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
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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.