Colma — Land Use

Last reviewed: July 1, 2026

Overview

This page summarizes what the Town of Colma's zoning ordinance (Chapter 5.03) actually says about permitted and conditional land uses, how the Land Use Table is applied across districts, and special rules for Planned Development and nonconforming uses. It sticks strictly to the Colma Municipal Code text — code citations below show the controlling § for each rule and where to look in the ordinance. For related procedural topics see Colma's pages on development standards, parking, design review, overlay districts, ADUs, and the California Building Standards Code as noted below.

How Colma organizes land use rules (short)

• The Land Use Table (Table 3) sets whether a particular use is Permitted (P), Conditional (C), Administrative (A) or Not permitted (-) in each district; the table and definitions are part of the Chapter 5.03 ordinance. See Table 3: Land Use Table – Permitted and Conditional Uses and related district subsections in § 5.03.070 – § 5.03.187 for specifics.

• Each district section spells out the purpose, the permitted uses, and any district-level development standards or references to the townwide development standards (see § 5.03.220 referenced throughout). For example, the Commercial district contains both a land-use list and numeric development rules (setbacks, coverage, height) in § 5.03.132–133.

District-by-district breakdown

Note: each district subsection below lists the ordinance purpose or intent, the typical permitted uses (by short plain-English category), and any explicit dimensional or programmatic standards the ordinance states. Citations show the controlling §.

G (Golf and Cemetery Zone)

• Purpose / where it applies: Established to cover cemeteries, memorial parks, golf courses and related open-field/agricultural uses; rules are in addition to townwide development standards. § 5.03.070–071.
• Typical permitted uses: cemetery or memorial park, golf course, golf driving range, and agriculture (primarily open field) as permitted uses. § 5.03.071.
• Conditional/City-Council uses: flower shops, monument shops, crematoriums, cemetery corp. yards, greenhouses and similar incident uses may be allowed by use permit. § 5.03.071(b).
• Key standard notes: The G zone uses are additional to townwide standards in § 5.03.220 (see development standards page). § 5.03.070.

R (Residential Zone)

• Purpose: Standard residential district; rules augment the townwide development standards. § 5.03.080.
• Typical permitted uses: single‑family dwelling, manufactured home, small family day care, multiple dwellings up to six units, accessory dwelling units (ADUs) as allowed by § 5.03.100, group homes, supportive & transitional housing, home offices / cottage food operations, and SROs where listed. § 5.03.081.
• Conditional uses: Residential Planned Development, home occupations (subject to findings), large family day care homes require a use permit. § 5.03.081(b).
• Accessory buildings: small accessory buildings (<120 sq ft and <6 ft high) may be placed without setbacks if not between the front wall and front property line; larger accessory buildings must meet setback and design requirements and may be administratively permitted; aggregate accessory area limits and design compatibility rules apply. § 5.03.082.
• Note on ADUs: ADUs in the R district are governed by § 5.03.100 and state ADU law (see the Colma ADU page). ADUs § 5.03.081.

R‑S (Sterling Park Neighborhood Residential Zone)

• Purpose: Neighborhood-specific residential rules for Sterling Park; supplements townwide standards. § 5.03.090–091.
• Typical permitted uses: single‑family dwellings, manufactured homes, small family day care, group homes, community parks & public buildings, SROs, supportive & transitional housing, and ADUs in existing structures per § 5.03.100. § 5.03.091.
• Conditional uses: home occupations and large family day care homes (conditional). § 5.03.091(b).

C (Commercial Zone)

• Purpose: Serves neighborhood and regional commercial uses; allows commercial, office, and residential over the first floor. § 5.03.131.
• Typical permitted uses: multi‑family up to six units, low‑barrier navigation centers, emergency shelters, SROs, supportive housing, limited ADUs in qualifying existing single‑family structures, and a range of commercial/office uses where conducted within enclosed structures. § 5.03.132.
• Administrative uses: certain occupancies in existing commercial buildings may be allowed by administrative use permit if they meet the four criteria in § 5.03.132(b) (existing building, same occupancy class, no building modifications, parking not exceeded).
• Uses requiring a full Use Permit: restaurants, vehicle repair, conversion of industrial/warehouse space, and other uses listed in § 5.03.132(c).
• Key numeric standards (explicit in the C district):
  • Front, side, rear setbacks: 5 ft minimum (front/side/rear). § 5.03.133(b)(2).
  • Maximum site coverage: 50%. § 5.03.133(b)(3).
  • Maximum height: 40 ft (except Mission Road = 42 ft). § 5.03.133(b)(5).
  • Parking requirements reference the townwide Parking Standards (§ 5.03.232) and AB 2097 transit exceptions. § 5.03.133(b)(4).

