Colma — Historic Preservation

Last reviewed: July 1, 2026

Overview

Colma’s historic-preservation rules are housed in Chapter 5.03 (Zoning Code) under the subchapter titled Historic Design Review. The ordinance establishes a mandatory Historic Design Review process for work that affects properties listed as historic resources, ties that review into the Town’s Design Review framework, and requires consultation with the Colma Historical Association; the controlling procedural and findings rules are in § 5.03.430–5.03.435.

The rest of this page explains how the Historic Design Review overlay interacts with Colma’s zoning districts (especially the DR Combining Zone), what applicants must submit, the legally required findings, and the practical consequences for projects including additions, demolitions, and new construction.

How to use this page (quick)

• If your property is on the Town’s Historic Resources inventory, the Historic Design Review rules apply to exterior work — see § 5.03.431.
• Historic Design Review is processed with any discretionary permits and can affect issuance of building permits — see § 5.03.433(B) and § 5.03.431(B).
• The planner, review authority, and Colma Historical Association all play roles in review and recommendations — see § 5.03.433 and § 5.03.152.

(Design review is explained in detail on the Town’s Design Review page.)(/us/california/colma/design-review)

What the ordinance requires (core rules)

• Purpose: Preservation of historic and cultural resources; review to ensure proposed work protects architectural and historical character — § 5.03.430.
• Applicability: Any project requiring a land‑use or building permit that affects the exterior of a building/property designated as a historic resource is subject to Historic Design Review; no building permit shall issue until Historic Design Review/planning approval and appropriate land‑use permit are completed — § 5.03.431(A)–(B).
• Process: Applicant files a complete application and the City Planner initiates review; the application must include presentation-quality plans, elevations, materials, signage, etc. — § 5.03.433(A).
• Consultation: Applications are forwarded to the Planning Division and the Colma Historical Association for comment and recommendation; the City Planner uses those recommendations when preparing the staff report — § 5.03.433(C).
• Findings: Approval may be granted only if required findings are made, including that proposed work will not adversely affect significant architectural features or the historic character of the designated resource, and (for new construction) that new exteriors will be compatible with existing designated resources — § 5.03.434(A)(2)–(3).
• Conformance: Approved work must conform to the approved drawings and conditions; changes to approved plans require City Planner approval (minor) or original review authority approval (major) — § 5.03.435.

Practical note: Historic Design Review is not a standalone “preservation code” that replaces base zone rules — it operates within the Town’s zoning and design review framework and may add conditions or findings necessary to preserve historic values. See the Town’s general Colma Zoning and Colma Development Standards pages for related base-zone rules that remain applicable.

District-by-district breakdown (how historic review overlays with specific zones)

Below are the Colma districts most commonly implicated in historic-preservation reviews. Each subsection gives purpose, typical permitted uses (only insofar as the zoning code lists them), key dimensional/development references, and where that district applies.

DR — Design Review Combining Zone

• Purpose: Achieve a consistent site, landscape and building design theme; the DR combining zone overlays base zones and adds design standards and procedures — § 5.03.151–5.03.152.
• Typical permitted uses: Uses are those of the underlying base zone; design requirements apply to new construction and to exterior alterations unless an exception applies (including where conformance would “clash” with recognized historic improvements) — § 5.03.153(b)(1)–(3).
• Key dimensional/design standards: The DR zone includes objective design standards (e.g., DR(S) Spanish/Mediterranean sub-area requirements) and procedure rules that must be applied during review — see § 5.03.152–5.03.154; objective standards and exceptions explicitly account for historical/architectural merit.
• Where it applies: The ordinance maps the DR overlay to a defined portion of town (generally centered on El Camino Real/Mission Road corridor as described in § 5.03.152(a)).

Why it matters for historic properties: Projects in the DR overlay will undergo both general design review and the Historic Design Review rules; where historic character would be harmed, the ordinance allows the planner/authority to modify DR application in light of historic merit (see examples/exceptions in § 5.03.153).

