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Administrative CodePage 5.02.1

General Plan - Land Use ElementJune 1999

LAND USEELEMENT

TABLE OF CONTENTS

5.02.000 INTRODUCTION ........................................................................................................5.02.35.02.010 Purpose ...................................................................................................................... 5.02.35.02.020 Relation to Other General Plan Elements ................................................................... 5.02.35.02.030 Land Area and Land Use ............................................................................................5.02.3

5.02.100 LAND USES .............................................................................................................. .5.02.45.02.110 Land Use Compatibility ...............................................................................................5.02.45.02.111 Concept of Compatibility .............................................................................................5.02.45.02.112 Use of Buffer ...............................................................................................................5.02.45.02.113 Circulation and Access ...............................................................................................5.02.45.02.114 Importance of Cemeteries ..........................................................................................5.02.45.02.115 Land Use Compatibility Chart ..................................................................................... 5.02.9

5.02.120 Residential Land Use ..................................................................................................5.02.95.02.121 Planning Context ........................................................................................................5.02.95.02.122 Residential Density .....................................................................................................5.02.95.02.123 Sterling Park Sub-Area ...............................................................................................5.02.105.02.124 Scattered Sites ...........................................................................................................5.02.11

5.02.130 Commercial Land Use ................................................................................................5.02.115.02.131 Planning Context ........................................................................................................5.02.115.02.132 Core Commercial Area ...............................................................................................5.02.115.02.133 Service Commercial Areas .........................................................................................5.02.125.02.134 Mixed Commercial/Residential Areas ......................................................................... 5.02.125.02.135 Outlying Commercial Areas ........................................................................................ 5.02.135.02.136 Commerical Land Use Development Guidelines .........................................................5.02.13

5.02.140 Cemetery, Agriculture and Open Space Land Uses ...................................................5.02.135.02.141 Planning Context ........................................................................................................5.02.13



5.02.142 Cemeterty, Agriculture and Open Space Land UseDevelopment Guidelines ............................................................................................. 5.02.14

5.02.150 Executive/Administrative Land Use ............................................................................ 5.02.145.02.151 Planning Context ........................................................................................................ 5.02.145.02.152 Executive/Administrative Land Use Development Guidelines ..................................... 5.02.15

5.02.160 Public and Quasi-Public Utilities, Facilities, and Services ........................................... 5.02.155.02.161 Planning Context ........................................................................................................ 5.02.155.02.162 Public and Quasi-Public Facilities ............................................................................... 5.02.165.02.163 Public and Quasi-Public Services ............................................................................... 5.02.185.02.164 Public Utilities ............................................................................................................. 5.02.19

5.02.170 Land Use for Circulation ............................................................................................. 5.02.255.02.171 Access to In-Holding Lots ........................................................................................... 5.02.26

5.02.180 Planned Development Land Use ................................................................................ 5.02.26

5.02.190 Vacant and Redevelopable Sites ................................................................................ 5.02.26

5.02.200 Gateway Sites ............................................................................................................ 5.02.26

5.02.210 Collins Avenue Corridor Development Guidelines ...................................................... 5.02.265.02.211 Development Guidelines ............................................................................................. 5.02.29

5.02.300 LAND USE POLICIES................................................................................................ 5.02.3 25.02.310 Landscaping, Design and Compatibility ...................................................................... 5.02.325.02.320 Residential .................................................................................................................. 5.02.345.02.330 Commercial ................................................................................................................ 5.02.345.02.340 Executive/Administrative ............................................................................................. 5.02.355.02.350 Circulation and Transit ................................................................................................ 5.02.365.02.360 Utilities ........................................................................................................................ 5.02.365.02.370 Public Services and Facilities ..................................................................................... 5.02.37

5.02.400 LAND USE ELEMENT IMPLEMENTATION PROGRAMS ........................................ 5.02.385.02.410 California Environmental Quality Act (CEQA) Environmental

Review Procedures .................................................................................................... 5.02.385.02.420 Zoning Ordinance ....................................................................................................... 5.02.385.02.430 Tree Removal Ordinance ............................................................................................ 5.02.385.02.440 Subdivision Ordinance ................................................................................................ 5.02.395.02.450 Grading Ordinance ..................................................................................................... 5.02.39

TABLESLU-1 Percentage of Total Land Area in Each Land Use Category ....................................... 5.02.3

EXHIBITSLU-1 Planning Areas ........................................................................................................... 5.02.5LU-2 Land Use Map ............................................................................................................ 5.02.7LU-3 Sewer ......................................................................................................................... 5.02.21LU-4 Water .......................................................................................................................... 5.02.23LU-5 Inventory of Vacant and Redevelopable Sites ............................................................ 5.02.27LU-6 Urban Street Standard, Collins Avenue ...................................................................... 5.02.29LU-7 Collins Avenue, Plan View .......................................................................................... 5.02.30



LAND USE ELEMENT

5.02.000 INTRODUCTION

5.02.010 PURPOSE

The Land Use Element is intended to describethe general distribution and intensity of presentand planned future use of all land areas withinthe Town’s jurisdiction.

5.02.020 RELATION TO OTHER GENERALPLAN ELEMENTS

The Land Use Element is influenced by each ofthe other Plan elements. While each land usetype has certain basic land area requirementsand service needs, the distribution of uses issignificantly influenced by circulation and ac-cess, topographic features, noise factors, andthe desire of cemetery owners and residents foropen space and attractive surroundings.

5.02.030 LAND AREA AND LAND USE

Approximately 1.98 square miles are containedwithin Colma’s town boundaries. Of this landarea approximately 76% is presently committedto cemetery and agricultural land uses. Thisdominant land use type gives Colma itsgreenbelt theme. The town is primarily viewedby its residents as a community of cemeteriesalthough the Town has a significant commercialcore that primarily serves a regional market.The table below indicates the share of total landresources currently designated in each majorland use category. The Land Use Map (ExhibitLU-2) illustrates the locations of these uses.

TABLE LU-1: PERCENTAGE OF TOTALLAND AREA IN EACH LAND USECATEGORY

Residential 1.82%Commercial 13.68%Public 0.36%Cemetery/Agriculture 76.12%Executive/Administrative 1.22%Circulation 6.79%Total 100%

Colma is well known for its expansive cemeteries and regional commercial centers.



5.02.100 LAND USES

5.02.110 LAND USE COMPATIBILITY

5.02.111 Concept of CompatibilityThere are inherent differences among land usetypes which help determine the mostappropriate location for each type. Thelocational designations set forth in the Land UseElement are meant to provide for compatibilitybetween adjacent uses and the features of thesetting such as land slope, geologic condition,and noise level.

5.02.112 Use of BufferWhen it is necessary or desirable to placediverse land use types near each other, suchas residential uses adjacent to manufacturinguses, or commercial uses adjacent to acemetery, the use of a buffer to provideseparation is recommended. This usuallyconsists of fencing and planting, but may includebuilding orientation to minimize conflicts thatcould result from such factors as noise, lighting,trespass, building aesthetics, traffic and parking.

5.02.113 Circulation and AccessAs a general rule, care should be taken so thatnon-residential traffic is not routed through localresidential streets. Sufficient off-street parkingshould be provided for all new land uses tominimize congestion so that on-street spaces,where they are provided, are available forvisitors. Where commercial uses may be placedin close proximity to residential or cemeteryuses, even with the use of a buffer, care shouldbe taken to orient the access and service areasof those commercial uses to avoid noise andvisual intrusion.

5.02.114 Importance of CemeteriesThe most extensive existing and establishedland uses in Colma are memorial parks andassociated uses including monument shops andflorists. The aesthetic component of thecommunity’s character is largely a by-productof these land uses.

Large properties throughout the Town are richin highly aesthetic amenities. Well-groomedlawns, rolling hills, manicured landscaping and

Cemeteries are the most extensive and established land uses in Colma.

Administrative Code.02.5




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natural vegetation, quiet scenic areas formeditation, and tranquil paths for strolling arecommon and essential features of Colma’smemorial park uses.

Some high intensity land uses could presentconflicts with this established land use. Visualeffects of future development and noise impactsupon the Town’s memorial parks are two factorswhich will receive attention in consideration ofany future proposed development applications.Despite this constraint to properties adjacent toor within memorial park land, there are areas inthe Town which are sufficiently removed orbuffered from the memorial parks to allow forthe development of a variety of higher intensityland uses.

5.02.115 Land Use Compatibility ChartA land use compatibility chart can be found inthe Noise Element to illustrate the types of useswhich are most compatible with each of thenoise zones. The Noise Element also containsa discussion on noise buffers.

5.02.120 RESIDENTIAL LAND USE

5.02.121 Planning ContextOnly 1.82% of the area within the Townboundary is currently committed to residentialland use. This is primarily concentrated in theSterling Park Planning Area at present.

