Regular Meeting Agenda 03.25.26 Page 1 of 2
AGENDA
REGULAR MEETING
CITY COUNCIL OF THE TOWN OF COLMA
Wednesday, March 25, 2026
Regular Session – 7:00 PM
The City Council meeting will be held in person in the City Council Chambers. The Town will only accept public comments from the public attending in person and will not accept public comments via Zoom.
As a courtesy and technology permitting, the meeting can also be viewed /heard via Zoom Video Conference, but no public comment will be allowed or accepted by the Town via Zoom. The Town cannot guarantee that the public’s access to Zoom will be uninterrupted, and technical difficulties may occur from time to time. In those instances, so long as the public may still attend the meeting in person, the meeting will continue, even if the public is unable to view/hear or otherwise access the meeting via Zoom.
To attend the meeting in person:
Town Hall, Council Chamber, 1198 El Camino Real, Colma CA 94014
To view/hear the meeting via Zoom Video Conference:
Join Zoom Meeting:
https://us02web.zoom.us/j/85610028212
Meeting ID: 856 1002 8212
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To provide Public Comment:
Members of the public wishing to provide public comment are required to attend the meeting in person and are requested to complete a yellow speaker card and submit it to the City Clerk. Comments should be kept to three minutes or less. If there appears to be a large number of speakers, time may be reduced to no less than one minute each, at the discretion of the Mayor.
The City Council Meeting Agenda Packet and supporting documents are available for review on the Town’s website www.colma.ca.gov or at Colma Town Hall, 1198 El Camino Real, Colma, CA. Persons interested in obtaining an agenda via e-mail should call 650-997-8300 or email a request to [email protected].
Reasonable Accommodation
Upon request, this publication will be made available in appropriate alternative formats to persons with disabilities, as required by the Americans with Disabilities Act of 1990. Any person with a disability, who requires a modification or accommodation to view the agenda, should direct such a request to Nathan Bassett, ADA Coordinator, at 650-997-8300 or [email protected]. Please allow two business days for your request to be processed.
Regular Meeting Agenda 03.25.26 Page 2 of 2
PLEDGE OF ALLEGIANCE AND ROLL CALL
ADOPTION OF AGENDA
PRESENTATIONS
• Presentation from SamTrans – Connect Bay Area Local Investment Plan • Presentation from Bay Area Rapid Transit (BART) – Fiscal Year 2027 Alternative Service Plan
PUBLIC COMMENTS
Comments on the Consent Calendar and Non-Agenda Items will be heard at this time.
Comments on Agenda Items will be heard when the item is called.
CONSENT CALENDAR
1. Motion to Approve the Minutes from the March 11, 2026 Regular Meeting
2. Motion to Approve Checks Paid for the Month of February 2026
3. Motion to Accept the 2025 General Plan Annual Progress Report and the 2025 Housing Element Annual Progress Report and Direct Staff to Submit Both Reports to the California Department of Housing and Community Development and the Governor’s Office of Land Use and Climate Innovation by April 1, 2026
NEW BUSINESS
4. ANNUAL INVESTMENT UPDATE
Consider: Motion to Accept the Fiscal Year 2024-25 Annual Investment Report, the 2024-2025 Quarterly Summary, and the 2025-2026 Mid-Year Investment Report
REPORTS
Mayor/City Council Reports
Committee Reports
• California Cities Gaming Authority (Vice Mayor Fisicaro) • City/County Association of Governments
(Councilmember Gonzalez)
City Manager Report
ADJOURNMENT
Colma
March 25, 2026
Connect Bay Area Local Investment Plan
1 • SamTrans Snapshot
• Key Issue
• Connect Bay Area Measure
• Transportation Funding in San Mateo County
• SamTrans Financial Outlook
• Local Investment Plan
• Take the Survey and Spread the Word
Agenda
2 ▪ Established in 1976 – Celebrating 50 Years!
• San Mateo County, parts of San Francisco, City of Palo Alto • 315 buses serving 76 bus routes, 10 million annual boardings • Other services: Redi-Wheels and RediCoast paratransit, Ride Plus on-demand rideshare (two zones), shuttles
• School-oriented bus service
▪ Rider Profile
• 94% low income (68% extremely low income) based on SMC affordable housing metrics
• Lowest household income among major Bay Area transit agencies • 40% speak a language other than English at home
• Nearly 80% do not drive/own a car
• 98.8% of pre-pandemic ridership
3 SamTrans Snapshot
• Caltrain, BART, SFMTA, and AC Transit are facing deficits as post-pandemic fare revenue lags and operating costs
rise
• Despite ridership gains and cost efficiency measures, expenses are outpacing revenues
• Federal and state support has declined
• Need for a stable, predictable source of funds to keep these agencies going
4 Key Issue
• 14-year, 1/2 cent sales tax in 4
counties (San Mateo, Santa Clara,
Alameda, Contra Costa), full cent
in San Francisco
• Would generate approx. $980
million annually
• Includes accountability and
oversight provisions
• 24% of SMC sales tax to Caltrain,
27% to BART, 7% to Muni, 37%
SamTrans Local Investment Plan
5 Connect Bay Area Measure
• Approximately $50M annually for 14 years for public
transit in San Mateo County; Total = $700M
• Funds may be used for:
• Public transit operations and capital
• Public transit components of larger capital projects
• Targeted pavement repairs on local roads served by fixed-route transit
6 Connect Bay Area Measure –
San Mateo County
Transportation Funding in SMC
7 Measure A generates approximately $120 million annually. Measure W generates approximately $60 million annually for SamTrans local transit and $60 million annually for SMCTA to allocate for broader transportation improvements and operations throughout the county. 8 SamTrans Financial Outlook
FY26-FY36 Operating Outlook (assumes zero new tax revenue) $M
• Operating deficit projected
to begin in FY28
• Average annual deficit over
next 10 years of nearly $30M
• Increased labor, energy, and
contracted services costs
• Cost saving measures
• No new positions approved,
reducing consultant use
• Cuts across all discretionary
spending
$-
$100
$200
$300
$400
$500
$600
FY26 FY27 FY28 FY29 FY30 FY31 FY32 FY33 FY34 FY35 FY36
Operating + Debt Service Only
Net Operating Surplus Net Operating Deficit Total Sources Total Uses • SamTrans’ Local Investment Plan will be informed
by:
• San Mateo County Transit District Strategic Plan
and Capital Improvement Plan (CIP)
• SamTrans Board of Directors
• Stakeholder and Agency Advisory Group
meetings
• City Council presentations
• Public outreach
• Goal is to have a Board-adopted plan in June 2026
9 Local Investment Plan:
Your Input Matters!
Local Investment Plan Categories
10 Local Investment Plan
Feb Mar Apr May Jun
Stakeholder and Agency Advisory Group Meetings:
February – April, May (if needed)
Public Communications Effort: March – May
City Council and other presentations: March – May
Board Information Item: May 6
Board Action Item: June 3
11 Approximately 10 weeks for public engagement
Take the Survey and Spread the Word!
12 Visit
https://www.samtrans.com/projects/LocalFundingPlan
• Multilingual online survey + printable mail-
return version
• Multilingual fact sheets
• Social media toolkit
• Translations in Spanish, Simplified Chinese,
Tagalog
• Additional support and language assistance
available at 1-800-660-4287
Questions/Comments?
13 Contact us!
[email protected]
Thank You
14 2026: A Defining Year for BART
Colma City Council
March 25, 2026
2 San Francisco Bay Area Rapid Transit District
The New BART – Safer and Cleaner
New Fare Gates Systemwide
Make Riders Feel Safer
High Customer Satisfaction
and Onboard Ratings
Focus on Presence
Crime Fell 41% in 2025
3 San Francisco Bay Area Rapid Transit District
The New BART – Station Enhancements
Improved LED Lighting Escalator Replacement
And Repair
Art, Culture & Activations
4 San Francisco Bay Area Rapid Transit District
The New BART- Technology & Coordination
Tap And Ride Payments
Innovative Fare Products
Like Clipper START and BayPass
Better Schedule Alignment
and Wayfinding
5 5 San Francisco Bay Area Rapid Transit District
• BART depended on fares to run service more
than almost any other transit agency
• Today, fare revenue is down $300-400M due
to remote work and post-pandemic travel
patterns
• $1.2B operating budget, with $370M+
structural deficit beginning in Fiscal Year 2027
• Ridership, fare revenue growth, and cost
controls are part of the solution, but other
revenue is needed
BART’s Cost and Revenue Structure
6 San Francisco Bay Area Rapid Transit District
BART Operations are Efficient
• BART has one of the lowest operating costs per
passenger mile for peer transit agencies
• BART operating costs are growing below
inflation and at the slowest rate of peer agencies
• Only 40% of BART’s operating costs scale directly
with service levels
• Cutting BART operating expenses requires
disproportionate service reductions and puts
revenues from fares at risk
US Heavy Rail Operators
Cost Per Passenger Mile FY23
7 San Francisco Bay Area Rapid Transit District
Delivering in FY26 for Success in FY27
Financial Stability
• Planning for multiple futures
• Ongoing efficiencies & cost saving
efforts
Focus on the Customer:
• Retain high customer satisfaction
• Continue clean and safe
• Next Generation Fare Gates
• Reliability & Strategic Systemwide
Investment
• Station & Infrastructure
Improvements
• Clipper 2
Measure Passes: Base Budget
Continue to Deliver High Quality Transit
& Ensure Financial Stability
Measures Fails: Alternative Budget
$300M+ in budget cuts and deferrals
FY26: Focused on Success FY27: Planning for Multiple Futures Nov 2026
General
Election
8 San Francisco Bay Area Rapid Transit District
November 2026 Ballot Measure
• SB 63 authorizes a 5-county sales tax
measure
• 0.5% in Alameda, Contra Costa, San
Mateo and Santa Clara and 1% in San
Francisco
• If citizen's initiative, simple majority to pass
• If approved by voters, provides BART
operations $310M annually beginning in
FY28
• Also provides funding for Muni, Caltrain, AC
Transit, other transit systems and road
repairs
Loans available to BART
• The State approved a loan to cover running
service until proceeds from a measure
become available
• Loans must be paid back with interest
• If a measure fails, BART cannot use the
funds, as it would not be able to pay back a
loan
Potential New Funding & Use of Loans
9 San Francisco Bay Area Rapid Transit District
Measure Fails-Alternative Service Plan
• Necessary to give direction to staff
• Must plan for a balanced budget under two scenarios
• A combination of solutions are needed to close $376M deficit • Service cuts
• Fare and parking increases
• Layoffs
• Reduction in system support services
• Deferrals and one-time resources
• Analysis was done to develop a reduced service plan that will retain as many riders as possible while achieving the highest net savings
10 San Francisco Bay Area Rapid Transit District
To take place January 2027:
• 63% reduction in service
• 9pm closure (previously midnight)
• 3-line service (previously 5-line)
• 30-minute frequencies (previously 10-20)
• 30% fare and parking increases
• $30M in cuts from non-service reductions
to fleet maintenance, policing, cleaning,
admin support
• Over 600 employee layoffs
• Deferrals and one-time sources
Measure Fails- Alternative Service Plan
11 San Francisco Bay Area Rapid Transit District
To take place July 2027 if feasible:
• Cumulative 70% reduction in service
• Maintain 9pm closure, 3-line service, 30 min
frequencies
• Close up to 15 stations and/or 25% of system track
miles
• Cumulative 50% fare and parking increase
• Cumulative $130M in cuts from non-service reductions to fleet maintenance, policing, cleaning, admin support
• Another 600 layoffs (total 1,200)
• Continue deferrals
Measure Fails- Alternative Service Plan
• No station names are
included in the plan
• The BART Board will
be responsible for all
decisions on station or
segment closures
12 San Francisco Bay Area Rapid Transit District
Safety Contingency:
• If BART can’t safely or legally operate with the available resources, we will stop passenger service
• Use District tax revenues to secure system assets and other ongoing obligations • Work to determine the system’s future
Measure Fails- Alternative Service Plan
13 San Francisco Bay Area Rapid Transit District
Connect with Us
Victor Flores
District 7 Director
[email protected]
Bradley Dunn
Manager of Local Government and Community Relations
[email protected]
(510) 406-2987
Find us on Social:
X: @SFBART
IG: @SFbayarearapidtransit
TikTok: @SFBART
Director Flores meeting with members of the
Rotary Club of Oakland #3
14 San Francisco Bay Area Rapid Transit District
Questions
15 San Francisco Bay Area Rapid Transit District
Revenue and Expense Comparison
Expense Revenue
Transportation
Rolling Stock & Shops
Energy
All Other Operating Expense
(Maintenance, Police,
Support Services,
Paratransit, Insurance,
Liabilities, etc)
Debt Service & Allocations
Fares, Parking, & Other
Operating Revenue
LCFS*VTA*
STA*
All Other Revenue
Emergency Assistance
$-
$200
$400
$600
$800
$1,000
$1,200
Revenue and Operating Expense Comparison (FY26 Operating Budget) Costs directly
impacted by train
schedule ($444M)
Revenues impacted by
train schedule or
ridership ($439M)
*Revenues from State Transit Assistance (STA), Santa Clara Valley Transportation Authority (VTA), and Low Carbon Fuel Standard (LCFS) program 16 San Francisco Bay Area Rapid Transit District
Reducing Expenses & Revenue Development
Strategies between FY20 and FY25
Minutes – Regular Meeting 03.11.26 Page 1 of 4
MINUTES
REGULAR MEETING
City Council of the Town of Colma
Town Hall Council Chamber
1198 El Camino Real, Colma CA
Also viewable via Zoom.us
Wednesday, March 11, 2026
Closed Session – 6:00 PM
Regular Session – 7:00 PM
PLED
GE OF ALLEGIANCE AND ROLL CALL
Mayor Slaughter called the meeting to order at 7:00 p.m.
Coun
cil Present – Mayor Carrie Slaughter, Vice Mayor Helen Fisicaro, and Council Members Joanne F. del Rosario, Thomas Walsh, and Ken Gonzalez
Coun
cil Absent – None
Staff P
resent – City Manager Daniel Barros, City Attorney Christopher Diaz, Chief of Police John Munsey, Director of Planning and Public Works Brad Donohue, City Planner Farhad Mortazavi, Human Resources Manager Juan Rumayor, Sustainability Manager Kathleen Gallagher, Planner Jacob Bard, City Clerk Michelle Estabillo and Deputy City Clerk Abigail Dometita
Cou
ncil recited the Pledge of Allegiance.
REPO
RT OUT FROM CLOSED SESSION
Mayo
r Slaughter reported that no action was taken at tonight’s closed session.
ADOP
TION OF THE AGENDA
Act
ion: A motion was made by Council Member del Rosario, seconded by Council Member Walsh, to adopt the agenda. The motion carried by the following vote:
Name Vot
ing Present, Not Voting Absent
Aye No Abstain Not Participating
Carrie Slaughter, Mayor
Helen Fisicaro
Joanne F. del Rosario
Thomas Walsh
Ken Gonzalez
5 0
PRE
SENTATIONS
• The Mayor read a proclamation recognizing March as Women’s History Month. • The Mayor read a proclamation recognizing March as Irish American Heritage Month.
AGENDA ITEM #1
Minutes – Regular Meeting 03.11.26 Page 2 of 4
PUBLIC COMMENTS
There were no Public Comments.
CONSENT CALENDAR
1. Motion to Approve the Minutes from the February 25, 2026 Regular Meeting There were no Public Comments.
Action: A motion was made by Council Member del Rosario, seconded by Council Member Gonzalez, to approve the Consent Calendar. The motion carried by the following vote:
Name Voting Present, Not Voting Absent
Aye No Abstain Not Participating
Carrie Slaughter, Mayor
Helen Fisicaro
Joanne F. del Rosario
Thomas Walsh
Ken Gonzalez
5 0
OLD BUSINESS
2. REPUBLIC SERVICES FRANCHISE AGREEMENT AMENDMENT
City Manager Barros presented the staff report.
Republic Services General Manager Kathryn Tekulve provided Public Comment.
Council discussion followed.
Action: A motion was made by Council Member Walsh, seconded by Council Member del Rosario, to Adopt Resolution No. 2026-07 Approving and Authorizing the City Manager to Execute the First Amendment to the Franchise Agreement for Recyclables, Organic Waste and Garbage Collection and Processing Services Between the Town of Colma and Republic Services.
The motion carried by the following vote:
Name Voting Present, Not Voting Absent
Aye No Abstain Not Participating
Carrie Slaughter, Mayor
Helen Fisicaro
Joanne F. del Rosario
Thomas Walsh
Ken Gonzalez
5 0
Minutes – Regular Meeting 03.11.26 Page 3 of 4
NEW BUSINESS
3. FINAL MAP FOR ETERNAL HOME PARKWAY
City Planner Mortazavi introduced Planner Bard who presented the staff report.
There were no Public Comments.
Council had no questions.
Action: A motion was made by Vice Mayor Fisicaro, seconded by Council Member del Rosario, to Adopt Resolution No. 2026-08 Approving a Final Parcel Map to Divide an Existing Parcel Located at Eternal Home Parkway and El Camino Real APN 011-341-450 into Two Lots Pursuant to CEQA Guideline 15315.
The motion carried by the following vote:
Name Voting Present, Not Voting Absent
Aye No Abstain Not Participating
Carrie Slaughter, Mayor
Helen Fisicaro
Joanne F. del Rosario
Thomas Walsh
Ken Gonzalez
5 0
STUDY SESSION
4. COLMA DRAFT TITLE VI IMPLEMENTATION PROGRAM AND IMPLEMENTATION PLAN
City Manager Barros introduced MIG Director of Policy Analysis Sarah Romano who presented the staff report.
Council discussion followed; Ms. Romano, City Manager Barros, City Attorney Diaz and Director Bassett answered their questions.
Staff was given direction to adjust the plan with Council’s feedback. Staff will bring the item back for council review at a future council meeting.
This was a study session item; no action was taken.
COUNCIL CALENDARING
Mayor Slaughter announced the next regular meeting is March 25, 2026.
Minutes – Regular Meeting 03.11.26 Page 4 of 4
REPORTS
Mayor/Council Reports
Vice Mayor Fisicaro reported the following:
• She, along with Councilmember Gonzalez, attended the Daly City Host Lions Club 85th Anniversary where they presented a proclamation in recognition of the organization’s milestone.
• The Daly City Host Lions Club hosted a Student Speaker Contest where she was a judge.
The participating students spoke on the effects of mental health, and she noted that the young students who competed were very impressive
• The required harassment training content was very informative.
Committee Reports
• Colma Creek Citizens Advisory Committee
Vice Mayor Fisicaro reported that the committee is reviewing plans addressing sea level rise through the year 2075 and will meet again in May.
• Peninsula Clean Energy – None
• SFO Community Roundtable – None
• San Mateo County Council of Cities – None
• Economic Development Subcommittee
Mayor Slaughter reported the following:
o The Town will hold a cannabis outreach meeting on April 9. o Rivian auto dealership will be coming soon to the Town.
City Manager Reports
City Manager Barros reported the following:
• Cannabis Outreach Meeting is on April 9 at 6pm at the Colma Community Center. Feedback is welcome from residents and business owners. Refreshments will be provided. • St. Patrick’s Day Senior Luncheon is on March 18 at the Colma Community Center.
ADJOURNMENT AND CLOSE IN MEMORY
Mayor Slaughter adjourned the meeting at 8:08 p.m. in honor of former Colma Mayor Diana Colvin.
