Local zoning · Colma

Colma — Zoning

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

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Last reviewed: July 1, 2026

Overview

This page summarizes what the Town of Colma’s local zoning ordinance (Colma Municipal Code Chapter 5.03) actually says about zoning: the official district list and map, what each district is for, the typical permitted uses and the controlling dimensional/density rules, and where to look for design review, planned-development, overlay, and ADU rules. The legal base is the Town’s Zoning Code; the official map is filed with the City Clerk and zone-boundary rules are set out in § 5.03.050 and § 5.03.060.

(Note: this page covers only zoning / land‑use rules in the Colma ordinance. For construction-code, Title 24, plumbing, electrical or habitability standards see the California Building Standards Code. For how the General Plan maps relate to zoning see the Colma Land Use page.)

How Colma organizes its zoning

The Town establishes a finite list of base zones and combining/overlay districts in § 5.03.050. The official Zoning Map (filed with the City Clerk) and the rules for resolving ambiguous boundaries are incorporated by reference and govern where each zone applies (§ 5.03.050, § 5.03.060).

Colma’s base zones (selected relevant ones shown in the ordinance) include:

  • G – Golf and Cemetery Zone
  • R – Residential Zone
  • R‑S – Sterling Park Neighborhood Residential Zone
  • C – Commercial Zone
  • P – Public Zone
  • E – Executive/Administrative Zone
  • T – Transit Zone
  • F – Flood Hazard/Safety Zone
  • PD – Planned Development (may be established in other zones; see PD subchapter)
  • Combining/overlay: DR (Design Review), DR(s) (Design Review – Spanish/Mediterranean), and a COD (Commercial Overlay District) among others. § 5.03.050 lists these.

For townwide dimensional rules applied to all zones, see the Colma Development Standards reference and the individual zone development subsections in Chapter 5.03.

I hyperlink the Town’s first mention of the topics below so you can jump to procedural pages while you read: basic plan/zoning context is tied to Colma Land Use, broad development rules live on Colma Development Standards, and specific operational rules for accessory units are on Colma ADUs. When the ordinance requires review of site layout and elevations, the local design review rules apply; where standards reference parking, consult the Town’s parking rules. Overlays and combining zones are summarized on the Colma Overlay Districts page. For state construction requirements, refer to the California Building Standards Code.

District-by-district breakdown (purpose, typical permitted uses, key standards, where it applies)

Below each district entry I give the controlling Colma Code section(s). All follows Chapter 5.03 in the Town code.

G — Golf and Cemetery Zone

  • Purpose: Provide for cemetery and cemetery‑related uses plus open recreation. § 5.03.071.
  • Typical permitted uses: cemetery / memorial park, agriculture (open field), golf course, golf driving range; accessory cemetery‑related uses may be permitted by use permit (e.g., crematoriums, monument shops). § 5.03.071.
  • Key standards: Monumental/cemetery building review and design‑review procedures apply to most new structures; see the DR procedures and section on design review findings in § 5.03.152 et seq.
  • Where it applies: Areas specifically mapped as G on the official Zoning Map. Boundary rules: § 5.03.060.

R — Residential Zone

  • Purpose: Traditional single‑ and small multi‑family residential uses with density controlled by the General Plan and the zone standards. § 5.03.080.
  • Typical permitted uses: single‑family dwellings, manufactured homes, small family day care, multiple dwellings (up to six units, subject to General Plan density), accessory dwelling units, group homes, low‑barrier navigation centers, supportive/transitional housing, home offices or cottage food operations (with Zoning Clearance). § 5.03.081.
  • Key dimensional / development standards (summary):
    • Front yard depth: 15 ft (minimum) § 5.03.082.
    • Density: Low density ≤ 13 du/acre; Medium 13–30 du/acre; General Plan density controls where inconsistent. § 5.03.082, § 5.03.111 (ADU zones allowed).
    • Accessory buildings under 120 sq ft and under 6 ft height are generally allowed without setbacks; larger accessory structures must meet setback and design rules and are administratively permitted per § 5.03.082 and § 5.03.081.
  • Where it applies: Parcels shown as R on the Zoning Map. Boundary uncertainty rules: § 5.03.060.

Note: the code uses R‑S specifically for Sterling Park; see below.

