Colma Zoning, Planning & Building Codes

Last reviewed: July 1, 2026

Overview

Colma’s zoning and land-use rules are codified in Chapter 5.03 of the Colma Municipal Code and establish the Town’s zones, combining overlays, development standards, and review procedures. § 5.03.040 . The code lays out base zones (residential, commercial, public, cemetery/golf, executive, transit, flood/safety), combining districts such as DR (Design Review) and special overlays like the COD (Commercial Overlay District) and HEO (Housing Element Overlay). § 5.03.050 . This page explains how the code is organized, where to find the major rules, how citywide standards operate, the permit and review path, and how state housing laws (ADUs and other reforms) interact with local rules. § 5.03.220 .

How Colma's code is organized

• The zoning code lives in Chapter 5.03 and begins with a general prohibition on uses inconsistent with the chapter; the code then lists zones and maps and provides rules for zone boundary interpretation. § 5.03.040; § 5.03.050; § 5.03.060 .
• District-specific regulations are grouped (for example, R and R‑S residential zones, C commercial, E executive/administrative, G golf & cemetery, P public, T transit, F flood hazard/safety), each with its own development standards tables and permitted uses. § 5.03.050; § 5.03.082; § 5.03.133; § 5.03.172 .
• The code uses numbered subsections for special districts and procedures (for example, PD – Planned Development standards in the 5.03.180–190 range and DR design-combining rules in the 5.03.150–154 range). § 5.03.182; § 5.03.187; § 5.03.150–152 .
• Tables and labeled subsections collect the numeric development standards (see the residential and non‑residential Tables and the Parking Standards Table 4). § 5.03.082; § 5.03.133; § 5.03.232 .
• If you need the official map, the code incorporates a map filed with the City Clerk showing zone boundaries; ambiguous boundaries are resolved by rules in the code or by City Council declaration. § 5.03.050; § 5.03.060 .

(If you want the Town’s online zone landing, see Colma Zoning.) [/us/california/colma/zoning]

Zoning district families

• Residential: R (general residential) and R‑S (Sterling Park Neighborhood Residential) are the primary residential districts and list permitted residential uses, accessory buildings and limited conditional uses. § 5.03.082; § 5.03.081 .
• Commercial: C (Commercial) permits retail, office, restaurants, and some light industrial and mixed uses subject to commercial development standards. § 5.03.133 .
• Executive/Administrative: E is tailored to office and administrative uses and carries its own setbacks, coverage and parking rules. § 5.03.172 .
• Public / Special: P (Public), G (Golf & Cemetery), T (Transit), and F (Flood Hazard/Safety) are mapped and regulated for their specialized uses. § 5.03.050 .
• Planned Development (PD): PD districts are customized by a Conceptual and Detailed Development Plan approved by Council and carry project‑specific design standards rather than only one-size-fits-all numeric standards. § 5.03.183; § 5.03.184; § 5.03.187 .
• Design Review (DR) combining zone: DR (and DR(s) Spanish/Mediterranean) overlays can be combined with base zones to impose site, landscape, and objective design standards in specified areas. § 5.03.150–154 .
• Overlays & Special Districts: The Town recently added a Commercial Overlay District (COD) for targeted economic sites and a Housing Element Overlay (HEO) to remove barriers on five opportunity sites and facilitate higher density housing consistent with the General Plan 2040. § 5.03.140–141; § 5.03.195–196 . (See Colma Overlay Districts.) [/us/california/colma/overlay-districts]

Citywide development standards (how density, setbacks, height, coverage, parking work)

