Goals are aspirational purpose statements that indicate the City’s direction and intent on housing-related needs. Each goal encompasses several policies, which are statements that describe the City’s preferred course of action among a range of other options.
Each goal also includes programs, which provide actionable steps to implement the City’s goals and to further the City’s progress towards meeting its housing allocation. Some programs contain quantified objectives, which represent measurable outcomes that can be used to benchmark the success of each program.
This Housing Element contains actions intended to significantly increase the amount and types of housing for all income levels in Santa Maria. These efforts are expected to be initiated throughout the planning period, which is from February 15, 2023, to February 15, 2031. In accordance with State law, the City will also evaluate the progress and effectiveness of Housing Element programs on an annual basis. Together, these actions reflect the City’s commitment to increasing affordable housing and improving existing housing conditions.
The following list of goals, policies, and programs includes a combination of strategies, including a continuation of existing successful policies and programs as well as new policies and programs to tackle emerging opportunities and constraints, address changes in State law, and provide innovative approaches to accommodate the larger RHNA.
IV.B Goals, Policies, and Programs
Goal 1: Promote New Housing Construction
Policies:
Policy 1.1: Provide adequate housing sites
The City will offer and encourage incentives that increase housing opportunities to address all housing needs.
Policy 1.2: Encourage infill development
The City will encourage residential development on vacant or underutilized parcels within the City’s urbanized areas.
2023-2031 Housing Element City of Santa Maria | 22
Policy 1.3: Encourage mixed-use development
The City will encourage mixed-use development in designated zoning districts.
Policy 1.4: Reduce fees on affordable housing developments The City will continue to defer payment of a portion of the fees on projects affordable to lowerincome households.
Policy 1.5: Reduce costs from site improvements.
The City will seek to facilitate strategies that reduce long term service and maintenance costs resulting from new development.
Programs:
Program 1.A: Incentives for Affordable Housing
The City strives to facilitate more affordable housing through the reduction of financial barriers for new construction and redevelopment of affordable housing projects. The City will provide incentives for low- and moderate-income housing developments through one or more of the following actions:
• Approval of density bonus and incentive requests.
• Expedited permit processing.
• Applications for State and federal funding on behalf of a nonprofit, under a specific program to construct affordable housing including persons with physical disabilities or developmental disabilities.
• Provision of financial incentives such as reducing or waiving select City fees for 100 percent affordable housing projects.
Additionally, the City will conduct proactive, annual outreach to affordable housing developers (such as People’s Self-Help Housing and others with recent local experience) to identify development opportunities.
Responsible Body: Planning Division
Time Frame: Ongoing; meet with affordable housing developers annually, totaling eight meetings during the planning period (i.e., four meetings by 2027).
Objective: The City will provide incentives and/or assistance in securing funding to facilitate the production of 100 units affordable to low and/or moderate-income households by 2031.
Geographic Targeting: Facilitate opportunities for affordable housing capacity throughout the City, especially in neighborhoods identified as “Moderate Resource” (the highest level in Santa Maria) on TCAC Opportunity Score maps (see Appendix F, Figure F-13). 23 | City of Santa Maria 2023-2031 Housing Element
Program 1.B: Density Bonus
Government Code Section 65915 requires that a jurisdiction adopt a local Density Bonus Ordinance consistent with State law. The City’s local ordinance is contained in Zoning Ordinance Chapter 12-48. The City will update the ordinance as needed to ensure that its local ordinance remains consistent with State law, but in all cases will continue to apply the most current State law even before local amendments are adopted. The City will also promote the use of the Density Bonus Ordinance through user-friendly materials to increase awareness and use of density bonus provisions by private property owners and developers.
Responsible Body: Planning Division
Time Frame: Update Zoning Ordinance by December 2024. Develop a user-friendly handout on density bonus (December 2024)
Objective: Permit at least 100 new below market rate units through density bonus provisions by 2031 (i.e., 50 new below market rate density bonus units by 2027).
Geographic Targeting: Aim to increase housing opportunities for low- and moderate income households in moderate resource areas that also have larger shares of higher income households (e.g., Appendix F, Figures F-9 and F-13) Program 1.C: Mixed-use Development
The City’s Mixed-Use Ordinance (Zoning Ordinance Chapter 12-49) promotes the development of mixed-use projects in certain areas through various measures such as permitting underutilized motel conversions to mixed-use projects, allowing commercial ground floor uses, and granting reduced standards for parking, setbacks, landscaping, open space, or increased height.
Responsible Body: Planning Division
Time Frame: Ongoing
Objective: The City will continue to process mixed-use development requests, as they are initiated from private property owners, in accordance with Chapter 12-49 of the Municipal Code.
Program 1.D: Accessory Dwelling Units
Monitor the production of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) contribution towards affordable housing to ensure production is consistent with Housing Element projections. Also, conduct annual ADU rental income surveys with the General Plan Annual Reporting to document the affordability of ADUs. If it is determined that the affordability of ADUs is not in keeping with the anticipated affordability levels in the Housing Element inventory or that ADU production is not keeping pace with projections, the City will implement additional measures to facilitate the production and affordability of ADUs as one of the projected housing types in the overall production of affordable housing.