R‑S — Sterling Park Neighborhood Residential Zone

  • Purpose: Neighborhood‑specific residential zone with tailored permitted uses (applies to the Sterling Park neighborhood). § 5.03.090.
  • Typical permitted uses: single‑family dwelling, manufactured home, small family day care, group homes, community parks/public buildings, single‑room occupancy, supportive/transitional housing, ADUs within existing homes, home offices / cottage food operations with Zoning Clearance. § 5.03.091.
  • Key standards: R‑S regulations are “in addition to” the Townwide development standards in § 5.03.220; consult the Development Standards page and § 5.03.090–091 for specific restrictions.

C — Commercial Zone

  • Purpose: Accommodate retail, services, office and other commercial uses; standards in § 5.03.132–133 and related tables apply (see ADU cross‑references to commercial zones). § 5.03.132 (see ADU cross‑reference).
  • Typical permitted uses: storefront retail, offices, limited food service and commercial establishments per the use matrix (uses are allowed as Permitted, Conditional, or Administrative depending on use). The ordinance’s land‑use matrix summarizes permitted uses by zone (use matrix table).
  • Key standards: Commercial zone design and Objective Design Standards (ODDS) apply for multi‑family or mixed‑use projects in § 5.03.154; parking requirements and parking reductions, and commercial build standards, are set in the development‑standards tables. Consult the parking and Development Standards pages for specifics.

COD — Commercial Overlay District (Commercial Overlay Zoning District)

  • Purpose: The Commercial Overlay District (COD) extends commercial zoning to special sites identified in the General Plan (e.g., Hillside Boulevard area and an Italian Cemetery parcel) to encourage economic development while applying the C zone development standards. § 5.03.140–141.
  • Typical permitted uses: Generally the same uses as the Commercial (“C”) Zone; COD applies commercial uses to the designated COD sites and carries forward C zone development rules per § 5.03.141.

PD — Planned Development District

  • Purpose: PD Districts allow a customized mix of uses and site‑specific development standards through an approved Conceptual and Detailed Development Plan; PDs may be established in many base zones (R, E, C). § 5.03.183–186.
  • Typical permitted uses: Any uses permitted in the approved Conceptual Development Plan; a Use Permit is required for PD uses and the Detailed Development Plan becomes part of the Use Permit. § 5.03.182, § 5.03.185–186.
  • Key standards / process: A Conceptual Development Plan (becomes part of the Zoning Map if approved) must show land uses, building locations, density, FAR, heights, circulation, parks, parking, storm drainage, landscaping, and demonstrate public services capacity. The Council must make findings listed in § 5.03.184(c) before approval. § 5.03.184–186.

DR / DR(s) — Design Review Combining Zone (and DR(s) Spanish/Mediterranean)

  • Purpose: The DR combining zone is applied in addition to base zones to achieve a consistent site, landscape, and building design theme where applied. § 5.03.150–151.
  • Typical process: Projects requiring a Use Permit, Subdivision Map, PD, or other Council approvals will have design review either by the City Council at the same time or by the Zoning Administrator for other projects; the ordinance lists objective design criteria and appeal processes. § 5.03.152 and § 5.03.154 (ODDS).
  • Where it applies: wherever the combining DR or DR(s) symbol is shown on the Zoning Map. Boundary rules: § 5.03.060.

P — Public Zone

  • Purpose: Provide for government, public recreation, and public‑serving facilities. § 5.03.161.
  • Typical permitted uses: public buildings and parks, municipal‑supported senior housing; wireless communications may be permitted with a use permit. § 5.03.162.
  • Key standard: The ordinance states “there shall be no restrictions on buildings or use within the ‘P’ Zone, except that it is the policy… that any use in the ‘P’ Zone shall be consistent with the other uses in the Town.” § 5.03.163.

E — Executive, Administrative Zone

  • Purpose: Office, administrative, and limited support uses including some cemetery‑related uses and light medical/service commercial by permit. § 5.03.171.
  • Typical permitted uses: cemetery/memorial park, floriculture/agriculture, with additional uses allowable by Council use permit (nurseries, flower/monument shops, medical service offices). § 5.03.171.

T — Transit Zone and F — Flood Hazard/Safety Zone

  • The ordinance lists T and F as established zones in § 5.03.050 but detailed subsections for T and F were not located in the retrieved excerpt. See the Zoning Map and verify specific standards with the Town. § 5.03.050, § 5.03.060.