Single family homes and a small number ofduplex, three and four unit structures comprisethe predominant form of residential

development. The prevailing standards for lotsize and housing unit size are 3,300 square feetand 1,200-1,500 square feet, respectively.Residential structures have a median age ofabout 50 years. The 1980 Census reported thecondition of 70% of Colma’s housing units tobe good while 27% needed rehabilitation.Housing condition was not reported in the 1990Census; however, a 1998 windshield surveyfound significantly fewer units needingrehabilitation. This may be due to privaterehabilitation efforts inspired by a Town-sponsored beautification effort in the area. Seethe Housing Element for more detail on housing.

Colma’s plan allows for a mix of residential typesand unit sizes to occur. Land designated forresidential purposes can be used for singlefamily homes and small day care facilities asallowed uses. Home occupations and largechild care facilities may be allowed in residentialdistricts subject to a Use Permit. Residentialfacilities, including multiple dwellings, may beallowed in areas designated for commercial useupon approval of a Use Permit.

In order to assimilate additional population inan orderly fashion and so as not to exceed atotal population of approximately 1500 by theyear 2005, Colma regulates the rate at whichnew residential development occurs. A growthmanagement policy restricts to 50 the maximumannual number of new units which becomeavailable for rent or purchase.

Areas suitable for residential use includeSterling Park, Mission Street near the ColmaBART station, Mission Road near the futureSouth San Francisco BART station and severalscattered sites. These areas are identified onthe Figure H-1 found in the Housing Element.

5.02.122 Residential DensityIntended residential density is expressed interms of units per net acre. The number ofresidential units that can be accommodated ona development parcel can be calculated bydividing the acreage of the parcel by the numberof units allowed per acre for a specific locationin the Town. For unsubdivided parcels largerthan five acres, the gross acreage must bereduced by 23% to account for circulation before

The Sterling Park neighborhood is Colma’sprincipal residential area.



the theoretical number of residential units iscalculated. If the number of units calculatedresults in a fraction, the answer is rounded downto the next full number.

5.02.123 Sterling Park Sub-Area (IntendedDensity: 13-30 units per net acre)

Sterling Park is the residential area boundedby Hillside Boulevard on the east, MissionStreet on the west, and B Street and F Streeton the north and south, respectively. It is largelythe result of annexation of unincorporatedCounty land to the Town of Colma. Thisneighborhood contains the majority of theTown’s population and housing structures.Approximately 280 housing units are located inthis area and it contains approximately 98% ofColma’s population. Homes here consist ofmodest sized tract homes east of Clark Avenue,and both older single family and multiple unitsto the west. A number of the buildings west ofClark Avenue were relocated to the area duringthe construction of Highway 280 in the 1960’s.The low end of the density range (13 units pernet acre) corresponds to the density that isrealized by constructing single family detachedresidential units on a minimum 33 1/3 x 100 footlot for all infill development in the residentialarea. The upper end of the intended densityrange corresponds only to the commercialfrontage on Mission Street and acknowledgesthe potential for development of higher density

residential units on upper floors in conjunctionwith retail frontage at the street level.

There are some properties in the residential areathat are used for open storage, flower shedsand older warehouses. If these uses aredestroyed or eliminated they may only bereplaced with conforming residential uses.Development proposals will be rejected wherebuilding height, mass or residential density areincompatible with surrounding, developed sites.If existing duplex or multiple units are destroyedthey may be replaced with an equal number ofunits only if current off-street parking, buildingheight and setback standards are met.

Development of single family detached homesfor infill to Sterling Park will help strengthen theresidential area by encouraging homeownership and minimizing traffic. New housingshould be compatible with the architectural styleof existing buildings. The design must includepitched, rather then flat, rooflines, one and twostory average height and building surfaces wellarticulated with windows, doors, balconies,bays, exposed beams, overhangs and similarfeatures. A single story front facade should befeatured. Buildings should be set back from thestreet to allow for attractive landscaping. Frontyard areas, other than driveways, should notbe used for parking nor for storage. Provisionshould be made to conceal trash receptacles,

Examples of new housing suitable for Sterling Park infill. Requirements for this area include pitched rooflines, one andtwo-story average height, and building surfaces well articulated with windows, doors, balconies, bays, exposed beams,and overhangs. These examples also have recessed garages, which help improve the appearance of the street.



mechanical and electrical equipment. Garagesshould be used for vehicle storage and notconverted to living space.

Some commercial land uses exist at theneighborhood boundary along Mission Street.The boundary between land designated forresidential use and that designated forcommercial use in Sterling Park is intended tofollow lot lines at the top of the steep bankparalleling the east side of Mission Street. Inthis way, the commercial uses, primarily withfrontage on Mission Street, are at the lowerelevations and the residential uses, with accessfrom minor streets, are at the upper elevations.

With the opening of the Colma BART Stationjust west of the Sterling Park area in February1996, the major investment and convenienceof the transit system is expected to cause thevalue of surrounding land to increase. Pressurewill be brought to develop vacant andunderutilized sites more intensively. Residentialdemand will increase as will the demand forpedestrian-oriented retail uses. The MissionStreet frontage in the Sterling Park PlanningArea should change, over time, from a fewcommercial enterprises to a more intensive mixof street level retail uses with at least one levelof off-street parking above or below grade.Street level commercial use is addressed inSection 5.02.134. Typically, two floors ofresidential units may be accommodated abovethe street level. Where possible, access toparking should be developed from side streetsso the number of curb cuts on Mission Streetcan be minimized. Residential densities up to30 units per net acre may be considered whereground level retail frontage is included alongMission Street. New buildings should be setback at least ten feet from the street curb withthe setback area paved as sidewalk butarticulated with planters, street trees andbenches. Overall building height should belimited so that no more than two stories are seenfrom the prevailing elevation of the residentialportion of Sterling Park. Pitched rooflines andarticulated wall surfaces should be used toinsure compatibility with the remainder of theSterling Park Planning Area.

5.02.124 Scattered Sites (IntendedDensity: up to 22 units per net acre)

Various scattered sites that are not inventoriedhere may be suitable for residentialdevelopment. Proposals for residential uses onscattered sites will be considered but may berejected if the residential use would conflict withexisting or planned land use for the specificarea.

5.02.130 COMMERCIAL LAND USE

5.02.131 Planning ContextApproximately 13.68% of the land area withinthe Town limits is committed to commercial landuse. Although the Zoning Ordinance identifiesonly one commercial zone, the General Planlocates specific commercial sub-areas andcontains policies and guidelines aimed atdirecting specific types of commercial uses tospecific sites. Four commercial sub-areas arerecognized in the Plan: a Core CommercialArea, two Service Commercial Areas and twoareas identified for mixed Commercial/Residential uses. There are also somescattered, outlying commercial sites that are notincluded in these recognized planning areas.Specific policies are included to govern the typesof uses at various identified sites. Where noted,coverage refers to the percentage of the sitearea that may be covered by buildings orstructures, and, FAR refers to floor area ratiowhich is the ratio of building floor area to sitearea.

5.02.132 Core Commercial Area (Coverage:50%; FAR: 1.5)Colma’s core commercial area is associatedwith the Central Colma Planning Area. It isintended to house the Town’s most extensiveuse of commercial land including two regionalshopping centers, an extensive new car AutoSales District, and several large individual retailfacilities. The Commercial Core Area is centeredon Serramonte Boulevard between El CaminoReal and Junipero Serra Boulevard, extendssouth to Collins Avenue and north to ColmaBoulevard. The City Council should encouragetenants that strengthen the retail orientation ofthe Serra Center and 280 Metro Mall. Emphasisshould also be given to encouraging theexpansion of the Auto Sales District onto vacantand redevelopable properties located at the



westerly end of Collins Avenue. Commercialuses should not be expanded easterly from the280 Metro Center along Colma Boulevard inorder to protect the cemetery frontages onColma Boulevard and the continuity of cemeteryuses along El Camino Real north and south ofColma Bouelvard. Service facilities related tothe major automobile dealerships onSerramonte Boulevard may be included on thesame site with the principal retail use or inseparate facilities located on Collins Avenue orin one of the two identified Service CommercialAreas. It is intended that new development inthe Core Commercial Area will includeconvenient off-street parking and high qualitylandscaping that results in an attractive streetfrontage. Signs should be integrated withbuilding architecture; however, it is recognizedthat freestanding signs may be necessary in theCore Area.

5.02.133 Service Commercial Areas(Coverage: 50%; FAR: 1.0)Service commercial uses include auto servicing,light manufacturing, warehousing, contractors’supplies and other non-retail uses. Three areassuitable for the concentration of servicecommercial uses include Serramonte Boulevardeast of El Camino Real, the central portion ofCollins Avenue, and the northerly portion of theMission Road District. Service commercial usesshould be contained within a building. No open,uncovered storage of materials, supplies orrefuse should be permitted and all repair andmanufacturing work must be done inside of abuilding qualified to meet building and fire codestandards for such use. Auto repair andservicing facilities, in particular, should not beapproved unless there is sufficient off-streetparking for each employee, vehicles waiting forservice or repair, repaired or serviced vehicleswaiting for pickup and vehicles stored untilneeded parts arrive. It is intended that newdevelopment in the Service Commercial Areaswill include convenient off-street parking andlandscaping that results in an attractive streetfrontage. Signs should be integrated withbuilding architecture; pole signs should bediscouraged.