2023-2031 Housing Element City of Santa Maria | 24
These additional measures will include proactive strategies to incentivize and promote the creation of ADUs, including but not limited to:
• Expanding publicity and public engagement for the ADU programs to reach lower-income and non-English-speaking households;
• Identify groups and community organizations that have contact with and/or are representative of these groups (e.g., social/religious organizations, non-profit groups) and work with these groups to develop outreach materials to explain the City’s ADU program and opportunities; and
• Provide technical assistance to lower-income and non-English-speaking households, for example, informing them of the CalHFA ADU Grant Program that provides up to $25,000 to reimburse homeowners for predevelopment costs necessary to build and occupy an ADU.
Responsible Body: Planning Division
Time Frame: Monitor annually (by April 1 of each year); if ADU and overall affordable housing targets are not being met by February 2025, review and revise efforts to increase construction of ADUs or other housing type(s) with commensurate level of affordability (e.g., fee waivers, pre-approved ADU site/floor plans, etc.) no later than August 2025. The scope of the City’s action shall be commensurate with the level of shortfall from construction targets (i.e., if shortfall is slight, additional incentives may be all that is necessary to address the shortfall). If affordable housing targets are still lagging by February 2027, the City will review and revise efforts to increase construction of ADUs a second time, implementing additional incentives no later than August 2027.
Objective: Facilitate production of 1,512 ADUs by 2031.
Geographic Targeting: Facilitate ADUs in single-family neighborhoods, with a focus on moderate resource areas that also have larger shares of higher income households (e.g., Appendix F, Figures F-9 and F-13).
Program 1.E: Prioritization of Services
As required by Government Code Section 65589.7, the City adopted a written policy providing for priority of water and sewer services to affordable housing developments per Resolution 2006-155.
The City will continue to enforce this policy. Immediately following City Council adoption, the City will deliver to the Golden State Water Company a copy of the 2023-2031 Housing Element.
Responsible Body: Public Works Department, Planning Division Time Frame: Ongoing; deliver adopted Housing Element to Golden State Water Company (2023)
Objective: The City will continue to grant priority for sewer hook-ups and service to lowerincome housing developments. 25 | City of Santa Maria 2023-2031 Housing Element
Program 1.F: Annexation Program
If an application for annexation is received, the City will analyze the whole of the application to determine if residential development would be a suitable land use to include in the annexation process for the site. While annexation of additional land is not necessary to accommodate residential development for the 6th Cycle Housing Element, annexation does provide the opportunity for the City to add available residential sites for future cycles.
Responsible Body: Planning Division
Time Frame: Ongoing; complete General Plan Update annexation evaluation (2024) Objective: If future annexations are supported through the General Plan Update annexation analysis, and those areas are determined to be suitable for residential development, complete annexation of additional land for residential development by 2031.
Program 1.G: Manufactured Homes
Government Code Section 65852.3 requires manufactured homes on a permanent foundation to be allowed in the same manner and in the same zone as a conventional stick-built structure. The City’s practice is to treat manufactured homes on a permanent foundation as a conventional single-family home. The City will amend the Zoning Ordinance to clearly reflect the City’s practice that manufactured homes on a permanent foundation are subject to the same regulations as single-family homes.
Responsible Body: Planning Division
Time Frame: 2024
Objective: Zoning Ordinance amended to clearly define manufactured homes on a permanent foundation as a conventional single-family home consistent with State Law.
Program 1.H: Housing on Religious Institution Sites
Assembly Bill (AB) 1851 (2020) encourages the use of religious facility properties (including parking lots) for housing projects. AB 1851 prohibits cities from requiring the replacement of parking spaces lost due to the construction of housing units, eliminating up to 50 percent of the required number of spaces (Government Code §65913.6). The City to conduct outreach to religious institution property owners and operators to inform them of AB 1851 to encourage housing development.
Responsible Body: Planning Division
Time Frame: Outreach to religious properties with a letter informing them of AB 1851 or other relevant new laws related to housing on religious properties (July 2025 and July 2027)
Objective: Through this outreach, the City’s goal is that application(s) for housing on religious institution properties are applied for, and at least 10 housing units are permitted on site(s) with religious institution uses by 2031.
2023-2031 Housing Element City of Santa Maria | 26
Program 1.I: Surplus Land Act Sites
Various identified housing sites are City owned and have been designated as surplus land consistent with the Surplus Land Act (the Act). These sites (APNs 121-224-035, 123-280-026, 125-320-049, 123-043-019) are near the intersection of Main Street and Broadway, at the core of the Downtown Specific Plan. The City is in communication with HCD’s Public Lands Team to ensure that all provisions of the Act are being met. The City declared these properties ‘surplus land’ and issued a notice of availability on these sites to required parties in compliance with Surplus Land Act provisions, Government Code Section 54220.
The City received four developer inquiries, and after good-faith negotiations, the City subsequently selected the development proposal for the four sites which provides for the highest number of housing units, including affordable units.