• Where the code sets numeric standards it does so by zone tables and by special-district standards: for residential the code references Table 1 and the R‑zone standards (including 5 ft typical front setback, 5 ft side and rear minimums in many R subtypes) and maximum 36 ft height in many residential zones. § 5.03.082 . (See Colma Development Standards.) [/us/california/colma/development-standards]
• For commercial parcels the default front/side/rear setbacks are generally 5 ft, maximum building coverage 50%, and maximum height typically 40 ft (with 42 ft allowed on Mission Road); consult § 5.03.133 for the C zone numeric table. § 5.03.133 .
• Many rules require site‑specific or project-specific measures rather than a universal FAR; PD applications must tabulate and specify floor‑area ratios and other dimensional controls on the Conceptual/Detailed Development Plan. § 5.03.184; § 5.03.187 .
• Lot coverage and open space limits are commonly shown as 50% maximum coverage in non‑residential zones and specified private open‑space minimums (for example, PD multifamily projects must provide a minimum of 100 sq ft private open space per unit). § 5.03.133; § 5.03.187 .
• Local parking requirements are collected in the Parking Standards (Table 4) and cross‑referenced in each zone; the code also implements AB 2097/Gov. Code § 65863.2 exceptions (no minimum auto parking within 1/2 mile of high‑quality transit for many projects) and directs applicants to Table 4 – Parking Standards (§ 5.03.232). § 5.03.232; § 5.03.187; § 5.03.133 . (See Colma Parking.) [/us/california/colma/parking]
• The code emphasizes subsurface/hidden utilities, EV charging, landscaping and noise/green infrastructure/ stormwater controls as components of development approval. § 5.03.187; § 5.03.154 .

Design and discretionary review

• Projects in the DR combining zone and other discretionary projects must undergo design review; the code states “No grading or building permit shall be issued until design plans have been reviewed and approved.” § 5.03.153; § 5.03.154 . (See Colma Design Review.) [/us/california/colma/design-review]
• Who decides: the City Council makes design determinations when a project also requires Council approvals (Use Permit, Subdivision, PD, etc.), otherwise the Zoning Administrator acts and decisions may be appealed to Council. § 5.03.154 .
• The code includes objective design standards for PD and C zone mixed‑use/multifamily projects (ODDS) to streamline review for those building types. § 5.03.154 .
• For historic resources and cultural sites the code requires consultation with the Colma Historical Association during discretionary review. § 5.03.154(e)(xv) . (See Colma Historic Preservation.) [/us/california/colma/historic-preservation]

Specific plans, PDs, overlays and where special rules live

• Planned Development (PD) districts require a Conceptual Development Plan and Detailed Development Plan showing uses, densities, FAR, heights, circulation, landscaping, utilities and phasing; these plans become part of the Zoning Map and the PD’s Use Permit. § 5.03.184; § 5.03.182; § 5.03.187 .
• The Commercial Overlay District (COD) extends commercial uses to two identified sites and applies C‑zone development standards to those overlay areas. § 5.03.140–141 .
• The Housing Element Overlay (HEO) was adopted to remove barriers for identified opportunity sites, eliminate parking requirements within 1/2 mile of transit for HEO projects, and provide a ministerial CEQA pathway for qualifying multifamily projects that meet prevailing‑wage/affordability targets. § 5.03.195–196 . (See Colma Overlay Districts.) [/us/california/colma/overlay-districts]

Building permits & review: the typical path

• Early step: confirm base zone and any overlays on the Town’s zoning map; if the project is inside DR, HEO, COD, or PD boundaries additional rules apply. § 5.03.050; § 5.03.150; § 5.03.140; § 5.03.183 .
• Ministerial approvals (zoning clearances, administrative permits) are handled by staff (Zoning Administrator/City Planner) while discretionary approvals (Use Permits, Major PD approvals, Subdivision Maps) require public hearings before the Planning Commission or City Council. § 5.03.355; § 5.03.356; § 5.03.182; § 5.03.187 .
• Design review is a hard prerequisite to building permits for most projects: “No grading or building permit shall be issued until design plans have been reviewed and approved.” § 5.03.153; § 5.03.154 . (See Colma Design Review.) [/us/california/colma/design-review]
• Modifications: The City Council or Zoning Administrator may modify standards for additions or changes to existing buildings after considering design and economic impacts; appeals follow the Town’s appeal rules. § 5.03.154(c); § 1.02.140 .
• Fees and timelines: design review and permit fees are set in the Town’s Master Fee Schedule; specific processing times are governed by the type of approval (ministerial vs discretionary). § 5.03.154(5) .