In the Mission Road District, some commercialparcels have frontage on both Mission Road andEl Camino Real. Access to and from the

segment of El Camino Real bordering theMission Road District is potentially hazardousbecause of poor visibility due to the curvatureof the road, relatively high traffic speeds, and asteep embankment. Access to parcels withfrontage on both El Camino Real and MissionRoad should be restricted to Mission Road.

Special guidelines and design standards fordevelopment along the Collins Avenue corridorhave been adopted and are covered under aseparate heading. Uses along Collins Avenuehave included auto servicing, l ightmanufacturing, and contractor’s supplies -- usesthat are primarily contained in a building and donot, regularly, draw a large clientele to the site.Buildings with these service uses may not covermore than 50% of the site and total floor areamay not exceed 1.0 times the lot area. Asproperties along Collins Avenue areredeveloped, however, new uses that supportthe Auto Row function of the Core CommercialArea should be encouraged. Where a new useis consistent with those of the Core CommercialArea, an FAR of 1.5 would apply.

5.02.134 Mixed Commercial/ResidentialAreas (Coverage: 75%; FAR: 3.0; IntendedDensity: 30 units per net acre)Mixed commercial and residential uses will beencouraged in the southerly portion of theMission Road District and in the commercialfrontage along Mission Street in the SterlingPark Planning Area pursuant to PlannedDevelopment Zoning. Both of these locationsare within convenient walking distance ofexisting or planned BART stations and bus lines,helping to minimize reliance on automobile use.With the development of the new BART stationsnear D and Mission Streets, west of Colma, andadjacent to the Hickey Boulevard extension,south of Colma, it is expected that surroundingland values will increase and pressure will bebrought to develop vacant and underutilizedsites more intensively. It is intended that mixedcommercial/residential uses will consist ofpedestrian-oriented retail facilities on the groundfloor with two or more levels of residential oroffice uses above. It is the most intensive useof commercial land in Colma.

New buildings should be set back at least tenfeet from the street curb with the setback area



paved as sidewalk but articulated with planters,street trees and benches. Pitched roofs shouldbe used and the front facades should be wellarticulated with windows, doors, balconies,bays, exposed beams, overhangs and similarfeatures. Appropriate ground floor uses arelisted below:

Baker Hardware StoreBarber Shop Health ClubBeauty Salon Home FurnishingsBook Store Office SuppliesButcher Shop Pet StoreCamera Store PharmacyClothing Store RestaurantCoffee Shop Shoe Sales/RepairDelicatessen Specialty FoodsDry Cleaner Sporting GoodsFlorist Toy StoreGift Store Video Rental

5.02.135 Outlying Commercial Areas(Coverage: 50%; FAR: 1.0)Outlying commercial uses are scattered acrossthe Town. Specific policies should be used toensure that the types of uses allowed on these

sites will be compatible with nearby, establishedland uses. Sites that are close to cemeteriesor residences, for instance, should be restrictedto uses that do not generate traffic or noise andthat are not visually unsightly. Signs, other thansmall identification signs, should bediscouraged. Planning and zoning designationsshould not be changed to create any newscattered commercial sites. When opportunitiesarise, the outlying commercial uses should beeliminated and the land use designationchanged for improved compatibility withsurrounding uses.

5.02.136 Commercial Land UseDevelopment GuidelinesIt is intended that new buildings in all commercialdistricts, with the exception of establishedshopping centers, will incorporate a Spanish/Mediterranean architectural theme. Exceptionswill be considered if this approach would clashwith existing improvements having recognizedhistorical or architectural merit.

Examples of a commercial buildings incorporatingSpanish Mediterranean architectural themes.

A building with pedestrian-oriented retail facilitieson the ground floor and residential uses above.



5.02.140 CEMETERY, AGRICULTURE ANDOPEN SPACE LAND USES

5.02.141 Planning ContextCemetery, agriculture and open space usesmake up 76% of the land area in Town.Cemetery uses are concentrated in theCemetery Planning Area and are also found ineach of the other planning areas. In addition tomemorial parks, uses found in this designationinclude flower growing plots, florists,greenhouses, monument shops and theCypress Hills Golf Course. Other usesappropriate for this designation are privateschools and churches. This land usedesignation is essential in maintaining Colma’sgreenbelt theme and it contributes to theeconomic base of the Town. The facilities onthese lands draw people from around the BayArea.

As the current trend toward cremation ratherthan ground burial continues, some cemeteryowners may find that they have undevelopedland that could be leased or sold for other uses.As this occurs more intensive land uses maytake the place of certain cemetery designations.These changes would, most likely, require a

General Plan Amendment and zone change.Maintaining Colma’s greenbelt themethroughout such changes can be accomplishedin the way specific development proposals areimplemented.

Colma’s green belt theme is reinforced throughthe impression one gets while driving throughthe Town. Open space features such as largetree masses throughout the cemeteries, medianstrip landscaping and street trees on principalroutes and the open, naturalized channel alongopen sections of Colma Creek, are all necessaryin maintaining the open space character of theTown. The City Council will take action toimprove civic beauty including tree planting,road median landscaping and enforcement ofconditions related to private developmentprojects. Further discussion of open space isfound in the Open Space/ConservationElement.

5.02.142 Cemetery, Agriculture and OpenSpace Land Use Development GuidelinesCemeteries are generally required to haveBuilding Permits for most structures. However,Use Permits are not required for crypts,mausoleums and chapels. Use Permits arerequired for cemetery business offices,maintenance buildings, corporation yards,mortuaries and other uses which could detractfrom the green belt theme if they are notdesigned and sited properly. Cemeterystructures should be set back from property linesto ensure land stability and to provide space forbuilding maintenance and buffer landscaping.It is intended that new buildings seen from publicstreets will incorporate a Spanish Mediterraneanarchitectural theme unless this approachconflicts with existing improvements havingrecognized architectural or historic merit.Exterior walls should be well articulated andlandscaped to be attractive to neighboring landuses particularly where cemetery grounds abuta residential area.

5.02.150 EXECUTIVE/ADMINISTRATIVELAND USE (Coverage: 50%; FAR 1.0)

5.02.151 Planning ContextThe Executive/Administrative land use categorywas established to expand the range of possibleland uses and economic opportunities along El

Colma’s green belt theme is reinforced through theimpression one gets while driving through the Town.



Camino Real while continuing to protect thegreen belt theme of cemeteries. The Executive/Administrative designation is applied to landwhere the previous land use designation wasCemetery/Agriculture/Open Space. It may alsobe used to replace a commercial land usedesignation when access constraints andaesthetic objectives warrant such a conversion.In this land use category cemetery or memorialparks and floricultural or agricultural uses areallowed with no Use Permit. Those uses allowedupon issuance of a Use Permit are nurseries,flower shops, monument shops, medical serviceoffices and professional business offices. Theseuses are typically compatible with cemeteryuses because traffic generation is minimal, largesigns are not needed and buildings can bescreened with landscaping. Restaurants, ingeneral, are not intended for this land usecategory however to encourage expansion ofsuitable places for business and communitygatherings the City Council will considerproposals for restaurants which include banquetfacilities capable of accommodating 50 or morepeople separated from the main dining rooms.No fast food facilities will be permitted.

At this time just over one percent of the Town’sland area is designated for Executive/Administrative land use. Designations occuralong both sides of El Camino Real. Asconversions from the Cemetery/Agriculture/Open Space land use designation are made onother lands fronting El Camino Real, theExecutive/Administrative designation will beapplied.

5.02.152 Executive/Administrative LandUse Development GuidelinesPreservation of Colma’s greenbelt theme is animportant objective of the Executive/Administrative land use category. It is intendedthat new buildings on land designated forExecutive/Administrative use will incorporate aSpanish Mediterranean architectural theme witha pitched roofline and that each developmentwill include convenient off-street parking andhigh quality landscaping that perpetuates thegreenbelt theme. Parking should be placedbehind buildings or in fenced or walledenclosures well screened by landscaping. Rollup doors and loading areas should be locatedso they do not face the front of the lot. Signingshould be restricted to small, building face signswhenever possible and no pole signs should beapproved.

5.02.160 PUBLIC AND QUASI-PUBLICUTILITIES, FACILITIES ANDSERVICES (Coverage: 50%; FAR 1.0)

5.02.161 Planning ContextBecause of Colma’s small residentialpopulation, many basic utilities, public facilities,and services are provided by contract withspecial districts or through agreements withadjacent cities. Colma residents are providedwith utilities such as water, sewer, and power,public facilities such as local government andschools, and services such as police and fireprotection. This land use category typicallyincludes the types of activities and facilitieswhich are generally recognized to be moreefficiently provided by a public or quasi-publicagency than by individuals. Public facilities andTown-owned facilities other than streets, includethe City Hall, an office building and seniorhousing complex next to Town Hall, two smallparks, a neighborhood community center siteon F Street, an office building on HillsideBoulevard at F Street and a sewer pump station.Publicly-owned properties are so designated onthe General Plan Land Use Map (Exhibit LU-2).