The City has received a development application for one of the surplus lands sites (Available Site 6) which proposes a mixed-use building consisting of ground floor commercial space with multiple floors of apartment units above in excess of the 54 units estimated for Available Site 6 as depicted Appendix B. The City has been working interactively with the developer on refinements to the proposal and has presented the application to the Planning Commission at a study session, so the decision makers become familiar with the project.
The City will continue efforts to facilitate the development of housing on the sites, with particular focus on the lower-income unit capacity on these sites. As design concepts are refined, the City will continue to ensure that the developer and the four projects continue to comply with Surplus Lands statutes, including the affordability requirements of Health and Safety Code Section 50052.5 and/or Section 50053.
Responsible Party: Planning Division
Time Frame: 2023-2030
o Complete a comprehensive Disposition and Development Agreement (DDA) between the City of Santa Maria and the developer for the four Surplus Lands sites before the end of 2023;
o Complete multiple entitlements for the Surplus Lands Sites (2023 to 2025). o Issue multiple project building permits (2024 to 2028) o Completion of the four Surplus Lands projects (2025 to 2030) Objective: Over 200 lower-income units permitted on identified sites by January 2031. 27 | City of Santa Maria 2023-2031 Housing Element
Program 1.J: Infrastructure Funding Opportunities
The City will pursue supplemental capital improvement project funding, such as through state or federal grant funding, as a way to support infill development and facilitate housing supply and affordability. Through regular meetings (currently monthly) with a hired consultant, the City is kept apprised of current state and local funding opportunities, including for infrastructure project assistance and grants.
Responsible Party: Planning Division, Utilities Department Time Frame: Ongoing.
Objective: Apply for at least one grant application to fund or supplement funding for capital improvements that benefit residential infill and/or mixed-use projects by January 2031.
Program 1.K: Accessory Dwelling Unit Ordinance Updates
The City will update the ADU Ordinance to comply with current State law based on HCD review.
Responsible Party: Planning Division
Time Frame: December 2023.
Objective: Zoning Ordinance amended to regulate ADUs consistent with State law.
Goal 2: Conserve and Improve Existing Housing Stock
Policies:
Policy 2.1: Promote conservation of affordable housing units The City will encourage strategies to maintain affordability controls on government-assisted projects.
Policy 2.2: Improve substandard housing conditions
The City will encourage the preservation and improvement of the existing housing stock.
Programs:
Program 2.A: Minor Home Repair Programs
Housing rehabilitation seeks to extend the useful life of the City’s existing housing stock.
Depending on the age and condition of a structure, the code compliance and housing rehabilitation programs of the City effectively ensure that housing is improved for the residents.
The Minor Home Repair Program, which began in 2013, is operated by Community Action Partnership of SLO County, Inc. (CAPSLO, Inc.) as a subrecipient to the City. The program targets elderly, disabled, and/or low and very low-income households in Santa Maria with the construction and installation of handicapped access improvements (ramps, wheelchair lifts, door widening), 2023-2031 Housing Element City of Santa Maria | 28
removal of architectural barriers, health and safety repairs, such as plumbing, electrical, exterior and interior carpentry (porches, decking, stairs, flooring) and building code violations.
In addition to CAPSLO, the City also provides grant funding to CommUnify (formerly Community Action Commission or CAC) for its Minor Home Repair Program. CommUnify delivers handyman services; installs interior grab bars, and provides some structural modifications.
Responsible Body: Community Programs Division, CAPSLO, Inc., CommUnify Time Frame: Ongoing
Objective: Over the Planning Period, 50 low-income units will be repaired/rehabilitated under the CAPSLO program and 50 units for seniors or persons with disabilities will be repaired/rehabilitated under the CommUnify. This objective is subject to Federal grant funding availability which is used to fund these minor home repair programs. As a part of outreach efforts, the City will focus outreach in areas where the housing stock is older, and where more frequent instances of substandard housing are likely to occur. The City outreach will also target not only owners of individual units, but also owners of multi-unit complexes and mobile home parks that fit within the parameters of the respective programs.
Geographic Targeting: Neighborhoods with oldest housing stock.
Program 2.B: Code Enforcement Program
Enforcing housing and building codes directly links to ensuring the safe and habitable condition of the housing stock, and thus the continued viability of neighborhoods. The Code Enforcement Division strives to ensure that all housing within Santa Maria meets life, health, and safety provisions.
Code violations involving immediate health or safety hazards are handled without the need for a complaint. Alleged violations involving public welfare issues are pursued only after a complaint is received. The Code Enforcement Division works with the property owners to assure each person living in the residence is afforded proper housing while the substandard conditions are being rectified. Code enforcement staff informs property owners of the available housing improvement programs (e.g., minor home repair programs) so that certain repairs and safety hazards may be addressed through these available funding programs.
Responsible Body: Code Enforcement Division
Time Frame: Ongoing
Objective: The City will continue its proactive resolution of health and safety code violations, and will promote the use of the minor home repairs programs through code enforcement efforts (see objective under Program 2.A, Minor Home Repair Programs).
Geographic Targeting: Substandard housing outreach efforts will target areas where the housing stock is older, where more frequent instances of substandard housing are likely to occur.