P (Public Zone)

• Purpose: Accommodates Town and other government offices, public recreation, fire and police facilities. § 5.03.161–162.
• Typical permitted uses: public buildings, parks, and municipally supported senior housing. § 5.03.162.
• Development standards: no special restrictions on buildings or uses beyond the policy that uses be consistent with Town uses; still subject to townwide standards when applicable. § 5.03.163.

E (Executive, Administrative Zone)

• Purpose: Office, administrative, and some supporting uses. § 5.03.170–171.
• Typical permitted uses: cemetery or memorial park, floriculture/agriculture, and other professional/medical offices by use permit; restaurants with banquet facilities under conditions. § 5.03.171.
• Development standards (explicit): minimum lot width: 33 1/3 ft; minimum lot depth: 100 ft. § 5.03.172(1).
• Wireless communications: generally prohibited (see Subchapter 5.17) except limited exceptions noted in ordinance. § 5.03.171(c).

PD (Planned Development Zone)

• Purpose / approach: Provides flexibility to achieve General Plan objectives; PD districts are created by adoption of a Conceptual Development Plan and are governed by PD-specific findings and procedures. § 5.03.180–184.
• Permitted uses (subject to use permit and Detailed Development Plan): single‑family developments, multiple housing, group homes, neighborhood/community commercial centers, professional/administrative offices, SRO, supportive housing where allowed by state law, and combinations of these uses. § 5.03.182.
• Key process & requirements:
  • A Conceptual Development Plan must accompany the PD application and show uses, density, FAR, heights, circulation, open space, parking, etc. The City Council must find the PD meets specified findings before approval. § 5.03.184.
  • A Detailed Development Plan and a Use Permit are required for uses in a PD; the plan becomes part of the Use Permit. § 5.03.185–186.
  • The PD design standards that become part of the Use Permit include minimum yards, building coverage, heights, signage, off‑street parking, EV charging and private open space minimums for multifamily (100 sq ft per unit) among other items. § 5.03.187.
• Wireless communications facilities are prohibited in PD except where specifically allowed. § 5.03.182(b).

Quick Reference table — selected decision‑relevant items

Practical guidance & interpretation notes

• Use the Land Use Table as the starting point, but always read the district’s written permitted-use subsection for qualifiers (e.g., many permitted commercial uses still require the activity be enclosed or meet additional development rules). See Table 3 and specific district sections for differences.

• If a use is designated C (Conditional) in the table or the district text, a Use Permit or Administrative Use Permit is required and the ordinance sets the findings and process (for PDs, use permits are tied to the Detailed Development Plan). § 5.03.182–186.

• The ordinance repeatedly points to townwide development requirements in § 5.03.220 (setbacks, lot coverage, general standards). When district text says “in addition to Section 5.03.220” verify the townwide table for the exact numeric standards. Not all numeric standards are spelled out in every district section. § 5.03.070, § 5.03.133.

• Parking rules are governed by the Parking Standards table (referenced as § 5.03.232 and related tables) and the ordinance recognizes AB 2097 (transit-proximity parking exceptions). Always check the parking table for a specific use. § 5.03.133(b)(4). parking

• Design review and discretionary approvals are required where the ordinance says no grading or building permit shall issue until design plans are approved (PDs and many discretionary actions). See the Colma design review page for process and § 5.03.187(e).