When opportunities arise, Colma should acquireadditional vacant or underutilized land forcommunity recreation purposes, a new publicsafety facility, playing fields, a library, and acorporation yard. Certain minimum levels of

An example of an Executive/Administrative buildingincorporating a Spanish Mediterranean architecturaltheme.



water quality, sewage treatment, and power areprescribed by State and Federal guidelines; and,there are ratios of personnel to total populationfor police and fire service which are desirablegoals to achieve. Basic utilities and facilitiesthat are located outside of the Town arediscussed but are not indicated on the land usemap.

5.02.162 Public and Quasi-Public Facilities

5.02.162.1 Town Administration. Colma’sgovernment offices are housed in an attractiveSpanish-style building complex located at thecorner of Serramonte Boulevard and El CaminoReal. Administrative offices and police facilitiesare contained in the main Town Hall. In addition,the Town owns a small office building adjacentto Town Hall on the north along El Camino Real.This building houses the Town’s Engineering,Building and Planning functions.

Colma’s government is the Council-Managerform. A five member City Council, including themayor, is elected by the Colma citizens. TheCity Manager is hired by the City Council. TheCity Council sets official Town policy and actsas Planning Commission in administeringplanning activities.

The Town employs its City Manager and Policeforce on a full time basis. Other functions suchas City Attorney, City Engineer, Building Officialand City Planner are provided on a contractbasis by private consultants.

The maintenance of public facilities andlandscape is performed by town staff or is

contracted out to private individuals or firms,while the maintenance of roads is provided bySan Mateo County on contract.

5.02.162.2 Public Schools. Colma has neitherpublic nor private schools within the town limits.School age children living in Colma attendschool in nearby Daly City or South SanFrancisco. The Town is part of both theJefferson Elementary School District, theJefferson Union High School District, and theSouth San Francisco Unified School District.The Jefferson districts include the Sterling Parkneighborhood and houses on HillsideBoulevard. The South San Francisco districtincludes houses in the Mission Road area.None of these school districts provides busesto transport students to and from school.

Colma Children within the Jefferson ElementarySchool District attend kindergarten through the4th grade (K-4) at Colma Elementary School.The school is located at 444 East Market Streetnear Hillside Boulevard, about one-half milenorth from Colma’s Sterling Park residentialarea. There are 463 students (1998) currentlyenrolled. The school’s capacity is 480.

Children in grades 5-6 attend the Susan B.Anthony School, which opened in 1998 torelieve overcrowding that was occurring atColma Elementary. 639 students are currentlyenrolled (1998), with a capacity of 670. Theschool is located at 575 Abbot Avenue, aboutone-half mile from Sterling Park.

Junior High school aged children attend grades6-8 at Thomas R. Pollicita Middle School. TheMiddle School is located adjacent to ColmaElementary School at 500 East Market Street.Current enrollment at Pollicita is 565 students(1998) with a capacity for 900 students.

Colma high school students within the JeffersonUnion High School District attend grades 9-12at Jefferson High School. The school is locatedat 6996 Mission Street between WestlakeAvenue and West Cavour Street. The schoolis approximately 1-1/4 miles north from Colma’sSterling Park residential area. Jefferson’scurrent enrollment is 1400 students (1998) andits capacity is 1700 students.

Colma’s government offices. The Spanish-style architec-ture of Town Hall provided the inspiration for Colma’sdesign guidelines.



Colma children living within the South SanFrancisco Unified School District attendelementary school at Sunshine GardensElementary School. The school is located at1200 Miller Avenue, about one-half milesoutheast from Colma’s Mission Road area.There are 384 students (1998) currentlyenrolled.

Children in middle school attend ParkwayHeights Middle School, located 825 Park Way,about 1.5 miles southeast from the MissionRoad area. Current enrollment is 817 students(1998).

Colma high school students living within theSouth San Francisco Unified School Districtattend El Camino High School. The school islocated at 1320 Mission Road, just across thecity limits from Colma. The school’s currentenrollment is 1,512 students (1998).

All of the South San Francisco schools servingColma students are reportedly at capacity(1998). There is an open enrollment policywithin the district, however, allowing studentsto attend other schools in the district on a space-available basis.

5.02.162.3 Private Schools. The nearest privateschool available to Colma residents is the HolyAngels School. It is located at 20 Reiner Streetin Daly City, one-half mile west of Colma’sSterling Park residential area. The school isoperated by the Holy Angels Catholic Churchand teaches grades kindergarten through 8th.Its current enrollment is 327 students (1998) andtheir capacity is 330 students. Tuition is paidmonthly and varies depending upon the numberof children enrolled from a family, and theamount of parental participation in the school.

In the case that a private school is proposed tobe constructed in Colma, it is appropriate to finda site located near established residential areasand public transit routes. A General PlanAmendment will be required except for sites ina commercial district.

5.02.162.4 Recreational Facilities. The UrbanLand Institute (ULI) has suggested standardsfor park facilities based on population to beserved. The ULI standards recommend a two

acre neighborhood park for every 1,000population to be located within one-half mileradius of the population served. Parks locatedwithin the town limits include Bark Park (dogexercise park, 0.11 acres) at 427 D Street, theSterling Park Community Center (0.33 acres)located at 427 F Street, the Auto Row LunchPark (0.06 acres) located on SerramonteBoulevard and an unimproved communitygarden area measuring about 1.35 acres (gross)included as part of the 2.2-acre senior housingcomplex located adjacent to Town Hall.Recreation facilities that are available includethe nine hole Cypress Hills Golf Course, locatedeast of Hillside Boulevard and several privatehealth clubs located within a one-half miledistance of Colma in Daly City. Residentialdevelopments over ten units in size will berequired to provide on-site recreational facilitiesor to contribute to the purchase or improvementof off-site facilities. When possible, the Townshould acquire vacant or underdeveloped sitesfor development of additional recreationalfacilities.

San Bruno Mountain State and County Park liesadjacent to Colma’s easternmost boundary.The park entrance, however, is approximatelyfour and one-half miles from the Sterling Parkneighborhood. The park consists of 2,266 acresof rugged landscape offering hikingopportunities and outstanding views of Colmaand the central Bay Area. The facilities providedhere include an extensive trail system, picnicgrounds, day camp, and an handicap accessiblenature trail. Vehicular access to the park isgained from Guadalupe Canyon Parkway inDaly City. Pedestrian access to the park fromColma can be gained via a trailhead on HillsideBoulevard near the southernmost boundary ofthe Town. This trailhead leads up a ravine tothe ridge top where the greater trail network canbe accessed. A future trailhead is proposed onthe Hillside Landfill property to be improvedwhen the landfill is closed (estimated after year2000).

5.02.162.5 Churches. Although Colma hasseveral memorial chapels within the town limits,there are no churches in Town. Memorialchapels are generally small facilities withincemetery grounds where mourners can gatherfor special services. Chapels do not haveregular hours or agendas and do not require a



Use Permit. There are several churches nearbyin Daly City, however. Some of these churchesare: Holy Angels Catholic Church on ReinerStreet, First Baptist Church on Lisbon Street,Hope Lutheran Church on San Fernando Way,and United Methodist church on SouthgateAvenue.

Churches are distinguished from memorialchapels by having a regular schedule, a pastoror other regular speaker, a regular congregationand/or mailing list, and a group that organizesactivities. Adequate off-street parking must beprovided, and a Use Permit is required. If achurch is proposed to be built in Colma, a siteshould first be sought within a cemetery/agriculture land use area; second, in anexecutive/administrative land use area; third, ina commercial area.

5.02.162.6 Library. The nearest library towhich Colma residents have access is the DalyCity Main Branch Library located at Gellert Parkon Wembly Drive in Daly City. The library ispart of the Peninsula Library System and offersdirect or computer access to a wide variety ofinformation sources. Colma will seek toestablish its own library.

5.02.162.7 Child Care. Day care homes andchild care centers are located within Daly Cityand South San Francisco, adjoining Colma.Child care facilities should be encouraged inColma, in both residential and non-residentialareas in ways that are compatible with existinguses. All facilities will be encouraged to registerwith the Child Care Coordinating Council of SanMateo County.

5.02.163 Public and Quasi-Public Services

5.02.163.1 Safety Service. Colma has its ownpolice department located within the Town Hallat the intersection of Serramonte Boulevard andEl Camino Real. The Department (1998)consists of 17 sworn officers, 4 sergeants, achief, a lieutenant, a dispatch supervisor, 4dispatchers, 2 per diem dispatchers, and anadministrative assistant. Counting both swornofficers and sergeants, there are a minimum oftwo per shift. The Department has 9 patrol cars.Average response time to a call for service isless than two minutes. It is expected that asColma’s population and commercial base growsthe need for additional personnel will have tobe evaluated.