29 | City of Santa Maria 2023-2031 Housing Element
Program 2.C: Energy Compliance and Conservation
Energy conservation plays a vital role in providing decent, affordable housing. The City will solicit information from local utility providers about conservation programs, rebates, and low-income assistance programs and promote available programs to assist residents with energy improvements and upgrades. To monitor resident participation in local unity upgrades programs, the City will request local utilities report out on these programs within City limits.
Responsible Body: Building Division
Time Frame: Solicitation of local utility providers (2024); monitor local participation (annually)
Objective: Increased participation in local utility upgrades programs.
Program 2.D: At-Risk Affordable Housing Units
Continue monitoring at-risk housing units in Santa Maria. As part of the monitoring program, check the conversion risk status on an annual basis and include the information as part of the Housing Element Annual Progress Report. The City has contacted the one project considered to be at-risk, New Visions, which contains six senior units. The operator, SMILE Corporation, does not intent to convert these units to market rate.
The City will send notices to operators of affordable housing developments identified in the monitoring program three years, 12 months, and six months in advance of affordability expiration dates. In working with affordable housing operators, the City will assist with identifying funding sources to maintain affordability, conduct education and support for tenants, and coordinate with qualified nonprofit organizations to ensure ongoing affordability if current operators are unable to do so.
Responsible Party: Community Development Department
Time Frame: The City will contact owners or representatives of any project that will become at-risk at least one year in advance of the expiration of affordability.
Objective: Preserve all existing below-market rate housing units during the planning period, including the six units considered at moderate risk (New Visions at 1106 N. School St.).
Geographic Targeting: Neighborhoods where affordable housing units are located.
Program 2.E: Replacement Housing Requirements
Pursuant to Government Code 65583.2(g)(3) and 65915, the City will require the replacement of units affordable to the same or lower-income level as a condition of any development on a nonvacant site as required by SB 330 and State law.
Responsible Body: Planning Division
Time Frame: Ongoing as project applications are submitted and reviewed. 2023-2031 Housing Element City of Santa Maria | 30
Objective: Implement State law requirements when applicable during development applications and ensure 100 percent of protected units are replaced in all applicable projects during the planning period.
Geographic Targeting: All residential development project sites with existing lowerincome units, throughout Santa Maria.
Goal 3: Reduce or Remove Government Constraints on Housing Policies:
Policy 3.1: Expedite permit processing
The City will continue to expedite residential permit processing whenever possible.
Policy 3.2: Promote housing through City regulation
The City will apply codes, ordinances, and policies that encourage housing production.
Programs:
Program 3.A: Residential Permit Process Monitoring and Improvements The City processes permits as quickly and efficiently as possible and will continue to evaluate the permitting process to ensure the process remains streamlined. The evaluation will consider approvals and denials, the number of applications, length of the approval process, the involvement and speed of consultants on producing the appropriate environmental analysis for the project as required by the California Environmental Quality Act (CEQA), and types of conditions imposed including cost and any reductions in the initially proposed number of units. As part of the evaluation, the City will also solicit and consider input from housing developers including non-profit organizations. The monitoring program will review Downtown Permits, Conditional Use Permits (CUP) and Planned Development (PD) Permits proposing residential uses.
Responsible Body: Planning Division
Time Frame: Monitoring report prepared every three years (March 2024, March 2027, and March 2030)
Objective: Meet with five housing developers to discuss the City’s approval processes to inform each monitoring report. Strive to reduce the average length of time from deemed complete to project approval for residential mixed-use and multi-family development in part through implementation of Program 3.B (Objective Design Standards) and Program
3.C (Conditional Use Permits and Planned Development Permits) Geographic Targeting: Citywide, with focus on Downtown and zoning districts where residential mixed-use and multi-family development is most likely to occur. 31 | City of Santa Maria 2023-2031 Housing Element
Program 3.B: Objective Design Standards
Consistent with State law, including the Housing Accountability Act, the City will adopt objective design standards for multi-family and mixed-use projects. This effort will address development standards, the review process, and the design related findings for approval of housing developments in both the Zoning Ordinance and the Downtown Specific Plan. The purpose of these standards is to expedite the approval process to support the City in meeting its housing goals, while ensuring projects are attractive, well-designed, and provide adequate amenities and livability for residents. As part of this process, the City will engage with property owners and developers to ensure that standards will result in feasible projects that can achieve the densities assigned to various properties.
Responsible Body: Planning Division
Time Frame: Objective design standards adopted (July 2025) Objective: The City will develop and adopt objective design and development standards for multi-family and mixed-use projects and thereby shorten the time for City review of and action on residential mixed-use and multi-family developments compared to current typical processing time (see Appendix C, Section C.2.4). Geographic Targeting: Multi-family and mixed-use development throughout Santa Maria.
Program 3.C: Conditional Use Permits and Planned Development Permits To facilitate housing, the City will amend the Zoning Ordinance to reduce the reliance on Conditional Use Permits (CUPs) and Planned Development (PD) Permits for residential mixeduse and multi-family development. In conjunction with the development of objective design standards (Program 3.B), the City will consolidate residential development allowed uses and definitions and reduce the CUP requirement for these uses in multi-family and mixed-use zoning districts (e.g., smaller housing developments would be approved by the Zoning Administrator).