Respectfully submitted,
Abigail Dometita, CMC
Deputy City Clerk
Page: 1Check History ListingapCkHist
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AGENDA ITEM #2
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Page: 3Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total 02803 GYMDOC, INC. 00176568C61856 155.0002/05/202602/23/202602/11/2026 155.00 03930 HANSEL FORD INC. F363429C61857 01/28/202602/17/202602/11/2026 61,436.36 C F363432 122,872.7201/28/202602/17/2026 61,436.36
03601 HEALTH AND HUMAN RESOURCE CNTR E0354860C61858 64.8011/06/202502/17/202602/11/2026 64.80 03601 HEALTH AND HUMAN RESOURCE CNTR E0363089C61859 64.8002/02/202602/17/202602/11/2026 64.80 01042 HEWLETT-PACKARD COMPANY 9046415069C61860 7,421.6101/30/202602/20/202602/11/2026 7,421.61 00181 IEDA 25203C61861 1,831.2202/01/202602/24/202602/11/2026 1,831.22 00222 LEAGUE OF CA CITIES 1814C61862 500.0001/20/202602/18/202602/11/2026 500.00 03607 MARK THOMAS & COMPANY, INC. 58343C61863 218,316.9401/14/202602/17/202602/11/2026 218,316.94 00254 METRO MOBILE COMMUNICATIONS 50761C61864 602.0002/01/202602/19/202602/11/2026 602.00 02392 MIG 0094864C61865 1,608.7501/19/202602/18/202602/11/2026 1,608.75 03009 MUTT MITT 800916C61866 931.0202/02/202602/19/202602/11/2026 931.02 03324 GABRIELA NAVARRO 2003294.00361867 50.0002/02/202602/11/2026 50.00 03557 O'CONNOR & COMPANY 0126-36C61868 7,070.0001/31/202602/18/202602/11/2026 7,070.00 03400 OTIS ELEVATOR COMPANY SJ19346001C61869 11,691.4912/26/202502/17/202602/11/2026 11,691.49 00307 PACIFIC GAS & ELECTRIC 0567147369-1 29Jan26C61870 336.2001/29/202602/17/202602/11/2026 336.20 02970 PRODUCTIVE PRINTING & GRAPHICS 39062C61871 122.0302/05/202602/18/202602/11/2026 122.03 03775 RAMOS OIL COMPANY CL211048C61872 1,673.4401/31/202602/19/202602/11/2026 1,673.44 03672 YESENIA GOMEZ RUAN 2003298.00361873 300.0002/04/202602/11/2026 300.00 02443 SUN RIDGE SYSTEMS, INC. 904761874 9,200.0002/04/202602/11/2026 9,200.00 03928 THE BRIEFING ROOM LLC 1504C61875 1,212.5701/08/202602/19/202602/11/2026 1,212.57 03710 VESTIS GROUP, INC. 5180552128C61876 27.5502/02/202602/17/202602/11/2026 27.55 03915 ZARA CONSTRUCTION INC. Final Retention PymtV61877 13,961.4001/28/202603/06/202602/11/2026 13,961.40 Page: 3
Page: 4Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total 00047 C.L.E.A. PPD 02/20/2026C61878 544.0002/20/202602/24/202602/20/2026 544.00 03843 INTERNAL REVENUE SERVICE PPD 02/20/2026C61879 791.3102/20/202602/27/202602/20/2026 791.31 01375 NATIONWIDE RETIREMENT SOLUTION PPD 02/20/2026C61880 4,063.0602/20/202602/25/202602/20/2026 4,063.06 01340 NAVIA BENEFIT SOLUTIONS PPD 02/20/2026C61881 2,094.8902/20/202602/23/202602/20/2026 2,094.89 02224 STANDARD INSURANCE COMPANY PPD 02/20/2026C61882 392.5002/20/202602/24/202602/20/2026 392.50 03933 3SI SECURITY SYSTEMS, INC. SO946367C61883 600.0012/02/202502/26/202602/18/2026 600.00 00003 A. S. F. ELECTRIC 10022C61884 02/13/202602/24/202602/18/2026 6,631.00 C 10197 8,970.8502/09/202602/24/2026 2,339.85
03334 LLC AT&T MOBILITY NATIONAL ACCOUNT 287296200335X021026C61885 2,560.5002/02/202602/24/202602/18/2026 2,560.50 01565 BAY CONTRACT MAINTENANCE, INC. 34199C61886 02/10/202602/24/202602/18/2026 3,172.48 C 34201 02/10/202602/24/2026 3,080.85
C 34200 02/10/202602/24/2026 3,080.85
C 34198 02/10/202602/24/2026 1,797.15
C 34203 02/10/202602/24/2026 733.52
C 34189 02/06/202602/24/2026 680.00
C 34197 02/10/202602/24/2026 256.19
C 34202 13,024.8602/10/202602/24/2026 223.82
03931 WILLIAM BENTON 12/13/25 - Refund61887 17.0001/13/202602/18/2026 17.00 00051 CALIFORNIA WATER SERVICE CO. 01/29/26 Bill DateC61888 01/29/202602/27/202602/18/2026 5,631.60 C 3422893362-01/30/26 01/30/202602/27/2026 62.23
C 0944444444-01/30/26 01/30/202602/27/2026 62.23
C 5793906861-01/30/26 5,797.5501/30/202602/27/2026 41.49 01995 CELETTA INVESTIGATIVE SVCS 26-0213C61889 770.0002/13/202602/23/202602/18/2026 770.00 01495 CITY OF SAN CARLOS 2/27/26 CC DinnerC61890 55.0002/13/202602/23/202602/18/2026 55.00 00093 CITY OF SOUTH SAN FRANCISCO 521607C61891 1,435.0001/26/202602/27/202602/18/2026 1,435.00 03539 CLARK PEST CONTROL 38957592C61892 02/16/202602/26/202602/18/2026 150.00 C 38957594 278.0002/16/202602/26/2026 128.00
Page: 4
Page: 5Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total 01919 COLLICUTT ENERGY SERVICES, INC 94365C61893 3,347.6302/11/202602/23/202602/18/2026 3,347.63 00507 COLMA FIRE PROTECTION DISTRICT 12/2/25 & 2/21/2661894 550.0002/10/202602/18/2026 550.00 03932 DAVID A. DANELUZ 11/22/25 - RefundC61895 2.0012/09/202502/25/202602/18/2026 2.00 02935 EMCOR SERVICES-MESA ENERGY SYS 940032650C61896 02/11/202602/24/202602/18/2026 1,556.18 C 940032734 2,840.1802/17/202602/24/2026 1,284.00
03616 FLEXIBLE BENEFIT ADMIN 220405C61897 45.0002/10/202602/26/202602/18/2026 45.00 02499 GE CAPITAL INFO RICOH USA INC 109811463C61898 525.4402/03/202602/26/202602/18/2026 525.44 02499 GE CAPITAL INFO RICOH USA INC 5072703593C61899 352.0702/01/202602/25/202602/18/2026 352.07 02589 GOLDEN BAY CONSTRUCTION, INC. 10675-1F-4579 RetentC61900 1,616.9507/18/202502/24/202602/18/2026 1,616.95 03712 HD SUPPLY, INC. F/K/A 9245424583C61901 01/30/202602/24/202602/18/2026 265.46 C 9245513096 457.1702/03/202602/24/2026 191.71
01548 HEART OF SAN MATEO COUNTY 1389C61902 435.0002/05/202602/24/202602/18/2026 435.00 00174 HOME DEPOT CREDIT SERVICES 01/30/26 CLOSINGC61903 686.4901/30/202602/25/202602/18/2026 686.49 03607 MARK THOMAS & COMPANY, INC. 58710C61904 21,580.8202/04/202602/23/202602/18/2026 21,580.82 03879 MARTIN/MARTIN, INC. 25.0345-00004C61905 3,085.0002/13/202602/25/202602/18/2026 3,085.00 02993 MIXTISO Jan 15-Feb 05, 202661906 400.0002/05/202602/18/2026 400.00 03444 REGINA MYVETT 2003170.003C61907 300.0008/08/202502/25/202602/18/2026 300.00 01680 NBS GOVERNMENT FINANCE GROUP 202602-1109C61908 7,270.0002/04/202602/24/202602/18/2026 7,270.00 03061 NICK BARBIERI TRUCKING LLC CL84145C61909 451.7401/31/202602/23/202602/18/2026 451.74 02639 NOR CAL PRESSURE WASHER EQUIPM 36010C61910 932.8402/02/202602/25/202602/18/2026 932.84 00280 ODP BUSINESS SOLUTIONS 455875870001C61911 02/02/202602/24/202602/18/2026 128.38 C 456780630001-CREDIT 96.5201/26/202602/24/2026 -31.86 00307 PACIFIC GAS & ELECTRIC 3007220528-6 06Feb26C61912 02/06/202602/24/202602/18/2026 5,672.69 C 9248309814-8 23Jan26 01/23/202602/24/2026 669.28
Page: 5
Page: 6Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total C 0576889222-5 06Feb26 02/06/202602/24/2026 267.14
C 0035222590-8 06Feb26 6,648.5902/06/202602/24/2026 39.48 03609 PAYMENTUS CORPORATION INV-15-17480161913 88.5001/31/202602/18/2026 88.50 02359 PLAY-WELL TEKNOLOGIES DB2772561914 720.0012/18/202502/18/2026 720.00 01816 QUALITY STRIPING, INC. 95838C61915 10/21/202502/27/202602/18/2026 10,721.00 C 95870 11/08/202502/27/2026 6,960.00
C 95837 10/24/202502/27/2026 2,274.00
C 95836 21,855.0010/24/202502/27/2026 1,900.00
03775 RAMOS OIL COMPANY CL212353C61916 02/10/202602/24/202602/18/2026 1,562.95 C CL208630 1,636.1701/10/202602/24/2026 73.22
00349 SEGALE & CERINI INC. 1876661917 01/30/202602/18/2026 23,894.00 18765 01/30/2026 3,162.00
18767 27,445.0001/30/2026 389.00
03647 SERRAMONTE FORD 385463C61918 10,369.9601/22/202602/27/202602/18/2026 10,369.96 00500 SMC CONTROLLERS OFFICE January 202661919 1,970.2002/03/202602/18/2026 1,970.20 00364 SMC FORENSIC LAB PS-INV10502661920 558.7501/31/202602/18/2026 558.75 00534 SMC INFORMATION SERVICES DEPT A001863A2202601C61921 82.2501/31/202602/25/202602/18/2026 82.25 02224 STANDARD INSURANCE COMPANY Mar2026CoverageC61922 237.8202/13/202602/24/202602/18/2026 237.82 00830 STAPLES 6053848333C61923 01/25/202602/25/202602/18/2026 466.90 C 6053848334 01/25/202602/25/2026 198.48
C 6053848335 726.0201/25/202602/25/2026 60.64
01030 STEPFORD, INC. 2606047C61924 02/11/202602/26/202602/18/2026 3,022.50 C 2606046 3,255.0002/11/202602/26/2026 232.50
00412 TELECOMMUNICATIONS ENGINEERING 4975461925 1,652.5002/10/202602/18/2026 1,652.50 01865 THYSSENKRUPP ELEVATOR CORP 5003324673C61926 01/20/202602/26/202602/18/2026 831.50 C 5003324711 1,591.3901/27/202602/26/2026 759.89
00411 TURBO DATA SYSTEMS 47831C61927 1,564.6101/31/202602/23/202602/18/2026 1,564.61 Page: 6
Page: 7Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total 03015 U.S. BANK CORPORATE PMT SYSTEM 01/22/26 AzzopardiC61928 01/22/202602/26/202602/18/2026 4,308.62 C 01/22/26 Gotelli 01/22/202602/26/2026 2,411.30
C 01/22/26 Estabillo 01/22/202602/26/2026 2,109.30
C 01/22/26 Abellana 01/22/202602/26/2026 2,095.39
C 01/22/26 Lum 01/22/202602/26/2026 1,992.17
C 01/22/26 Dometita 01/22/202602/26/2026 1,252.08
C 01/22/26 Esquivias 01/22/202602/26/2026 1,250.84
C 01/22/26 Walsh 01/22/202602/26/2026 1,196.00
C 01/22/26 Wollman 01/22/202602/26/2026 1,099.53
C 01/22/26 Navarro 01/22/202602/26/2026 470.33
C 01/22/26 Velasquez 01/22/202602/26/2026 272.31
C 01/22/26 Rumayor 01/22/202602/26/2026 69.60
C 01/22/26 Bassett 18,569.4701/22/202602/26/2026 42.00 02849 6746050100 U.S. BANK PARS ACCOUNT 2026-03 OPEBC61929 109,398.0002/11/202602/23/202602/18/2026 109,398.00 01687 UNITED SITE SERVICES OF INV-590922861930 168.2602/12/202602/18/2026 168.26 03710 VESTIS GROUP, INC. 5180554425C61931 02/09/202602/24/202602/18/2026 27.55 C 5180556752 55.1002/16/202602/24/2026 27.55
02799 WAVE/ASTOUND 103745301-0012010C61932 442.8302/01/202602/27/202602/18/2026 442.83 00003 A. S. F. ELECTRIC 1026661933 1,580.0002/17/202602/25/2026 1,580.00 00004 AT&T 00002480762161934 1,736.7302/13/202602/25/2026 1,736.73 03855 AT&T ENT LLC, ACC BUSINESS 647204211761935 687.7802/11/202602/25/2026 687.78 03758 AUTO SOUND PERFORMANCE 1550061936 27,876.3609/05/202502/25/2026 27,876.36 01565 BAY CONTRACT MAINTENANCE, INC. 3424761937 480.0002/10/202602/25/2026 480.00 01183 BEST BEST & KRIEGER LLP 105394761938 02/18/202602/25/2026 23,064.94 1053949 02/18/2026 14,549.10
1053948 42,102.7002/18/2026 4,488.66
02886 BLUETRITON BRANDS INC 06B003645766161939 6.0002/10/202602/25/2026 6.00 03936 QUINTIN CATIMBANG 2003301.00361940 300.0002/12/202602/25/2026 300.00 Page: 7
Page: 8Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total 00057 CINTAS CORPORATION #2 425985342061941 02/17/202602/25/2026 1,055.24 4258340325 02/03/2026 1,053.02
4258340300 02/03/2026 634.89
4252385279 3,378.0412/09/2025 634.89
03539 CLARK PEST CONTROL 3895759361942 150.0002/16/202602/25/2026 150.00 01037 COMCAST CABLE 0096715 02072661943 02/07/202602/25/2026 141.56 0188769 021226 172.5802/12/2026 31.02
03761 CONTI LLC 2602053561944 1,450.0002/16/202602/25/2026 1,450.00 03702 CORODATA RECORDS MANAGEMENT RS376859161945 129.5401/31/202602/25/2026 129.54 02702 JUAN COVARRUBIAS 2003300.00361946 650.0002/12/202602/25/2026 650.00 00071 CSG CONSULTANTS, INC. V61947 0.0002/24/202602/25/2026 0.00 00071 CSG CONSULTANTS, INC. 12/27/25-01/30/2661948 02/17/202602/25/2026 176,263.28 12/27/25-01/30/26CIP 230,632.2802/17/2026 54,369.00
03705 DEGREE HVAC, INC. 4240361949 8,662.0002/13/202602/25/2026 8,662.00 00117 DELTA DENTAL OF CALIFORNIA BE00695418061950 13,860.4203/01/202602/25/2026 13,860.42 00112 DEPARTMENT OF JUSTICE 02346661951 32.0002/05/202602/25/2026 32.00 03164 EDGEWORTH INTEGRATION LLC 0004493161952 4,048.8402/11/202602/25/2026 4,048.84 02935 EMCOR SERVICES-MESA ENERGY SYS 94003276761953 02/19/202602/25/2026 779.00 940032763 1,558.0002/19/2026 779.00
00149 FASTRAK CUSTOMER SERVICE CNTR I69264403597761954 10.7502/10/202602/25/2026 10.75 02700 FBI NATIONAL ACADEMY ASSOC INC 3/31-4/2/26 Seminar61955 490.0002/17/202602/25/2026 490.00 02499 GE CAPITAL INFO RICOH USA INC 10984030861956 282.7402/13/202602/25/2026 282.74 03873 LEADERSHIP COUNCIL NS328061957 25,000.0002/12/202602/25/2026 25,000.00 00619 SHERWIN LUM 2/2-2/5/26 Reimb61958 329.8502/11/202602/25/2026 329.85 03441 MARVIN GARDENS CATERING 1902661959 932.8402/18/202602/25/2026 932.84 Page: 8
Page: 9Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total 02390 SHEILA MURPHY 2003302.00361960 300.0002/12/202602/25/2026 300.00 03061 NICK BARBIERI TRUCKING LLC CL8501061961 319.0902/15/202602/25/2026 319.09 00280 ODP BUSINESS SOLUTIONS 44811503600161962 46.4212/02/202502/25/2026 46.42 00307 PACIFIC GAS & ELECTRIC 0512181543-4 09Feb2661963 3,001.5202/09/202602/25/2026 3,001.52 03163 ETHEL PASCUAL 2003164.00361964 275.0008/04/202502/25/2026 275.00 03858 ARA PECHARDO 2003097.00361965 150.0005/27/202502/25/2026 150.00 03173 PLAN JPA PLAN-050161966 444.5002/18/202602/25/2026 444.50 02816 TIFFANY SHARON SANCHEZ 2003303.00361967 50.0002/12/202602/25/2026 50.00 00388 SONITROL 41557761968 1,212.7002/12/202602/25/2026 1,212.70 00069 SSF POLICE ASSN (SSFPA) 11/12/25 Luncheon61969 200.0002/17/202602/25/2026 200.00 01030 STEPFORD, INC. 260112161970 10,428.2002/20/202602/25/2026 10,428.20 03338 SYNAPSE TECHNOLOGIES, INC. 231061971 7,775.0002/18/202602/25/2026 7,775.00 03710 VESTIS GROUP, INC. 518055907561972 27.5502/23/202602/25/2026 27.55 00432 VISION SERVICE PLAN 82467753361973 1,132.1202/19/202602/25/2026 1,132.12 03881 WAXIE SANITARY SUPPLY 8376970861974 843.6202/05/202602/25/2026 843.62 00130 EMPLOYMENT DEVELOPMENT DEPT PPD 02/06/2026 BC95623 20,901.3902/06/202602/06/202602/06/2026 20,901.39 00521 UNITED STATES TREASURY PPD 02/06/2026 BC95624 85,618.1902/06/202602/06/202602/06/2026 85,618.19 01360 MISSIONSQUARE RETIREMENT PPD 02/06/2026 MC95626 799.9102/06/202602/06/202602/06/2026 799.91 00521 UNITED STATES TREASURY PPD 02/06/2026 MC95627 1,417.8202/06/202602/06/202602/06/2026 1,417.82 00631 P.E.R.S. PPD 02/06/2026 MC95628 1,130.5302/06/202602/06/202602/06/2026 1,130.53 00130 EMPLOYMENT DEVELOPMENT DEPT PPD 02/06/2026 MC95629 90.0002/06/202602/28/202602/06/2026 90.00 00282 RETIREMENT SYSTEM CALIFORNIA PUBLIC EMPLOYEESPPD 02/06/2026 MC95630 4,526.1102/06/202602/28/202602/06/2026 4,526.11 00282 RETIREMENT SYSTEM CALIFORNIA PUBLIC EMPLOYEESPPD 02/06/2026 BC95631 99,350.1302/06/202602/28/202602/06/2026 99,350.13 Page: 9
Page: 10Check History ListingapCkHist
8:06AM Town of Colma03/11/2026
firstBank code:
Check # Date Vendor Status Clear/Void Date Amount PaidInvoice Inv. Date Check Total 00631 P.E.R.S. PPD 02/06/2026 BC95632 62,886.0102/06/202602/28/202602/06/2026 62,886.01 01360 MISSIONSQUARE RETIREMENT PPD 02/06/2026 BC95633 12,618.6802/06/202602/06/202602/06/2026 12,618.68 00068 COLMA PEACE OFFICER'S PPD 02/06/2026C95634 1,208.8802/06/202602/06/202602/06/2026 1,208.88 01340 NAVIA BENEFIT SOLUTIONS PPD 02/06/202695635 250.0002/06/202602/06/2026 250.00 00130 EMPLOYMENT DEVELOPMENT DEPT PPD 02/20/2026C95636 20,390.1802/20/202602/23/202602/20/2026 20,390.18 00521 UNITED STATES TREASURY PPD 02/20/2026C95637 83,394.9202/20/202602/23/202602/20/2026 83,394.92 00631 P.E.R.S. PPD 02/20/2026C95638 63,019.0102/20/202602/20/202602/20/2026 63,019.01 01360 MISSIONSQUARE RETIREMENT PPD 02/20/202695639 12,721.7002/20/202602/20/2026 12,721.70 00068 COLMA PEACE OFFICER'S PPD 02/20/202695640 1,208.8802/20/202602/20/2026 1,208.88 00282 RETIREMENT SYSTEM CALIFORNIA PUBLIC EMPLOYEES100000018183419C120134 7,606.9501/14/202602/03/202602/03/2026 7,606.95 00311 PITNEY BOWES INC. 20260204RefillC120135 1,000.0002/04/202602/04/202602/05/2026 1,000.00 03616 FLEXIBLE BENEFIT ADMIN MARCH2026HRAC120136 79,507.9002/27/202602/27/202602/27/2026 79,507.90 1,699,292.88first Total:
Total Checks:checks in this report 178 1,699,292.88
Page: 10
1 STAFF REPORT
TO
: Mayor and Members of the City Council
FROM: Farhad Mortazavi, APA, City Planner
Amy Mullay, Senior Planner
VIA: Daniel Barros, City Manager
MEETING DATE: March 25, 2026
SUBJECT: 2025 General Plan and Housing Element Annual Progress Reports
RECOMMENDATION
Staff recommends that the City Council make the following motion:
MOTION TO ACCEPT THE 2025 GENERAL PLAN ANNUAL PROGRESS REPORT AND THE 2025 HOUSING ELEMENT ANNUAL PROGRESS REPORT AND DIRECT STAFF TO SUBMIT
BOTH REPORTS TO THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AND THE GOVERNOR’S OFFICE OF LAND USE AND CLIMATE INNOVATION BY APRIL 1, 2026
CO
UNCIL ADOPTED VALUES
Responsibilit y
Submitting the Town’s 2025 General Plan Annual Progress Report (GP APR) to the Governor’s Office of Land Use and Climate Innovation (LCI) and the 2025 Housing Element Annual Progress Report (HE APR) to the California Department of Housing and Community Development (HCD) is a crucial and responsible action that reinforces the Town’s commitment to transparency, accountability, and compliance with State law which requires annual reports on General Plan and Housing Element progress and implementation.
By
submitting these reports accurately and on time, the Town of Colma (Town) reinforces its role as a proactive regional partner in housing planning, contributes to essential statewide data used for evaluating progress toward housing goals, and supports eligibility for critical State funding and grant programs that rely on complete and compliant reporting.
Mo
reover, providing clear, data-driven information to the State highlights Colma’s ongoing commitment to thoughtful, informed decision-making. It affirms the Town’s dedication to continuous improvement, effective policy implementation, and advancing community priorities through responsible, strategic, and forward-looking planning practices that reflect the Council’s adopted values.
AGENDA ITEM #3
2 BACKGROUND
A
ll California jurisdictions are required to prepare and adopt a General Plan. The General Plan includes both mandatory and optional elements. The Town’s General Plan 2040, adopted in 2022, features five elements: Land Use, Mobility, Housing, Community Health, Safety and Services, Open Space and Conservation, and Historical Resources. These elements address all seven components of a general plan required by State law and serve as the Town’s blueprint for achieving the community’s long-term vision. Jurisdictions are required to update their Housing Elements every five years or eight years. The Town’s 2023-2031 Housing Element was adopted by the City Council on January 26, 2023, and certified by HCD on November 22, 2023.
U
nder Government Code Section 65400, all jurisdictions must prepare and submit Annual Progress Reports (APRs) summarizing the prior calendar year’s (January 1-December 31) progress in implementing both the General Plan and Housing Element. These APRs must be presented to the local legislative body (City Council) before being submitted to HCD and LCI annually by April 1.
T
he GP APR follows LCI’s 2025 annual progress report memorandum and requires reporting on implementation progress, plan amendments, and key accomplishments.
T
he HE APR must be completed using HCD’s prescribed forms and show annual housing activity, including applications, entitlements, building permits, completions, and progress toward meeting the Regional Housing Needs Allocation (RHNA).
ANALYSIS
H
ousing Element Annual Progress Report
St
ate law mandates that all cities and counties in California have a compliant Housing Element as part of their General Plan. The HE APR provides a comprehensive overview of housing development, including entitlement, permitting, and construction activity data. Colma’s HE APR is included in Attachment A.
G
overnment Code Section 65400 outlines requirements for preparing a HE APR on a form designated by HCD. The 2025 HE APR form provided by HCD has been revised to include new reporting requirements in response to recent legislation, and it features fourteen (14) tables.
The only update to the HE APR form relevant to Colma adds five new reporting fields to Table D: Program Implementation Status (pursuant to Government Code Section 65583), to collect more detailed information on how jurisdictions are implementing housing element programs.
Several of the Town’s Housing Element programs that require task implementation in 2025 have either been completed or are in progress. Submission of Table D of the HE APR is mandatory, while all other tables are required only if reportable activity occurred during the reporting period. Colma has relevant data to report in five (5) of the 14 tables, as briefly summarized below.
T
able A – Housing Development Applications Submitted. Includes data on housing units and developments for which an application was determined complete between January 1 and December 31 of the reporting year. In Table A, an “application” is a formal submittal of a housing development for approval. This includes, but is not limited to, developments that 3 involve no discretionary approvals and projects that involve both discretionary and nondiscretionary approvals.
T
able A2 – Annual Building Activity Report Summary – New Construction, Entitled, Permits, and Completed Units. Requires information on very low, low, moderate, and above-moderate income housing affordability categories, as well as for mixed-income projects. This table includes data on all new net housing units and developments that have received any one of the following:
• A
n entitlement
• A
building permit
• A
certificate of occupancy or other forms of readiness issued during the reporting year T
able B – Regional Housing Needs Allocation Progress – Permitted Units Issued by Affordability.
Table B is a summary of prior permitting activity in the current planning cycle, including permitting activity for the calendar year being reported.