Police facilities at Town Hall are currently toosmall for the department’s needs. The Townshould investigate whether to expand theexisting facility or acquire a site elsewhere for anew facility. If the Police Department remainsat Town Hall, additional space could begenerated by expanding into the parking areabehind Town Hall or onto adjacent Town-ownedland.

Fire protection is provided to Colma by theColma Fire Protection District, made up of 29paid call fire fighters and three salaried part-time personnel (Chief, Battalion Chief, and StaffCaptain) (1998). The Fire Protection Districtresponds to calls within the town limits and thesurrounding unincorporated areas. The stationis located at 50 Reiner Street. The volunteershave an average response time of 3.5 to 4.0minutes. Available equipment consists of 4engines (three 1,500 gallon per minute capacityand one 1,000 gallon per minute reserveengine), one 75-foot aerial ladder truck and onesquad truck (1998). For additional protectionthe Town has mutual aid agreements with theDaly City and San Mateo County FireDepartments. The California Division ofForestry protects the San Bruno Mountain Park.

Should the Fire Protection District be dissolvedin the future, the Town should consider acquiringthe District’s existing Reiner Street facility, whichis strategically located relative to Colma’s mosturbanized areas and is convenient to theSterling Park residential area. Alternatively, theTown could acquire a site for a new public safetyfacility.

5.02.163.2 Medical Services. Both the policedepartment and fire protection district provideemergency first aid and rescue service. At thistime the Town has no doctors or other medicalfacilities other than veterinary within the townlimits. The nearest hospital is Seton MedicalCenter located west of I-280 at 1900 SullivanAvenue in Daly City. Facilities there include 357licensed beds (1998) plus emergency andoutpatient service.

5.02.163.3 Health and Safety Services. Publichealth inspections are provided by San MateoCounty personnel. This service is on a requestbasis and includes inspection of water andsewer facilities, water quality in Colma Creek



and monitoring of septic systems. San MateoCounty is responsible for administering a planto regulate hazardous materials. Colma willprovide information to the County on suchmatters as land fill sites and individual businesswhich handle hazardous materials. Colma willassist in regulating the use, transport anddisposal of hazardous materials in Colmathrough conditions of Use Permits.

5.02.163.4 Public Transit Services. Transitservices in Colma are provided by the SanMateo County Transit District (SamTrans).Residents of and visitors to Colma can catch aSamTrans Mainline bus along El Camino Realor a SamTrans Local bus along Junipero SerraBoulevard, El Camino Real, or Mission Road.From Colma a person can take the bus to nearlyany place in San Mateo or San FranciscoCounties, including schools, shopping areas,BART Stations, the San Francisco Airport, orthe Seton Medical Center.

The San Francisco International Airport islocated east of Highway 101 approximately sixmiles south from Colma. This airport providesaccess to domestic and worldwide destinations.

The Colma BART Station is located in anunincorporated area located just west of theSterling Park residential neighborhood atMission Street and D Street. From here onecan travel into San Francisco, across the Bayto Oakland, and from there north to Richmond,east to Concord, or south to Fremont.

SamTrans and BART are sponsoring a BARTextension to San Francisco International Airportthat is scheduled for completion by the year2003. To ensure that visual and noise effectsdo not detract from the tranquil atmosphererequired for Colma’s memorial parks, the lineextension through Colma is being constructedunderground following the abandoned S.P.T.Railroad right-of-way. A new station will be builtjust south of Town adjacent to the HickeyBoulevard extension.

5.02.163.5 Postal Service. A small branchpost office is located at the back of the DrugBarn in the Serra Shopping Center. It isconveniently located for merchants andshoppers. The nearest Post Office to Colma’sSterling Park residential area is the ColmaStation of the Daly City Post Office. It is located

at 7373 Mission Street, just north of MarketStreet.

5.02.164 Public Utilities

5.02.164.1 Sewer Service. Colma’s existingsewer system is mapped on Exhibit LU-3.Extensions to this system are possible to anyareas of the Town requiring new service due todevelopment. Currently, the Town, through jointpowers agreements, uses the South SanFrancisco - San Bruno Joint WastewaterTreatment Facility and the North San MateoCounty Sanitation District Treatment Plant. Thecollection system in Town is, therefore,segmented.

The northern part of Town is served by 10 inch,8 inch, and 6 inch sized lines which connect toa 10 inch force main located along theunincorporated portion of A Street. A sewerpump station is located at F Street. The ColmaCreek Branch of the South San Francisco sewersystem is located along Mission Road near theHoly Cross cemetery. The central and southernpart of Town is served by this gravity flowsystem.

5.02.164.2 South San Francisco SanitaryTreatment Plant. The South San FranciscoSanitary Treatment Plant is located east of BelAire Road in South San Francisco. The planthas an average dry weather flow capacity of9.0 million gallons per day (mgd). The currentdemand is approximately 9.6 mgd which canbe processed using chemicals to meet theregional water quality control dischargerequirements. A $41 million expansionprogram, expected to be completed in 2001, willresult in a nominal design capacity of 13.0 mgd.

Through an agreement with South SanFrancisco and San Bruno, Colma haspurchased the right to contribute maximum flowsup to 450,000 gallons per day (gpd) to theshared plant. The Town currently usesapproximately 130,000 gpd (1998). Thisrepresents 29% of the maximum flow rights.There is adequate system capacity to servicethe projected foreseeable development inColma.

5.02.164.3 North San Mateo CountySanitation District Treatment Plant. TheNorth San Mateo County Sanitation DistrictTreatment Plant is located near John Daly



Boulevard and Lake Merced Boulevard in DalyCity. Through an agreement with the SanitationDistrict, Colma is allowed the treatment of490,000 gpd of wastewater with annual growthincrements not to exceed 30,000 gpd. The planthas a design capacity of 10.3 mgd and currentlytreats approximately 6.8 mgd (1998). Colmacurrently contributes 37,617 gpd (1998)representing 7.7% of the Town’s full allocation.

Wastewater at the plant is given secondarytreatment and then discharged into the PacificOcean. Wastewater solids are transported off-site for land disposal.

5.02.164.4 Water Service. Water service isprovided to the Town by California WaterService Company (See Exhibit LU-4). Colmais within Cal Water’s South San FranciscoDistrict, which provides water from acombination of groundwater and purchasedwater sources. The purchased water isacquired from the San Francisco WaterDepartment, whose sources are the HetchHetchy System, the Tuolumne Basin, andindividual local sources. A new treatment plantfor the groundwater supply opened in 1997. Thesupply and storage capacity of water reservoirsis adequate to meet the present needs andforeseeable growth of Colma as projected in theHousing Element.

Colma is located above a ground water aquiferassociated with local geology. Well water is theprimary source of irrigation water used by thecemeteries in Colma.

The City and County of San Francisco, actingunder the jurisdiction of its Public UtilitiesCommission, owns land and easements for itswater transmission lines through Colma. The mainright-of-way, from the southern edge of CypressLawn Cemetery on the south, to the northern edgeof Woodlawn Cemetery on the north, has aconsistent open space designation through Colmarecognizing the fact that the subsurface waterlinesprevent structures from being built. The right-of-way between Collins Avenue and SerramonteBoulevard is designated for Commercial land useallowing commercial uses that do not require abuilding such as parking of vehicle inventoriesrelated to the auto sales industry.

5.02.164.5 Power and Energy Use. Colma’s prin-cipal sources of power are from natural gas andelectricity supplied by the Pacific Gas and ElectricCompany (P.G.& E.).

Various figures are available for estimating theaverage use of energy for residential projects.However, much larger quantities of energy areused by various industries in manufacturingprocesses, and by businesses in heating andlighting. Estimates of energy use should beprepared for the environmental assessment ofspecific projects and ways sought to minimizeconsumption wherever possible. The followingapproaches to energy use minimization aresuggested:

• Maximize the north-south orientation of homesin order to take advantage of solar energy. Assolar information becomes more readily availableand under stood by the general public, the use ofsolar equipment for preheating of water and forspace heating and cooling should be required.

The utility undergrounding project in Sterling Park (under construction, left) has resulted in the creation of a handsomestreetscape (middle and right).



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• Maximize the use of proper insulation inconstruction of buildings to be used for habitablepurposes.

• Design office buildings to have operablewindows for natural air conditioning rather thanrelying on artificial means.

• Utilize fluorescent and other lower cost meansof illumination to minimize the cost of lighting.

• Utilize good quality space heaters to minimizeenergy lost through exhaust. Combine heatingwith heat pumps to make furnaces moreefficient.

5.02.164.6 Utility Undergrounding. In all newconstruction, whether residential or commercial,power lines and telephone lines must be placedunderground. Service utility boxes andtransformers must be screened from view byfencing and/or landscaping.