(See the Town’s Design Review page for the DR process.)(/us/california/colma/design-review)

R — Residential Zone (single-family / neighborhood)

• Purpose: Standard single-family residential zone(s) (references to R and R‑S Sterling Park appear across the code) — see base-zone standards in § 5.03.082 and ADU rules that reference residential zones.
• Typical permitted uses: Single-family homes and accessory structures (subject to R-zone rules and accessory rules) — see Tables and § 5.03.082.
• Key dimensional standards (decision-relevant excerpts): front/rear/side setback formulas, maximum heights, lot coverage and minimum lot width/depth appear in the R-zone tables and are cross-referenced to § 5.03.082 (see the development-standards tables). Example parameters cited in the code tables include front setbacks, side setbacks expressed as a percentage/feet, and height limits — § 5.03.082.
• Where it applies: Residential neighborhoods across Colma; consult the Zoning Map for parcel-specific zoning. Verify whether a parcel is in R or R‑S. Verify with the jurisdiction.

Why it matters: Exterior work on a designated historic home in an R zone triggers Historic Design Review; the reviewer must balance the base zone development standards with § 5.03.434 findings ensuring historic features are preserved.

(See the Town’s Development Standards and ADU pages for related technical rules.)(/us/california/colma/development-standards) (/us/california/colma/adu)

C — Commercial Zone

• Purpose: Accommodate commercial uses; commercial development standards are listed in the non-residential development standards table (see Table 2 and § 5.03.133).
• Typical permitted uses: Retail, services, offices — the text ties permitted commercial uses to the “C” zone standards; consult § 5.03.133 for full lists and cross-references.
• Key dimensional standards: Table 2 lists front/rear/side setbacks (e.g., front setback 5' baseline with exceptions), maximum heights (e.g., 40' typical), lot coverage limits (e.g., 50%) — table references the specific section for each figure (Table 2 / § 5.03.082 and § 5.03.133 where applicable).
• Where it applies: Town commercial corridors; specific parcels per the Zoning Map.

Why it matters: Historic resources in commercial corridors are reviewed under Historic Design Review with the same findings requirement; the reviewer must evaluate compatibility of new commercial façades or signage with listed historic resources. The Historic Design Review application must include materials and signage samples per § 5.03.433(A).

(Related guidance on permitted parking in commercial projects is on the Town’s Parking page.)(/us/california/colma/parking)

PD — Planned Development District

• Purpose: PD districts are custom planned areas where a Conceptual Development Plan and Detailed Development Plan govern uses and standards; PD process can incorporate historic-protection measures as part of the plan — § 5.03.183–5.03.186.
• Typical permitted uses: Single-family, multi-family, neighborhood commercial, offices, and combinations as allowed by the approved Conceptual Development Plan; all PD uses normally require a Use Permit — § 5.03.182.
• Key dimensional/plan standards: Conceptual Development Plan must show uses, building locations, densities, FAR, heights, circulation, landscaping, parking, etc. — § 5.03.184.
• Where it applies: Sites designated on the Zoning Map as PD; PDs can be established in R, E, or C zones by application or Council initiative — § 5.03.183.

Why it matters: PD approvals (City Council level) include design determinations; if PD lands contain historic resources, Council-level review will incorporate the Historic Design Review findings § 5.03.433(B) and § 5.03.434 must be satisfied.

G — Cemetery / Public Grounds Zone (monumental buildings)

• Purpose/Uses: The code recognizes cemetery grounds in the G base zone and treats monumental cemetery buildings differently for design review; certain small monumental buildings may be exempt from design review under specified size limits — see § 5.03.153 references to cemetery grounds.
• Why it matters: Many of Colma’s most sensitive historic resources are cemetery architecture and monuments; the ordinance provides special exceptions where DR standards would “clash” with historic improvements and recognizes the need for compatibility. Historic Design Review still applies to designated resources on cemetery grounds unless an explicit exception applies — see § 5.03.153(b)(2)–(3).

