Local zoning · Colma

Colma — Overlay Districts

Overlay Districts under the Colma local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Colma’s zoning ordinance uses several overlay/combining districts and special districts to layer rules on top of base zones. The principal overlays in the Town’s Zoning Code are the Commercial Overlay District (COD), the Design Review Combining ("DR") zone, the Housing Element Overlay (HEO), and the Planned Development (PD) special district — each modifies permitted uses, review paths, or development standards for specific sites. Applicants should check base-zone standards and the Town’s development standards and zoning maps in parallel, and be prepared to address overlay-specific requirements for parking, design review, and density incentives. See also the Town pages on parking, design review, and ADUs for related procedures.

COD — Commercial Overlay District (Commercial Overlay Zoning District)

Purpose: The Commercial Overlay District (COD) was created to extend commercial development opportunities to two specific sites identified in the General Plan and to apply commercial uses and standards in addition to base-zone rules. § 5.03.141 .
Where it applies: Two designated areas described in the General Plan (the Hillside Boulevard / Sand Hill Road / Lawndale Boulevard contiguous area and the Italian Cemetery triangular parcel) as mapped in the General Plan figures; the COD’s regulations are "in addition to" the Town’s base development standards § 5.03.140 .
Typical permitted uses: The COD is intended to allow the same general commercial uses authorized in the C (Commercial) zone (e.g., retail, restaurants, offices, some mixed-use and residential above ground-floor) and refers back to the C zone uses and permitting frameworks; see § 5.03.141 and cross-reference to § 5.03.132 / § 5.03.133 for the underlying C zone rules. § 5.03.141 ; § 5.03.132 .
Key dimensional / procedural points: COD regulations supplement (do not replace) the Town’s standard development rules set out in § 5.03.220 (Development Standards Applicable to All Zones). Where COD applies, the Commercial (“C”) zone development standards generally control unless the COD explicitly modifies them. § 5.03.140–141 .

DR — Design Review Combining Zone ("DR")

Purpose: The DR combining zone is a design overlay intended to "achieve a consistent site, landscape and building design theme" when combined with base zones. It adds objective design controls and review procedures to projects in the area of application. § 5.03.151 .
Where it applies: The DR combining designation may be placed over any base zone where consistent visual/site character is desired; its regulations are "in addition to" § 5.03.220 (development standards). § 5.03.150 .
Typical applicability and review: Projects subject to the DR combining zone are reviewed by the Zoning Administrator or City Council depending on project type and discretion levels; design approvals can be appealed per the code. The DR includes Objective Design Standards (ODDS) that apply specifically to multi-family and mixed-use development in the PD and C zones. § 5.03.151, § 5.03.154 .
Key standards: The DR combines mandatory criteria for entries, stairs, garages, site edging, and other objective elements; the code allows the decision-maker to modify standards where justified. See § 5.03.152 and the ODDS described at § 5.03.154 for applicable metrics and submittal requirements. § 5.03.152–154 .

HEO — Housing Element Overlay Zone District

Purpose: The Housing Element Overlay (HEO) was adopted to implement the Housing Element strategy for accommodating the Regional Housing Needs Allocation and to remove barriers to housing on identified opportunity sites. It expressly enables higher residential densities and supports mixed-use projects consistent with the General Plan. § 5.03.195 .
Where it applies: HEO is applied to the Town’s five opportunity sites mapped in the Housing Element (Figure H‑7 in the Housing Element). The overlay modifies standards on those parcels to facilitate multi-family and mixed-income housing. § 5.03.195 .
Typical permitted uses: Housing, mixed‑use development, and projects that take advantage of state density-bonus incentives; HEO reflects state legislative changes and the Town’s Density Bonus procedures. § 5.03.195–197 .
Key dimensional / regulatory changes:
- No minimum automobile parking requirement within the HEO for projects located within one‑half mile of public transit, consistent with Government Code § 65863.2; the code explicitly states "No Parking Standards Required" for HEO areas except portions along Hillside Boulevard and eastward where the exception applies. § 5.03.196 .
- HEO creates a ministerial CEQA pathway (for qualifying prevailing‑wage, affordable projects) as of July 1, 2023; see § 5.03.195 for the policy intent and HEO implementation details. § 5.03.195 .
Practical note: Because HEO implements state‑level housing streamlining rules, projects must be evaluated for consistency with state density bonus law and qualifying affordability/prevailing wage thresholds; see the Town’s Density Bonus section § 5.03.197–198 and cross‑references to state law. § 5.03.197–198 .