In areas of existing development, utility linesshould be placed underground in order to giveColma’s streets a neater appearance. Thisundergrounding should occur as funds becomeavailable, and in the following priority:

1. Mission Street - Daly City to F Street

2. El Camino Real - F Street to SerramonteBoulevard.

3. El Camino Real - Serramonte Boulevardsouth to town boundary.

4. Mission Road - El Camino Real to townboundary.

5. Hillside Boulevard.

6. Junipero Serra Boulevard.

7. Collins Avenue

8. Serramonte Boulevard - El Camino Realto Hillside Boulevard.

5.02.164.7 Telephone and Communications.Local and nearby telephone communication isprovided by Pacific Bell to Colma residents.Long distance telephone service is provided bynumerous companies as selected by localusers. TCI Cable TV provides a television cableservice for subscribers in Colma. Commercial

communication structures such as towers,antenna and equipment buildings are onlyallowed in commercial and open space districtssubject to a Use Permit and then only when nothighly visible from public roads.

5.02.164.8 Storm Drain Facilities. All storm waterrunoff flows by gravity through open channelsand culverts to Colma Creek. Once the creekleaves Colma it continues most of the way inan open channel through South San Franciscoand into the Bay. Areas with flooding potentialare discussed in the Safety Element. Openspace characteristics of the creek are discussedin the Conservation/Open Space Element.

5.02.164.9 Solid Waste Disposal Facilities.Solid waste produced in Colma is collected byBrowning Ferris Industries (BFI). Garbage iscollected once a week and, subscription to theservice is mandatory in Colma. The main solidwaste disposal site for San Mateo County is theOx Mountain landfill located north of Highway92, three miles east of Half Moon Bay. Thelandfill site had a remaining capacity ofapproximately 22.8 million tons as of January1998. It has adequate capacity to serve theneeds of Colma and other subscribers into theyear 2016, assuming cities meet the AssemblyBill 939 requirement to reduce waste by 50%.

A private landfill site, operated by Calco, islocated in the Cypress Hills area east of HillsideBoulevard in Colma. The Hillside Landfill islocated partly in the County and partly in Colma.It accepts contractor’s refuse and debris boxeswith the intent of emphasizing recycle of usablematerials. The approved plan for landfill closurespecifies June 1999; however, the operators areseeking an extension to September 2001.

5.02.170 LAND USE FOR CIRCULATION

The amount of land used for freeways, localroads, and railroads in most communities issignificant. Colma, however, has a relativelysmall amount of land committed to circulationroutes because of the large tracts of land heldby the various cemeteries. At the present timeapproximately 6.79% of the total land area isdevoted to public roads. The road system isdiscussed in detail in the Circulation Element.



5.02.171 Access to In-Holding LotsThe Cypress Hills District has a number ofhistoric “in-holding” lots. These are lots typicallypurchased many years ago for speculativepurposes and remain even though the bulk ofthe land has been acquired by Holy CrossCemetery and Cypress Abbey Company.Roads were never physically constructed toprovide access to these lots, although publiceasements, known as “paper streets,” havebeen maintained to provide theoretical access.The paper streets remain on the mapspresented in the General Plan as well as on theCounty Assessor’s maps. Wherever possible,the Town should abandon paper streets that donot provide access to an in-holding lot, are notneeded for utility purposes, or are redundantwith other paper streets.

5.02.180 PLANNED DEVELOPMENT LAND USE

Colma’s Zoning Ordinance contains a PlannedDevelopment (PD) Zone to allow flexibility ofdesign to deal with special situations such asmight be encountered with mixed uses.Developments under PD zoning are expectedto be similar in intensity to projects that wouldbe allowed under a standard zone and must becompatible with the surrounding neighborhood.PD zoning is expected to result in an exemplaryproject that provides an amenity value that mightnot otherwise be afforded by normal standards.PD zoning is not intended to accommodatedensity increases.

5.02.190 VACANT AND REDEVELOPABLESITES

Colma has a limited number of vacant andredevelopable sites (See Exhibit LU-5). Not allvacant sites are available for urbandevelopment, however -- the large tract ofvacant land in the Cypress Hills area east ofHillside Boulevard, for example, is designatedopen space. Refer to Exhibit LU-2 for the LandUse designations of specific vacant sites.

Colma does not have a redevelopment districtas described by California planning law. Rather,the term “redevelopable sites” in the ColmaGeneral Plan refers to underdeveloped sites,

underutilized sites, and those with non-conforming uses. Generally, the current usesof these sites are not considered the “highestand best” uses. These sites represent privateredevelopment opportunities.

New development projects should be reviewedfor their impacts on the transportationinfrastructure. The impact of a specific projectcan vary depending on its relationship toroadways and public transportation facilities, aswell as its compatibility with surrounding landuses. Large size projects are subject to City/County Association of Governments (C/CAG)Congestion Management Program review (seeSection 5.03.516 in the Circulation Element).

5.02.200 GATEWAY SITES

Colma’s image is dependent on what is seenfrom the road as people approach and moveinto the Town. Colma’s separate identity andsense of containment can be strengthened bythe experience of entering the Town throughpark-like gateways. The Plan identifies sixdistinct gateways:

• Mission Street at the intersection of B Street• El Camino Real and Mission Road• Serramonte Boulevard and Collins Avenue

where they intersect Junipero SerraBoulevard

• Hillside Boulevard at the intersection ofHoffman Street

• Hillside Boulevard at the Hickey Boulevardextension

• Mission Road at the Hickey Boulevardextension

Improvements to these gateways are describedin the Circulation Element.

5.02.210 COLLINS AVENUE CORRIDORDEVELOPMENT GUIDELINES

A number of vacant underutilized or non-conforming uses exist in the Collins AvenueCorridor. The purpose of this section is toestablish guidelines to be followed in the futuredevelopment of properties fronting CollinsAvenue.



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5.02.211 Development Guidelines

5.02.211.1 Preferred Land Uses. CollinsAvenue is a Service Commercial areasupportive of the principal retail uses in the corecommercial area centered on SerramonteBoulevard. The principal orientation of usesshould be Service Commercial in the centralportion and new auto sales in the westernportion of Collins Avenue. All service, repairand light manufacturing operations must beperformed within a building. Where warehouseor work space is contemplated, the accessdoors should be oriented so as not to opentoward the street. No new contractorsequipment yards or auto tow/storage yards willbe permitted.

5.02.211.2 Signs . Building face signs paintedon the building or consisting of cutout letters onthe face of the building will be the preferredmethod of business identification. Monumentsigns may be utilized near driveway entrancesbut no part of the sign may be within five (5)feet of the front property line. New pole signswill not be permitted.

5.02.211.3 Building Setbacks. Due to thenarrow right-of-way for Collins Avenue aminimum of ten (10) feet must be reservedfrom the property line to the nearest buildingface. Five feet of this area will be reserved fora public utility easement and five (5) feet willbe available for tree planting. Cemeteries willbe allowed to utilize portions of the five (5) foottree planting strip as indicated on the CollinsAvenue-Plan View (Exhibit LU-6).

5.02.211.4 Frontage LandscapingRequirements. All properties will be requiredto maintain a minimum ten (10) foot widelandscaping strip along the Collins Avenuefrontage with the exception that cemeteries willbe allowed to utilize portions of the five (5) foottree planting strip as indicated on the CollinsAvenue-Plan View (Exhibit LU-6). The five (5)feet reserved for public utilities will be utilizedfor ground cover and low growing shrubs. Theadditional five (5) feet will be available for treeplanting. Parking will be allowed in front ofbuildings but a ten (10) foot planting stripbetween parking areas and the back of thesidewalk must always be maintained. Each

EXHIBIT LU-6: Urban Street Standard, Collins Avenue



EXHIBIT LU-7: Collins Avenue, Plan View

private property will be required to install streetfrontage trees to be selected from a Townapproved list at a spacing of no greater thantwenty (20) feet on center. On some propertiesthere are existing, mature heritage trees thatmust be retained in the development of theproperty. Any tree to be removed requires aTree Removal Permit approved by the Town.Properties with frontages on both SerramonteBoulevard and Collins Avenue will be requiredto landscape their Collins Avenue frontage inaccordance with these guidelines. Alldevelopments will be encouraged to use brightlycolored flowers in the selection of ground covermaterials for the five (5) foot wide planting areaover the top of the public utility easement.

5.02.211.5 Rear Lot Line Landscaping. Allprojects will be required to plant large scale treesalong the rear property line to help separatepotentially incompatible commercial uses fromadjoining cemetery property.

5.02.211.6 Collins Avenue Parking. Thesouth side of Collins Avenue will be availablefor on-street parking except in the vicinity of ElCamino Real at the east end and SerramonteBoulevard at the west end where additional roadwidth is required for turning lanes. Areas whereparking is prohibited will be painted red. Private,off-street parking will be required consistent withthe existing zoning regulations. No off-streetparking will be allowed perpendicular to thestreet where the individual vehicles must backup from the parking space into the public right-of-way.

5.02.211.7 Colma Creek Crossing.Established General Plan policy provides forkeeping Colma Creek in an open visiblecondition at the south edge of Collins Avenue.Construction of a pedestrian bridge will beconsidered compatible with established policybut the Town will not permit culverting of theCreek or construction of large-scale crossings.