T
able D – Program Implementation Status Pursuant to Government Code Section 65583.
Includes reporting on the status/progress for all programs, and policy implementation of these programs, described in the housing element.
Su
mmary Table. Automatically tallies the data from several of the tables listed above. The summary data focuses on the total number of permits issued, applications submitted and approved for the 2025 reporting period.
G
eneral Plan Annual Progress Report
T
he GP APR summarizes the implementation of General Plan elements, including:
• Major accomplishments in 2025.
• Progress on programs and policy implementation
• Any General Plan amendments processed in 2025.
• Identification of upcoming policy and implementation priorities Co
lma’s 2025 GP APR is included in Attachment B. Major accomplishments and progress on General Plan programs and policy implementation include the following:
Land Use Element
Policies implemented during the 2025 reporting year occurred through ongoing efforts of the following Land Use Element Goals:
Go
al LU-1: New development should complement existing development to create a distinctive community.
• P
olicy LU-1-5: Clear and Predictable Development Standards: An update to the Town’s Accessory Dwelling Unit (ADU)/Junior Accessory Dwelling Unit (JADU) Ordinance was undertaken to align local regulations with recent legislative changes and 4 improve the document’s structure, making it more user-friendly compared to the current version by replacing the ordinance entirely.
• Policy LU-1-5: Clear and Predictable Development Standards. The Town’s ADU and Zoning Ordinance webpages were streamlined by removing outdated content and updating them with current information and resources at the local, regional, and county levels.
Goal LU-2: Promote the implementation and maintenance of sustainable development, facilities, and services to meet the needs of Colma’s residents, businesses, workers, and visitors.
• Policy LU-2-1: Water Conservation.
o Adoption of a Resolution establishing an authorized subsidy of $60,673 for the Water Conservation Incentive Program in Fiscal Year (FY) 2025-26 and directing the City Manager to include the appropriation in the proposed budget for FY 2025-26. Promoted water conservation resources and rebates for residents and businesses.
o Developed/implemented water conservation programs for cemeteries in partnership with the Resource Conservation District.
o Expanded water conservation efforts through the adoption of Colma’s Sustainability Policy.
o Achieved California Green Business Certification for Town Hall.
• Policy LU-2-2: Water Efficient Landscape. Resolution No. 2025-35 adopted Guidelines for Implementation of the Water Efficient Landscape Regulations.
• Policy LU-2-5: Energy Efficiency.
o The parking lot canopy and solar array, along with all the electrical upgrades, were installed at the Colma Community Center.
o Managed energy efficiency programs for Town facilities in partnership with BayREN.
o Managing grant to transition to electrification from natural gas. o Added new energy efficiency rebate programs on social media and website.
• Policy LU-2-6: Solar Energy.
o Planning staff created an incentive policy for a 50 percent reduction in plan- check and inspection fees for new detached ADUs using pre-approved site-built or prefabricated plans with all-electric and/or solar-ready features, which were included in amendments to the ADU/JADU Ordinance (approved and adopted by the City Council in January 2026).
o Managed three (3) new solar projects for Town facilities in partnership with Peninsula Clean Energy.
o Initiated battery storage installation at Colma Community Center to enhance resiliency during grid outages and for peak load management.
5 • Policy LU-2-7: Electric Vehicles.
o In
stalled four (4) Level 2 EV charging stations at the Colma Community Center.
Advanced EV charging station projects at Colma Town Hall and the Colma Police Department. Provided EV infrastructure technical assistance to commercial development projects.
• P
olicy LU-2-8: Climate Action Plan.
o M
anaging Climate Action Plan program implementation, emphasis on high-impact greenhouse gas (GHG) reduction projects.
o Initiated Climate Action Plan Progress Report and Update for City Council. .
• Policy LU-2-9: GHG Reduction Targets
o In
itiated new GHG municipal and community-wide greenhouse gas inventories with Office of Sustainability to report progress toward 2030 GHG consistent with Climate Action Plan and SB 32.
• P
olicy LU-2-10: Green Building.
o Promoted building electrification/transition from natural gas in residential and commercial development with resources, rebates.
Go
al LU-4: Ensure the adequate provision of safe and reliable public infrastructure and facilities meets the Town’s current and future needs.
• P
olicy LU-4-1: Maintaining Adequate Public Infrastructure and Facilities. The City Council approved the Informal Bid Package and authorized staff to solicit bids for the 2025-26 Street Pavement Maintenance Project and Slurry Seal Project. The City Council also conducted a study session on the Sterling Park Street Light Replacement Project.
• P
olicy LU-4-3: New Development Fair Share. The City Council approved and accepted the Annual Development Impact Fee Report for Fiscal Year ending June 30, 2025.
• P
olicy LU-4-4: Capital Improvement Program (CIP). The City Council conducted a s
tudy session on the FY 2025 - 2026 Proposed Manager Capital Improvement Budget.
Goal LU-5: Grow and develop in such a way that allows Colma’s unique character to flourish while recognizing the Town’s role in the broader region. • LU-5-2: San Mateo County Collaboration.
o Continued collaboration with San Mateo County, Peninsula Clean Energy, the Resource Conservation District, and the County Office of Sustainability on solar energy, EV infrastructure, electrification programs, and SB 1383 compliance. 6 Mobility Element
P
olicies implemented during the 2025 reporting year occurred through ongoing efforts of the following Mobility Element Goals:
Go
al M-3: Work cooperatively with other agencies and jurisdictions in the region to enhance connectivity between Colma and the region and provide an efficient system for regional travel. • P
olicy M-3-4: Transit Funding. The City Council adopted resolutions that seek joint transportation and transit funding opportunities with adjoining jurisdictions or agencies to improve transit access in and around Colma by:
o Ap
proving a Primary Grant Agreement with the San Mateo County Transportation Authority, enabling the Town to apply for future funding from Measure A and Measure W.
o Co
mmitting to take steps towards achieving compliance with the Metropolitan Transportation Commission’s (MTC) Transit Oriented Communities (TOC) policy as a condition for MTC to allocate regional discretionary funding, including the Town’s Land Use Density Project.
Go
al M-5: Increase mobility options to reduce traffic congestion, greenhouse gas emissions, and commute travel time.
• P
olicy M-5-2: Design for All Travel Modes and Policy M-5-4: Accessibility and Universal Design. The City Council made a motion accepting the Lawndale Boulevard RRFB Mid-Block Crosswalk and Bike Lane Improvement Project to enhance pedestrian and cyclist safety and mobility by installing high-visibility crosswalks, ADA-compliant curb ramps, Rectangular Rapid Flashing Beacons (RRFBs), curb and gutter, improved striping and pavement markings, advanced yield lines, and signage.
Goal M-8: Provide a comprehensive parking strategy that considers alternative transportation modes and connections to efficiently serve the needs of residents, visitors, and businesses. • Policy M-8-2: Flexible Residential Parking Standards. Planning staff created a p
rohousing policy that eliminated all parking requirements for ADUs, which was included in amendments to the ADU/JADU Ordinance (approved and adopted by the City Council in January 2026).
• P
olicy M-8-5: Alternative Energy Vehicle Parking. Managed EV charging installations at 3 Town facilities. Provided technical assistance to commercial projects.
Total of 12 EV installations underway.
7 Community Health, Safety, and Services (CS) Element
The CS Element establishes goals, policies, and programs to protect the health and safety of Colma residents, businesses, employees, and visitors. It addresses the following safety planning and response topics:
• Co
mmunity Health
• Geologic and Seismic Hazards
• Flooding and Sea Level Rise
• Wildland and Urban Fires
• Hazardous Materials
• Airport Safety
• Law Enforcement
• Fire Protection and Emergency Medical Services
• Emergency Preparedness and Disaster Response
• Noise
Policies implemented during the 2025 reporting period occurred through ongoing efforts of the following CS Element Goal:
Goal CS-3: Protect the Town of Colma from potential flood events. • Policy CS-3-2: Maintain Drainage Facilities. Surveying and mapping of residential properties through which Colma Creek flows to obtain easements for repairing and maintaining the creek channel.
Open Space and Conservation Element
N
o policy implementation occurred during the 2025 reporting period on Colma’s General Plan Open Space and Conservation Element.
R
easons for the Recommended Action
A
pproving and submitting the Town’s 2025 GP APR and 2025 HE APR is necessary to ensure full compliance with State reporting requirements under Government Code § 65400, which mandates that all jurisdictions annually report their progress in implementing the General Plan and Housing Element to HCD and LCI by April 1, 2026.
T
hese actions also ensure that the Town continues to meet its obligations under Government Code § 65588, which requires jurisdictions to regularly review and evaluate Housing Element performance, including the effectiveness of policies and programs and progress toward meeting community housing needs.
S
ustainability Impact
Su
bmitting the Town’s 2025 GP APR and HE APR supports Colma’s long-term sustainability goals by ensuring that planning and development decisions remain aligned with State-mandated housing, land use, and environmental objectives. Annual reporting required under Government Code Section 65400 promotes transparent tracking of housing and land use performance, enabling the Town to assess whether growth patterns are consistent with adopted General Plan 8 policies related to resource conservation, efficient land use, transportation, and climate-resilient development. Additionally, the periodic review framework established by Government Code Section 65588 strengthens sustainable community planning by requiring jurisdictions to evaluate the effectiveness of Housing Element programs, modify strategies based on actual results, and ensure that housing policies continue to promote equitable, environmentally responsible development.
Co
llectively, these reporting obligations help Colma make data‑driven decisions that reinforce compact land‑use patterns, reduce greenhouse gas impacts associated with housing shortages and long commutes, and promote efficient use of public infrastructure—advancing the Town’s broader commitment to environmental stewardship and sustainable long‑range planning.
F
ISCAL IMPACT
T
here is no fiscal impact associated with the acceptance or submittal of the APRs. This is an annual State reporting requirement.
E
NVIRONMENTAL
T
he APRs are not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines § 15378(b)(4) because they are administrative government reporting activities that do not result in direct or indirect physical environmental impacts.
AL
TERNATIVES
T
he City Council may consider the following alternatives:
1 . Do Not Accept the 2025 APRs. Council may choose not to accept the GP APR or HE APR at this time. This alternative is not recommended, as failure to submit the required reports by the April 1 deadline would place the Town out of compliance with State law, potentially impact eligibility for certain State funding programs, and limit the Town’s ability to demonstrate progress toward its planning and housing goals. 2 . Request Revisions and Continue the Item. Council may direct staff to revise one or both reports and return at a future meeting. This option may be appropriate if Council finds that additional information, clarification, or adjustments are necessary. However, delaying approval may risk missing the state-mandated submittal deadline.
CO
NCLUSION
St
aff recommends that the City Council, by motion, accept, receive, and file the 2025 Annual Progress Reports on the status of the General Plan and Housing Element implementation, and direct staff to submit both reports to California Department of Housing and Community Development and to the Governor’s Office of Land Use and Climate Innovation.
A
TTACHMENTS
A. 2
025 HE APR
B. 2025 GP APR
Jurisdiction Colma
Reporting Year 2025
Housing Element Planning Period 6th Cycle
Current Year
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 1
Deed
Restricted 0
Non-Deed
Restricted 0
0 1
Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 0
Single-family Detached 0 0 0
2 to 4 units per structure 0 0 0
5+ units per structure 0 0 0
Accessory Dwelling Unit 1 1 0
Mobile/Manufactured Home 0 0 0
Total 1 1 0
Infill Housing Developments and Infill Units Permitted # of Projects Units 0 0
1 1
Total Units
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
(Jan. 1 - Dec. 31)
01/31/2023 - 01/31/2031
Very Low
Low
Moderate
Acutely Low
Extremely Low
ATTACHMENT A
1 1
1 0
0 0
Income Rental Ownership Total
Acutely Low 0 0 0
Extremely Low 0 0 0
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022) 0 0
SB 6 (2022) 0 0
SB 423 (2023) 0 0
Ministerial and Discretionary Applications # of Units
Ministerial 1 1
Discretionary 0 0
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 0 Number of Units in Applications Submitted Requesting a Density Bonus 0 Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0 Housing Element Programs Implemented and Sites Rezoned Count 56 0
Total Housing Applications Submitted:
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:
Housing Applications Summary
Use of SB 423 Streamlining Provisions - Applications
Number of SB 423 Streamlining Applications
Programs Implemented
Sites Rezoned to Accommodate the RHNA
Units Constructed - SB 423 Streamlining Permits
Number of SB 423 Streamlining Applications Approved
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Historic Sites
2 3 4 6 7 8 9 10
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Acutely Low-
Income Deed
Restricted
Acutely Low-
Income Non
Deed
Restricted
Extremely Low-
Income Deed
Restricted
Extremely Low-
Income Non
Deed
Restricted
Very Low-
Income
Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Total
PROPOSED
Units by
Project
Total
A
PPROVED
Units by
project
Total
D
ISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Did the
housing
development
application
seek incentives
or concessions
pursuant to
Government
Code section
65915?
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 1 0 0 0 1 1 0 008-125-360 417 B Street
Existing SFD w/attached
conversion two-bedroom
ADU
B2025-0006 ADU R 3/7/2025 1 1 1 NONE No No
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
Table A
Cells in grey contain auto-calculation formulas
51 Project Identifier Unit Types Density Bo
Applica
11 Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date of
Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very Low-
Income Low-Income Moderate-
Income
Above
Moderate-
Income
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Realistic
Capacity Vacant/Nonvacant Description of
Existing Uses
008-127-020 7733 El Camino Real Sandblaster Property 1/24/2024 12 Shortfall of Sites 0.53 Commercial C-HEO 20 30 12 Vacant Vacant 008-421-120 1200 El Camino Real Kohl's Site 1/24/2024 40 30 60 93 Shortfall of Sites 8.06 Commercial C-HEO 20 60 223 Non-Vacant Retail and parking 008-141-080 7778 El Camino Real Bocci Property 1/24/2024 14 Shortfall of Sites 0.6 Commercial C-HEO 20 30 14 Non-Vacant Manufacturing and Office 008-421-170 El Camino Real and
Collins
1/24/2024 9 Shortfall of Sites 0.41 Executive PD-HEO 20 30 9 Non-Vacant Parking spaces and lawn area
010-422-050 240 Collins Avenue 1/24/2024 5 12 Shortfall of Sites 0.72 Commercial PD-HEO 20 30 17 Non-Vacant Parking Lot Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
83 Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
Jurisdiction Colma
Reporting Year 2025 (Jan. 1 - Dec. 31)
1 2 3 4 5 6 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program Implementation
Details
Quantified Outcomes:
Category
Quantified Outcomes:
Count Supporting Documents
Program 1.1 Provide
regulatory incentives to
facilitate manufactured
housing development in
single-family residential
zoning designations.
Develop objective design standards for
manufactured housing in single-family
zoning designations to facilitate the
development of up to 4 new suburban units
(if utilizing SB 9 lot split) on the vacant
parcel on B Street in the Sterling Park
Neighborhood.
12/31/2031 6th Cycle Completed
Objective design standards for
manufactured housing in single-
family zoning designations
were developed in 2023. Units
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes new
development and design standards for
manufactured housing:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 1.1 Provide
regulatory incentives to
facilitate manufactured
housing development in
single-family residential
zoning designations.
Update the Colma Municipal Code to reflect
new development and design standards for
manufactured housing.
12/31/2026 6th Cycle Completed
The City Council (CC)
approved a comprehensive
zoning code update on January
24, 2024, that included
objective design standards for
manufactured housing in single-
family zoning designations.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes new
development and design standards for
manufactured housing:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583 Program 1.1 Provide
regulatory incentives to
facilitate manufactured
housing development in
single-family residential
zoning designations.
Compile a list of housing manufacturers for
residents interested in this type of housing. 12/31/2025 6th Cycle Completed Planning staff compiled a list of
housing manufacturers, which
is available on the Town's ADU
webpage.
Other 1
Link to the list of housing manufacturers:
https://www.colma.ca.gov/accessory-
dwelling-units-adu/
Program 1.1 Provide
regulatory incentives to
facilitate manufactured
housing development in
single-family residential
zoning designations.
Conduct annual outreach to community
stakeholders to provide updates about new
affordable housing
opportunities.
12/31/2027 6th Cycle Completed
A list of housing manufacturers
was provided at two community
outreach meetings held in June
2025, which also included
affordable housing opportunity
resources. Additionally, the
Colma ADU Plans Gallery
provides homeowners
interested in adding ADUs with
access to free or low-cost, pre-
approved prefabricated plans.
Meetings 1
Link to the list of housing manufacturers:
https://www.colma.ca.gov/accessory-
dwelling-units-adu/
Link to the Colma ADU Plans Gallery:
https://colma.aduaccelerator.org/gallery
Program 1.2 General Plan
Consistency Review and
Annual Report
Provide an annual report on the Town’s
housing efforts to the City Council and
ensure it is available to the public.
12/31/2031 6th Cycle Completed
The 2023 and 2024 Housing
Element and General Plan
Annual Progress Reports were
submitted to HCD and OPR
and found to be in compliance.
Planning staff will continue to
conduct an annual internal
consistency review and make
reports available to the public.
Meetings 3
Link to the City Council agenda with motion to
accept the 2023 HE and GP APR (staff report
included in Pages 7-9):
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1135&repo=r-4222b8fd
Link to the 2024 City Council HE and GP APR
staff report:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=4469&repo=r-4222b8fd
Link to the 2025 City Council HE and GP
APR staff report:
Program 2.1 Second Unit
Ordinance
Update the Second Unit ordinance to
include objective design standards and
align with State ADU laws that became
effective January 1, 2023.
12/31/2023 6th Cycle Completed
The Town's Zoning Ordinance
does not include a Second Unit
Ordinance. However, in 2022,
the CC adopted Urgency
Ordinance No. 813, which
amended Chapter 5,
Subchapter 5.19 of the Colma
Municipal Code regarding
ADUs and JADUs to align with
State ADU laws that took effect
on 1/1/23 and add objective
design standards. In 2024,
Ordinance 818 was adopted,
amending Chapter 5, Zoning, to
comply with state law requiring
consistency with the Town’s
2040 General Plan and the
2023-2031 Housing Element,
as part of a comprehensive
zoning code update (ZCU). The
ZCU included removing the
ADU Ordinance from the
Municipal Code and
incorporating it into the Zoning
Ordinance.
Meetings 2
Link to Urgency Ordinance No. 813:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1188&repo=r-4222b8fd
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes updates
to the ADU Ordinance:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 2.1 Second Unit
Ordinance
Create outreach materials for Second Unit
and ADU development, using objective
design standards to increase the number of
completed ADUs/JADUs by one (1) every
two years starting in 2023 (four total in
planning period).
12/31/2023 6th Cycle Continuous
The Town's ADU webpage
provides information,
checklists, and resources to
encourage homeowners to
build ADUs. Outreach materials
for Second Unit/ADU
development were provided at
two community outreach
meetings held in June 2025. In
2025, one (1) ADU was issued
a building permit.
Units 1
Link to the Town's ADU webpage containing
Second Unit/ADU development information,
checklists, and resources provided at
community outreach meetings:
https://www.colma.ca.gov/accessory-
dwelling-units-adu/
Program 2.2 Accessory
Dwelling Units
Update the municipal code and zoning
ordinance to reflect State ADU laws that
became effective January 1, 2023, and
provide updates to state legislation (if
changes have been made) beginning in
2024.
12/31/2024 6th Cycle Completed
In 2022, the CC adopted
Urgency Ordinance No. 813,
which amended Chapter 5,
Subchapter 5.19 of the Colma
Municipal Code regarding
ADUs and JADUs to align with
State ADU laws that took effect
on 1/1/23 and add objective
design standards. In 2024,
Ordinance 818 was adopted,
amending Chapter 5, Zoning, to
comply with state law requiring
consistency with the Town’s
2040 General Plan and the
2023-2031 Housing Element,
as part of a comprehensive
zoning code update (ZCU). The
ZCU included removing the
ADU Ordinance from the
Municipal Code and
incorporating it into the Zoning
Ordinance.
On January 14, 2026, the CC
introduced an ordinance to
amend Section IV (ADUs and
JADUs) of the Zoning
Ordinance to align with recent
legislative updates and to
incorporate pro-housing
policies and incentives.
Ordinance 2026-829 was
adopted by the CC on 1/28/26.
Meetings 3
Link to Urgency Ordinance No. 813:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1188&repo=r-4222b8fd
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes updates
to the ADU Ordinance:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to Ordinance No. 2026-829 amending
Subchapter 5.03 and Section IV (ADUs and
JADUs) of the Colma Zoning Code to align
with the California Government Code, Title 7,
Division 1, Chapter 13, as amended by
legislation effective January 1, 2024, March
27, 2024, January 1, 2025, and January 1,
2026:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=14389&repo=r-4222b8fd
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 2.2 Accessory
Dwelling Units
To have annual outreach materials,
surveys, and housing-related workshops to
highlight ADUs/JADUs and maximize
development. Conduct the first survey with
outreach materials by the end of 2025.
12/31/2025 6th Cycle Completed
In 2025, two workshops were
held to highlight ADUs/JADUs
and provide outreach materials.
Additional outreach materials
distributed prior to the
workshops included the
following:
1) Notification via mailings to
homeowners of recent state
legislative changes and
eligibility to build ADUs/JADUs.
2) An online survey of
homeowner interest in
ADUs/JADUs.
Additionally, the Town's ADU
webpage provides information,
checklists, and resources to
encourage homeowners to
build ADUs. In 2025, one (1)
JADU was issued a building
permit.
Meetings 1
Supporting documents, such as workshop
and ADU/JADU survey fliers and letters
notifying homeowners of eligibility and recent
legislative changes, will be included with the
APR submittal.
Link to homeowner ADU interest survey with
responses:
https://forms.office.com/Pages/AnalysisPa
ge.aspx?AnalyzerToken=BpsaUwIc6aepD
GwYoVvsiI22QRT2FDJc&id=OsbpMUDeqE-
B9_xSGsNDYFkEDssDkYRFt_X2HJSkRXR
UQ09XQVRESjhEUllJWldXU1pVU09DTzE
wVS4u
Link to the Town's ADU webpage containing
ADU development information, checklists,
and resources provided at community
outreach meetings:
https://www.colma.ca.gov/accessory-
dwelling-units-adu/
Program 2.2 Accessory
Dwelling Units
To increase the number of completed
ADUs/JADUs by the end of 2031.
Starting in 2023, one (1) second
units/ADUs/JADUs every two years (four
total in planning period).
12/31/2031 6th Cycle Continuous
See responses in F19 and F20. Units 1
Supporting documents, such as workshop
and ADU/JADU survey fliers and letters
notifying homeowners of eligibility and recent
legislative changes, will be included with the
APR submittal.