Additionally, the City will modify the Planned Development Overlay District code provisions so that a PD Permit is not required for all residential mixed-use or multi-family development within the PD Overlay District. Rather, a PD Permit would only be necessary for a residential mixed-use or multi-family residential project if a modification to zoning standards is requested.
Responsible Body: Planning Division
Time Frame: Zoning amendments adopted (2025)
Objective: The City will amend the Zoning Ordinance related to CUP and PD Permit applicability through the Zoning Administrator process to reduce approval time for residential mixed-use and multi-family as noted under Program 3.A (Residential Permit Process Monitoring and Improvement) with the aim expediting actions on residential projects, and permitting 100 housing units without a PD Permit approval by 2031.
Geographic Targeting: Citywide multi-family and mixed-use zoning districts. 2023-2031 Housing Element City of Santa Maria | 32
Program 3.D: SB 35 Process
The City will develop an application form and checklist and written policy or project review and approval guidelines to specify the SB 35 (2017) streamlining approval process and standards for eligible projects as set forth under Government Code Section 65913.4 and consistent with HCD Updated Streamlined Ministerial Approval Process Guidelines.
Responsible Body: Planning Division
Time Frame: 2023
Objective: SB 35 application form and checklist and written policy or project review and approval guidelines created and published on the City’s website.
Program 3.E: Parking Standards
The City currently offers parking reductions and flexibility for residential projects such as reduced requirements in the Downtown Specific Plan area with additional reductions based on project location within the Specific Plan, for residential mixed-use projects, and through the Planned Development Permit process. To reduce the impacts of parking requirements on the production of housing, the City will assess and update parking standards to establish lower rates for studios and one-bedroom units and review implementation of other proven strategies (e.g., expanding shared parking) to reduce the burden of parking on residential development.
Responsible Body: Planning Division
Time Frame: Study and adopt revised parking standards with the future update to Title 12 Zoning Ordinance (July 2024)
Objective: Revised parking standards and additional incentives adopted. Increase the stock of smaller units (e.g., studios, one-bedroom units, etc.) within Santa Maria above the existing 856 studio and 2,956 one-bedroom units (see Housing Needs Assessment (Appendix A), Table A-10) during the 2023-2031 planning period.
Geographic Targeting: Citywide, with focus on multi-family and mixed-use zoning districts.
Program 3.F: R-2 and R-3 Zoning District Densities and Development Standards The City will increase the allowed densities in the R-2 and R-3 zoning districts (or introduce a new residential zoning district) to allow higher density projects. To support increased densities, staff will evaluate site development requirements to ensure the additional density may be accommodated, including but not limited to building height, setbacks, and parking requirements.
The density increase will be initiated through the General Plan Update Land Use Element with the amendment of the High Density and Medium Density residential land use classifications to support additional density. The General Plan Update is currently underway, with adoption anticipated in 2025. The densities permitted in the High and Medium Density Zone designations 33 | City of Santa Maria 2023-2031 Housing Element
(Santa Maria Municipal Code Title 12) will subsequently be amended for consistency with the Land Use Element after the updated General Plan has been adopted. As part of the zoning code update, development standards will be established or modified as appropriate to facilitate achieving maximum densities. The Title 12 Zoning Ordinance amendment will be a public hearing process, involving Planning Commission’s recommendation, and City Council adoption.
Responsible Body: Planning Division
Time Frame: Zoning districts amended (December 2025)
Objective: Higher allowed densities adopted into Zoning Ordinance. Also see Program
3.B, 3.C and 3.E.
Geographic Targeting: Neighborhoods which contain parcels zoned R-2 and R-3.
Goal 4: Address Special Needs Housing
Policies:
Policy 4.1: Create housing opportunities for people with special needs The City will continue to plan for and support the development of special needs housing.
Policy 4.2: Allow special needs housing consistent with State law.
The City will comply with all State legal requirements pertaining to zoning provisions for homeless shelters, transitional housing, and supportive housing, and residential care facilities.
Programs:
Program 4.A: Accommodations for Seniors and Persons with Disabilities The City strives to address the housing, health care, accessibility and service needs of special needs populations such as the elderly, and persons with disabilities. The City continues to comply with the Federal Fair Housing Act and the California Fair Employment and Housing Act by providing reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations are necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. The City will continue to inform residents on the process and requirements to obtain a reasonable accommodation request (Zoning Ordinance Chapter 12-50).
Responsible Body: Planning Division
Time Frame: Promote reasonable accommodations through the City’s communication channels (e.g., social media, handouts, email distribution, etc.) in multiple languages (2024 and ongoing annually)
2023-2031 Housing Element City of Santa Maria | 34
Objective: The City will continue to accept reasonable accommodation requests and approve three requests by 2031. If two requests have not been received by 2027, the City will expand outreach efforts, including further collaboration with CAPSLO, Inc. to better increase awareness of available funding for reasonable accommodation improvements (see Program 2.A).