PD — Planned Development District (Special/Planned Development)

Purpose: The PD designation is a flexible special district that may be established in any R, E, or C zone to allow a mix of uses and custom development standards through a Conceptual Development Plan and subsequent Detailed Development Plan. § 5.03.182–184 .
Where it applies: PDs are established parcel-by-parcel by City Council action (or by application) and become part of the Zoning Map when approved; potential PD sites are depicted on the Town’s PD map. § 5.03.183–184 .
Typical permitted uses: Uses in a PD are only allowed upon issuance of a Use Permit; the PD can include single‑family, multi‑family, neighborhood commercial, offices, SROs, and combinations listed in § 5.03.182 (the PD permitted uses list). § 5.03.182–185 .
Key procedural & dimensional rules:
- A Conceptual Development Plan is required with a PD application; if approved it becomes part of the Zoning Map. § 5.03.184 .
- A Detailed Development Plan and a Use Permit are required to implement uses within the PD; the Detailed Plan establishes the PD’s specific development standards (minimum building site, lot dimensions, yards, maximum heights, coverage, signs, parking, EV charging, and private open space requirements). § 5.03.186–187 .
- The City Council must make findings about public services, traffic, and consistency with the General Plan before approving a PD; PD approvals include development schedules and can be revoked for failure to meet approved schedules. § 5.03.184(d), § 5.03.190–191 .
- Parking standards in PDs are set on the Detailed Development Plan, but AB 2097 / Government Code § 65863.2 is referenced in the PD rules regarding parking near high‑quality transit (no minimum automobile parking requirement within ½ mile of transit), so applicants must reconcile PD parking with state parking prohibitions where applicable. § 5.03.187 .

Decision‑relevant summary table

Item	Quick rule / metric	Code Reference
Commercial Overlay District (COD) — purpose & applicability	Expands commercial opportunities at two mapped sites; COD rules supplement C‑zone and § 5.03.220 development standards.	§ 5.03.140–141
Design Review Combining ("DR") — applicability	Can be combined with any base zone; adds objective design controls and review procedures (Zoning Admin or City Council).	§ 5.03.150–152, § 5.03.154
Housing Element Overlay (HEO) — parking change	No minimum auto parking required for projects within ½ mile of transit in HEO areas (except specified Hillside Blvd area).	§ 5.03.195–196
Planned Development (PD) — review path	PD requires Conceptual Development Plan, Detailed Development Plan, and Use Permit; development standards are set in the Detailed Plan.	§ 5.03.182–187, § 5.03.190–191

Checklist

Confirm whether the parcel is within COD, DR, HEO, or has an approved PD overlay on the Town’s zoning map (verify with Planning). Verify with the jurisdiction.
For COD/HEO sites, assemble General Plan figures and overlay map references cited in § 5.03.141 and § 5.03.195. § 5.03.141; § 5.03.195
If subject to DR, prepare materials to meet Objective Design Standards and follow the design review submittal checklist per § 5.03.150–154. § 5.03.151–154
If pursuing housing in HEO, document transit proximity, affordability/prevailing‑wage commitments, and density bonus eligibility; address parking per § 5.03.196 and the Town’s ADU/Density Bonus rules. § 5.03.196; § 5.03.197–198
For PD applications, prepare a Conceptual Development Plan and a development schedule; expect a Detailed Development Plan and Use Permit with the standards set in the PD approval (see § 5.03.184–187). § 5.03.184–187
Cross-check required parking and loading obligations with the parking rules and state parking prohibitions; note where local standards may be superseded by state law. § 5.03.187; § 5.03.196
If building construction is involved, coordinate with building permit reviewers and the California Building Standards Code (Title 24) — separate from overlay zoning rules. Verify any building‑code technical requirements with Building Division. Verify with the jurisdiction.

Risks & Ambiguities

Issue	Why it matters	What to verify
Mapped extent of overlay on a parcel	Overlays (COD, HEO, DR) are applied to specific mapped sites; an incorrect map check can misstate allowed uses and standards.	Confirm overlay designation on the Town’s official zoning/General Plan maps; ask Planning for parcel‑specific overlay status. Verify with the jurisdiction.
Interaction with state law (parking, density bonus)	State rules (e.g., Gov. Code § 65863.2; Density Bonus law) preempt or modify local parking and density controls, especially inside HEO or near transit.	Confirm whether a proposed project qualifies for state exemptions (transit proximity, prevailing wages, affordability) and which local standards are waived. § 5.03.196; § 5.03.197–198
PD Detailed Standards not finalized	A PD’s precise setbacks, heights, coverage, parking, and open space are set on approval; you cannot rely on generic base‑zone numbers.	Review the approved PD Conceptual and Detailed Development Plan for site‑specific standards or conditions imposed by the Council. § 5.03.184–187
Design review discretion and appeals	DR overlay introduces subjective review triggers (appealable decisions, City Council authority).	Confirm the review authority for the project scale, required findings, and the appeals process for design approvals. § 5.03.151; § 5.03.150
Site‑specific exceptions (HEO parking exceptions)	HEO removes minimum parking requirements broadly but includes exceptions (e.g., certain Hillside Blvd areas).	Verify whether the parcel falls within the HEO exception zones described at § 5.03.196. § 5.03.196

Plain‑English Summary

Colma uses overlays to add targeted rules where the Town wants different outcomes: the COD brings commercial rules to specific mapped sites, DR adds design review controls over base zones, HEO is a state‑aligned housing overlay that relaxes parking and streamlines housing approvals on opportunity sites, and PD lets the Town and a developer create a custom plan and rules for a parcel; check the parcel’s overlays and the related code sections before you design.