Link to homeowner ADU interest survey with
responses:
https://forms.office.com/Pages/AnalysisPa
ge.aspx?AnalyzerToken=BpsaUwIc6aepD
GwYoVvsiI22QRT2FDJc&id=OsbpMUDeqE-
B9_xSGsNDYFkEDssDkYRFt_X2HJSkRXR
UQ09XQVRESjhEUllJWldXU1pVU09DTzE
wVS4u
Link to the Town's ADU webpage containing
Program 3.1 Develop
Objective Development
and Design Standards for
Planned Development
Districts and create
Administrative Approval
Process.
For each commercial, and
residential project, review and
analyze the optimization of
developable land:
The .41-acre site on El
Camino Real and Collins
Avenue, at least 12 residential
units.
The .72-acre site on Collins
Avenue near El Camino Real,
at least 17 residential units.
12/31/2031 6th Cycle Continuous
The Town continues to review
and analyze the optimization of
these parcel developments.
Units None.
Program 3.1 Develop
Objective Development
and Design Standards for
Planned Development
Districts and create
Administrative Approval
Process.
Establish clear objective design and
development standards for high-density
residential and mixed-use
projects in “PD” Districts
12/31/2025 6th Cycle Completed
The CC approved a
comprehensive zoning code
update on January 24, 2024,
that included objective design
standards applicable to
residential projects consisting
of multi-family residential units
only or mixed-use buildings
within the “PD” and “C” Zone
Districts.
Other 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes new
objective development design standards:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 3.1 Develop
Objective Development
and Design Standards for
Planned Development
Districts and create
Administrative Approval
Process.
Establish an Administrative Approval
Process to streamline review of any high-
density or mixed-use projects in the PD
District
12/31/2025 6th Cycle In Progress
In 2025, Planning staff
researched and analyzed
administrative approval
processes used in other
municipalities. Established
processes for applicable
projects in the PD District will
be incorporated into a
comprehensive zoning code
update for CC consideration
and approval by the end of
2026.
Other None
Program 3.2 Update the
Town’s Density Bonus
Provisions to Stay
Consistent with State
Density
Bonus Law.
Assess and annually make any required
amendments to the Town’s Density Bonus
Ordinance to stay consistent with State
density bonus laws, with the first update to
take place by the end of 2023.
12/31/2023 6th Cycle Completed
The CC approved a
comprehensive ZC update on
January 24, 2024, that included
updates to Chapter XIV.
Housing Density Bonus for
consistency with state density
bonus laws. The DBO will be
updated to reflect any recent
legislative changes as part of a
comprehensive ZC update by
the end of 2026.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes updates
to density bonus provisions:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 3.2 Update the
Town’s Density Bonus
Provisions to Stay
Consistent with State
Density
Bonus Law.
To increase the supply of housing units
through the use of density bonus
provisions.
22 EL, 22 VL, and 25 Low-Income units by
the end of the 6th HE Cycle,
12/31/2031 6th Cycle Continuous
No new housing units were
built in 2025 using density
bonus provisions.
Units
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes updates
to density bonus provisions:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Program 3.3 High-Density
Housing Near Colma and
South San Francisco
BART Stations
Beginning in 2024, identify and contact
property owners near BART stations to
leverage state law that removes parking
requirements, maximize housing units,
including affordable units, and encourage
development of more than 30 du/ac.
Outreach to include an open house at
Town Hall once every two years.
12/31/2024 6th Cycle Completed
In 2024, property owners
near BART stations received
a letter notifying them that
their property was
designated as an
opportunity site within the
Housing Element Overlay
Zoning District (HEO), which
permits higher housing
densities and supports
mixed-use developments.
The letter also advised them
about allowable uses and
development standards in
the HEO, including the
removal of minimum parking
requirements within half a
mile of public transit.
In 2025, two community
outreach meetings were
held at Town Hall, with
property owners near BART
stations notified.
Other 1 Letters sent to property owners will be
provided with the APR submittal.
Program 3.3 High-Density
Housing Near Colma and
South San Francisco
BART Stations
Update the Town’s parking standards to
include objective parking standards that
will facilitate the feasibility of
high-density development
near the BART station.
12/31/2023 6th Cycle Completed
In 2024, the CC approved a
comprehensive ZC update that
added the HEO zoning
designation, consistent with the
2040 General Plan and the
2023-2031 Housing Element.
The HEO removes constraints
on high-density housing
development on the five
opportunity sites by eliminating
minimum parking requirements
within a half mile of public
transit.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes the HEO
zoning designation and density bonus
amendments:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 3.3 High-Density
Housing Near Colma and
South San Francisco
BART Stations
Remove constraints for
projects that meet all
characteristics for a
Categorical Exemption
under CEQA for infill
development projects.
12/31/2023 6th Cycle Completed
Starting July 1, 2023, proposed
multi-family projects that are
within the HEO, pay prevailing
wages, and meet specific
affordable housing targets are
eligible for a streamlined
ministerial approval process,
which exempts them from
CEQA review and the Town’s
discretionary approval
procedures.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes the HEO
zoning designation, removing constraints:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 3.3 High-Density
Housing Near Colma and
South San Francisco
BART Stations
At 7733 El Camino Real, at
least 16 total housing units,
but encourage more.
At 7778 El Camino Real, at
least 15 total housing units,
but encourage more.
12/31/2031 6th Cycle Continuous
See responses in F27- F29.
Units
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes the HEO
zoning designation and density bonus
amendments to encourage units at these
sites:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Program 3.4 Inclusionary
Housing.
Develop a total of 22
extremely low-, 22 very low-,
and 25 low-income units by
the end of 6th Housing
Element cycle.
12/31/2031 6th Cycle Continuous
The Town's Inclusionary
Housing Ordinance requires
residential developments of 5
or more units to include 20% as
affordable or pay an in-lieu fee
to the Colma Housing Trust
Fund. The program supports
the inclusion of EL, VL, Low,
and Moderate-Income units. It
also includes concessions and
incentives for eligible
development projects, subject
to CC approval, to facilitate the
development of affordable units
on smaller sites.
Enforcement of the ordinance
and standards is ongoing.
Units
Link to the Colma Zoning Ordinance, which
includes the Inclusionary Housing Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 3.4 Inclusionary
Housing.
Identify and keep a record of possible
developable parcels within the Town in
which monies from the Housing Trust Fund
can be utilized.
12/31/2031 6th Cycle Continuous
Planning staff continues to
identify and maintain a record
of potentially developable
parcels within the Town where
funds from the Housing Trust
Fund can be used. Additionally,
the Town continues to contact
for-profit and nonprofit
developers to gauge interest.
Other None.
Program 3.5 Establish a
Housing Element Overlay
Zone
By the end of the 6th Housing
Element cycle, to have built
22 extremely low-, 22 very low, 25 low, 37
moderate, and
96 above-moderate units for a
total of 202 units.
12/31/2031 6th Cycle Continuous
In 2024, the CC approved a
comprehensive ZC update that
added the HEO zoning
designation, aligning with the
2040 GP and the 2023-2031
HE. The HEO designation
allows for higher housing
densities and supports mixed-
use developments on
opportunity sites. Some of the
most impactful standards
include removing minimum
parking requirements within
half a mile of public transit and
density bonus amendments
that enable projects consistent
with the densities outlined in
the Town’s Land Use Element
of the 2040 GP. Additionally,
the HEO provides a pathway
for ministerial approval for multi-
family projects that pay
prevailing wages and meet
specified affordable housing
Units
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes the HEO
zoning designation:
https://portal.laserfiche.com/Portal/DocView.a
spx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 3.5 Establish a
Housing Element Overlay
Zone
Amend the ZC to add the HEO Zone. 12/31/2023 6th Cycle Completed In 2024, the CC approved a
comprehensive ZC update that
added the HEO zoning
designation, aligning with the
2040 GP and the 2023-2031
HE. The HEO designation
allows for higher housing
densities and supports mixed-
use developments on
opportunity sites. Some of the
most impactful standards
include removing minimum
parking requirements within
half a mile of public transit and
density bonus amendments
that enable projects consistent
with the densities outlined in
the Town’s Land Use Element
of the 2040 GP. Additionally,
the HEO provides a pathway
for ministerial approval for multi-
family projects that pay
prevailing wages and meet
specified affordable housing
targets.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes the HEO
zoning designation:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 3.6 Streamlining
Ministerial Review Process
for SB 35 projects
Develop streamlining procedures for SB 35
applications at both 10 percent affordability
and for applications with at least 50 percent
affordability.
12/31/2026 6th Cycle In Progress
Planning staff has begun
researching how other
jurisdictions have streamlined
SB 35 ministerial eligibility and
review procedures to develop
processes for the Town by the
end of 2026.
Other None.
Program 3.7: Remove 6-
unit Limit
Amend the Zoning Code to remove the
multi-family limit of 6 units without a
Conditional Use Permit process in C and R
zones.
12/31/2023 6th Cycle Completed
The CC approved a
comprehensive zoning code
update on January 24, 2024,
that removed the six-unit limit in
C and R zones without a
Conditional Use Permit.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes removal
of the 6-unit limit:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
Program 3.8: Revise
Parking Standards
Amend the zoning code to require only 1
parking space (either covered or
uncovered) for studio and one-bedroom
units.
12/31/2023 6th Cycle Completed
The CC approved a
comprehensive zoning code
update on January 24, 2024,
that requires only one parking
space (either covered or
uncovered) for studio and one-
bedroom units.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes revised
parking standards:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
Program 4.1 Reasonable
Accommodations
Ordinance
Public Information,
Ordinance Amendment
and
Monitoring
Amend the Reasonable Accommodation
Ordinance to clarify that no fee is required,
no public notice is required, and to remove
any other identified constraints.
12/31/2023 6th Cycle Completed
The City Council approved a
comprehensive zoning code
update on January 24, 2024,
which included clarifications to
the Reasonable
Accommodations Ordinance
indicating that no fee or public
notice is required, and
eliminated any other noted
constraints.
The Town continues to provide
information on reasonable
accommodations on its website
and regularly monitors the
implementation of its codes,
policies, and procedures to
ensure compliance with the
“reasonable accommodation”
provisions for people with
disabilities and all fair housing
laws.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes
amendments to the Reasonable
Accommodations Ordinance:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance, which
includes updates to the Reasonable
Accommodation Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 4.2 Expand
Senior Housing
Opportunities.
Preserve 18 very low
units as affordable housing
for seniors within the
community.
Integrate senior housing
into mixed-use and high-density
developments in
areas that are suitable for
more modest income
seniors.
12/31/2031 6th Cycle Continuous
The Town continues to
maintain and manage
Creekside Villas, an 18-unit
Senior Housing Complex,
through annual funding. The
current rental structure is
designed to provide subsidized,
affordable units for low-income
seniors.
The Planning Department will
continue to work with
developers to integrate senior
housing into new housing
development projects that are
suitable for modest income
seniors.
Units 18 A copy of the covenants for Creekside Villas
will be included with the APR submittal.
Program 4.3 Identify
Opportunities for
Emergency
Shelters and Homeless
Assistance.
Promote housing and
services for homeless
individuals by supporting
agencies such as LifeMoves and updating
the Town’s website with resources and
guidance for individuals seeking homeless
assistance (annually, beginning in 2024).
12/31/2031 6th Cycle Continuous
The Town continues to
collaborate annually with
LifeMoves to obtain resources
for homeless individuals. The
Town’s website was updated to
provide resources and
guidance for those seeking
assistance for homelessness.
Additionally, in 2025, two
community outreach meetings
were held, and homeless
resources were distributed.
The Planning and Building
Departments continue to
provide potential developers of
emergency shelters with zoning
and building permit information.
Other 1
Link to the Town's Homeless Assistance
webpage:
https://www.colma.ca.gov/homeless-
assistance/
Link to the Town's Housing Resources
webpage, which includes immediate help and
homeless services:
https://www.colma.ca.gov/housing-
resources/
Program 4.3 Identify
Opportunities for
Emergency
Shelters and Homeless
Assistance.
Amend the ZC to increase the bed limit in
emergency shelters from 5 to 30 and to
establish parking requirements sufficient to
accommodate all staff working in the
emergency shelter, provided the standards
do not require more parking for emergency
shelters than for other residential or
commercial uses within the same zone.
12/31/2023 6th Cycle Completed
In 2024, the CC approved a
comprehensive ZC update that
included raising the limit on
beds in emergency shelters
and establishing parking
requirements.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which included raising
the limit on beds in emergency shelters and
establishing parking requirements sufficient to
accommodate all staff:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 4.4 Housing
Opportunities for Persons
with
Developmental Disabilities
Amend the zoning code to ensure group
homes for both six or fewer and seven or
more residents are allowed objectively with
approval certainty in all zones that allow
residential uses and similar to other
residential uses of the same form.
12/31/2023 6th Cycle Completed
The CC approved a
comprehensive zoning code
update on January 24, 2024,
which included updates for the
location of group homes.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which included updates
to the location of group homes:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Program 4.4 Housing
Opportunities for Persons
with
Developmental Disabilities
Identify existing community-based housing
types such as community care facilities and
group homes.
Prepare outreach programs to inform
Colma residents and families of available
housing and services for persons with
developmental disabilities.
Reach out to local service providers of
special needs groups to assist in the
identification and analysis of constraints to
the provision of housing for persons with
disabilities
12/31/2025 6th Cycle Completed
In 2025, Planning staff
identified existing community-
based housing types, such as
community care facilities and
group homes, and held two
community outreach meetings
where housing resources for
persons with developmental
disabilities were distributed.
The outreach included local
service providers serving
special-needs groups to assist
in identifying and analyzing
constraints to the provision of
housing for persons with
disabilities.
Other 2
Link to the Town's Housing Resources
webpage, which includes housing and
services information for persons with
developmental disabilities:
https://www.colma.ca.gov/housing-
resources/
Program 4.5 Low-Barrier
Navigation Centers
Amend the zoning code to permit Low-
Barrier Navigation Centers in the R, C, and
PD Zones. Low-Barrier Navigation Centers,
as defined by Government Code 65660(a),
are housing or shelter in which a resident
who is homeless or at risk of homelessness
may live temporarily while waiting to move
into permanent housing.
12/31/2023 6th Cycle Completed
The CC approved a
comprehensive zoning code
update on January 24, 2024,
that included updates for the
location of low-barrier
navigation centers.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which included
permitting Low Barrier Navigation Centers in
the R, C, and PD Zones:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 4.6 Transitional
and Supportive Housing
Amend the zoning code to permit
transitional and supportive housing as
residential uses, subject to the same
restrictions as other dwellings of the same
type in the same zone, including
Commercial, Residential, and Planned
Development zones where multifamily and
mixed uses are allowed per Gov. Code
65651, if the supportive development
meets all requirements.
12/31/2023 6th Cycle Completed
In 2024, the CC approved a
comprehensive ZC update that
designated transitional and
supportive housing as
residential uses only, subject to
the same restrictions that apply
to other residential dwellings of
the same type in the same
zone.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which included the
location of transitional and supportive housing
as a residential use:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Program 4.6 Transitional
and Supportive Housing
Beginning in 2024 and annually thereafter
provide information regarding the Town’s
transitional and supportive housing
opportunities to local developers through
counter handouts and interactions, and
on the Town’s website.
12/31/2031 6th Cycle Continuous
The Town will provide
developers with information on
these housing opportunities. To
date, no requests have been
received, nor have any
opportunities been identified.
Any future opportunities
identified will be posted on the
Town's website, and
developers will be notified.
Other None.
Program 4.7: Priority
Sewer Access
Work with water and sewer service
providers (Cal Water, via South San
Francisco) to establish specific procedures
to grant priority water and sewer service to
developments with units affordable to lower-
income households
12/31/2025 6th Cycle In Progress
The Housing Element was sent
to water and sewer service
providers with a cover letter
explaining the need to prioritize
service for lower-income units.
Planning staff will follow up with
the agencies to establish
specific procedures granting
priority service for
developments with units
affordable to lower-income
households.
Other None.
Program 5.1
Knowledgeable Housing
Referral.
Increase public awareness of
fair housing laws and
requirements.
Update lists of major agencies and
organizations active in housing-related
services (annually).
Distribute information about housing-
related services and fair housing
discrimination complaints through Council
announcements, as well as one outreach
event annually. The first outreach event will
be conducted by the end of 2025.
12/31/2031 6th Cycle Continuous
The Town continues to identify
and update the list of major
agencies and organizations
involved in housing-related
services. Two community
outreach meetings were held in
2025, during which multilingual
fair housing educational
materials—including
pamphlets, flyers, and
workshops on fair housing laws
and related resources such as
handling reasonable
accommodation
requests—were distributed.
Nonprofit service providers,
property owners, multifamily
property managers, and
residents were notified of the
outreach meetings through City
Council announcements,
mailings, and the Town's
website. Local fair housing
policies were posted for public
review at the Town Hall, Colma
Community Center, Veterans
Village, and Creekside Villas.
The Town continues to update
its fair housing webpage, which
provides resources for
residents under the Fair
Housing Act.
Other 2
Resource materials related to fair housing
laws and requirements provided at the 2025
community outreach meetings will be included
with the APR submittal. The updated list of
major agencies and organizations active in
housing-related services that were invited to
the meetings will also be provided.
Links to the Town's Housing Resources and
Tenant/Landlord Information webpages:
https://www.colma.ca.gov/housing-
resources/
https://www.colma.ca.gov/landlordtenant-
information/
Program 5.2 Human
Investment Project (HIP)
Support.
Ongoing implementation of the existing HIP
program, which provides affordable
housing opportunities to residents of San
Mateo County. Annual outreach to HIP
Housing.
12/31/2031 6th Cycle Continuous
The Town continues to support
HIP and conducts outreach to
HIP Housing annually.
Information about HIP
programs is periodically printed
in the Town’s monthly
newsletter, and a link to their
website is provided on the
Town's Affordable Housing
webpage. Outreach to HIP
Housing was conducted
through two community
meetings in 2025.
Other
Link to the Town's Affordable Housing
webpage:
https://www.colma.ca.gov/affordable-
housing/
Program 5.3 Section 8
Rental Assistance.
Continue encouraging qualified individuals
to participate in Section 8 Rental
Assistance and ensure that qualified
applicants receive the necessary
information to promote equal access to
housing.
12/31/2031 6th Cycle Continuous
The Planning Department
continues to provide
Information regarding Section 8
Rental Assistance through the
Housing Authority of the
County of San Mateo (HACSM)
on the Town's Affordable
Housing webpage.
Additionally, Section 8 resource
materials for residents and
landlords were distributed at
two community outreach
meetings held in 2025.
Other
Link to the Town's Affordable Housing
webpage:
https://www.colma.ca.gov/affordable-
housing/
Program 5.4 Address
Needs of Extremely Low-
Income
Households.
Identify and conduct outreach with property
owners and non-profit developers on an
annual basis (beginning in 2024) who
specialize in building housing for ELI
households, including those with special
needs and veterans.
12/31/2031 6th Cycle Continuous
In 2024, the Town staff held a
developer and property owner
outreach meeting at the Colma
Community Center to address
the needs of extremely low-
income and special needs
households. Outreach meeting
invitations were sent by mail to
360 property owners and by
email to 17 developers.
Additionally, invitations were
distributed at the Town
Business Lunch. Input was
solicited prior to the outreach
meeting via an online survey to
identify local resources and
assistance needed to access
specialized funding sources
that support the development of
housing for extremely low-
income and special-needs
households. Due to the low
attendance at the 2024 meeting
(no invitees attended), staff
included outreach for this
program at two community
meetings in 2025, which
covered multiple HE programs.
Meetings 3
Link to the online input survey with
responses:
https://forms.office.com/Pages/AnalysisPa
ge.aspx?AnalyzerToken=1qs082bI0m1Cn
MWFFUqNvKcy3akagUxl&id=OsbpMUDeq
E-
B9_xSGsNDYFkEDssDkYRFt_X2HJSkRXR
URUdPT1dWWUtPUDFXS1RZS01TM0hNV
0g4WC4u
Copies of the survey flyer and mailing lists will
be included with the APR submittal.
Program 5.4 Address
Needs of Extremely Low-
Income
Households.
Publish debriefing materials and
implementing action steps not more than
60 days after each annual meeting to the
Town website and on postings in Town
Hall, the Colma Community Center,
Veterans Village, Creekside Villas and in
Council announcements.
12/31/2031 6th Cycle Continuous
In November 2024, the CC
received a memo that debriefed
the first annual outreach
meeting and outlined program
implementation steps. A public
debriefing notice was also
posted at the required locations
on November 18, 2024.
Other 1 Copies of the CC debriefing memo and public
notice will be included with the APR submittal.
Program 5.4 Address
Needs of Extremely Low-
Income
Households.
Pursue a ProHousing designation through
HCD to allow greater access to funds in
support of ELI housing in 2024.
12/31/2024 6th Cycle In Progress
In 2024 and 2025, Planning
staff sent memos to the CC
detailing Prohousing
Designation Program
application requirements,
listing relevant existing housing
policies, and recommending
ways to implement additional
prohousing policies to apply for
and earn a Prohousing
Designation.
On January 14, 2026, the CC
introduced an ordinance to
amend Section IV (ADUs and
JADUs) of the Colma Zoning
Code that incorporates pro-
housing policies and
incentives, including increased
height limits and the removal of
all parking requirements under
Govt. Code § 66322, decrease
of permit processing time from
60 to 45 days, and reduction of
plan check and inspection fees
by 50% for qualifying ADUs.
The CC adopted the ordinance
on January 28, 2026.
Other
Link to Ordinance No. 2026-829 amending
Subchapter 5.03 and Section IV (ADUs and
JADUs) of the Colma Zoning Code:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=14389&repo=r-4222b8fd
Link to the Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Copies of the CC memos will be provided with
the APR submittal.
Program 5.4 Address
Needs of Extremely Low-
Income
Households.
Develop concessions for developers who
include extremely low-income units within
affordable housing developments (by end
of 2025).
12/31/2025 6th Cycle Completed
In 2025, Planning staff
identified concessions for
inclusion in a comprehensive
zoning code update to be
brought before the City Council
by the end of 2026.
Other The list of identified concessions will be
included with the APR submittal.
Program 5.4 Address
Needs of Extremely Low-
Income
Households.
Pursue an ADU funding program to assist
homeowners who agree to place
affordability restrictions on their ADU
(program research in 2024,
establish program pending available funds
in 2026).
12/31/2024 6th Cycle In Progress
See F53 response.
Planning staff completed
research on ADU funding
programs in 2024 and 2025. A
program to fund ADUs with
affordability restrictions will be
established as funding
becomes available.
Other The list of ADU funding programs identified
will be provided with the APR submittal.
Program 5.5 Demonstrate
consistency with the
Employee Housing Act.
Amend the zoning code to allow for
employee housing for six or fewer
employees to be treated as and permitted
in the same zones as single-family
structures and employee housing
consisting of no more than 12 units or 36
beds to be permitted in the same manner
as agricultural uses in the
same zone
12/31/2023 6th Cycle Not Yet Started
Planning Department staff will
begin working on a
comprehensive ZC update to
include this task in 2026.