Geographic Targeting: Citywide, with a focus on lower-income and special needs households (e.g., seniors, persons with disabilities) (see Appendix F, Figure F-5).
Program 4.B: Supportive Housing for Homeless Persons
The City supports the development and preservation of housing for unhoused individuals through the allocation of funds to public service agencies and nonprofits providing emergency shelter and support services to the homeless. Such services consist of counseling, case management, health care, and transportation. The Non-Profit Facilities Program is available to these agencies for capital development activities, and specifically assists in the development of housing affordable to extremely low-income households.
Responsible Body: Community Programs Division
Time Frame: Annually through the City’s budget process; ongoing Objective: The City will continue to strive to allocate CDBG funding to public service agencies and non-profits providing emergency shelter and services.
Program 4.C: Zoning for Low Barrier Navigation Centers and Emergency Shelters The City’s Zoning Ordinance does not currently address low barrier navigation centers (LBNCs), defined as Housing First, low-barrier, service enriched shelters focused on moving people into permanent housing that provide temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing (Government Code Section 65660). State law requires LBNCs to be permitted by-right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses provided they satisfying the provisions established by AB 101 (see Government Code Section 65662).
Additionally, the City will amend emergency shelter parking standards to only require parking for emergency shelter staff and update the definition of emergency shelters to comply with Government Code Section 65583(a)(4), as amended by AB 2339.
Responsible Body: Planning Division
Time Frame: 2026
Objective: The City will amend its Zoning Ordinance to explicitly allow LBNCs to be permitted as provided by State law.
35 | City of Santa Maria 2023-2031 Housing Element
Program 4.D: Zoning for Transitional and Supportive Housing The City’s Zoning Ordinance allows transitional and supportive housing consistent with State law.
For clarity, the City will list these uses as allowed uses in the appropriate zones. Transitional housing provides temporary housing for a period of six months to two years, with a focus on moving people into permanent housing (Government Code Section 65582). Supportive housing has no limit on length of stay and is linked to an on-site or off-site service that assists residents in retaining housing, improving their health, and maximizing their ability to live and work in the community (Health and Safety Code Section 50675.14). AB 2162 requires that transitional and supportive housing be permitted by-right in areas zoned for residential uses.
Responsible Body: Planning Division
Time Frame: 2026
Objective: The City will amend its Zoning Ordinance to clarify which zones permit transitional and supportive housing as a residential use of property consistent with State law.
Program 4.E: Zoning for Employee Housing
The City will amend its Zoning Ordinance to specify that employee housing for six or fewer employees is considered a single-family structure in the City’s residential land use designations, consistent with Health and Safety Code Section 17021.5. Similarly, the Zoning Ordinance shall be amended per the provisions of Section 17021.6 for employee housing in agricultural land use zones. Lastly, the Zoning Ordinance shall allow eligible agricultural employee housing developments to be subject to a streamlined, ministerial approval process and objective development standards if located on land designated as agricultural in compliance with Section 17021.8. These amendments shall be completed prior to expiration of the Voluntary Compliance Agreement with HUD.
Responsible Body: Planning Division
Time Frame: July 15, 2026
Objective: The City will amend the Zoning Ordinance to allow employee housing consistent with State law.
Program 4.F: Zoning for Residential Care Facilities
The City currently permits residential care facilities for six or fewer persons in all residential zoning districts, as well as districts where single-family homes are allowed by-right and treats them as a residential use. For clarity, the Zoning Ordinance will be amended to specifically list residential care facilities (6 or fewer persons) as a permitted use. The Zoning Ordinance will also be amended to establish objective standards for large residential care facilities (more than six persons) so that those large residential care facilities meeting those standards may be approved without 2023-2031 Housing Element City of Santa Maria | 36
discretionary review (i.e., subject only to objective standards) in all residential zoning districts and similar to other residential uses of the same form in those districts.
Responsible Body: Planning Division
Time Frame: 2025
Objective: The City will amend its Zoning Ordinance to facilitate residential care facilities consistent with State law.
Program 4.G: Zoning for Child Family Care Homes
The City currently permits large and small family day care homes in all residential zoning districts.
For clarity, the Zoning Ordinance will be amended to be consistent with the latest regulations and terminology found in the California Code of Regulations, Title 22, Division 12.
Responsible Body: Planning Division
Time Frame: 2025
Objective: The City will amend its Zoning Ordinance to facilitate child family care homes consistent with State law.
Program 4.H: Housing for Extremely Low-Income Households Assist in the development or redevelopment of one or more properties for housing for those with special needs, including housing affordable to extremely low-income households. Specific actions the City will undertake to pursue this effort include:
• Conduct outreach to and coordinate with non-profit housing developers to facilitate housing for special needs populations, including housing affordable to extremely lowincome households through discussions regarding potential incentives, programs, financial support, etc. (see also Program 1.A);
• Direct outreach to religious institution property owners or operators to inform them about AB 1851 and any other regulations that encourage housing development on these properties (see also Program 1.H);
• Actively assist and support developers with funding applications to support the development of housing for special needs populations, including extremely low-income housing;
• Grant incentives and concessions to housing developments that include units for any special needs populations, and housing units affordable to extremely low-income households (e.g., State density bonus law provisions; see also Program 1.B). • Outreach efforts for this program will cross-over with efforts and objectives of the other Special Needs programs of this section with the aim to increase housing for all special needs populations.