(If you want to check building code submittal standards, consult the California Building Standards Code / Title 24.) [/us/california/building-codes]

State housing law in Colma — ADUs, HEO, density bonus, SB 9 and other interactions

• Accessory dwelling units (ADUs) are implemented in a manner consistent with State ADU law: Colma has adopted ministerial rules for State‑exempt ADUs and local objective standards for non‑exempt ADUs while expressly preserving the State’s maximum allowances on size, setbacks, height and parking. § 5.03.109; § 5.03.111; § 5.03.112 . (See Colma ADUs.) [/us/california/colma/adu]
  • The code identifies which zones allow ADUs (the R, R‑S, and C zones are listed) and incorporates the State’s size/height/setback minima (examples: detached ADU up to 18 ft height, ADU size caps that mirror Government Code limits, side/rear setbacks down to 4 ft for many ADUs). § 5.03.109; § 5.03.111 .
  • The Town follows the State rule that in many cases no parking is required for ADUs and that local FAR/lot‑coverage rules may not prevent an 800 sq ft ADU with 4‑ft side/rear setbacks. § 5.03.111; § 5.03.109 .
• The Housing Element Overlay (HEO) is Colma’s primary implementation tool to meet RHNA/Regional Housing Needs targets; it removes minimum parking standards in affected areas and authorizes denser, ministerial pathways and density‑bonus/affordability incentives consistent with State law. § 5.03.195–196 . (See California housing laws.) [/us/california/housing-laws]
• Density bonus provisions and other state-enabled incentives are referenced in HEO policy language; the code explicitly intends to align HEO standards with State density‑bonus and parking exemptions. § 5.03.195 .
• SB 9 / ministerial two‑unit/lotsplit provisions: the code text retrieved does not show a specific locally adopted SB 9 implementation section; verify applicability and local objective standards with the Planning Department. Not found in retrieved materials.
• Practical takeaway: ADU applicants can rely on ministerial approval routes when the ADU meets State criteria; multifamily or larger residential projects on HEO sites may access streamlined/ministerial processing if they meet the HEO’s affordability, wage and design triggers. § 5.03.109; § 5.03.195 .

Information gaps / items to confirm with Planning staff

• Local implementing language for SB 9 (two‑unit, lot split ministerial rules) is not present in the retrieved excerpts—confirm with the Town whether SB 9 ministerial procedures are adopted. Not found in retrieved materials.
• The code references some cross‑code sections (appeals at § 1.02.140, Master Fee Schedule, and some tables) that are outside Chapter 5.03; consult the full municipal code and the Town’s Planning counter for procedural forms and current fees. § 1.02.140 .

Source References

• Colma Zoning Code (Chapter 5.03 excerpts), including zone list and zone boundaries § 5.03.050; § 5.03.060 .
• Residential and non‑residential development tables and standards § 5.03.082; Table 1 & Table 2 .
• Commercial zone standards and permitted uses § 5.03.133 .
• Planned Development (PD) rules, Conceptual/Detailed Development Plan requirements and PD design standards § 5.03.182; § 5.03.184; § 5.03.187 .
• Design Review combining zone and Objective Design Standards (ODDS) § 5.03.150–154 .
• ADU rules, State‑exempt ADUs, objective ADU standards § 5.03.109; § 5.03.111; § 5.03.112 .
• Commercial Overlay District (COD) § 5.03.140–141 .
• Housing Element Overlay (HEO) and HEO parking/ministerial CEQA language § 5.03.195–196 .
• Parking standards table cross‑references and AB 2097 transit exception § 5.03.232; § 5.03.187; § 5.03.133 .