Other None.
Program 5.6 Single Room
Occupancy (SRO
Housing)
Amend the zoning code to allow for single
room occupancy housing in the Colma
zoning code in R-S, and C zoning districts.
Add “single room occupancy housing” to
the definition section of the zoning code.
12/31/2023 6th Cycle Completed
The CC approved a
comprehensive ZC update in
2024, which added an SRO
definition and permits its use in
the R-S and C zoning districts.
Meetings 1
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which defines an SRO
and allows that use in the R-S and C zoning
districts:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Colma Zoning Code:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Program 5.7 AFFH Action
Plan
Affirmatively further fair housing in Colma.
Action Area 1: Improve Fair Housing
Outreach (HE Programs 5.1, 5.4, 5.5, 8.1,
and 8.2)
12/31/2031 6th Cycle Continuous See responses in F48, F51- F56, F66, and F67. Other
Links to the Town's webpages with fair
housing resources:
https://www.colma.ca.gov/landlordtenant-
information/
https://www.colma.ca.gov/housing-
resources/
Program 5.7 AFFH Action
Plan
Affirmatively further fair housing in Colma.
Action Area 2: Protecting Existing
Residents from Displacement, Providing
Strategies that Protect Residents who are
Black, Indigenous, and People of Color,
including those with Special Needs (HE
Programs 4.1, 4.2, 4.3, 4.4, 4.5, 4.6, 5.1,
5.2, 5.3, 5.4, 7.1, and 7.2).
12/31/2031 6th Cycle Continuous
See responses in F38-F46,
F48-F55, and F63-F64.
The Town website provides
information and resources on
First-Time Homebuyer, Fair
Housing, and Tenant Anti-
Displacement.
Other
Links to the Town's webpages with FTHB,
Fair Housing, and Tenant Anti-Displacement
information and resources:
https://www.colma.ca.gov/first-time-home-
buying/
https://www.colma.ca.gov/landlordtenant-
information/
https://www.colma.ca.gov/housing-
resources/
Program 5.7 AFFH Action
Plan
Affirmatively further fair housing in Colma.
Action Area 3: Enhancing Housing Mobility
Strategies and Encouraging New Housing
Choices (HE Programs 2.1, 2.2, 3.1, 3.2,
3.3, 3.4, 3.5, 3.6, 3.7, and 3.8)
12/31/2025 6th Cycle Completed
See responses in F17-F37. Other
Link to the Colma Zoning Ordinance with
recent amendments that include the HEO
Zone, ADU/JADU Ordinance, parking
alternatives that are less restrictive for high-
density and affordable housing projects to be
constructed, multi-family residential zoning
districts, and objective design and
development standards
that allow high-density and affordable housing
projects to be constructed by right:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes the
above inclusions to the Zoning Ordinance:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to the Town's ADU webpage:
https://www colma ca gov/accessory
Program 6.1 Green
Building Regulations for
Residential Uses.
Recommend for adoption of a reach code
for all new residential construction to be all-
electric, with requirements for enhanced
vehicle charging infrastructure for new
residential and non- residential
construction.
12/31/2031 6th Cycle Continuous
The adoption of the Reach
Code has been placed on hold
until the City of Oakland v. BP
p.l.c. Climate Change Litigation
has been resolved.
Other None.
Program 6.2 Encourage
use of cool roofing
systems
and other energy
conservation measures to
reduce a
building’s energy usage.
Utilizing the Town’s website and residential
newsletter, provide information to the public
on programs to assist in the provision of
energy efficiency measures during new
construction or as a residential retrofit. This
includes updates to the existing program
and new rebate programs.
12/31/2031 6th Cycle Continuous
The Planning and Building
Department continues to
provide updated information to
the public on programs to
assist in the provision of energy
efficiency measures during new
construction or as a residential
retrofit. Additionally, Colma’s
Peninsula Clean Energy (PCE)
provides energy bill relief and
rebates to residents. Colma’s
residents and businesses are
eligible for several rebates and
programs that improve energy
efficiency, water conservation,
and electrification.
Other
Link to the Town sustainability webpage:
https://www.colma.ca.gov/departments/su
stainability
Link to the PCE program webpage:
https://www.colma.ca.gov/peninsula-clean-
energy-providing-energy-bill-relief-to-
customers/
Link to the Town energy rebate webpage:
https://www.colma.ca.gov/rebates/
Program 7.1 “Rebuilding
Together Peninsula”
Participation.
To conserve and improve the
condition of the existing
housing stock, targeting 4
rehabilitated units in the 8-
year planning period.
12/31/2031 6th Cycle Continuous
The Town continues
participating in the AFFH in
Rebuilding Together Peninsula
program as opportunities arise.
Units
Link to the Town housing rehabilitation
webpage:
https://www.colma.ca.gov/housing-
rehabilitation-programs/
Program 7.2
Neighborhood
Improvement (Code
Enforcement).
Conserve and improve the
conditions of the existing
housing stock, targeting 16
rehabilitated units in the 8-
year planning period.
12/31/2031 6th Cycle Continuous
The Town continues to assess
conditions of the existing
housing stock to determine
processes for cleanup,
maintenance, and
rehabilitation, neighborhood
improvement efforts through an
active code enforcement
program. To date, no units in
need of rehabilitation have
been identified.
Units None.
Program 7.3 Organize
Community Clean Up
Days.
Organize community clean-up days to
promote rehabilitation, renovation, and
home care. Programs include waste
hauling, Town-provided painting materials,
other renovation supplies, and volunteer
coordination.
12/31/2031 6th Cycle Continuous
The Town's LiveWire monthly
newsletter provides information
to residents regarding free
hazardous waste materials pick-
up and promotes other
rehabilitation, renovation, and
home care programs.
Other
Link to the Town LiveWire webpage:
https://www.colma.ca.gov/search-
site/?term=LiveWire
Program 8.1 Housing and
Land Use Public
Participation
Undertake annual public participation from
all segments of the community, including
residents, members of the workforce, all
economic segments, and special needs
groups, regarding housing and land use in
town.
12/31/2031 6th Cycle Continuous
The Town continues to update
its website with housing-related
projects. At this time, there are
no current housing project
applications. The Town website
allows translation of public
participation information into
various languages.
Additionally, educational
materials on public
participation were provided in
multiple languages at
community outreach meetings
held in 2025.
Other
Link to the Town's current projects webpage:
https://www.colma.ca.gov/current-
projects/
Link to the Town's City Council webpage:
https://www.colma.ca.gov/city-council-
meetings/
Link to the Town's Economic Development
Subcommittee webpage:
https://www.colma.ca.gov/economic-
development-subcommittee/
Program 8.2 Zoning and
Fees Transparency
Post all zoning and development
standards, as well as inclusionary
requirements for opportunity sites, on the
Town's website.
Update housing-related
projects on the Town’s
website as needed.
Meet inclusionary housing
units for all income levels
for the 6th cycle.
12/31/2031 6th Cycle Continuous
At this time, no housing
projects are proposed on
opportunity sites identified in
the HE.
Objective development
standards and inclusionary
requirements for opportunity
sites are outlined in the HEO
Zone District and Inclusionary
Housing Ordinance of the
zoning code, available on the
Town's website. Additionally,
the Sites Inventory is posted
online.
As opportunity sites are
developed or new sites are
made available, updates will be
posted on the Town's website.
The Town's Current Projects
webpage, which includes
housing-related projects, was
updated in 2025 and February
2026.
Other
Link to Ordinance No. 818 Amending Chapter
5 Related to Zoning, which includes the HEO
zoning designation and density bonus
ordinance amendments:
https://portal.laserfiche.com/Portal/DocVie
w.aspx?id=1189&repo=r-
4222b8fd&searchid=5d102bba-01b2-47d1-
a5f7-5131ba21fd6d
Link to HE Sites Inventory:
https://www.colma.ca.gov/documents/site-
inventory-july-2023/
Link to Colma Zoning Ordinance:
https://www.colma.ca.gov/documents/cmc-
5-03-zoning/
Link to the Town's current projects webpage:
https://www.colma.ca.gov/current-
projects/
Colma 2025 General Plan APRPage 1 of 10
Town of Colma
2025 General Plan Annual Progress Report
Section 1. Introduction
Pur
pose of the Annual Progress Report
Sections 65400 and 65700 of the California Government Code require all cities and counties to file an Annual Progress Report (APR) with their legislative bodies on the status of the General Plan and the progress made toward implementing its goals and policies. The progress report must be submitted to the Governor’s Office of Land Use and Climate Innovation (LCI)—formerly the Governor’s Office of Planning and Research (OPR) and the Department of Housing and Community Development (HCD) by April 1 each year. This APR serves as a tool to monitor the implementation of the General Plan and to determine whether revisions to the plan or its programs are needed. This report aligns with the directive from the Governor’s Office of LCI’s Annual Progress Report Memo – 2025 Reporting Year (APR Memo), dated January 16, 2026.
Maj
or planning activities, along with other Town actions, are detailed in the section on implementing General Plan Elements.
Pu
rpose of the General Plan
The General Plan is mandated by California Government Code Section 65300, which requires each city and county to adopt a plan that outlines a vision for the jurisdiction's physical development. The Colma General Plan 2040 (General Plan) sets a vision for the Town’s long-term growth and improvement, and outlines strategies and action items to accomplish it. The General Plan is available on Colma’s website under 2040 General Plan - Town of Colma.
How The State Uses The General Plan APR And Housing Element APR The above-referenced APR Memo explains how the General Plan APR (GP APR) enables LCI to analyze statewide land-use trends and how local planning and development activities align with state goals and policies. GP APRs can also guide updates to LCI’s General Plan Guidelines and other technical documents. Furthermore, LCI can monitor a local jurisdiction's progress on its comprehensive General Plan update using APR data. Similarly, the Housing Element APR (HE APR) allows HCD to assess the implementation progress of a jurisdiction’s Housing Element and must be submitted as a threshold requirement for several state housing funding programs.”
ATTACHMENT B
Colma 2025 General Plan APRPage 2 of 10
Section 2. Table of Contents
1. Introduction – Page 1
2. Table of Contents – Page 2
3. Date of Presentation to the City Council – Page 2
4. Date of the Last Update to the General Plan – Page 2
5. Measures associated with the implementation of the general plan with specific reference to an individual element – Page 2
6. Housing Element APR Reporting Requirements – Page 8
7. General Plan Compliance with LCI’s General Plan Guidelines – Page 9
8. Priorities for Land Use Decision-Making Established by the City Council – Page 9
9. Goals, Policies, Objectives, Standards, or Other Plan Proposals that Need to Be Added or Were Deleted, Amended, or otherwise adjusted – Page 9
10. Status of the General Plan During 2025 – Page 9
a. Planning activities initiated – Page 9
b. General Plan amendments – Page 10
c. Major development applications processed Page 10
Section 3. Date of Presentation to the City Council
Per the APR Memo, the GP APR must be presented to the local legislative body for its review and acceptance, usually as a consent or discussion item on a regular meeting agenda. This GP APR was received and approved by the Colma City Council on March 25, 2026.
Section 4. Date of the Last Update to the General Plan
Except for the Housing Element, all elements of the Colma General Plan 2040 (General Plan) were adopted as a single document in 2022.
The Colma 2023-2031 Housing Element was adopted by the City Council on January 25, 2023, and certified by HCD on November 22, 2023. The Housing Element covers the eight- year period from 2023 to 2031. This is the third year reporting the current 2023-2031 (6th Cycle) Housing Element.
Section 5. Measures Associated with the Implementation of the General Plan, with Specific Reference to an Individual Element
Each element of the General Plan includes individual sections that address specific topics related to that element. For example, in the Land Use Element, there is a section titled “Land Use Designations.” After each discussion, there are Goals and Policies that the Town will use to guide future land-use and policy decisions over the next 20 years. The goals in the General Plan describe a desired end state or outcome. They are intentionally broad because there can be many ways and aspects to achieve the goal. The policies are clear statements that direct a specific course of action to reach the goal.
General Plan Implementation: Element Highlights
Major accomplishments and progress on General Plan programs and policy implementation include the following:
Colma 2025 General Plan APRPage 3 of 10
Land Use Element
Goal LU-1: New development should complement existing development to create a distinctive community.
Policy LU-1-5: Clear and Predictable Development Standards. Strive to adopt and communicate clear and predictable development standards to ensure new development meets the expectations of the Town.
• The Town updated its Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) Ordinance to align local regulations with recent legislative changes and improve its structure, making it more user-friendly by replacing the entire ordinance.
• The Town’s ADU and Zoning Ordinance webpages were streamlined by removing outdated content and updating them with current information and resources at the local, regional, and county levels.
Goal LU-2: Promote the implementation and maintenance of sustainable development, facilities, and services to meet the needs of Colma’s residents, businesses, workers, and visitors.
Policy LU 2 1: Water Conservation. Promote water conservation by educating and encouraging residents and businesses to incorporate drought-tolerant and low-water-using planting, smart irrigation systems, water-efficient appliances, and recycled water systems.
• Adoption of a resolution to establish an authorized $60,673 subsidy for the Water Conservation Incentive Program in Fiscal Year 2025-26 and to direct the City Manager to include this appropriation in the proposed FY 2025-26 budget.
• Promoted water conservation programs and rebates for residents and businesses.
• Developed and implemented water conservation programs for cemeteries in partnership with the Resource Conservation District.
• Expanded water conservation efforts through the adoption of Colma’s Sustainability Policy.
• Obtained California Green Business Certification for Town Hall.
Policy LU-2-2: Water Efficient Landscape. Apply the Water Efficient Landscape Ordinance to new development and projects that include a qualifying amount of replacement or new landscaping.
• Resolution No. 2025-35 adopted Guidelines for Implementation of the Water Efficient Landscape Regulations.
Colma 2025 General Plan APRPage 4 of 10
Policy LU-2-5: Energy Efficiency. Support energy-efficient improvements in aging building stock.
• The parking lot canopy, solar array, and all the electrical upgrades were installed at the Colma Community Center.
• Managed energy efficiency programs for Town facilities in collaboration with BayREN.
• Overseeing a grant focused on transitioning from natural gas to electric systems.
• Promoted new energy efficiency rebate programs on social media and website.
Policy LU-2-6: Solar Energy. Provide incentives for installation of solar and photovoltaic systems on existing buildings and new development.
• Planning staff developed an incentive policy offering a 50 percent reduction in plan- check and inspection fees for new detached ADUs using pre-approved site-built or prefabricated plans with all-electric and/or solar-ready features. This policy was included in amendments to the ADU/JADU Ordinance, which the City Council approved and adopted in January 2026.
• Managed three (3) new solar projects for Town facilities in partnership with Peninsula Clean Energy.
• Started battery storage installation at Community Center to improve resilience during power outages and manage peak loads.
Policy LU-2-7: Electric Vehicles. As Town gasoline-powered vehicles are replaced, purchase electric and hybrid vehicles when practical. Install electric vehicle charging stations with new commercial and mixed-use developments.
• Installed four Level 2 EV charging stations at the Community Center.
• Advanced EV charging station projects at the Town Hall and Police Department.
• Provided technical assistance for EV infrastructure in commercial development projects.
Policy LU-2-8: Climate Action Plan. Maintain a Climate Action Plan and continue to partner with San Mateo County’s Regional Climate Action Planning Suite (RICAPS) to prepare community-wide greenhouse gas inventories.
• Managed the Climate Action Plan program implementation, with an emphasis on high-impact GHG reduction initiatives.
Colma 2025 General Plan APRPage 5 of 10
• Initiated Climate Action Plan Progress Report and Update for City Council.
Policy LU-2-9: GHG Reduction Targets. Work to achieve greenhouse gas emissions reductions that are consistent with the targets established by AB32 (California Global Warming Solutions Act) and subsequent supporting legislation.
• Initiated new municipal and community-wide greenhouse gas inventories with the Office of Sustainability to monitor progress toward 2030 GHG goals, aligned with the Climate Action Plan and SB 32.
Policy LU-2-10: Green Building. Support sustainability and green building best practices through the orientation, design, and placement of buildings and facilities to optimize their energy efficiency in preparation of State zero-net energy requirements for residential construction and commercial construction.
• Promoted building electrification and the transition from natural gas in residential and commercial development through resources and rebates.
Goal LU-4: Ensure the adequate provision of safe and reliable public infrastructure and facilities meets the Town’s current and future needs.
Policy LU 4 1: Maintaining Adequate Public Infrastructure and Facilities. Adequately maintain public infrastructure to ensure the provision of safe and reliable infrastructure to meet the town’s current and future needs, including facilitating upgrades to the utility infrastructure necessary for improved and emerging technologies.
• The City Council approved the Informal Bid Package and authorized staff to solicit bids for the 2025-26 Street Pavement Maintenance Project and Slurry Seal Project.
The City Council also held a study session on the Sterling Park Street Light Replacement Project.
Policy LU 4 3: New Development Fair Share. Regularly evaluate and update development impact fees to ensure that new development pays its fair share of providing new public facilities and services and/or the costs necessary to improve or expand infrastructure to serve them, including street improvements, parks, wastewater, stormwater drainage, and other public services.
• The City Council approved and accepted the Annual Development Impact Fee Report for the Fiscal Year ending June 30, 2025.
Policy LU-4-4: Capital Improvement Program (CIP). Continue to fund maintenance, improvements, and expansion of town infrastructure, including sewer lines and street infrastructure through a multi-year Capital Improvement Program (CIP).
• The City Council held a study session on the FY 2025-2026 Proposed Manager Colma 2025 General Plan APRPage 6 of 10
Capital Improvement Budget.
Goal LU-5: Grow and develop in such a way that allows Colma’s unique character to flourish while recognizing the Town’s role in the broader region.
Policy LU-5-2: San Mateo County Collaboration. Continue to consult with San Mateo County and other cities in the region on effective land use, transportation, sustainability, and economic development strategies to learn about additional strategies that could be used in Colma to achieve the community’s vision and goals.
• Continuing collaboration with San Mateo County, Peninsula Clean Energy, the Resource Conservation District, and the County Office of Sustainability on solar energy, EV infrastructure, electrification initiatives, and SB 1383 compliance.
Mobility Element
Goal M-3: Work cooperatively with other agencies and jurisdictions in the region to enhance connectivity between Colma and the region and provide an efficient system for regional travel.
Policy M-3-4:Transit Funding. Seek joint transportation and transit funding opportunities with adjoining jurisdictions or agencies to improve transit access in and around Colma.
• The City Council passed resolutions to pursue joint transportation and transit funding with neighboring jurisdictions or agencies to enhance transit access in and around Colma by: 1) approving a Primary Grant Agreement with the San Mateo County Transportation Authority, allowing the Town to seek future funding from Measure A and Measure W; and committing to take steps toward meeting the Metropolitan Transportation Commission’s (MTC) Transit Oriented Communities (TOC) policy as a requirement for MTC to provide regional discretionary funding, including the Town’s Land Use Density Project.
Goal M-5: Increase mobility options to reduce traffic congestion, greenhouse gas emissions, and commute travel time.
Policy M-5-2:Design for All Travel Modes and Policy M-5-4: Accessibility and Universal Design. Plan, design, and construct transportation projects to safely accommodate the needs of pedestrians, bicyclists, transit riders, motorists, people with mobility challenges, and persons of all ages and abilities.
• The City Council made a motion accepting the Lawndale Boulevard RRFB Mid-Block Crosswalk and Bike Lane Improvement Project to enhance pedestrian and cyclist safety and mobility by installing high-visibility crosswalks, ADA-compliant curb ramps, Rectangular Rapid Flashing Beacons (RRFBs), curb and gutter, improved striping and pavement markings, advanced yield lines, and signage.
Goal M-8: Provide a comprehensive parking strategy that considers alternative transportation modes and connections to efficiently serve the needs of residents, visitors, and businesses.
Colma 2025 General Plan APRPage 7 of 10
Policy M-8-2: Flexible Residential Parking Standards. Establish flexible parking standards, review residential parking requirements in the Zoning Ordinance, and consider new parking provisions and exceptions with the objective of “right-sizing” parking areas and reducing the reliance on automobile use.
• Planning staff developed a pro-housing policy that removed all parking requirements for ADUs, which was included in amendments to the ADU/JADU Ordinance (approved and adopted by the City Council in January 2026).
Policy M-8-5: Alternative Energy Vehicle Parking. Support the provision of infrastructure for alternative fuel vehicles, such as electric vehicle charging stations, to facilitate low and zero- emission vehicle use.
• Managed EV charging installations at three town facilities. Provided technical assistance to commercial projects. A total of 12 EV installations is underway.
Community Health, Safety, and Services (CS) Element
The CS Element establishes goals, policies, and programs to protect the health and safety of Colma residents, businesses, employees, and visitors. It addresses the following safety planning and response topics:
• Community Health
• Geologic and Seismic Hazards
• Flooding and Sea Level Rise
• Wildland and Urban Fires
• Hazardous Materials
• Airport Safety
• Law Enforcement
• Fire Protection and Emergency Medical Services
• Emergency Preparedness and Disaster Response
• Noise
Goal CS-3: Protect the Town of Colma from potential flood events.
Policy CS-3-2: Maintain Drainage Facilities. Maintain drainage facilities to accommodate the flow capacity of Colma Creek through Colma to accommodate the storm water runoff from a 100-year storm.
• Surveying and mapping of residential properties along Colma Creek were nearly finished to secure easements for creek repair and maintenance.
Open Space and Conservation Element
No policy implementation occurred during the 2025 reporting period.
Historical Resources Element
Colma 2025 General Plan APRPage 8 of 10
No policy implementation occurred during the 2025 reporting period.
Section 6. Housing Element Annual Progress Report
Government Code Section 65400 outlines requirements for preparing a HE APR on a form designated by HCD. The 2025 HE APR form provided by HCD has been revised to include new reporting requirements in response to recent legislation, and it features fourteen (14) tables. The only update to the HE APR form relevant to Colma adds five new reporting fields to Table D: Program Implementation Status, to collect more detailed information on how jurisdictions are implementing housing element programs. Several of the Town’s Housing Element programs that require task implementation in 2025 have either been completed or are in progress. Submission of Table D of the HE APR is mandatory, while all other tables are required only if reportable activity occurred during the reporting period. Colma has relevant data to report in four (4) of the 14 tables (including LEAP Reporting), as briefly summarized below.
Table A - Housing Development Application Activity Summary An application for a two-bedroom conversion Accessory Dwelling Unit (ADU) on a parcel with an existing single-family dwelling at 417 B Street was submitted and approved ministerially.
Table A-2 - Completed Entitlement Summary
One low-income, non-deed restricted attached two-bedroom conversion ADU on a parcel with an existing single-family home at 417 B Street was entitled ministerially.
Table A-2 - Building Permits Issued Summary
One low-income, non-deed restricted attached two-bedroom conversion ADU on a parcel with an existing single-family home at 417 B Street was issued a building permit.