37 | City of Santa Maria 2023-2031 Housing Element
Responsible Body: Planning Division
Time Frame: Outreach to non-profit developers and religious institution properties by January 2024 and biannually thereafter.
Objective: Approve 50 new units for special needs populations, and 50 new extremely low-income housing units by 2031.
Geographic Targeting: Housing sites citywide, with a focus on areas with the highest TCAC Composite scores (i.e., southeastern, and northeastern neighborhoods).
Program 4.I: Support for Farmworkers
Proactive engagement with farmworkers and community-based organizations which advocate for their needs is essential to ensuring farmworker access to housing which is affordable, safe, and promotes good health. The City will continue to coordinate with public, private, and non-profit organizations, such as the Central Coast Alliance United for a Sustainable Economy (CAUSE) , the Mixteco Indigenous Community Organizing Project (MICOP), the California Farmworker Foundation (CFF), Santa Barbara County Promotores Network, the Grower-Shipper Association of Santa Barbara and San Luis Obispo Counties, and others to address the persistent housing issues farmworkers face, including overcrowding, substandard housing, tenant protections, and language barriers. The City will support these organizations in obtaining funding for new housing or rehabilitation of existing farmworker housing units, such as through the U.S. Department of Agriculture (USDA) Housing Programs, the Joe Serna, Jr. Farmworker Housing Grant (FWHG) Program, or the California Department of Community Services & Development Programs LowIncome Weatherization Program (LIWP).
The City will coordinate with local farm owners and operators on topics dealing with housing and support for their farm employees, such as providing access to services, and distance between workplace and housing. Additionally, the City will proactively collaborate with non-profit developers (e.g., People’s Self-Help Housing) to explore funding and incentives for the provision of farmworker housing and to identify specific development opportunities.
All housing projects within the City Jurisdiction, including those for farmworkers, are required to connect to the City water infrastructure, avoiding some of the water quality issues that farmworkers in other areas of the state experience according to the 2022 Farmworker Health Study (FWHS) survey. Connection to City sewer infrastructure is also mandatory, improving the living conditions for Santa Maria farmworker households.
Instances of overcrowding of Farmworker units will be lessened though the development of additional farmworker housing units, which the City will facilitate through the implementation of the programs included under Goal 1: Promote New Housing Construction, and specifically by Program 4.E: Zoning for Employee Housing. Additionally, the City does not restrict the development of housing for farmworkers to any particular residential zoning district.
Although not counted as units under RHNA, many former motels within the City have been improved and used to house seasonal farmworkers, which current US Department of Agriculture 2023-2031 Housing Element City of Santa Maria | 38
data indicate comprise approximately 43 percent of the Santa Barbara Couty total farmworker population.
Through the various methods of anonymous reporting available (in both Spanish and English) the City’s Code Enforcement Division will continue to investigate and issue corrections for substandard housing conditions, including lack of water or heat, proper sanitation, infestations, structure damage or other forms of blight. The Building Division and Fire Department will continue to conduct building permit and fire safety inspections for the conversion of existing buildings to housing for farmworkers.
Responsible Body: Planning Division
Time Frame: Identify actions the City can appropriately undertake to improve farmworker housing (2025).
Objective: Approve 50 new farmworker housing units by 2031.
Geographic Targeting: West-central and northwestern neighborhoods which are known to host existing farmworker housing and higher rates of overcrowding, substandard housing, etc.
Goal 5: Promote Equal Housing Opportunities
Policies:
Policy 5.1: Promote fair housing and home finance education The City will increase awareness of fair housing laws and services to landlords, lenders, and tenants. The City will also connect residents with training on home finance and purchasing.
Policy 5.2: Improve access to opportunity for all residents Take action to create equitable neighborhoods and improve access to opportunities while promoting housing stability.
Policy 5.3: Implement anti-displacement measures
Enforce the right of first refusal for residents displaced through redevelopment of existing housing stock as required by Government Code §66300(d)(2)(D)(ii).
Programs:
Program 5.A: Homebuyer Assistance Program
The City will support and promote available homebuyer programs (e.g., the Housing Trust Fund of Santa Barbara County’s Workforce Homebuyer Program) and seek funding to assist residents with buying a home through first-time homebuyer down payment programs. Programs may provide pre-purchase counseling, deferred payment down payment loans, and closing cost grants to households.
39 | City of Santa Maria 2023-2031 Housing Element
Responsible Body: Community Programs Division
Time Frame: Promote available programs through the City’s communication channels (e.g., social media, handouts, email distribution, etc.) in multiple languages (annually as program funding remains available); complete grant applications for homebuyer program funds every three years (2024, 2027, and 2030) or until a grant is awarded or other funding allocated.
Objective: The City will seek to increase funding of homebuyer assistance programs through grant applications with a goal of at least 10 households assisted by 2031.
