Colma — Design Review

Last reviewed: July 1, 2026

Overview

Design review in Colma is implemented through a Design Review (DR) combining zone that overlays base zones and through a separate Historic Design Review process for designated resources. The DR combining standards set mandatory architectural, site, and landscape elements and require plan approval before any grading or building permit is issued; approvals are made by the Zoning Administrator or City Council depending on the entitlement level. Key procedural rules, standards tailored to a Spanish/Mediterranean sub‑area (DR(S)), objective standards for certain PD and C projects, and historic review rules are all codified in the Colma Zoning Code (Chapter 5.03) and must be consulted early in project design. See the town zoning overview and development standards for related rules on setbacks, parking, and overlays.

Note: the first natural mention of related topics below is hyperlinked to the site pages used by GoCodebook:

• design review → Colma Land Use
• parking → Colma Parking
• setbacks and development standards → Colma Development Standards
• overlay zones → Colma Overlay Districts
• historic review → Colma Historic Preservation
• ADUs → Colma ADUs
• California Building Standards Code → California Building Standards Code

What the code actually requires (high‑level rules)

• The DR combining zone is an overlay applied in defined portions of town and imposes additional building, site, and landscape design standards that supplement base zones; it is intended to “achieve a consistent site, landscape and building design theme.” See § 5.03.151 and § 5.03.152(a).
• No grading or building permit may be issued until the design plans required under the DR combining zone (or Historic Design Review when applicable) have been reviewed and approved; review authority is the City Council when the underlying project needs Council action, otherwise the Zoning Administrator or City Planner acts per the code. See § 5.03.152(d) and related procedure language.
• The DR overlay contains a Spanish/Mediterranean subdesignation (DR(S)) where required design elements (roofing type, stucco walls, openings, site elements) are mandatory in the DR(S) area; other portions of DR require context‑sensitive elements. See § 5.03.152(c).
• Historic resources (designated structures or sites) are subject to a separate Historic Design Review with its own subchapter; no building permit for an affected resource is issued until Historic Design Review and required findings are satisfied. See § 5.03.431 and § 5.03.433–434.
• For certain multi‑family and mixed‑use developments within the PD and C districts, the code provides Objective Design Standards (ODDS) that are applied to building entries, garages, and public frontage to create predictable, measurable standards; these are in § 5.03.154.

District-by-district breakdown (Design Review relevance)

DR — Design Review Combining Zone (overlay)

• Purpose: Apply consistent site, landscape and building design themes where applied. § 5.03.151.
• Typical permitted uses: DR is a combining overlay only; it does not change base‑zone uses — uses remain those of the underlying zone (e.g., C, PD, G, R). See § 5.03.152(a) and the zones list § 5.03.050.
• Key standards / how it applies:
  • Applicability: applies to all site, landscape and building plans for new construction or alterations within the DR area unless an exception applies (historic compatibility, small cemetery monuments, etc.). See § 5.03.152(b) and § 5.03.153(a).
  • Mandatory plan approval prior to building/grading permits: § 5.03.152(d).

DR(S) — Design Review (Spanish/Mediterranean subarea)

• Purpose: Where designated, projects must incorporate Spanish/Mediterranean architectural and landscape motifs (terra‑cotta tile roofs, stucco walls, arched openings, formal planting, concealed equipment). § 5.03.152(c).
• Typical permitted uses: same as underlying base zone; DR(S) controls stylistic elements rather than use. § 5.03.152(a)-(c).
• Key dimensional/appearance items: low‑pitched gable/shed roofs or terra‑cotta barrel tiles, parapet screening for rooftop equipment, stucco wall articulation, recesses and ornamental surrounds for openings — see § 5.03.152(c)(1)(ii–iv).

C — Commercial Zone (where DR often overlays)

• Purpose: Commercial uses and development standards for retail, service, office, institutional uses. § 5.03.050 and development standards reference § 5.03.133 for Commercial rules.
• Design Review linkage: the DR combining standards apply over commercial parcels in the DR overlay; additionally, the code sets Objective Design Standards when the project is mixed‑use or multi‑family in C and PD zones (§ 5.03.154).
• Key dimensional standards: Commercial development references the townwide development standards; specific parking and frontage rules (including AB 2097 parking exceptions near transit) are in the development standards and parking tables. See § 5.03.187 and § 5.03.154 for ODDS.

PD — Planned Development

• Purpose: Flexible district allowing a planned mix of uses subject to a Detailed Development Plan and Use Permit. § 5.03.186–187.
• Typical permitted uses: as established by the approved Detailed Development Plan and Use Permit; all PD projects require a Use Permit. § 5.03.185–186.
• Key design review interaction:
  • PD projects must submit a Detailed Development Plan with building elevations and design certifications; the PD Detailed Plan becomes binding and design review findings apply as part of the Use Permit. § 5.03.186(b) and § 5.03.187.
  • Objective Design Standards (ODDS) apply to multi‑family or mixed‑use projects in PD (see § 5.03.154).