Source References

Colma Municipal Code, Zoning (Chapter 5.03) — PD / Planned Development: § 5.03.182–191
Colma Municipal Code, Zoning (Chapter 5.03) — Conceptual / Detailed PD requirements: § 5.03.184–187
Colma Municipal Code, Zoning (Chapter 5.03) — Commercial Overlay District (COD): § 5.03.140–141
Colma Municipal Code, Zoning (Chapter 5.03) — Design Review Combining ("DR"): § 5.03.150–154
Colma Municipal Code, Zoning (Chapter 5.03) — Housing Element Overlay (HEO) and parking rules: § 5.03.195–196; § 5.03.197–198
Colma Municipal Code excerpts describing development standards and PD design requirements: § 5.03.187 (design standards list)
Colma Municipal Code — ADU rules and state standard cross‑references (relevant where HEO and PD interact with ADU policy): § 5.03.100–115

Sources

Retrieved passages

Colma Zoning Code (Section 5.17.010) High relevance
Colma Zoning Code (section 5.03.186) High relevance
Colma Zoning Code (§ 5.332) High relevance
Colma Zoning Code (§ 5.320) High relevance
Colma Zoning Code (section 5.03.241) Medium relevance
Colma Zoning Code (section 66323.) Medium relevance
Colma Zoning Code (§ 5.323) Medium relevance
Colma Zoning Code (§ 5.323) Medium relevance

Cited sections

Official Colma code library

Frequently asked questions

What is the Commercial Overlay District (COD) in Colma and where does it apply?

The COD is a site‑specific overlay that extends commercial zone uses and standards to two mapped locations identified in the General Plan (a Hillside Blvd/Sand Hill Rd/Lawndale Blvd area and the Italian Cemetery parcel). It supplements the base Commercial zone; see § 5.03.140–141 for purpose and applicability.

What does the Design Review Combining Zone ("DR") require for my project?

If your parcel is in the DR combining zone, your project will be subject to the Town’s design review standards and procedures (objective design standards for some project types) and will need design review approval by the Zoning Administrator or City Council depending on scale. See § 5.03.150–154 for the review path and standards.

Does the Housing Element Overlay (HEO) eliminate parking requirements for housing projects?

The HEO removes minimum automobile parking requirements for projects located within one‑half mile of public transit, except in certain areas (notably portions along Hillside Boulevard and eastward as noted in the code). Confirm parcel location relative to the HEO map and transit; see § 5.03.196.

How does a Planned Development (PD) overlay change dimensional standards?

A PD does not use generic townwide dimensional standards — instead, the PD’s Detailed Development Plan sets site‑specific rules for setbacks, heights, coverage, parking, and open space. PD applicants must submit a Conceptual and Detailed Development Plan and secure a Use Permit as described in § 5.03.184–187.

If my parcel is in both the DR overlay and HEO, which rules control?

Both overlays apply; the DR overlay governs design standards and review process while the HEO governs housing density, parking waivers, and state‑aligned housing incentives. You must comply with both sets of overlay rules; check the specific overlay map and the applicable sections § 5.03.150–154 and § 5.03.195–196, and verify interpretations with Planning.

Are there ministerial streamlining or CEQA benefits inside the HEO?

Yes — the HEO provides a ministerial CEQA exemption pathway (for qualifying multi‑family projects that pay prevailing wages and meet specified affordable housing targets) as part of the Housing Element implementation. See § 5.03.195 for the policy statement; project eligibility must be confirmed with the Town.

Do overlay districts change accessory dwelling unit (ADU) rules?

Colma’s ADU chapter incorporates state ADU standards and is broadly applicable to residential zones; overlays may affect parking or density outcomes (for example HEO parking waivers). However, ADU technical and building standards remain governed by the ADU chapter and state law — see § 5.03.100–115 and the Town’s ADU rules.

Who approves design modifications or deviations when a property is in a DR or PD overlay?

Design approvals for DR can be made by the Zoning Administrator or the City Council depending on the application; PD modifications and use permits are at the Council level for establishment and the Zoning Administrator/Council for subsequent review as provided in § 5.03.150–152 and the PD sections. Appeals are available per Town procedures.

Where can I find the exact overlay map that shows whether my parcel is in COD, DR, or HEO?

Overlay extents are shown in the Town’s General Plan figures and the zoning map referenced in the Zoning Code; the ordinance text points to those maps (e.g., COD and HEO mapped areas). The code indicates these are mapped in the General Plan and Town records — request the official overlay/zoning map from Colma Planning for parcel‑level verification. Verify with the jurisdiction.

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