5.02.220 TEMPORARY USES OF LAND

A minor, short-term, or temporary use of landmay be permitted after consideration of the use,its proposed location and duration and uponmaking a finding that the use will have negligibleor no permanent effects on the environment.Temporary use permits will normally beconsidered only when the use is consistent withthe underlying zoning, such as the use of aportion of a commercial parking lot for ChristmasTree sales or a radio promotion. Temporarypermits may, however, be granted even whenthe zoning designation would not normallyaccommodate the proposed use. Examplesinclude short term use of open space orcemetery land for the mobilization of equipmentand supplies needed to construct regional transitfacilities, use of open space or cemetery landfor mobilization of equipment and suppliesneeded to repair regional utility infrastructureor use of an established but unused parking lotfor temporary off-street parking.



The tranquil atmosphere required for thememorial parks should be maintained.

5.02.300 LAND USE POLICIES &IMPLEMENTATION MEASURES

The following policies are set forth to help guidedecision making with regard to land use in Colma:

5.02.310 LANDSCAPING, DESIGN AND COMPATIBILITY

POLICYNUMBER POLICY IMPLEMENTATION MEASURE

CROSSREFERENCESWITH OTHERGENERAL PLANELEMENTS

5.02.311 In any proposed development the Townshall balance and use judgement inreviewing the visual effects and thepotential impacts of the proposeddevelopment, facilitating the tranquilatmosphere required for the Town’smemorial parks.

The City Planner will makerecommendations consistent with thispolicy to the Town Council for newdevelopment projects.

Open Space/Conservation5.04.351

5.02.312 The Town should take action to improvecivic beauty including tree planting, roadmedian landscaping, and enforcementof conditions related to privatedevelopment projects.

The Town of Colma will commitfinancial resources for beautificationprojects including tree planting androad median landscaping in futurebudgets. Existing budget resourcesare committed to landscapemaintenance. The City Plannercurrently tracks and enforcesconditions related to privatedevelopment projects.

5.02.313 Particular encouragement should begiven to those new developments thatincorporate passive and/or active solarenergy systems for preheating waterand for space heating and cooling.


5.02.314 The Town should prohibit land usesgenerating excessive amounts of trafficor requiring large signs from locating onEl Camino Real.

The City Planner will makerecommendations consistent with thispolicy to the Town Council for newdevelopment projects, and anEnvironmental Review will beconducted pursuant to the CaliforniaEnvironmental Quality Act to considertraffic impacts. The Sign Ordinanceallows only small signs for businessesfacing the El Camino Real.

5.02.315 The Town should encourage the privateredevelopment of properties alongCollins Avenue to strengthen thecommercial retail core.

The City Planner will make propertyowners aware of the Town's desire tohave properties redevelop.

continued



5.02.310 LANDSCAPING, DESIGN AND COMPATIBILITY (continued)



5.02.316 Culverting or covering of the remaining opensections of Colma Creek through Colma shouldnot be permitted, except for a short segmentnear the junction of El Camino Real and MissionRoad required for installation of a flood controldiversion structure. The Town will seek toenhance the remaining open sections of ColmaCreek with creekside landscaping and lightingwhere appropriate, and will seek to establish apathway following all open sections of the creekas a condition of approval for improvementprojects on properties abutting the following opensections of Colma Creek:

a) Parallel to El Camino Real from near FStreet to near Colma Boulevard

b) El Camino Real to Serramonte Boulevardc) Collins Avenue to El Camino Reald) Parallel to Mission Road from near El

Camino Real to the south Colmaboundary.

Culverting or covering of the remaining opensections of Colma Creek may be allowed by theCity Council pursuant to a Use Permit andDesign Review provided that the creek section isnot visible from a public right-of-way and that asubstantial community amenity is provided asmitigation.

The City Planner will makerecommendations consistent withthis policy to the Town Council fornew development projects. Floodcontrol projects will be constructedby the County Department of PublicWorks.

Open Space/Conservation5.04.321 and5.04.322

5.02.317 No new metal clad buildings should be permittedin the Town of Colma, other than agriculturally-related.

The City Planner will makerecommendations consistent withthis policy to the Town Council fornew development projects.

5.02.318 The Town should condition the approval ofpermits for all site and building improvementprojects where such projects involve the publicstreet frontage to require the installation of streettrees along the public street frontage of theaffected property. Spacing of trees should be inaccordance with an adopted tree planting planor, If no plan exists, trees should be installed at aminimum spacing of one tree each 25 feetparallel to the public roadway. Exceptionsshould be made if this approach would clash withan established landscape scheme of merit.

The City Planner will makerecommendations consistent withthis policy to the City Council fornew development projects.

Circulation5.03.732

5.02.319 In the case of properties located at gatewaysites, the Town should require gateway elementsto be included as part of the design of any newdevelopment where applicable.

The City Planner will recommenddesign alternatives and a preferreddesign will be adopted by the CityCouncil. Gateways will beimplemented as part of the Town’sCapital Improvement Plan oralternatively, as part of thepermitting for private sitedevelopment.

Circulation5.03.731

5.02.3110 It is intended that new buildings in design reviewdistricts where such buildings are visible frompublic roads, with the exception of establishedshopping centers and private cemetery familycrypts and markers, should incorporate aSpanish/Mediterranean architectural theme.Exceptions should be allowed if this approachwould clash with existing improvements havingrecognized historical or architectural merit.

Design requirements consistent withthis policy have been added to theDesign Review section of the ZoningOrdinance. The City Planner willmake recommendations consistentwith this policy to the City Council fornew development projects, or at anadministrative level if the projectdoes not require City Council review

Pathway along Colma Creek.



5.02.320 RESIDENTIAL



5.02.320 The Town should allow only theconstruction of single family detachedhousing units as infill in the SterlingPark neighborhood.

In 1998, the City Council adopted a newNeighborhood Residential (R-S) Zoningfor the Sterling Park Sub-area. Thisordinance clearly defines density anddesign guidelines to maintain the singlefamily detached character of theneighborhood.

5.02.321 Residential developments having tenor more units should be required toprovide park and recreation facilitiesor contribute to the improvement ofcommunity-wide facilities.


5.02.322 The Town should restrict to 50 themaximum annual number of newresidential units that becomeavailable for rent or purchase andshould monitor population growth sothat the total population is onlyapproximately 1500 by the year 2005.

Regulation of population growth isnecessary so that City Services are notoverburdened and can be expanded inan orderly manner.

5.02.323 ü The existing commercial use onHoffman Street should be phased outand replaced with a residential use.

The City Planner will makerecommendations consistent with thispolicy to the Town Council. The CityPlanner will work with the propertyowner to design a PlannedDevelopment that is compatible with thesurrounding residential development.

5.02.330 COMMERCIAL



5.02.331 Shopping facilities, auto dealerships,and other general commercial land usesshould be located in the commercialcore area centered on SerramonteBoulevard and extending northwardalong Junipero Serra Boulevard to the280 Metro Center.

The existing commercial zoningpattern, lot sizes and existingdevelopment follow this policy.Developments of this type in othercommercial areas are notappropriate due to lot sizeconstraints.

5.02.332 ü The City Council should encourageexpansion of the Auto Sales Districtonto vacant and redevelopableproperties located at the westerly end ofCollins Avenue. All development in theCollins Avenue Corridor should berequired to follow specific developmentguidelines set forth in the General Plan.Heavier service commercial uses suchas auto body shops, roofing companies,light manufacturing and similar usesshould be located in the Mission RoadDistrict.

The City Planner has and willcontinue to make recommendationsfor the implementation of the CollinsAvenue Corridor developmentguidelines in the General Plan at astaff level or in proposals presentedto the City Council.

ü Special site specific policy. See Exhibit LU-2 for locations.

continued



Examples of mixed-use development with commercial and residential uses.

5.02.330 COMMERCIAL (continued)



5.02.333 As properties on Collins Avenue areredeveloped, new uses whichreinforce the Auto Sales Districtshould be encouraged.

The City Planner has and will continueto make recommendations for theimplementation of the Collins AvenueCorridor development guidelines in theGeneral Plan at a staff level or inproposals presented to the CityCouncil.

5.02.334 Commercial land uses requiringfrequent truck deliveries should notbe located adjacent to residential orcemetery land uses without asufficient buffer incorporated intotheir site plans.

The City Planner will makerecommendations consistent with thispolicy to the Town Council for newdevelopment projects. Colma’s primaryresidential area is physically removedfrom the commercial areas of Town.

5.02.335 ü Mixed commercial and residentialuses should be encouraged in thesoutherly portion of the MissionRoad District and in the commercialfrontage along Mission Street in theSterling Park Planning Area.

The City Planner will makerecommendations consistent with thispolicy to the Town Council for newdevelopment projects. PlannedDevelopment zoning should beencouraged.

ü Special site specific policy. See on Exhibit LU-2 for locations

5.02.340 EXECUTIVE/ADMINISTRATIVE



5.02.341 Development proposals for parcelslocated on El Camino Real between FStreet and Mission Road should beconsistent with the Cemetery (G) orExecutive/Administrative (E) land usecategories. Zoning changes on ElCamino Real from the Commercial (C)or Cemetery (G) category should onlybe made to the Executive/Administrative (E) category.