G — Golf and Cemetery Zone (notable exemption)

• Purpose: Cemetery and golf uses; the town’s large cemetery properties use the G designation. § 5.03.050.
• Design Review interaction: The code allows exceptions for certain cemetery monuments and improvements where strict DR standards would “clash with existing improvements having recognized historical or architectural merit.” Small cemetery monumental buildings (300 sq ft or less) can be exempt from Design Review approval by the Zoning Administrator per the specified rule. See § 5.03.152(b)(3) and the Design Review exemptions and procedural text in § 5.03.153(d).

One decision‑relevant table (standards and triggers)

Practical guidance / plain-English interpretation (original)

• Start design review early: if your parcel is inside the DR overlay (map described in § 5.03.152(a)), anticipate that architectural style, materials, landscape, equipment screening, and even temporary structures (tents) are regulated and will be reviewed before any building permits. Early pre‑submittal meetings with the City Planner reduce rework.
• Match the applicable style: if your site falls in DR(S), design choices that deviate from Spanish/Mediterranean materials (e.g., non‑terra cotta tile) will be hard to justify; plan for parapet screening of mechanicals and stucco articulation as called out in § 5.03.152(c).
• Use the PD/Detailed Plan route if you need flexibility: a PD application packages site layout, heights, parking, and design standards as a single binding plan — but it triggers use permit and detailed review; include certified design professionals per § 5.03.186.
• Historic resources are a separate track: if your project affects a designated resource, expect an evaluation, likely consultation with the Colma Historical Association, and the City Planner’s Historic Design Review report; no permit without that approval. § 5.03.433–434.
• Objective standards for housing/mixed-use in C/PD: where ODDS apply they produce measurable checklists (e.g., entry placement, garage screening) that can speed ministerial approvals — confirm if your project meets the ODDS scope in § 5.03.154.

Checklist (what an applicant must satisfy before permits)

• Confirm whether the parcel is within the DR overlay (map described in § 5.03.152(a)).
• Prepare complete design submittal: site plan, elevations, landscape plan, materials/samples, colors, signage/lighting, and concealment strategies for utilities and mechanicals (per § 5.03.152(c) and § 5.03.153(a)).
• For PD projects: include a Detailed Development Plan with elevations, circulation, parking, and certified design professional involvement per § 5.03.186(b).
• If the property is a designated historic resource or could affect one, include presentation‑quality materials and consult Colma Historical Association as required by Historic Design Review § 5.03.433 and § 5.03.431.
• Check parking and street frontage implications early (see town parking rules and the development standards pages) and confirm whether AB 2097 transit proximity affects parking counts. § 5.03.187 and parking tables.
• Pay required design review fees as set in the Town Master Fee Schedule (code notes fees are required). § 5.03.152(d)(5).

Risks & Ambiguities

Plain-English Summary

If your property is inside Colma’s DR overlay, expect mandatory architectural, site and landscape standards (and if in DR(S), a Spanish/Mediterranean style) and plan approval by the Zoning Administrator or City Council before any building or grading permit; historic resources trigger a separate Historic Design Review. Confirm overlay status early, provide full presentation‑quality plans, and budget time and fees for design review. Verify any parcel‑specific questions with the City Planner.

Source References

• Colma Municipal Code, Chapter 5.03 — Zones and DR combining zone (purpose and overlay map): § 5.03.050; § 5.03.151–152.
• Design Review procedures, applicability, exemptions and findings: § 5.03.152(d); § 5.03.153.
• DR(S) design standards (Spanish/Mediterranean): § 5.03.152(c).
• Historic Design Review (scope, procedure, findings): § 5.03.431–435.
• PD detailed plan and PD design standards; Objective Design Standards for PD & C: § 5.03.186–187; § 5.03.154.
• Design Review fee note and finding language (fee referenced to Master Fee Schedule): design review fee language in DR procedural section. § 5.03.152(d)(5).

Retrieved passages

• Colma Zoning Code (§ 5.333) High relevance show source text
• Colma Zoning Code (Section 5.03.243.) High relevance show source text
• Colma Zoning Code (Section 5.03.420.) High relevance show source text
• Colma Zoning Code (Section 5.03.420.) High relevance show source text
• Colma Zoning Code (section 5.03.030) High relevance show source text
• Colma Zoning Code (Section 5.03.420.) High relevance show source text
• Colma Zoning Code (Section 5.03.133.) High relevance show source text
• Colma Zoning Code (Chapter and) High relevance show source text

Cited sections

• Colma Municipal Code, Chapter 5.03 — Zones and DR combining zone (purpose and overlay map): **§ 5.03.050**; **§ 5.03.151–152**. (Chapter 5.03)
• Design Review procedures, applicability, exemptions and findings: **§ 5.03.152(d)**; **§ 5.03.153**. (§ 5.03.152)
• DR(S) design standards (Spanish/Mediterranean): **§ 5.03.152(c)**. (§ 5.03.152)
• Historic Design Review (scope, procedure, findings): **§ 5.03.431–435**. (§ 5.03.431)
• PD detailed plan and PD design standards; Objective Design Standards for PD & C: **§ 5.03.186–187**; **§ 5.03.154**. (§ 5.03.186)
• Design Review fee note and finding language (fee referenced to Master Fee Schedule): design review fee language in DR procedural section. **§ 5.03.152(d)(5)**. (§ 5.03.152)
• Colma_ZoningCode.md

• Official Colma code library