborhood Context

The General Plan identifies 16 neighborhoods within the City’s ultimate boundaries. These neighborhoods are described in detail in the Community Character Report. The links below identify Inconsistencies within each neighborhood along with existing conditions, proposed developments, and growth patterns, which help inform proposed solutions to the Inconsistencies.

  1. Downtown
  2. Midtown
  3. East Stockton
  4. South Stockton
  5. Boggs Tract
  6. The Port and Mount Diablo Waterfront
  7. Brookside / Country Club
  8. Pacific Avenue / Lincoln Village
  9. Morada Lane / Holman
  10. Mariposa Lakes
  11. Industrial Annex
  12. Weston / Van Buskirk
  13. Trinity / Northwest Stockton
  14. North Stockton Annex (N/A)
  15. Eight Mile / Bear Creek
  16. Upper Hammer Lane / Thornton Road

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General Plan and Zoning Relationship

The list below identifies General Plan Land Use designations in BOLD and the corresponding Zoning districts.

General Plan Land Use and Related Zoning Districts

  • Residential Estate:  Residential, Estate (RE)
  • Low-Density Residential:  Residential Low Density (RL)
  • Medium-Density Residential:  Residential, Medium Density (RM)
  • High-Density Residential:  Residential, High Density (RH)
  • Mixed-Use:  Mixed Use (MX)
  • Administrative Professional:  Commercial Office (CO); University / College (UC); Residential, High Density (RH)
  • Commercial:  Commercial Neighborhood (CN); Commercial General (CG); Commercial-Downtown (CD); Commercial Large-Scale (CL); Commercial Auto (CA); Residential, High Density (RH)
  • Industrial:  Industrial Limited (IL); Industrial General (IG); Port (PT)
  • Economic and Education Enterprise:  Any zoning district that allows uses that are consistent with the intended uses of this designation and the project.
  • Institutional:  Public Facilities (PF); Port (PT)
  • Parks and Recreation:  Public Facilities (PF)
  • Open Space / Agriculture:  Open Space (OS)

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Legend for Inconsistency Category
As a result of feedback received as part of the initial zoning map update, inconsistent parcels have been placed into one of three Series based on the degree of the inconsistency. These Series include:

Series 1 (Approved 3/9/21)
These parcels are considered to have inconsistencies that will be relatively easy to correct. Affected owners will continue to be notified of future workshops and public hearings prior to the rezoning of their parcel. Category-1 parcels include:

•  Parcels with an incompatible General Plan Land Use Designation and zoning
•  Parcels with no zoning or partial no zoning
•  Parcels with mapping errors

Series 2 (In Progress)
These parcels include more complex inconsistencies and will result in additional outreach for feedback before a change is proposed. Changes to remove the inconsistency may include amendments to the Zoning Code and/or the General Plan.

Series 3
These parcels include the most complex inconsistencies and will result in additional outreach for feedback before a change is proposed. Changes to remove the inconsistency may include amendments to the Zoning Code and/or the General Plan. Many changes will require development code updates in tandem with land use designation changes.


Frequently Asked Questions

Is the Land Use Inconsistency Update connected to the General Plan?

Yes. On December 4, 2018, the City adopted the Envision Stockton 2040 General Plan that includes a revised Land Use Map with an emphasis on infill development. Zoning (both code and map) is a tool to implement the policies and vision of the General Plan. Changes to State law require consistency between the General Plan and Zoning. 


For consistency with the 2040 General Plan, zoning (both Code and Map) needs to be amended. These changes will occur in stages, where some parcels will require minor corrections, and other parcels need more significant corrections; public outreach and workshops will be conducted to engage those impacted. 

Why did I receive a notification in the mail?

Those who received a mailer likely own a parcel that has an inconsistency between the General Plan and zoning. Since the City is working on solutions to allow legally established inconsistent uses to remain operational (home or business), future notifications will only be sent to property owners with parcels having inconsistencies. Notifications will be sent for workshops and public hearings consistent with State law.


What is the easiest way to find my zoning?

The easiest way to find your property's zoning is to look at the City’s Zoning Map. Once you have identified your zoning district (e.g., Residential, Low-RL) you can look up the General Plan Land Use Designation to compare if they are consistent. Both of these designations can be found using the Land Use Inconsistency (LUI) tool.


How many parcels are affected by the Zoning Map Update?

Approximately 4,500 parcels City-wide are in need of an updated zoning designation and/or General Plan Land Use Designation.

How long will it take to update the Zoning Map?

The effort will be divided into a series of amendments. Series 1 was approved March 9, 2021. Series 2 is expected to be completed in Fall 2021. Series 3 is expected to be completed in late 2021 / early 2022.

How can I get involved?

The City of Stockton Community Development Department will hold public meetings and workshops throughout the Land Use Inconsistency (LUI) process. Please check this web page for the most up-to-date information. The web page includes the schedule, meeting dates, and resources. Contact Us for additional information.

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Estimated Timeline for Zoning Map Update (see larger image)


Timeline for Zoning Update


Outreach, Meetings, and Hearings

The following meetings and hearings have been held to address zoning:

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Zoning Code Amendments

The existing Zoning Code is also known as the Title 16 Development Code. Changes to the Zoning Code are broken into three phases that will require Planning Commission review and City Council approval. A draft of the changes can be viewed in the links below.


Phase 1 Consistency Development Code Amendments 


Phase 2 Consistency Development Code Amendments 


Phase 3 Consistency Development Code Amendments

Phase 3 consists of potential amendments to complement Zoning Map amendments. This may include efforts for rezones that require additional flexibility in meeting the City’s development standards.


Contact Information for Zoning Team

The City of Stockton encourages input from anyone with interest in this update. For additional information, questions, or comments, see email and phone number under Zoning Update on the Contact Us page.


To receive information regarding a variety of City Public Meetings, sign up to receive emails.


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External Links

There are currently no external links.

This City of Stockton web page last reviewed on --- 9/23/2021