The City Planner will makerecommendations consistent with thispolicy to the Town Council for newdevelopment projects or rezoningrequests.

5.02.342 The Town should encourage medicalservice offices and professionalbusiness offices to locate their facilitiesin the Executive/Administrative landuse area along El Camino Real.

The Exexutive/ Administrative landuse designation along El CaminoReal permits and encourages theseuses. Other zoning designations donot encourage these uses.



5.07.350 CIRCULATION AND TRANSIT



5.02.351 The Town should cooperate withSamTrans and BART to facilitate theextension of BART service throughColma in a manner that does notdetract from Colma’s greenbelt theme.All tailtrack and line extensions shall belocated underground following theabandoned S.P. Railroad right-of-waythrough Colma. Replacementlandscaping including the use of treespecies that will attain significant heightand mass should be required.

The Town of Colma was involved in theBART Environmental Impact Reportreview process and in the review ofspecific development plans. Verbaland written comments were submittedback to BART consistent with thispolicy. The Town will continue toreview detailed development plans andto monitor construction operations.

5.02.352 Sufficient off-street parking should berequired for all new construction, inamounts varying with the type of use.

The Zoning Code specifies the amountof off-street parking required for all newconstruction.

5.02.353 The City Council should condition theapproval of permits for all site andbuilding improvement projects wheresuch projects involve the public streetfrontage to require the installation of apublic sidewalk, if one does not alreadyexist, within the public right-of-wayfronting the affected property.

The City Planner will makerecommendations consistent with thispolicy to the City Council for newdevelopment projects.

Circulation5.03.722Open Space/Conservation5.04.392

5.02.354 ü The Town should abandon “paperstreets” in the Cypress Hills district thatdo not provide access to in-holding lots,or are redundant with other paperstreets. Paper streets which providedirect access to in-holding lots shouldbe maintained as public easements.

The City Planner will makerecommendations consistent with thispolicy to the City Council. If a paperstreet is made redundant by an in-holding lot being acquired by anadjoining landowner, the City Plannerwill recommend to the City Council thatthe street be abandoned.

Circulation5.03.718

5.02.355 ü Access to parcels fronting El CaminoReal south of Mission Road should berestricted to right-turn in/right-turn outonly. Access to parcels with frontageon both El Camino Real and MissionRoad should be restricted to MissionRoad.

The City Planner will makerecommendations consistent with thispolicy to the City Council for newdevelopment projects.

Circulation5.03.725

ü Special site specific policy. See Exhibit LU-2 for locations.

5.02.360 UTILITIES



5.02.361 The Town should require all newconstruction projects to place power,telephone and cable TV linesunderground. Utility boxes andtransformers should also beundergrounded if possible. If there isno reasonable alternative than aboveground placement then these facilitiesshould be screened by fencing and/orlandscaping.

The Town of Colma Municipal Codeincludes a section on utility undergroundingconsistent with this policy.

5.02.362 The Town should require all newconstruction projects to hook up topublic water and sewer systems.

The City Planner will makerecommendations consistent with this policy.Cemeteries will be allowed to continue usinggroundwater for irrigation purposes.



Colma Police Station at Town Hall

5.02.370 PUBLIC SERVICES AND FACILITIES



5.02.371 The Town should acquire additionalvacant or underutilized land for civicpurposes such as community recreationfacilities, playing fields, a library, apublic safety facility, and a corporationyard.

The Town continues to investigateopportunities for acquiring additionalsites for civic purposes. The CityCouncil will be asked to rate acquisitionpriorities.

Open Space/Conservation5.04.391

Safety5.07.438

5.02.372 The Town should insure that thecommunity is served by a self-sufficientfire protection system which mayinclude support for the existing District,establishment of a joint powersagreement, acquisition of the existingDistrict and facilities or development ofa new free-standing fire station.

A preliminary facility study has beenprepared to assess current and futureneeds of the District. This study will beperiodically be evaluated and used indecisions to purchase property orexpand existing facilities.

Safety5.07.437

5.02.373 If the police department maintains itsfacility at Town Hall, the City Councilshould consider ways to expand officespace and facilities on-site or at a new,off-site location. An off-site locationshould be sought for a Towncorporation yard.

A preliminary space needs assessmenthas been conducted which indicatesthat there is an urgent need to expandthe Police Department facility to meetcurrent and near-term growth.Maintaining the facility at Town Hallwould retain the central location thatthe current facility enjoys.

5.02.374 In the case that a private school isproposed to be constructed in Colma, itis appropriate to find a site located nearestablished residential areas and publictransit routes. If a church is proposedto be built in Colma, a site should firstbe sought within a cemetery/agricultureland use area; second, in an execu-tive/administrative land use area; third,in a commercial area.

The City Planner will adviseprospective applicants accordingly andmake recommendations consistent withthis policy to the Town Council for newdevelopment projects.

5.02.375 Child care facilities should beencouraged in both residential and non-residential areas in ways that arecompatible with existing uses, in orderto promote availability and accessibilityof services. Facilities will beencouraged to register with the ChildCare Coordinating Council of SanMateo County.

The City Planner will adviseprospective applicants accordingly andmake recommendations consistent withthis policy to the Town Council for newdevelopment projects.



5.02.400 LAND USE ELEMENTIMPLEMENTATION PROGRAMS

Colma has adopted environmental reviewprocedures, a Subdivision Ordinance, TreeRemoval Ordinance, Grading Ordinance andZoning Ordinance to regulate public and privatedevelopment proposals.

Below are listed both existing and proposed ac-tion programs for Plan implementation. Refer-ence is made as to whether the program is ex-isting or proposed and the responsibility for itsoperation.

5.02.410 CALIFORNIA ENVIRONMENTALQUALITY ACT (CEQA) ENVIRONMENTAL REVIEW PROCEDURES(EXISTING)

Private and public land use proposals undergoan initial study to determine if environmentalimpacts will result. A determination is made asto whether a Negative Declaration is appropriateor an Environmental Impact Report (EIR) isrequired. Public input is collected and a decisionis made regarding completeness and accuracyof the report before a project is approved ordenied.

5.02.411 Responsibilities

City PlannerPrepares initial study; coordinates the reviewprocess.

Department HeadsComments on environmental reports.

Interested CitizensProvide input regarding report adequacy.

City CouncilDecision making body; certifies report.

2.420 ZONING ORDINANCE (EXISTING,AMENDMENT RECOMMENDED)

This ordinance sets forth minimum spatial,intensity, and performance requirements foreach type of land use consistent with the

broader goals and policies of the General Plan.Amendments should be considered to allowprivate schools and churches to be locatedwithin G or E zones upon issuance of a UsePermit.


City PlannerEvaluation of projects per standards;coordinates the review process.

Department HeadsComment on development proposals;suggest conditions of project approval.

Interested CitizensProvide input regarding suitability of specificuses at specific locations.

5.02.430 TREE REMOVAL ORDINANCE(EXISTING)

The Tree Removal Ordinance was enacted toprohibit the removal of trees without permit todo so. The Ordinance recognizes that removalof certain trees can destroy the natural beautyof some areas, contribute to erosion andincrease the cost of drainage systems, reduceprotection against wind, and impair residentialprivacy and quiet. It is designed to protect thecharacter and beauty of the Town as well as topromote public health, safety and welfare.

Trees add natural beauty and privacy to Colma,and are beneficial for controlling erosion, wind,and noise.




City PlannerInspect the site and trees to be removed;coordinate the review process.

Department HeadsComment on tree removal; suggestconditions of granting removal permits.

Interested CitizensProvide input regarding effects of treeremoval.

City CouncilDecision making body; approves or deniesproposed project with or without conditions,based on findings set forth in the Ordinance.

5.02.440 SUBDIVISION ORDINANCE(EXISTING)

The Subdivision Ordinance sets forth minimumstandards for land divisions, access, and utilityservice.


City PlannerReviews tentative and final subdivisionmaps; coordinates the review process.

City EngineerReviews tentative and final subdivisionmaps, signs final maps and parcel mapsprior to their recording.

Department HeadsComment on development proposals;suggest conditions of approval.

Interested CitizensProvide input regarding suitability of project.

City CouncilDecision making body; approves or deniessubdivision with, or without, conditions basedon findings set forth in the Ordinance.

5.02.450 GRADING ORDINANCE(EXISTING)

The grading ordinance regulates landdisturbance so that work results in stable slopes,erosion control and proper drainage. In mostinstances the issuance of a grading permit willfollow issuance of a Use Permit.


City EngineerInspects the site and coordinates the reviewprocess. Refers proposals to City Plannerfor CEQA review. Decision making body;issues permits with or without conditionsfollowing final CEQA action.

Department HeadsComment on grading proposals whenrequested by City Engineer.

City CouncilActs on CEQA documents when applicable.

land use element€¦ · 5/4/2017 · the land use element is intended to describe the general...

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