Quick reference table — decision‑relevant permitted uses / standards

District Most decision‑relevant typical permitted uses / standards Code Reference
G Cemetery, golf course, accessory cemetery uses by use permit; DR applies for monumental buildings. § 5.03.071
R Single‑family, up to 6 units (small multi), ADUs allowed; front setback 15 ft, density ≤13 du/ac (low); small accessory buildings <120 sq ft allowed without setbacks. § 5.03.081, § 5.03.082
R‑S Single‑family, ADUs, neighborhood‑specific uses; follows townwide development standards. § 5.03.090–091
C Commercial retail / office / mixed‑use per use matrix; ODDS for multi‑family/mixed use. Use matrix & § 5.03.154
PD Custom mix of uses authorized by approved Conceptual/Detailed Development Plan; Use Permit required for PD uses. § 5.03.182–186
COD COD applies C standards to designated General Plan sites (Hillside Blvd area, Italian Cemetery parcel). § 5.03.140–141

(For the full use matrix and the legend that labels Permitted/Conditional/Administrative uses see the Town’s use table in Chapter 5.03.)

Checklist — what an applicant must satisfy (zoning‑specific)

  • Confirm the parcel’s base zone and any combining overlays on the official Zoning Map (map filed with City Clerk) and resolve any boundary ambiguities per § 5.03.060.
  • Verify the proposed use is listed as Permitted, Conditional, or Administrative in Colma’s use matrix for that zone (see Chapter 5.03 use table).
  • For ADUs, follow Chapter ADU rules (ministerial approval timelines, objective standards and state‑exempt categories). See § 5.03.100–111, and ministerial ADU completeness and processing timelines in § 5.03.104.
  • Check applicable development standards (setbacks, heights, lot coverage, density) in the zone’s development subsection (e.g., § 5.03.082 for R).
  • If the project requires design review, obtain approvals per § 5.03.150–154 and comply with ODDS where applicable. See the design review reference.
  • If proposing a PD, prepare a Conceptual Development Plan and be ready to make the findings in § 5.03.184(c); a Detailed Development Plan and Use Permit follow. § 5.03.184–186.
  • Assemble parking calculations per Colma parking rules and the applicable zone standards (consult parking).
  • If a variance or zoning map amendment is needed, follow the appeal and finding standards in the relevant use‑permit/variances subchapters. (See Variances and Exceptions.) Not all variance rules were extracted in the retrieved excerpt — verify with the Town.

Risks & Ambiguities

Issue Why it matters What to verify
Zoning Map boundary ambiguity The map is incorporated by reference but small parcel lines sometimes fall between zones; ambiguous boundaries can change what’s permitted. Confirm exact lot zoning with the Town (verify § 5.03.060 boundary rules).
Transit (T) and Flood (F) zone standards T and F zones are listed but full standards were not present in the retrieved excerpt — they can impose special restrictions (height, setbacks, flood‑proofing). Not found in retrieved materials — verify the T and F zone sections in the full Chapter 5.03 or contact the Planning Dept. Verify with the jurisdiction.
PD approvals and required findings PDs customize standards; without the Council findings a PD cannot be approved. Economic feasibility, public services capacity and traffic are explicit findings (§ 5.03.184(c)). Prepare robust traffic, utilities, and feasibility documentation to support the PD findings.
ADU local vs. State‑exempt standards ADUs may be ministerial (state‑exempt categories) or subject to local objective standards; confusing which standard controls can delay approvals. Check whether the ADU qualifies as a State Exempt ADU under § 5.03.109–111; timelines and ministerial completeness rules are in § 5.03.104.
Nonconforming uses / repairs Nonconforming structures have limits on enlargement/relocation; improper work can trigger required compliance. See the nonconforming provisions § 5.03.310 for limits on alteration/reconstruction and obligations.

Plain-English Summary

Colma’s zoning code (Chapter 5.03) establishes a finite set of base zones (like R, R‑S, C, G, P, E) and a handful of overlays (for design review and commercial overlay) that are shown on the official Zoning Map; each zone’s permitted and conditional uses and many development standards are spelled out in the code (for example, R front setbacks and density rules are in § 5.03.082). Always check the Zoning Map and the specific zone subsection for the parcel; where the code delegates discretion (PD districts, use permits, design review) expect Council or Zoning Administrator findings and submittal requirements.

Source References

  • Colma Municipal Code, Ch. 5.03 — Zones and boundaries; list of zones and map incorporation: § 5.03.050, § 5.03.060.
  • “R” Residential Zone — permitted uses and development standards: § 5.03.080–082.
  • “R‑S” Sterling Park Neighborhood Residential Zone: § 5.03.090–091.
  • ADU chapters (State‑exempt ADUs; local objective standards; ministerial process): § 5.03.100, § 5.03.103–111, § 5.03.104.
  • PD District rules, permitted uses and plan submittal requirements: § 5.03.182–186.
  • Design Review combining zone and Objective Design Standards (ODDS) for PD and C: § 5.03.150–154.
  • Public and Executive zones: § 5.03.160–171 (Public: § 5.03.161–163; Executive: § 5.03.170–171).
  • Use matrix and permitted/conditional/administrative use legend: Use table and legend (see the Town’s Ch. 5.03 use tables).
  • Nonconforming buildings and uses: § 5.03.310.