Quick decision table — most-used code references

Checklist

• Confirm whether the property is listed as a Colma historic or cultural resource (verify with Planning Division). Not found in retrieved materials: the publicly posted inventory list itself.
• Prepare a complete Historic Design Review application with presentation-quality plans, elevations, material samples, and signage/mockups per § 5.03.433(A).
• Submit concurrently with any discretionary permit (CUP, Variance, PD, etc.) if applicable — Historic Design Review will be processed concurrently and the highest review authority issues final decision — § 5.03.433(B).
• Anticipate referral to the Colma Historical Association and allow time for their comment — § 5.03.433(C).
• Be prepared to meet the findings in § 5.03.434 showing no adverse effect to architectural features or character.
• Do not expect a building permit until Historic Design Review approvals are complete — § 5.03.431(B).
• If your proposal involves design elements controlled by the DR overlay (e.g., site/landscape/façade), prepare to meet DR standards or obtain modification where historic merit justifies it — see § 5.03.152–153.

Risks & Ambiguities

Plain-English Summary

If your Colma property is on the Town’s historic inventory, any exterior work that needs a permit must go through the Town’s Historic Design Review: you must submit full plans and material samples, the planner and Colma Historical Association will review, and work can only be approved if it won’t damage the property’s historic character — no building permit is issued until that review and planning approval are complete (see § 5.03.430–5.03.435).

Information Gaps

• The actual published list of Colma’s designated historic resources (the inventory) — Not found in retrieved materials; verify with the Planning Division.
• Parcel-level mapping showing which parcels are subject to Historic Design Review and which lie inside the DR overlay — Not found in retrieved materials (Zoning Map not included). Verify with the Town’s Zoning Map.
• Detailed guidance or illustrated standards that define “adverse effect” or the precise compatibility measures (e.g., preserved features list) beyond the high-level findings in § 5.03.434 — Not found in retrieved materials.

Source References

• Colma Municipal Code, Chapter 5.03 — Historic Design Review: § 5.03.430–5.03.435 (purpose, applicability, procedures, findings, conformance).
• Design Review Combining Zone and design review procedures: § 5.03.150–5.03.154 (DR overlay purpose, applicability, and exceptions including historic improvements).
• Nonconforming structures and encouragement to preserve Colma Historical Resources inventory: § 5.03.310(I).
• PD district rules and required Conceptual/Detailed Development Plans: § 5.03.182–5.03.186.
• Development standards tables and setback/height references (R and C zone excerpts and Table 2): see development-standards tables referenced to § 5.03.082 and § 5.03.133.
• ADU ministerial/state-exempt ADU text (zones allowed and ministerial approvals): § 5.03.109.

Retrieved passages

• Colma Zoning Code (section 5.03.030) High relevance show source text
• Colma Zoning Code (Chapter and) High relevance show source text
• Colma Zoning Code (Section and) High relevance show source text
• Colma Zoning Code (Chapter is) High relevance show source text
• Colma Zoning Code (§ 5.320) Medium relevance show source text
• Colma Zoning Code (section 5.03.186) Medium relevance show source text
• Colma Zoning Code (Section 5.03.243.) Medium relevance show source text
• Colma Zoning Code (Section 5.03.243.) Medium relevance show source text

Cited sections

• Colma Municipal Code, Chapter **5.03** — Historic Design Review: **§ 5.03.430–5.03.435** (purpose, applicability, procedures, findings, conformance). (§ 5.03.430)
• Design Review Combining Zone and design review procedures: **§ 5.03.150–5.03.154** (DR overlay purpose, applicability, and exceptions including historic improvements). (§ 5.03.150)
• Nonconforming structures and encouragement to preserve Colma Historical Resources inventory: **§ 5.03.310(I)**. (§ 5.03.310)
• PD district rules and required Conceptual/Detailed Development Plans: **§ 5.03.182–5.03.186**. (§ 5.03.182)
• Development standards tables and setback/height references (R and C zone excerpts and Table 2): see development-standards tables referenced to **§ 5.03.082** and **§ 5.03.133**. (§ 5.03.082)
• ADU ministerial/state-exempt ADU text (zones allowed and ministerial approvals): **§ 5.03.109**. (§ 5.03.109)
• Colma_ZoningCode.md

• Official Colma code library