Checklist — what an applicant must satisfy (quick)

• Confirm the parcel’s zoning district and consult the Land Use Table for that zone (Table 3). § 5.03.070 – Table 3.
• Read the district-specific permitted/conditional-use text (e.g., § 5.03.071 for G, § 5.03.081 for R, § 5.03.132 for C).
• If the use is C, prepare a Use Permit application and supporting materials to meet the findings required by the ordinance. § 5.03.182.
• For PD projects, prepare a Conceptual Development Plan and, if advanced, a Detailed Development Plan per § 5.03.184–186.
• Confirm applicable development standards (setbacks, coverage, height) in the district text and § 5.03.220 and prepare plans that respond to those standards. § 5.03.133; § 5.03.220 (referenced).
• Check the parking table (§ 5.03.232) and transit-based exceptions (AB 2097) to determine off‑street parking obligations. § 5.03.133(b)(4). parking
• If design review is required, submit required design materials and comply with design-review procedures. § 5.03.187(e). design review
• For ADUs consult § 5.03.100 and state ADU law as applicable. ADUs § 5.03.081.

Risks & Ambiguities

Plain‑English summary

Colma’s zoning chapter (Chapter 5.03) uses a Land Use Table plus district sections to say what goes where: the G, R, R‑S, C, P, E, and PD districts each list permitted, conditional, and administrative uses and, in some districts (notably C and PD), explicit numeric development rules and required plans. Conditional uses need use permits; PDs require Conceptual and Detailed Development Plans and design review; accessory, ADU, parking, and nonconforming rules are handled in the cited sections below — always check both Table 3 and the district text. Verify parcel specifics with the Town.

Source References

• Colma Municipal Code — Land Use Table and district rules, Chapter 5.03 (Table 3 and district sections cited throughout): § 5.03.070 – § 5.03.187. See Table 3 and district subsections for text and permitted/conditional use listings.
• G Zone permitted uses: § 5.03.071.
• R Zone permitted uses and accessory building provisions: § 5.03.081–082.
• R‑S Zone permitted uses: § 5.03.091.
• C Zone permitted uses and development standards (setbacks, coverage, height): § 5.03.132–133.
• P Zone uses and policy language: § 5.03.161–163.
• E Zone permitted uses and lot-size standards: § 5.03.171–172.
• PD Zone permitted uses, Conceptual/Detailed Development Plan, and PD design standards: § 5.03.180–187.
• Use Permit and Detailed Development Plan procedures: § 5.03.185–186.
• Nonconforming uses / other administrative uses: see nonconforming section (ordinance text) referenced in Chapter 5.03.

Retrieved passages

• Colma Zoning Code (section 5.03.186) High relevance show source text
• Colma Zoning Code (Section 5.17.010) High relevance show source text
• CBC § 5.311 (§ 5.311) High relevance show source text
• CBC § 5.03.220 (Section 5.03.220) High relevance show source text
• CBC § 5.314 (section shall) High relevance show source text
• Colma Zoning Code (Section 5.03.100) High relevance show source text
• Colma Zoning Code (§ 5.320) High relevance show source text
• Colma Zoning Code High relevance show source text

Cited sections

• Colma Municipal Code — Land Use Table and district rules, Chapter **5.03** (Table 3 and district sections cited throughout): **§ 5.03.070 – § 5.03.187**. See Table 3 and district subsections for text and permitted/conditional use listings. fileciteturn0file7turn0file2 (§ 5.03.070)
• **G Zone** permitted uses: **§ 5.03.071**. (§ 5.03.071)
• **R Zone** permitted uses and accessory building provisions: **§ 5.03.081–082**. fileciteturn0file8turn0file5 (§ 5.03.081)
• **R‑S Zone** permitted uses: **§ 5.03.091**. (§ 5.03.091)
• **C Zone** permitted uses and development standards (setbacks, coverage, height): **§ 5.03.132–133**. fileciteturn0file3turn0file9 (§ 5.03.132)
• **P Zone** uses and policy language: **§ 5.03.161–163**. fileciteturn0file12turn0file18 (§ 5.03.161)
• **E Zone** permitted uses and lot-size standards: **§ 5.03.171–172**. fileciteturn0file18turn0file19 (§ 5.03.171)
• **PD Zone** permitted uses, Conceptual/Detailed Development Plan, and PD design standards: **§ 5.03.180–187**. fileciteturn0file16turn0file1turn0file13 (§ 5.03.180)
• Use Permit and Detailed Development Plan procedures: **§ 5.03.185–186**. (§ 5.03.185)
• Nonconforming uses / other administrative uses: see nonconforming section **(ordinance text) referenced in Chapter 5.03**. (Chapter 5.03)
• Colma_ZoningCode.md

• Official Colma code library