If you want the ordinance PDF pages or the official Zoning Map attachments (the code text refers to a map filed with the City Clerk), tell me which parcel or street you’re looking at and I’ll extract the exact cited text and map references for that parcel. Where the retrieved excerpts do not include a named subsection (for instance full T or F zone text), I note that as Not found in the retrieved materials.

Sources

Retrieved passages

  • Colma Zoning Code (section 5.03.186) High relevance
  • Colma Zoning Code (Section 5.17.010) High relevance
  • Colma Zoning Code (section 66323.) High relevance
  • Colma Zoning Code (section 66323.) High relevance
  • Colma Zoning Code (§ 5.320) High relevance
  • Colma Zoning Code (chapter are) High relevance
  • Colma Zoning Code (§ 5.331) High relevance
  • Colma Zoning Code (§ 5.330) High relevance

Cited sections

Frequently asked questions

What can I build on an R lot in Colma?

Most standard residential uses are allowed in the R zone: single‑family dwellings, manufactured homes, small family day care, accessory dwelling units, limited multiple dwellings (subject to General Plan density), group homes, and some supportive or transitional housing. For the full permitted list and which uses need a use permit see § 5.03.081 and the R development standards in § 5.03.082.

What are Colma’s setback requirements for typical single‑family houses?

The code sets a 15‑foot minimum front yard depth for most lots in the R Zone; accessory‑building exceptions and rear/side yard rules are in the Residential development standards. See § 5.03.082 for the R zone rules.

Do I need design review for a project in Colma?

If a property is in a DR combining zone or the project requires a Use Permit, Subdivision Map, or PD approval, design review procedures apply. The ordinance describes when Council reviews versus the Zoning Administrator reviews and the applicable objective standards in § 5.03.150–154.

Where do I find the official Colma Zoning Map and how are boundaries resolved?

The Zoning Map is filed with the City Clerk and is incorporated by reference in the code; ambiguous boundaries are resolved following the rules in § 5.03.060 (street/alley or lot line rules, and City Council declarations where uncertainty remains). § 5.03.050–060.

Can I add an ADU in Colma and what standards apply?

ADUs are allowed in zones that permit single‑ or multi‑family uses (including R, R‑S, and C) and are governed by ministerial rules and objective standards; State‑exempt ADUs must be approved if they meet Government Code criteria. See § 5.03.100 series and Table/standards in § 5.03.109–111 and the ministerial processing timelines in § 5.03.104.

What is a PD District and how is it approved?

A PD (Planned Development) customizes land uses and standards through an approved Conceptual Development Plan that becomes part of the Zoning Map; a Use Permit and Detailed Development Plan are required and the City Council must make the findings listed in § 5.03.184(c) before approval. § 5.03.182–186.

Are there special rules for cemetery properties (Colma’s large cemetery uses)?

Yes — Colma has a G (Golf & Cemetery) zone with cemetery and related uses specifically permitted; many cemetery improvements are subject to design review and site standards in the DR subchapter. See § 5.03.071 and the DR sections § 5.03.150–154.

What happens if my lot is split across two zones on the map?

The ordinance provides rules for boundary interpretation: where the boundary follows a street or lot line that line controls; if uncertainty remains the City Council may declare the precise boundary. See § 5.03.060. Verify with the Planning Department for parcel‑level confirmation.

How are parking requirements applied in Colma zoning?

Parking standards are in the development standards tables and the zone subsections; specific counts and exceptions (including ADU parking relaxations) are spelled out in the code and the municipal parking rules—consult the parking page and the zone standards (e.g., commercial ODDS references and ADU parking rules). See ODDS and the use matrix for which projects trigger parking.

If my use isn’t listed, can I get approval?

If a proposed use is not a permitted use in a zone, it may be possible via a Use Permit or PD rezoning if the Town can make the required findings; review procedures and findings appear throughout Chapter 5.03 (use‑permit and PD findings are explicitly listed). Check the use matrix legend and the use‑permit procedures in the code; where uncertain, Verify with the jurisdiction.

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