Table A-2 - Certificate of Occupancy Issued Activity Summary No residential units were issued a certificate of occupancy.
Table B - Regional Housing Needs Allocation Progress
Building Permits Issued
Income Level RHNA
Allocation 2023 2024 2025 Total
Units
Total Remaining
RHNA
Acutely Low - 0 0 0 0 -
Extremely Low - 0 0 0 0 -
Very Low 44 0 0 0 0 44
Low 25 0 0 1 1 24
Moderate 37 0 0 0 0 37
Above Moderate 96 0 0 0 0 96
Total 202 0 0 1 1 201
Colma 2025 General Plan APRPage 9 of 10
Table D - Implementation of Housing Element Programs Summary The 2023-2031 Housing Element includes 33 programs and 56 objective actions. Of the actions required for program implementation in 2025, six were completed.
Objective Action
Status
Complete In Progress Not Started Continuous Total
# 25 5 1 25 56
Section 7. General Plan Compliance with LCI’s General Plan Guidelines Senate Bill (SB) 1000, adopted in 2016, requires local governments with disadvantaged communities in their planning areas to develop environmental justice policies as part of their General Plans. Government Code section 65302(h) states that, after 2018, cities with disadvantaged communities must include an environmental justice element when two or more elements are amended. Although the General Plan was updated in 2022, the Town is not technically designated as a disadvantaged community. However, areas just north of Colma’s Sterling Park neighborhood are categorized as disadvantaged.
Land Use Element Goals LU-6 and LU-7, along with supporting policies, address environmental injustices by reducing specific or combined health risks in the community through limiting exposure to pollutants or hazards, encouraging healthy habits, prioritizing infrastructure upgrades and programs that serve the entire community, and fostering civic engagement in public decision-making.
Section 8. Priorities for Land Use Decision-Making that Have Been Established by the City Council
There were no moratoria or emergency ordinances established by the City Council in 2025.
Section 9. Goals, Policies, Objectives, Standards, or Other Plan Proposals that Need to Be Added or Were Deleted, Amended, or Otherwise Adjusted There were no additions, deletions, or amendments to the General Plan in 2025.
Section 10. Status of the General Plan During 2025
State law requires that all general plans include seven elements: Land Use, Circulation, Housing, Safety, Noise, Conservation, and Open Space. Elements for other topics of local concern may also be included. The Town’s General Plan features five elements that cover those topics: Land Use, Mobility, Housing, Community Health, Safety and Services, and Open Space and Conservation. These elements address all seven components of a general plan required by State law. The General Plan also includes one optional element:
Historical Resources. Except for the Housing Element, all elements of the General Plan were adopted as a single document in 2022.
Planning Activities Initiated
No master plans, specific plans, master environmental assessments, annexation studies, or other studies or plans were initiated in 2025.
Colma 2025 General Plan APRPage 10 of 10
General Plan Amendments
There were no amendments to the General Plan in 2025.
Major Development Applications Processed
No major development applications were processed in 2025.
Staff Report re FY 2022-23 Annual Investment Report Page 1 of 4
STAFF REPORT
TO:
Mayor and Members of the City Council
FROM: Nathan Bassett, Administrative Services Director VIA: Daniel Barros, City Manager
MEETING DATE: March 25, 2026
SUBJECT: FY 2024-25 Annual, FY 2024-25 Quarterly Summary, and FY 2025-26 Mid-Year Investment Report
RECOMMENDATION
Staff recommends that the City Council make the following motion:
MOTION TO ACCEPT THE FISCAL YEAR 2024-25 ANNUAL INVESTMENT REPORT, THE 2024-2025 QUARTERLY SUMMARY, AND THE 2025 -2026 MID YEAR INVESTMENT REPORT
COUNCIL ADOPTED VALUES
A periodic review of the Town’s investment performance aligns with the City Council adopted responsibility value. It exemplifies financial accountabilities and ensures the safekeeping of public funds in responsible investment options.
BACKGROUND
The City Council periodically reviews and approves the Town’s investment policy for compliance with State statute (California Government Code Section §53600, et seq.) and sets investment guidelines for the safekeeping of public funds. For day -to-day operations, the City Council has designated the City Manager, or their designee, to maintain cash balances to meet daily operational needs and to keep the Town’s purchasing power through safe and secure investments. A majority of the Town investments are placed in the State and the San Mateo County investment pools, which invest funds for more than one public agency. Both pools comply with the State statute and allocate most of their funds in agency and treasury bonds.
The City Manager, or their designee, is required to review the Town’s investment policy annually and to provide semi -annual investment updates. The Investment Policy was last reviewed and approved by the City Council on April 23, 2025. No changes are proposed at this time, as the Administrative Code is in line with the State statute.
As for the semi-annual investment update, the mid-year investment update was presented to the City Council on April 23, 2025. The annual update is presented after fiscal year end close is completed, usually within the second quarter of the subsequent fiscal year. This update includes the FY 2024-25 Annual Investment Report (Attachment A), the FY 2025-26 Mid-Year Investment Report (Attachment B) and the FY 2024-25 Quarterly Summary (Attachment C), which includes AGENDA ITEM #4
Staff Report re FY 2022-23 Annual Investment Report Page 2 of 4
the beginning and ending balance s by quarter; net Deposits and Withdrawals by quarter; total interest earned by quarter; the effective annual interest rates earned by quarter; and the cumulative weighted average. A copy of the Town’s current Investment policy, Colma Administrative Code, Chapter 4.02, is also included in the agenda packet.
After the report in April 2025, staff directed the agent at MBS to purchase $5 million in US treasury bills, with a maximum term of 5 years. Staff have been investigating options for investment advisors and may bring further action on Town investments with the next investment report.
ANALYSIS
Overall, the Town has a healthy balance in its cash and investments account. As of December 31, 2025, the Town’s unrestricted cash and investments increased by $2.56 million since December 2024 with an ending balance of $44.25 million. For restricted investments, the portfolio increased by $1.64 million to $14.99 million. The restricted accounts include $9.69 million in PARS OPEB Trust to be used to fund future retiree medical and dental costs and $5.30 million in PARS Pension trust to be used to fund future retiree pension costs.
CHART 1 – CASH, INVESTMENTS, AND RESTRICTED FUNDS AS OF 12/31/2025
Cash in Bank
$14.31 M
24%
LAIF
$2.42 M
4%
SMCIF
$17.57 M
30%
Brokered CDs
$5.00 M
9%
US Treasuries
$4.96 M
8%
Debt
$0.00 M
0%
PARS-OPEB
$9.69 M
16%
PARS-Pension
$5.30 M
9%
CASH, INVESTMENT, AND RESTRICTED FUNDS AS OF
12/31/2025
Staff Report re FY 2022-23 Annual Investment Report Page 3 of 4
TABLE 1 – YEAR OVER YEAR CHANGE IN ACCOUNT BALANCES
As shown in the table below, the Town’s portfolio is in alignment with the Investment Policy.
TABLE 2 – BALANCE BY INVESTMENT TYPE WITH YIELD AND COMPLIANCE
REASONS FOR THE RECOMMENDED ACTION
The receipt of this report complies with the adopted Town Investment Policy. This report is required to be presented to City Council semi-annually as part of the adopted investment policy.
FISCAL IMPACT
There is no fiscal impact in accepting this investment report. Actions taken as a result of this report to move investments may have a fiscal impact, which would be identified when those actions are taken to Council. For investment changes that don’t require prior Council action, those would be identified in the next Investment Report.
Staff Report re FY 2022-23 Annual Investment Report Page 4 of 4
ENVIRONMENTAL
The City Council’s adoption of the resolution is not a project under the California Environmental Quality Act pursuant to Guideline 15378 as it is more akin to a governmental fiscal activity without any commitment to any specific project.
ALTERNATIVES
The City Council could choose not to accept the report. This is a standard informational report previously provided to City Council, and Council could either request additional information beyond what is in the report, or request the reporting in an alternative format or using an alternative methodology.
City Council could also request that staff make updates to Colma’s Investment Policy, or request action on the current investment portfolio.
CONCLUSION
Staff recommends the City Council receive and accept the report.
ATTACHMENTS
A. FY 2024-25 Annual Investment Report
B. FY 2025-26 Mid-Year Investment Report
C. FY 2024-25 Quarterly Summary
D. Town of Colma Investment Policy
US Treasury Bills, Notes, & Bonds -- 5 Years
US Government Sponsored Agencies* 20% 5 Years
Bankers Acceptances* 20% 180 Days
Commercial Paper* 15% 270 Days
Negotiable CDs* 20% 5 Years
Time CDs -- 5 Years
Bank/Broker CDs 30% 5 Years
Local Agency Investment Fund (LAIF) $75 million --
-- --
Money Market Funds* 20% --
Medium Term Notes* 15% 5 Years
* Additional limitations
applies. See Colma Administrative Code 4.02
Maximum
Maturity
Investment Philosophy
Cash and Investment Portfolio Summary
INVESTMENT POLICY OVERVIEW
Maximum
Investment
Comply with Government Code
Section 53646
Authorized Investment
San Mateo County Investment
Pool (SMIF)
Investment Objective
FY 2024‐25 ANNUAL INVESTMENT REPORT
(JULY 1, 2024 – JUNE 30, 2025)
Cash in
Bank
$15.53 M
26%
LAIF
$2.36 M
4%
SMCIF
$17.22 M
29%
Brokered
CDs
$4.96 M
9%
US
Treasuries
$4.95 M
8%
Debt
$0.00 M
0%
PARS-OPEB
$9.01 M
15%PARS-
Pension
$5.06 M
9%
CASH, INVESTMENT, AND RESTRICTED
FUNDS AS OF JUNE 30, 2025
Safety: seeks to safeguard the principal of the funds under its control by maintaining an appropriate risk level.
Liquidity: sufficiently liquid to enable the Town to meet its reasonably anticipated cash flow requirements.
Yield: attain market average rate of return on its
investments throughout economic cycles, consistent with constraints imposed by its safety objectives and cash flow considerations.
Diversification: avoid incurring unreasonable and avoidable risks regarding specific security types or individual financial institutions. This shall also conform with applicable sections of the Government Code
Hold To Maturity: hold its investments to maturity in order to maximize its return on its investments and minimize its exposure to potential losses, when possible.
Benchmark: Based on a passive investment strategy and a portfolio consisting of primarily bank deposits and public agency investment pools. May use as a comparison yield
benchmark portfolios of similar average investment
maturity.
To invest public funds in a manner that will provide a
reasonable rate of investment return while minimizing
exposure to loss of capital and thereby maintaining a
consistent source of funds for the Town.
As of June 30, 2025, the Town had a balance of $59.09 million in various cash and investment accounts. Unrestricted cash and investment has an aggregate balance of $45.02 million and restricted investments total $14.07 million. The restricted funds consist of $9.01 million in PARS OPEB Trust to fund future retiree medical and dental costs, $5.06 million in PARS Pension trust to fund future pension costs, and $1,270 in Bank of New York Mellon, which would offset debt payments.
The unrestricted funds of $45.02 million include $15.53 million in Cash-in-Bank, $19.56 million in the State (LAIF) and county (SMCIF) pools, $4.96 million in brokered CDs, and $4.95 million in US Treasury bills. The pooled accounts focus on liquidity and safekeeping of the assets. The investment strategy for both pools invests 50% or more in agency and treasury bonds and the rest in high-quality low-risk
investments. The brokered CDs are limited to $250,000 per issuer and are fully insured by FDIC or NCUSIF.
ATTACHMENT A
2.3 Yrs. 4.14%
0.7 Yrs. 4.26%
2.7 Yrs. 3.47%
US Treasuries (MBS) 2.1 Yrs. 4.13%
Cash and Investment
Balance @
06/30/25
Interest
Earnings
Unrealized
Gain/Loss
Cash in Bank $ 15,525,821 $ 7,895 $ - LAIF 2,363,481 105,200 -
SMIF 17,222,388 652,204 -
Brokered CDs 4,955,378 105,983 155,255 US Treasuries 4,949,448 43,289 (46,562) Total Unrestricted $ 45,016,515 $ 914,572 $ 108,693 115 Trust & Debt 14,071,287 1,099,798 - Total Cash & Inv. $ 59,087,802 $ 2,014,370 $ 108,693 Bank/Brokered CDs (MBS)
Total Investment Earnings
Through June 30, 2022, the Town received $914,572 in
unrestricted investment earnings with $27,384 in unrealized loss on brokered CDs and $49,448 in unrealized gain on US Treasury bills. The unrealized gain/loss represents today's market value of the Town's investments. The unrealized
gain/loss would only be realized if the Town were to liquidate those investments today. Since the Town intends to hold the investments until maturity, the unrealized gains/losses are considered accounting entries and not true gains or losses.
Additionally, the principal of $4.93 million in CD's and $4.9 million in US Treasury bills is fully secured. The brokered CD category also includes an additional 1% cash on hand with MBS of $48,762, which is included in the balance.
Investment Types Average Life
Average
Yield
San Mateo Count
y (SMIF)
State of California (LAIF)
MBS Brokered CDs
Agency Investment Pools (SMIF and LAIF)
Cash Balance
Cash and Investment Portfolio Highlights
Five‐Year Comparison
$0 M
$10 M
$20 M
$30 M
$40 M
$50 M
$60 M
$70 M
Jun '21 Jun '22 Jun '23 Jun '24 Jun '25
Town's Cash and Investment Balance
Five-Year Comparison
115 Trust & Debt
US Treasuries
Brokered CDs
SMIF
LAIF
Cash in Bank
The Town maintains a minimum of $5.00 million in the Cash in Bank account to ensure adequate working capital to meet operating and capital needs. As shown in the 5-Year
Comparison, cash in the bank was steady between $9.2 and $10.5 million from June 2021 through June 2023. The Town's cash balance increased as a result of inflation and higher sales tax revenues. With an ending cash balance of $15.53 million by June 2025, due to higher sales tax recipts and successful efforts to fund major capital projects through grants.
A so fJ u n e3 0 ,2 0 2 5 ,t h eT o w nh a d$ 1 5 . 5 3m i l l i o ni nc a s hi nt h e bank and had purchased $4.90 million in US Treasury bills in April 2025 to lock in higher interest rates. Staff continue to monitor the economic environment and cash flow, but have not moved any further funds to the Investment Pools.
Determining factors are required liquidity and capital spending in FY 2025-26, as well as sales tax forecasts.
The Town participates in the Local Agency Investment Fund (LAIF ) and San Mateo County Investment Pool Fund (SMIF) and invest s majority of its excess unrestricted funds in both agenc y investments pools.
Both pools are actively managed by State and County Treasurer's , respectively, and follow the California Government Code Sectio n 53646. The table below shows the average portfolio life an d average yield for both pools. In general, the longer the portfoli o life, the higher the yield. The portfolio life also indicates how ofte n the securities within a portfolio are changed.
As of June 30, 2025, the Town had $2.36 million in LAIF and $17.2 2 million in SMIF.
Beginning in December 2019, the Town purchased $4.96
million worth of bank/brokered CDs, which are 100%
FDIA/NCUSIF insured securities. The maturity date of the CDs r a n g e sf r o m1t o5y e a r sw i t he a c hn e w l ym a t u r e dC D sa r e replaced with CDs with 5-year maturity. The purpose of this strategy is to stabilize the Town's annual investment yield.
As of June 30, 2025, the Town's CDs have a market value o f
$4.93 million. Market value includes unrealized gains/losses.
As illustrated in the five-year comparison chart, the Town's total cash and investment has grown from $38.19 million to $59.09 million. The growth can be attributed to budget surplus and continuous effects in improving its financial management.
The different colors in the chart also indicate how the Town's investment portfolio has become more diversified.
US Treasury Bills, Notes, & Bonds -- 5 Years
US Government Sponsored Agencies* 20% 5 Years
Bankers Acceptances* 20% 180 Days
Commercial Paper* 15% 270 Days
Negotiable CDs* 20% 5 Years
Time CDs -- 5 Years
Bank/Broker CDs 30% 5 Years
Local Agency Investment Fund (LAIF) $75 million --
-- --
Money Market Funds* 20% --
Medium Term Notes* 15% 5 Years
* Additional limitations
applies. See Colma Administrative Code 4.02
Maximum
Maturity
Investment Philosophy
Cash and Investment Portfolio Summary
INVESTMENT POLICY OVERVIEW
Maximum
Investment
Comply with Government Code
Section 53646
Authorized Investment
San Mateo County Investment
Pool (SMIF)
Investment Objective
FY 2025‐26 MID‐YEAR INVESTMENT REPORT
(JULY 1, 2025 – DECEMBER 31, 2026)
Cash in
Bank
$14.31 M
24%
LAIF
$2.42 M
4%
SMCIF
$17.57 M
30%
Brokered
CDs
$5.00 M
9%
US
Treasuries
$4.96 M
8%Debt
$0.00 M
0%
PARS-OPEB
$9.69 M
16%
PARS-
Pension
$5.30 M
9%
CASH, INVESTMENT, AND RESTRICTED
FUNDS AS OF 12/31/2025
Safety: seeks to safeguard the principal of the funds under its control by maintaining an appropriate risk level.
Liquidity: sufficiently liquid to enable the Town to meet its reasonably anticipated cash flow requirements.
Yield: attain market average rate of return on its
investments throughout economic cycles, consistent with constraints imposed by its safety objectives and cash flow considerations.
Diversification: avoid incurring unreasonable and avoidable risks regarding specific security types or individual financial institutions. This shall also conform with applicable sections of the Government Code
Hold To Maturity: hold its investments to maturity in order to maximize its return on its investments and minimize its exposure to potential losses, when possible.
Benchmark: Based on a passive investment strategy and a portfolio consisting of primarily bank deposits and public agency investment pools. May use as a comparison yield
benchmark portfolios of similar average investment
maturity.
To invest public funds in a manner that will provide a
reasonable rate of investment return while minimizing
exposure to loss of capital and thereby maintaining a
consistent source of funds for the Town.
As of December 31, 2025, the Town has a balance of $59.24 million in various cash and investment accounts. Unrestricted cash and investment has an aggregate balance of $44.25
million and restricted invest ments total $14.99 million. The restricted funds consist of $9.69 million in PARS OPEB Trust to fund future retiree medical and dental costs, $5.30 million in PARS Pension trust to fund future pension costs, and $212 in Bank of New York Mellon, which would offset debt payments.
The unrestricted funds of $44.25 million include $14.31 million in Cash-in-Bank, $19.98 million in the State (LAIF) and county (SMCIF) pools, $5.00 million in brokered CDs, and $4.96 million in US Treasury bills. The pooled accounts focus on liquidity and safekeeping of the assets. The investment strategy for both pools invests 50% or more in agency and treasury bonds and the rest in high-quality low-risk
investments. The brokered CDs are limited to $250,000 per issuer and are fully insured by FDIC or NCUSIF.
ATTACHMENT B
2.5 Yrs. 3.55%
0.7 Yrs. 3.97%
2.7 Yrs 2.80%
US Treasuries (MBS) 2.1 Yrs. 4.13%
Cash and Investment
Balance @
12/31/25
Interest
Earnings
Unrealized
Gain/Loss
Cash in Bank $ 14,307,168 $ 3,414 $ - LAIF 2,415,476 51,996 - SMIF 17,565,437 343,049 -
Brokered CDs 4,998,122 84,664 45,159 US Treasuries 4,962,742 101,948 13,294 Total Unrestricted $ 44,248,944 $ 585,071 $ 58,453 115 Trust & Debt 14,990,157 700,557 - Total Cash & Inv. $ 59,239,101 $ 1,285,628 $ 58,453 Investment Types Average Life
Average
Yield
For FY 2025-26, through December 31, 2026, the Town
received $585,071 in unrestricted investment earnings with $17,775 in unrealized gain on CDs and $62,742 in unrealized gain on US Treasury bills. The unrealized gain/loss represents today's market value of the Town's investments. The
unrealized gain/loss would only be realized if the Town were to liquidate those investments today. Since the Town intends to hold the investments until maturity, the unrealized
gains/losses are considered accounting entries and not true gains or losses. Additionally, the principal of $4.93 million in CD's and $4.90 million in US Treasury bills is fully secured. The brokered CD category also includes an additional 1% cash on hand with MBS of $46,347, which is included in the balance.
San Mateo Count
y (SMIF)
State of California (LAIF)
Bank/Brokered CDs (MBS)
Total Investment Earnings
MBS Brokered CDs
Agency Investment Pools (SMIF and LAIF)
Cash Balance
Cash and Investment Portfolio Highlights
Five‐Year Comparison
$0 M
$10 M
$20 M
$30 M
$40 M
$50 M
$60 M
$70 M
Jun '22 Jun '23 Jun '24 Jun '25 Dec '26
Town's Cash and Investment Balance
Five-Year Comparison
US Treasuries
Brokered CDs
SMIF
LAIF
Cash in Bank
The Town maintains a minimum of $5.00 million in the Cash in Bank account to ensure adequate working capital to meet operating and capital needs. As shown in the 5-Year
Comparison, the green bar stayed close to $10.00 million in 2022 and 2023 and fluctuated between $14.31 and $15.80
million in 2024 and 2025. The Town's cash balance increased as a result of inflation and higher sales tax revenues, as well as larger percentages of successful grant applications and receipts. The Town purchased $4.90 million in US Treasury bills in April 2025 to lock in higher interest rates.
As of December 30, 2025, the Town has $14.31 million in cash in the bank and will evaluate in June whether to transfer excess funds to SMIF. Determining factors include capital improvement needs and economic factors impacting the
Town's sales tax revenues in FY 2026-27. Staff are assessing investment options to present to City Council moving forward.
The Town participates in the Local Agency Investment Fund (LAIF ) and San Mateo County Investment Pool Fund (SMIF) and invest s majority of its excess unrestricted funds in both agenc y investments pools.
Both pools are actively managed by State and County Treasurer's , respectively, and follow the California Government Code Sectio n 53646. The table below shows the average portfolio life an d average yield for both pools. In general, the longer the portfoli o life, the higher the yield. The portfolio life also indicates how ofte n the securities within a portfolio are changed.
As of December 31, 2025, the Town had $2.42 million in LAIF an d
$17.57 million in SMIF.
Beginning in December 2019, the Town purchased $4.96
million worth of bank/brokered CDs, which are 100%
FDIA/NCUSIF insured securities. The maturity date of the CDs r a n g e sf r o m1t o5y e a r sw i t he a c hn e w l ym a t u r e dC D sa r e replaced with CDs with 5-year maturity. The purpose of this strategy is to stabilize the Town's annual investment yield.
As of December 31, 2026, the Town's CDs have a market value of $4.95 million. Market value includes unrealized gains/losses.
As illustrated in the five-year comparison chart, the Town's total cash and investment has grown from $40.97 million to $59.19 million. The growth can be attributed to budget surplus and continuous effects in improving its financial management.
The different colors in the chart also indicate how the Town's investment portfolio has become more diversified.
TOWN OF COLMA SUMMARY OF PORTFOLIO
FISCAL YEAR 2024-25 Quarterly Investment Summary
FOR JULY 2024 THROUGH JUNE 2025
(Prepared March 18, 2026)
2024Q3 2024Q4 2025Q1 2025Q2
@ 9/30/2024 @ 12/31/2024 @ 3/31/2025 @6/30/2025
Unrestricted Cash and Investment
Cash In Bank 14,355,113.90 $ 17,571,256.05 $ 19,087,826.00 $ 15,525,820.62 $ Public Agency Investment Pools 19,178,524.89 19,368,563.04 19,554,770.53 19,748,158.60 Brokered CDs 4,899,826.84 4,914,057.47 4,913,162.29 4,955,378.03 US Treasuries -
-
-
4,949,447.90
Total Cash & Investment 38,433,465.63$ 41,853,876.56$ 43,555,758.82$ 45,178,805.15$ Restricted Investment
Bank of New York Mellon (Town Hall COP)
Money Market Funds 78,309.38$ 372.51$
213,685.76$ 1,270.41$
Total COP Fund 78,309.38$ 372.51$
213,685.76$ 1,270.41$
US. Bank (PARS)
Pension (115 Trust) 4,925,298.23$ 4,817,670.95$ 4,874,812.18$ 5,058,482.02$ OPEB (115 Trust) 8,309,840.04 8,528,765.36 8,483,550.21 9,011,534.68 Total Cash & Investment 13,235,138.27$ 13,346,436.31$ 13,358,362.39$ 14,070,016.70$ Unrestricted Cash Restricted Unrestricted Cash Restricted & Investment Investment & Investment Investment
Cash In Bank 16,635,004.14$ -$
15,525,820.62$ -$
Public Agency Investment Pools 19,462,504.27$
19,748,158.60
Brokered CDs 4,920,606.16$ 4,955,378.03
US Treasuries 1,237,361.98$ 4,949,447.90
Money Market Fund - Restricted -
73,409.52
1,270.41
US Bank (PARS) 13,502,488.42
14,070,016.70
Total Average Balance 42,255,476.54$ 73,409.52$ 45,178,805.15$ 14,071,287.11$ Average Balance Ending Balance
ATTACHMENT C
ANNUAL REPORT BALANCES FOR JULY 2024 THROUGH JUNE 2025
TOWN OF COLMA REPORT OF INVESTED FUNDS FISCAL YEAR 2024-2025
INVESTMENT PORTFOLIO SUMMARY
(Prepared March 18, 2026)
2024Q3 2024Q4 2025Q1 2025Q2 Total
@ 9/30/2024 @ 12/31/2024 @ 3/31/2025 @6/30/2025 Jul '24 - Jun '25 Local Agency Investment Fund (LAIF)
Beginning Balance 2,258,280.31$ 2,283,760.42 $ 2,310,843.40 $ 2,337,719.14 $ 2,258,280.31 $ Purchases / Deposits - - - - - Withdrawals - - - - - Dividend/Interest Posted 25,480.11 27,082.98 26,875.74 25,761.41 105,200.24 Ending Balance 2,283,760.42 $ 2,310,843.40 $ 2,337,719.14 $ 2,363,480.55 $ 2,363,480.55 $ San Mateo County Investment Fund (SMCIF)
Beginning Balance 16,732,474.03$ 16,894,764.47 $ 17,057,719.64 $ 17,217,051.39 $ 16,732,474.03 $ Purchases / Deposits - - - - - Withdrawals - - - - - Dividend/Interest Posted 162,290.44 162,955.17 159,331.75 167,626.66 652,204.02 Ending Balance 16,894,764.47$ 17,057,719.64$ 17,217,051.39$ 17,384,678.05$ 17,384,678.05$ Brokered CDs
Beginning Balance 4,794,793.70$ 4,899,826.84$ 4,914,057.47$ 4,913,162.29$ 4,794,793.70$ Purchases / Deposits - - - - - Withdrawals (29,611.31) (18,560.78) (35,892.68) (16,589.17) (100,653.94) Dividend/Interest Posted
[1] 18,227.78 30,084.35 24,925.41 32,745.81 105,983.35 Net Change in Portfolio [2] 116,416.67 2,707.06 10,072.09 26,059.10 155,254.92 Ending Balance 4,899,826.84$ 4,914,057.47$ 4,913,162.29$ 4,955,378.03$ 4,955,378.03$ US Treasuries
Beginning Balance -$ -$ -$ -$ -$ Purchases / Deposits - - - 5,000,000.00 5,000,000.00 Withdrawals - - - (47,278.44) (47,278.44) Dividend/Interest Posted
[1] - - - 43,288.75 43,288.75 Net Change in Portfolio [2] - - - (46,562.41) (46,562.41) Ending Balance -$ -$ -$ 4,949,447.90$ 4,949,447.90$ Total Investment Portfolio
Beginning Balance 23,785,548.04$ 24,078,351.73$ 24,282,620.51$ 24,467,932.82$ 23,785,548.04$ Purchases / Deposits - - - 5,000,000.00 5,000,000.00 Withdrawals (29,611.31) (18,560.78) (35,892.68) (63,867.61) (147,932.38) Interest Posted 205,998.33 220,122.50 211,132.90 269,422.63 906,676.36 Net Change in Portfolio 116,416.67 2,707.06 10,072.09 (20,503.31) 108,692.51 Ending Balance 24,078,351.73$ 24,282,620.51$ 24,467,932.82$ 29,652,984.53$ 29,652,984.53$ 115 Trust OPEB
Beginning Balance 7,595,326.07$ 8,309,840.04$ 8,528,765.36$ 8,483,550.21$ 7,595,326.07$ Purchases / Deposits 303,219.00 404,292.00 303,219.00 202,146.00 1,212,876.00 Withdrawals (10,008.76) (10,559.50) (458,019.95) (10,814.39) (489,402.60) Dividend/Interest Posted
[1] 421,303.73 (174,807.18) 109,585.80 336,652.86 692,735.21 Net Change in Portfolio [2] - - - - - Ending Balance 8,309,840.04$ 8,528,765.36$ 8,483,550.21$ 9,011,534.68$ 9,011,534.68$ 115 Trust Pension
Beginning Balance 4,677,262.54$ 4,925,298.23$ 4,817,670.95$ 4,874,812.18$ 4,677,262.54$ Purchases / Deposits - - - - - Withdrawals (6,046.24) (6,186.14) (6,153.99) (6,179.88) (24,566.25) Dividend/Interest Posted
[1] 254,081.93 (101,441.14) 63,295.22 189,849.72 405,785.73 Net Change in Portfolio [2] - - - - - Ending Balance 4,925,298.23$ 4,817,670.95$ 4,874,812.18$ 5,058,482.02$ 5,058,482.02$ 2024Q3 2024Q4 Interest
@ 9/30/2024 % of Portfolio @ 12/31/2024 % of Portfolio 2024Q3 2024Q4 Balance(s)
BANK BALANCE 14,355,114$ 37.4% 17,571,256 $ 42.0% 1,749.60 1,920.87 LAIF 2,283,760 5.9% 2,310,843 5.5% 25,480.11 27,082.9 8 SMCIF 16,894,764 44.0% 17,057,720 40.8% 162,290.44 162,955.17 Brokered CDs 4,899,827 12.7% 4,914,057 11.7% 134,644.45 32,791.41 US Treasuries - 0.0% - 0.0% - -
TOTAL 38,433,466$ 41,853,877$ 324,164.60$ 224,750.43$ Effective Annual Interest Rates
BANK BALANCE 0.049% 0.044%
LAIF 4.463% 4.688%
SMCIF 3.842% 3.821%
Brokered CDs 10.992% 2.669%
US Treasuries 0.000% 0.000%
Weighted Average 3.374% 2.148%
2025Q1 2025Q2 Interest
@ 3/31/2025 % of Portfolio @6/30/2025 % of Portfolio 2025Q1 2025Q2 Balance(s)
BANK BALANCE 19,087,826$ 49.7% 15,525,821 $ 37.1% 2,240.10 1,984.80 LAIF 2,337,719 6.1% 2,363,481 5.6% 26,875.74 25,761.41 SMCIF 17,217,051 44.8% 17,384,678 41.5% 159,331.75 167,626.66 Brokered CDs 4,913,162 12.8% 4,955,378 11.8% 34,997.50 58,804.91 US Treasuries - 0.0% 4,949,448 11.8% - (3,273.66) TOTAL 43,555,759$ 45,178,805$ 223,445.09$ 250,904.12$ Effective Annual Interest Rates
BANK BALANCE 0.047% 0.051%
LAIF 4.599% 4.360%
SMCIF 3.702% 3.857%
Brokered CDs 2.849% 4.747%
US Treasuries 0.000% -0.265%
Weighted Average 2.052% 2.221%
FISCAL YEAR 2025 ANNUAL WEIGHTED AVERAGE (YTD) 4.530%
ANNUAL REPORT INTEREST RATES FOR JULY 2024 THROUGH JUNE 2025 TOWN OF COLMA FISCAL YEAR 2025
PORTFOLIO EARNINGS
(Prepared March 18, 2026)
Investment Policy Administrative Code
April 2025 Page 4.02-1
CHAPTER FOUR: ORGANIZATION, FUNCTIONS AND GENERAL PROVISIONS SUBCHAPTER 4.02: Investment Policy
Division 1: General Principles
4.02.010 Policy Statement and Purpose
It is the policy of the Town of Colma to invest public funds in a manner which will provide safety, liquidity and yield through a diversified investment portfolio suitable for management by the Town Staff. At all times the policy shall adhere to daily cash flow requirements and conforming to all State statutes (California Government Code (California Government Code) §53600, et seq.) governing the investment of public funds.
[History: Formerly § 1.03.010; Adopted Res 2000-75, 12/13/2000; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.020 Scope
This Investment Policy applies to all invested financial assets of the Town of Colma , unless specifically exempted or covered by other investment criteria, such as in a bond or trust covenant or indenture. These funds are accounted for in the Town Annual Audited Financial Statements, and include the General Fund, Special Revenue Funds, Capital Project Funds, and Internal Service Funds.
Except for cash held in separate restricted funds, the Town will pool cash balances from all funds for investment in order to more effectively manage cash resources held by the Town. Investment income will be allocated to the Town’s Funds based upon their respective cash balances and in accordance with Generally Accepted Accounting Principles (GAAP). [History: Formerly § 1.03.020; Adopted Res 2000-75, 12/13/2000; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.030 Objectives/Performance Standards
The overall program shall be designed and managed with a degree of professionalism worthy of the public trust. The primary objectives, in order of priority, of the Town’s investment activities shall be:
A)
Safety: Safety of principal is the foremost objective of the investment program. The Town's investments shall be undertaken in a manner that seeks to safeguard the principal of the funds under its control by maintaining an appropriate risk level.
B) Liquidity: The Town's investment portfolio will remain sufficiently liquid to enable the Town to meet its reasonably anticipated cash flow requirements.
C) Yield: Yield should become a consideration only after the basic requirements of safety and liquidity have been met. The Town seeks to attain market average rate of return on its investments throughout economic cycles, consistent with constraints
ATTACHMENT D
Investment Policy Administrative Code
April 2025 Page 4.02-2
imposed by its safety objectives and cash flow considerations.
D) Diversification: The investment portfolio will be diversified to avoid incurring unreasonable and avoidable risks regarding specific security types or individual financial institutions. This shall also conform with applicable sections of the Government Code.
To attain this objective, the Town will initially diversify its investments by investing funds with suitable public agency pools which can provide a variety of securities and financial institutions meeting this requirement for diversification.
E) Hold To Maturity : The Town intends to hold its investments to maturity in order to maximize its return on its investments and minimize its exposure to potential losses resulting from temporary declines in the market values of its investments. However, if a d
ecline in the market value of a security is deemed by Staff to be permanent, the security may be sold early to minimize the loss of principal. Although there may be opportunities to resell securities, this type of regular trading is not recommended.
F)
Benchmark: Based on a passive investment strategy and a portfolio consisting of primarily bank deposits and public agency investment pools, the Treasurer may use as a comparison yield benchmark portfolios of similar average investment maturity, e.g. 90 Day United States Treasury Bill, 6 Month United States Treasury Bill, or the State Treasurer Local Agency Investment Fund (LAIF). In the event the Council authorizes investments in other securities as provided for in Section 4.02.070(A)(B), the Treasurer shall identify whether an alternative benchmark shall be presented to the City Council for approval.
[History: Formerly § 1.03.030; Adopted Res 2000-75, 12/13/2000; Res 2013-23, 7/11/13; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
Division 2: Operations
4.02.040 Delegation of Authority and Internal Controls
A) As authorized in Government Code Section 53607, the City Council delegates the authority to invest funds of the Town to the Treasurer and/or any duly appointed Deputy Treasurer. The Treasurer and any duly appointed Deputy Town Treasurer shall make all investment decisions and transactions in accordance with State law and this investment policy. The City Manager is designated as the City Treasurer, in accordance with a Resolution adopted by the City Council. The City Treasurer has designated the Chief of Police and Administrative Services Director as Deputy Town Treasurers for the purpose of carrying out investment transactions, at such times as the Treasurer is unavailable.
B) Pursuant to California Government Code Section 53607, the delegation of the Treasurer and appointed Deputy Treasurer, shall be for a one-year period or until the delegation of authority is revoked or expires. In accordance with the law, the City Council may renew the authority each year as part of an annual review of this policy.
Investment Policy Administrative Code
April 2025 Page 4.02-3
C) The Treasurer shall oversee the implementation of internal controls to regulate investment and banking activities and establish procedures for the operation of the investment program.
D) The Town recognizes that in a diversified portfolio, occasional measured losses may be inevitable and must be considered within the context of the overall portfolio's return and the cash flow requirements of the Town. Authorized individuals acting in accordance with written procedures and the investment policy and exercising due diligence shall be relieved of personal responsibility for an individual security's credit risk or market price changes, provided deviations from expectations are reported in a timely fashion and appropriate action is taken to control adverse developments.
E) The Town may choose to engage the services of one or more external investment managers to assist in the management of the Town’s investment portfolio in a manner consistent with the Town’s objectives. A separate approval action by the City Council shall be taken at a public meeting prior to the use of an external manager. Once approved said external manager may be granted discretion to purchase and sell investment securities in accordance with this investment policy. Such managers must be registered under the Investment Advisors Act of 1940, and operate in accordance with applicable laws and regulations.
F) Periodically as deemed appropriate by the City Manager and/or the City Council an independent analysis by an external auditor shall be conducted to review internal controls, account activity and compliance with policies and procedures. [
History: Formerly § 1.03.040; Adopted Res 2000-75, 12/13/2000; Amended Res 2011- 05, 3/9/2011; Res 2013-23, 7/11/13; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.050 Prudence
A) Pursuant to California Government Code Section 53600.3, all persons authorized to make investment decisions on behalf of the City are trustees and therefore fiduciaries subject to the prudent investor standard: "When investing, reinvesting, purchasing, acquiring, exchanging, selling, or managing public funds, a trustee shall act with care, skill, prudence, and diligence under the circumstances then prevailing, including, but not limited to, the general economic conditions and the anticipated needs of the agency, that a prudent person acting in a like capacity and familiarity with those matters would use in the conduct of funds of a like character and with like aims, to safeguard the principal and maintain the liquidity needs of the agency." For local agency funds invested in the county treasury, the county treasurer serves as a fiduciary and is subject to the prudent investor standard.
[
History: Formerly § 1.03.050; Adopted Res 2000-75, 12/13/2000; Res 2007-51, 9/12/07; Res 2013-23, 7/11/13; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
Investment Policy Administrative Code
April 2025 Page 4.02-4
4.02.060 Authorized and Suitable Investments
This policy restricts the Town to only invest in the security types below, which do not exceed the authorized investments found in California Government Code sections 53601 and 53651:
A) U. S. Government United States Treasury Bills, Notes, and Bonds backed by the full faith and credit of the United States Government are pledged for the payment of principal and interest. There is no limitation as to the percentage of the portfolio that may be invested in this category. The maximum maturity of these securities is five years.
B) U.S. Government Sponsored Enterprise Debt (GSEs) (known as Agencies) Obligations, participations, or other instruments of, or issued by, a federal agency or U.
S. Government sponsored enterprise. Such agencies include but are not limited to:
Federal National Mortgage Association (FNMA); Federal Home Loan Bank (FHLB); Government National Mortgage Association (GNMA); Community Development Corporation (CDC), Small Business Association (SBA), Tennessee Valley Authority (TVA) and Federal Home Loan Mortgage Corporation (FHLMC). The Town shall limit to no more than 20% of the portfolio that may be invested in this category. The maximum maturity for agency securities is five years.
C) Bankers’ Acceptances (BAs) Bankers' acceptances, otherwise known as bills of exchange or time drafts, that are drawn on and accepted by a commercial bank.
Bankers' acceptances must be secured by the irrevocable primary obligation of the accepting domestic bank. Purchasers are limited to issuers whose short -term debt is rated "A-1" or higher, or the equivalent, by a Nationally Recognized Statistical - Rating Organization (NRSRO). Bankers' acceptances cannot exceed a maturity of 180 days. A maximum of 20 percent of the portfolio may be invested in this category. The amount invested in bankers' acceptances with any one financial institution in combination with any other debt from that financial institution shall not exceed 20 percent of the portfolio.
D) Commercial Paper Unsecured promissory notes issued to finance short term credit
needs. The entity that issues the commercial paper shall meet all of the following conditions in either paragraph (1) or paragraph (2):
(1) The entity meets the following criteria: (i) Is organized and operating in the United States as a general corporation. (ii) Has total assets in excess of five hundred million dollars ($500,000,000). (iii) Has debt other than commercial paper, if any, that is rated in a rating category of "A" or its equivalent or higher by a nationally recognized statistical-rating organization.
(2) The entity meets the following criteria: (i) Is organized within the United States as a special purpose corporation, trust, or limited liability company. (ii) Has progr am
wi
de credit enhancements including, but not limited to, over collateralization, letters of credit, or surety bond. (iii) Has commercial paper that is rated "A -1" or higher, or the equivalent, by a nationally recognized statistical-rating organization.
Eligible commercial paper shall have a maximum maturity of 270 days or less and not represent more than 10 percent of the outstanding paper of an issuing corporation. A maximum of 15 percent of the portfolio may be invested in this category. The amount Investment Policy Administrative Code
April 2025 Page 4.02-5
invested in commercial paper of any one issuer in combination with any other debt from that issuer shall not exceed 10 percent of the portfolio.
E) Negotiable Certificates of Deposit (NCDs) Investments issued by a nationally or state chartered bank, a savings association or a federal association, a state or federal credit union, or by a state -licensed branch of a foreign bank. Allowable NCDs are issued by a nationally or state chartered bank or savings and loan association, or by a state licensed branch of a foreign bank. Negotiable certificates of deposit (NCDs) purchases are limited to institutions which have long -term debt rated "A" or better and/or have short -term debt rated at least "A -1" or higher, or the equivalent by a NRSRO. A maximum of 20 percent of the portfolio may be invested in this category.
The amount invested in NCDs with any one financial institution in combination with any other debt from that financial institution shall not exceed 15 percent of the portfolio. The maximum maturity of these securities is five years.
F) Certificates of Deposits.
(1) Negotiable CDs (NCDs): Investments issued by a nationally or state chartered bank, a savings association or a federal association, a state or federal credit union, or by a state-licensed branch of a foreign bank. Allowable NCDs are issued by a nationally or state chartered bank or savings and loan association, or by a state licensed branch o f a
fo
reign bank. Negotiable certificates of deposit (NCDs) purchases are limited to institutions which have long -term debt rated “A” or better and/or have short -term debt rated at least “A-1” or higher, or the equivalent by a NRSRO. A maximum of 20 percent of the portfolio may be invested in this category. The amount invested n NCDs with any one financial institution in combination with any other debt from that financial institution shall not exceed 15 percent of the portfolio. The maximum maturity of these securities is five years.
(2) Time CDs (TCDs): Funds placed with commercial banks and savings and loans.
The amount on deposit shall not exceed the shareholder’s equity in the financial institution. To be eligible for purchase, the financial institution must have received a
mi
nimum overall satisfactory rating for meeting the credit needs of California Communities in its most recent evaluation, as provided Government Code Section 53635.2. TCs are required to be collateralized as specified under Government Code Section 53630 et. seq. The Treasurer, at his discretion, may waive the collateralization requirements for any portion that is covered by federal (FDIC) insurance. The Town shall have a signed agreement with the depository per Government Code Section 53649.
There is no limitation as to the percentage of the portfolio that may be invested in this category. The maximum maturity of these securities may not exceed five (5) years. (3) Bank/Brokered CDs (BCDs): Similar to TCDs, above. BCDs are fully insured by either FDIC or NCUSIF, which is limited to $250,000 per purchase. The amount invested in NCDs with any one financial institution in combination with any other debt from that financial institution shall not exceed 30 percent of the portfolio. The maximum maturity of these securities may not exceed five (5) years.
G) Local Agency Investment Fund (LAIF) LAIF was created in the California State
Treasury by California Government Code section 16429.1. LAIF holds local government Investment Policy Administrative Code
April 2025 Page 4.02-6
funds in trust in a state investment pool in order to provide safety, liquidity and the benefits of the investment pool yield for local government entities invested in LAIF.
The Town may invest up to the maximum as permitted by LAIF.
H) San Mateo County Investment Pool (SMCIP) The San Mateo County Treasurer accepts voluntary deposits from agencies not mandated to utilize its treasury services.
The Fund may impose withdrawal and / or deposit limits, which will be considered as part of the overall Town portfolio.
I) Money Market Funds . Shares of beneficial interest issued by diversified management companies that are money market funds registered with the Securities and Exchange Commission under the Investment Company Act of 1940 (15 U.S.C.
Sec. 80a -I and following). The company shall have met either of the following criteria: (A) Attained the highest ranking or the highest letter and numerical rating provided by not less than two NRSROs. (B) Retained an investment adviser registered or exempt from registration with the Securities and Exchange Commission with not less than five years' experience managing money market mutual funds with assets under management in excess of five hundred million dollars ($500,000,000). A maximum of 20 percent of the portfolio may be invested in this category with a maximum of 10 percent exposure to any one fund. For due diligence, the Treasurer shall maintain access to a copy of the current Prospectus for any mutual fund in which the Town has funds invested.
J) Medium Term Notes (MTNs) Medium term notes as defined in Californi a
Government Code Section 53601(k) are unsecured, corporate and depository institution debt obligations. Allowable medium term notes must be issued by corporations organized and operating within the United States (U.S.) or by depository institutions licensed by the U.S. or any state and operating within the U.S. MTNs must be rated in a rating category of “A” or its equivalent or better by Moody’s or Standard and Poor’s. A maximum of 15 percent of the City's portfolio may be invested in this category and a maximum of 5 percent with any one issuer. The maximum maturity of these securities is five years.
[
History: Formerly § 1.03.110; Adopted Res 2000-75, 12/13/2000; Amended Res 2011- 05, 3/9/2011; Res 2013-23, 7/11/13; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2 018-45, 10/24/18; Res 2019-40, 7/24/19]
4.02.070 Summary of Investment Parameters and Additional Limits Investment Type Portfolio Limits Maximum
Maturity
US Treasury Bills, Notes & Bonds None 5 Years
US Government Sponsored Agencies* No more than 20% 5 Years Bankers Acceptances* No more than 20% 180 Days
Commercial Paper* No more than 15% 270 Days
Negotiable CDs* No more than 20% 5 Years
Time CDs None 5 Years
Bank/Brokered CDs No more than 30% 5 Years
LAIF Program limits max deposit to $75 N/A
Investment Policy Administrative Code
April 2025 Page 4.02-7
million
San Mateo County Investment Pool
(SMCIP)
No Max- Minimum program
deposit $250,000 N/A
Money Market Funds* No more than 20% N/A
Medium Term Notes* No more than 15% 5 Years
T
he investment types denoted with a “*” in the Table above, have further limitations under this policy as follows:
A) Prior to investing in these types require a separate authorization by a majority of the City Council prior to the purchase.
B) If authorized, the aggregate of these investment types shall not exceed 40% of the total portfolio.
[
History: Formerly § 1.03.115; Adopted Res 2011-05, 3/9/2011; Res 2014-07, 2/13/14; R
es 2016-50, 11/9/16; Res 2018-45, 10/24/18; Res 2019-40, 7/24/19, 4/23/25]
4.02.080 Authorized Investments for Bond and Other Debt Proceeds Bond and other debt proceeds shall be invested in securities permitted by the applicable financing documents. If the documents are silent as to the permitted investments, proceeds will be invested in securities permitted by this Policy. Notwithstanding the provisions of Policy, the percentage or dollar portfolio limitations listed in elsewhere in this Policy do not apply to proceeds from a debt issuance. In addition to the securities listed in Section 4.02.070 above, proceeds may be invested in structured investment products if approved by the Treasurer. [
History: Formerly § 1.03.120; Adopted Res 2000-75, 12/13/2000; Amended Res 2003-34, 6/25/2003 Res 2008-62, 11/12/2008; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.090 Unauthorized Investments
A) Any investment in a security not specifically listed as an Authorized and Suitable Investment above, but otherwise permitted by the Government Code, is prohibited without the prior approval of the City Council.
B) Se
ction 53601.6 of the Government Code specifically disallows investments in inverse floaters, range notes, or interest- on
ly strips that are derived from a pool of
mortgages.
C) No d
irect investment shall be made in repurchase agreements, although it is recognized that they may be a component of a diversified professionally managed pool that is included in the portfolio.
D) As specified in California Government Code Section 53601, the investment of funds that mature in excess of five years are not generally allowed. Placement of such investments ca n only occur if the City Council expressly authorize the investment as part
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April 2025 Page 4.02-8
of a specific program; and the transaction cannot occur until three months have lapsed from the date of authorization is granted.
[History: Formerly § 1.03.125; Adopted Res. 2003-34, 6/25/03; Amended Res. 2011-05, 3/9/2011; Res 2013-23, 7/11/13; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.100 Safekeeping and Custody
If purchases of securities are authorized as described in section 4.02.070(A)(B), then all security transactions entered into by the Town shall be conducted on a delivery versus payment (DVP) basis as evidenced by safekeeping receipts in the Town’s name. The investment securities of the Town shall be held by a third-party custodian according to established safekeeping procedures, as established by the Town Treasurer.
[History: Formerly § 1.03.130; Adopted Res 2000-75, 12/13/2000; Amended by Res 2003-34, 6/25/03; Res 2013-23, 7/11/13; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.110 Ethics and Avoidance of Conflict of Interest
A) All participants in the investment process shall act as custodians of public funds.
Investment officials shall recognize that the investment portfolio is subject to public review and evaluation. The overall program shall be designed and managed with a degree of professionalism that is worthy of public trust.
B) In a diversified portfolio it must be recognized that occasional measured losses are inevitable, and must be considered in the context of the overall portfolio's investment return, provided that adequate diversification has been implemented.
C) Elected officials and employees of the Town involved in the investment process shall refrain from personal business activity that could conflict with proper execution of the investment program, or which could impair their ability to make impartial decisions under the Political Reform Act and Government Code Section 1090 et seq. Elected officials and employees shall disclose to the City Manager any material interests in financial institutions that conduct business with the Town, and they shall further disclose any personal investment position or financial asset that could be related to the performance of the Town's investment program.
D) Elected officials and employees shall subordinate their personal investment transactions to those of the Town particularly with regard to the time of purchases and sales.
E) Any firm proposing to provide any type o f investment service to the Town shall acknowledge their familiarity with the provisions of the Political Reform Act, Government Code Section 81000 et seq. and the provisions limiting contractual conflicts of interest under Government Code Section 1090 et seq. Any firm proposing to provide any type of investment service to the City shall also acknowledge their
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April 2025 Page 4.02-9
familiarity with and agree to abide by any Federal or State law, regulation, rule or policy pertaining to or limiting campaign contributions by such firms, their employees, spouses or agents.
F) All persons, firms, broker/ dealers, financial institutions and advisors providing investment services or bond issue assistance shall disclose to the Treasurer all fee sharing, fee -splitting and commission arrangements with other entities or persons prior to the Town agreeing to buy an investment or issue bonds. [
History: Formerly § 1.03.135; Adopted Res 2013-23, 7/11/13; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.120 Authorized Financial Dealers and Institutions
If authorized to purchase se curities as described in 4.02.07 0(A)(B), the Treasurer shall direct Staff to create and maintain a list of approved security broker/dealers selected for credit worthiness who are authorized to provide investment services in the State of California as authorized by California Government Code Section 53601.5. These may include primary dealers or such dealers that qualify under Securities and Exchange Commission (SEC) Rule 15C3- 1 (uniform net capital rule) and that meet the standards used in evaluating broker/dealers and banks in the Town's Request for Information form.
No public deposit shall be made except in a qualified public depository as established under State Statute.
All financial institutions and broker/dealers who desire to become qualified bidders for investment transactions must complete the Request for Information form, provide written certification of having read and agreed to abide by the Town’s Investment Policy and depository contracts and provide the following information:
• Audited financial statements, proof of State registration and trading resolution. • Proof of National Association of Securities Dealers (NASD) certification.
The Town Treasurer, or designees, shall consider the credit worthiness of institutions. The following guidelines are recommended:
• Institution to be located in California, with total assets of at least $100 million. • Net worth of at least 3% of assets and profitable in most recent financial statement.
• Foreclosure/delinquencies at or below 2% of assets and in business for 5 years. • Meet federal regulatory capital requirements.
A competitive bid process will be used to place investment purchases based upon investment offerings provided by the Town’s list of authorized investment brokers. An
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April 2025 Page 4.02-10
annual review of the financial condition and registrations of qualified bidders may be conducted by the Town Treasurer or designee. As part of any review performed, a current audited financial statement will be obtained for those financial institutions and brokers/dealers subject to review.
The first $250,000 of any monies deposited with a bank or credit union must be guaranteed by the Federal Deposit Insurance Corporation (FDIC), the Federal Savings and Loan Insurance Corporation (FSLIC) or the National Credit Union Share Insurance Fund (NCUSIF). Banks, savings and loan associations, and credit unions must be able to collateralize any deposits over $250,000 (see Section 4.02.150). [
History: Formerly § 1.03.135; Adopted Res 2011-05, 3/9/2011; Res 2013-23, 7/11/13; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.130 Collateralization
Bank Deposits: Under provisions of the Government Code, California banks and savings and loan associations are required to secure the Town’s deposits by pledging government securities as collateral.
Certificates of Deposit (non-Negotiable): The City Treasurer, at his/her discretion may waive the collateral requirement for deposits up to the maximum dollar amount which are covered by the Federal Deposit Insurance Corporation or National Credit Union Share Insurance Fund.
Collateral pledged with a U.S. Treasury Bill or Note must be at least 110% of the face value of the investment. Collateral pledged with first mortgages must be at least 150% of the face value of the investment. The right of collateral substitution may be granted by the Town.
Collateral will always be held by an independent third party with whom the financial institution has a current custodial agreement. These parties are limited to only those trust companies and trust departments, or the Federal Home Loan Bank of San Francisco, which have been approved by the California State Superintendent of Banks. [California Government Code Section 53656(b)]
[
History: Formerly § 1.03.140; Adopted Res 2000-75, 12/13/2000; Amended Res 2011- 05, 3/9/2011; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18; Res 2019-40, 7/24/19]
4.02.140 Review and Reporting on Investments
The Treasurer shall prepare a report to the City Council not less than semi -annually which, will be made available each year within 60 days following December 31st and June 30th. The semi-annual report shall be presented at a subsequent regularly scheduled City Council Meeting. The report shall inclusive a monthly listing of investment transactions. At a minimum the report shall include the following information based on the type of investments held in the portfolio:
A) Report Contents when Portfolio is Limited to Bank and Public Agency Investment Pool Accounts:
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a. Report the beginning and ending balance by quarter;
b. Provide a separate breakdown of the quarterly balance based on the Investment Pool (LAIF, SMCIF, etc).
c. Provide net Deposits and Withdrawals for the period
d. Identify total interest for the quarter.
e. Provide the interest rates earned including a cumulative weighted average.
B) Additional Report Contents When Portfolio Includes Securities Authorized Under Section
4.02.070 of this Policy:
a. Type of Investment
b. Issuer
c. Purchase Date
d.
Date of Maturity (Call Date if Applicable)
e. Par and dollar amount invested
f. Effective interest rate
g. Current Market Value as of the date of the report
h. A list of investment transactions.
i. A statement of compliance with the investment policy j. Portfolio earnings rate.
The report shall state compliance of the portfolio with the Town’s investment policy, or the manner in which the portfolio is not in compliance.
The report shall include a statement denoting the ability of the Town to meet its
expenditure requirements for the next six months, or provide an explanation as to why sufficient money shall, or may, not be available.
[History: Formerly § 1.03.150; Adopted Res 2000-75, 12/13/2000; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
4.02.150 Policy History and Annual Review
This policy and procedure amends and restates Section 4.02 of the Administrative Code previously adopted February 2014. This revised policy was adopted on November 9, 2016 (Resolution 2016 -50) and on October 24, 2018 (Resolution 2018 -45) by formal action of the City Council at its regular meeting. This policy is reviewed annually. [History: Formerly § 1.03.160; Adopted Res 2000-75, 12/13/2000; Res 2014-07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18; Res 2019-40, 7/24/19]
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Division 3: Miscellaneous
4.02.160 Investment Policy Glossary
AGENCIES: Federal agency securities and/or Government-sponsored enterprises.
ASKED: The price at which securities are offered.
BANKERS’ ACCEPTANCE (BA): A draft or bill or exchange accepted by a bank or trust company. The accepting institution guarantees payment of the bill, as well as the issuer.
BASIS POINT: One basis point is one hundredth of one percent (.01%) BENCHMARK: A comparative base for measuring the performance or risk tolerance of the investment portfolio. A benchmark should represent a close correlation to the level of risk and the average duration of the portfolio’s investments.
BID: The price offered by a buyer of securities. (When you are selling securities, you ask for a bid.) See Offer.
BOOK ENTRY: The system maintained by the Federal Reserve, by which most money market securities are delivered to an investor’s custodial bank. The Federal Reserve maintains a computerized record of the ownership of these securities and records any changes in ownership corresponding to payments made over the Federal Reserve wire (delivery versus payment).
BOOK VALUE: The value at which a debt security is shown on the holder’s balance sheet.
Book value is acquisition cost less amortization of any premium or discount.
BROKER: A br oker assists in the buying and selling of investments together for a commission.
CALLABLE BOND: A bond issue in which all or a part of its outstanding principal amount may be redeemed before maturity by the issuer under specified conditions CALL PRICE: The price at which an issuer may redeem a bond before maturity CERTIFICATE OF DEPOSIT (CD): A time deposit with a specific maturity evidenced by a Certificate. Large-denomination CDs are typically negotiable.
COLLATERAL: Securities, evidence of deposit or other property, which a borrower pledges to secure repayment of a loan. Also refers to securities pledged by a bank to secure deposits of public monies.
COMMERCIAL PAPER: Unsecured promissory notes issued to finance short term credit needs.
COMPREHENSIVE ANNUAL FINANCIAL REPORT (CAFR): The official annual report for the Town. It also includes supporting schedules necessary to demonstrate compliance with
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finance-related legal and contractual provisions, extensive introductory material, and a detailed Statistical Section.
COUPON: (a) The annual rate of interest that a bond’s issuer promises to pay the bondholder on the bond’s face value and (b) A certificate attached to a bond evidencing interest due on a payment date.
DEALER: A dealer, as opposed to a broker, acts as a principal in all transactions, buying and selling for his own account.
DEBENTURE: A bond secured only by the general credit of the issuer.
DELIVERY VERSUS PAYMENT: There are two methods of delivery of securities: delivery versus payment and delivery versus receipt. Delivery versus payment is delivery of securities with an exchange of money for the securities. Delivery versus receipt is delivery of securities with an exchange of a signed receipt for the securities.
DERIVATIVES: (1) Financial instruments whose return profile is linked to, or derived from, the movement of one or more underlying index or security, and may include a leveraging factor, or (2) financial contracts based upon notional amounts whose value is derived from an underlying index or security (interest rates, foreign exchange rates, equities or commodities).
DISCOUNT: The difference between the cost price of a security and its maturity when quoted at lower than face value. A security selling below original offering price shortly after sale also is considered to be at a discount.
DISCOUNT S ECURITIES: Non-interest bearing money market instruments that are issued at a discount and redeemed at maturity for full face value, e.g., U.S. Treasury Bills.
DIVERSIFICATION: Dividing investment funds among a variety of securities offering independent returns.
FEDERAL CREDIT AGENCIES: Agencies of the Federal government set up to supply credit to various classes of institutions and individuals, e.g., banks, small business firms, students, farmers, farm cooperatives, and exporters.
FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC): A federal agency that insures bank deposits, up to $250,000 per deposit.
FEDERAL FUNDS RATE: The rate of interest at which Fed funds are traded. This rate is currently pegged by the Federal Reserve through open-market operations.
FEDERAL HOME LOAN BANKS (FHLB): Government sponsored wholesale banks (currently 12 regional banks), which lend funds and provide correspondent banking services to member commercial banks, thrift institutions, credit unions and insurance companies. The mission of the FHLBs is to liquefy the housing related assets of its members who must purchase stock in their district Bank.
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FEDERAL HOME LOAN MORTGAGE CORPORATION (FHLMC or Freddie Mac) :
United States government sponsored corporation.
FEDERAL NATIONAL MORTGAGE ASSOCIATION (FNMA): FNMA, like GNMA was chartered under the Federal National Mortgage Association Act in 1938. FNMA is a federal corporation working under the auspices of the Department of Housing and Urban Development (HUD). It is the largest single provider of residential mortgage funds in the United States. Fannie Mae, as the corporation is called, is a private stockholder -owned corporation. The corporation’s purchases include a variety of adjustable mortgages and second loans, in addition to fixed -rate mortgages. FNMA’s securities are also highly liquid and are widely accepted. FNMA assumes and guarantees that all security holders will receive timely payment of principal and interest.
FEDERAL OPEN MARKET COMMITTEE (FOMC): Consists of seven members of the Federal Reserve Board and five of the twelve Federal Reserve Bank Presidents. The President of the New York Federal Reserve Bank is a permanent member, while the other Presidents serve on a rotating basis. The Committee periodically meets to set Federal Reserve guidelines regarding purchases and sales of Government Securities in the open market as a means of influencing the volume of bank credit and money.
FEDERAL RESERVE SYSTEM: The central bank of the United States created by Congress and consisting of a seven member Board of Governors in Washington, D.C., 12 regional banks and about 5,700 commercial banks that are members of the system.
GOVERNMENT NATIONAL MORTGAGE ASSOCIATION (GNMA or Ginnie Mae) :
Securities influencing the volume of bank credit guaranteed by GNMA and issued by mortgage bankers, commercial banks, savings and loan associations, and other institutions. Security holder is protected by full faith and credit of the U.S. Government. Ginnie Mae securities are backed by the FHA, VA or FMHA mortgages. The term “pass - throughs” is often used to describe Ginnie Maes.
LIQUIDITY: A liquid asset is one that can be converted easily and rapidly into cash without a substantial loss of value. In the money market, a security is said to be liquid if the spread between bid and asked prices is narrow and reasonable size can be done at those quotes.
LOCAL AGENCY INVESTMENT POOL (LAIF): The aggregate of all funds from political subdivisions that are placed in the custody of the State Treasurer for investment and reinvestment.
MARKET VALUE: The price at which a security is trading and could presumably be purchased or sold on a specific date.
MASTER REPURCHASE AGREEMENT: A written contract covering all future transactions between the parties to repurchase —reverse repurchase agreements that establishes each party’s rights in the transactions. A master agreement will often specify, among other things, the right of the buyer -lender to liquidate the underlying securities in the event of default by the seller borrower.
MATURITY: The date upon which the principal or stated value of an investment becomes Investment Policy Administrative Code
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due and payable.
MONEY MARKET: The market in which short-term debt instruments (bills, commercial paper, bankers’ acceptances, etc.) are issued and traded. Rule 2a -7 of the Investment Company Act applies to Money Market Funds, which mandates these funds to maintain certain standards, including a 13 month maturity limit and a 90 day average maturity on investments, to help maintain a constant net asset value of $1.00.
NATIONAL ASSOCIATION OF SECURITIES DEALERS (NASD) : A self -regulatory organization (SRO) of brokers and dealers in the over the counter securities business. Its regulatory mandate includes authority over firms that distribute mutual fund shares as well as other securities.
NATIONALLY RECOGNIZED STATISTICAL RATING ORGANIZATIONS (NSROs):
Credit rating agencies whose ratings are permitted to be used for regulatory purposes such as those imposed by the Securities and Exchange Commission.
NEGOTIABLE CERTIFICATE OF DEPOSIT (NCD): A large denomination certificate of deposit which can be sold in the open market prior to maturity.
OFFER: The price asked by a seller of securities. (When you are buying securities, you ask for an offer.) See Asked and Bid.
OPEN MARKET OPERATIONS: Purchases and sales of government and certain other securities in the open market by the New York Federal Reserve Bank as directed by the FOMC in order to influence the volume of money and credit in the economy. Purchases inject reserves into the bank system and stimulate growth of money and credit; sales have the opposite effect. Open market operations are the Federal Reserve’s most important and most flexible monetary policy tool.
PORTFOLIO: Collection of securities held by an investor.
PREMIUM: The amount by which the price paid for a security exceeds the security’s par value.
PRIMARY DEALER: A group of government securities dealers who submit daily reports of market activity and positions and monthly financial statements to the Federal Reserve Bank of New York and are subject to its informal oversight. Primary dealers include the Securities and Exchange Commission (SEC), registered securities broker -dealers, banks, and a few unregulated firms.
PRINCIPAL: The face value or par value of a debt instrument, or the amount of capital invested in a given security.
QUALIFIED PUBLIC DEPOSITORIES : A financial institution which does not claim exemption from the payment of any sales or compensating use or ad valorem taxes under the laws of this state, which has segregated for the benefit of the commission eligible collateral having a value of not less than its maximum liability and which has been approved by the Public Deposit Protection Commission to hold public deposits.
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RATE OF RETURN : The yield obtainable on a security based on its purchase price or its current market price. This may be the amortized yield to maturity, on a bond it is the current income return.
REPURCHASE AGREEMENT (RP OR REPO): A holder of securities sells these securities to an investor with an agreement to repurchase them at a fixed price on a fixed date. The security “buyer” in effect lends the “seller” money for the period of the agreement, and the terms of the agreement are structured to compensate him for this. Dealers use RP extensively to finance their positions. Exception: When the Federal Reserve is said to be doing RP, it is lending money that is increasing bank reserves.
SAFEKEEPING: A service to customers rendered by banks for a fee whereby securities and valuables of all types and descriptions are held in the bank’s vaults for protection.
SECONDARY MARKET : A market made for the purchase and sale of outstanding issues following the initial distribution.
SECURITIES & EXCHANGE COMMISSION : Agency created by Congress to protect investors in securities transactions by administering securities legislation.
SETTLEMENT DATE: The date on which a trade is cleared by delivery of securities against funds.
STRUCTURED NOTES: Notes issued by Government Sponsored Enterprises (FHLB, FNMA, FHLB, etc.) and Corporations, which have imbedded options (e.g., call features, step -up coupons, floating rate coupons, derivative -based returns) into their debt structure. Their market performance is impacted by the fluctuation of interest rates, the volatility of the imbedded options and shifts in the shape of the yield curve.
TREASURY BILLS: A non -interest bearing discount security issued by the U.S. Treasury to finance the national debt. Most bills are issued to mature in three months, six months, or one year.
TREASURY BONDS : Long -term coupon -bearing U.S. Treasury securities issued as direct obligations of the U.S. Government and having initial maturities of more than 10 years.
TREASURY NOTES: Medium-term coupon-bearing U.S. Treasury securities issued as direct obligations of the U.S. Government and having initial maturities from two to 10 years.
UNIFORM NET CAPITAL RULE : Securities and Exchange Commission requirement that member firms as well as nonmember broker-dealers in securities maintain a maximum ratio of indebtedness to liquid capital of 15 to 1; also called net capital rule and net capital ratio.
Indebtedness covers all money owed to a firm, including margin loans and commitments to purchase securities, one reason new public issues are spread among members of underwriting syndicates. Liquid capital includes cash and assets easily converted into cash.
WEIGHTED AVERAGE MATURITY (WAM) : The average maturity of all the securities that comprise a portfolio that is typically expressed in days or years
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YIELD (Yield to Maturity or Yield to Call) : The rate of annual income return on an investment, expressed as a percentage. (a) income yield is obtained by dividing the current dollar income by the current market price for the security. (b) net yield or yield to maturity or call is the current income yield minus any premium above par or plus any discount from par in purchase price, with the adjustment spread over the period from the date of purchase to the date of maturity or call of the bond.
YIELD CURVE : The yield on bonds, notes or bills of the same type and credit risk at a specific date for maturities up to thirty years.
ZERO COUPON SECURITY : A security that is issued at a discount and makes no periodic interest payments. The rate of return consists of a gradual accretion of the principal of the security and is payable at par upon maturity.
[
History: Formerly § 1.03.170; Adopted Res 2000-75, 12/13/2000; Amended Res 2003- 34, 6/25/2003; Res 2011-05, 3/9/2011; Res 2013- 23, 7/11/13; Res 2014 -07, 2/13/14; Res 2016-50, 11/9/16; Res 2018-45, 10/24/18]
[Reference: Gov’t Code § 53601]