Geographic Targeting: Increase housing opportunities for first-time homebuyers in moderate resource areas that also have larger shares of higher income households (e.g., Appendix F, Figures F-9, and F-13)
Program 5.B: Tenant-Based Assistance
The Housing Choice (Section 8) Rental Assistance Program is administered by the Housing Authority of the County of Santa Barbara. This program assists very low-income, elderly, and disabled households by paying the difference between 30 percent of an eligible household's income and the actual rental cost. The City will continue to promote the participation of eligible Santa Maria residents in the County-administered Housing Choice Rental Assistance Program.
Responsible Body: Community Programs Division
Time Frame: Promote programs through City channels (annually) Objective: Since Housing Choice vouchers are portable, the number of vouchers used in Santa Maria will vary over time, but the City will seek to increase the current level of 1,736 households located in the City (including Orcutt) participating in the Section 8 program by 10 percent to 1,910 households. If Section 8 households are not on track with the target by 2027 (i.e., 1,823 voucher households in 2027), the City will work with the Housing Authority of the County of Santa Barbara to facilitate increased voucher use within Santa Maria through outreach or other mutually agreed upon strategies.
Geographic Targeting: Citywide, but with an aim to increase housing opportunities for lowincome households in moderate resource areas that also have larger shares of higher income households (e.g., Appendix F, Figures F-9 and F-13) Program 5.C: Rental Deposit Assistance
The City supports programs that assist residents with rental payments, based on availability, such as the City’s Tenant Based Rental Assistance (TBRA) Program, which provides security deposit assistance through a Qualified Referring Agency (QRA) to qualified low-income households.
Santa Maria is a member of the Santa Barbara County's HOME Consortium and currently is using part of its HOME funds to help with rental deposits within the City limits.
Responsible Body: Community Programs Division
Time Frame: Ongoing
2023-2031 Housing Element City of Santa Maria | 40
Objective: Based on availability of HOME funding and vacancy rates of affordable units, assist 300 households with rental deposits by 2031, averaging approximately 38 households per year. If the City is not on track with the target by 2027 (i.e., 150 households assisted with rental deposits by 2027), the City will take most action based on the limiting factor (e.g., additional outreach, seek additional funding source, etc.) within six months.
Geographic Targeting: Citywide, but with an aim to increase housing opportunities for lowincome households in moderate resource areas that also have larger shares of higher income households (e.g., Appendix F, Figures F-9, and F-13) Program 5.D: Fair Housing Program
The City is committed to supporting Fair Housing programs for residents. The housing programs sponsored by the City promote housing opportunities for all persons within the community. The Legal Aid Foundation of Santa Barbara County, under contract with the City, conducts fair housing activities, and the City’s Community Programs Division administers the production and distribution of Fair Housing information throughout the City.
The City will actively advertise the Legal Aid Foundation’s services through avenues such as the City website, flyers or brochures in public buildings, and on social media. These advertisements will emphasize common tenant protection needs and anti-discrimination actions, such as tenant/landlord mediation and the promotion of legal services to prevent source of income discrimination. Materials will be provided in English and Spanish. The City will track awareness of fair housing services through surveys and/or other methods of receiving input from the community, and increase awareness of such services over the planning period, adjusting outreach methods based on community input results.
Responsible Body: Community Programs Division
Time Frame: Prepare information in multiple languages (2024); provide materials on the City’s website and distribute through various channels (2024), update and re-distribute material regularly but no later than every three years (2027 and 2030) Objective: The City will track awareness of fair housing services and increase awareness of such services over the planning period, adjusting outreach methods based on community input (first survey 2025 and every three years following).
Geographic Targeting: Citywide with a focus on low-income and special needs households (e.g., seniors, female-headed households, large families, persons with disabilities).
Program 5.E: Tenants Rights Information
The City will continue to effectively communicate information regarding local and regional tenants’ rights resources, as well as other relevant resources, in a user-friendly manner. The City will better inform residents, especially those who are harder to reach and potentially at-risk of displacement, through avenues such as the City website, flyers, or brochures in public buildings, and on social 41 | City of Santa Maria 2023-2031 Housing Element
media. Information will be multilingual, and the City will coordinate with organizations and local groups to ensure the effective distribution of information community-wide, including to the Mixteco community who relies more on spoken communication.
Responsible Body: Community Development Department
Time Frame: Written materials produced and translated into Spanish and distributed (June 2025)
Objective: The City will continue to inform its residents on fair housing rights and resources with a focus on reaching at-risk households and will partner with local organizations and groups to be more effective. Our goal is to educate over 200 households through 2031 (i.e., 100 households by 2027).
Geographic Targeting: Citywide with a focus on low-income households, special needs households (e.g., seniors, female-headed households, large families, persons with disabilities), and non-English speaking households.
Program 5.F: Environmental Issue Identification and Action The City will conduct outreach and gather information on environmental and health factors most acutely impacting residents in areas of Santa Maria with the lowest CalEnviroScreen and California Tax Credit Allocation Committee (TCAC) scores (Appendix F, Figures F-13, F-16, and F-32). The City will develop an action plan to address the identified issues, including prioritization, timeframe for implementation, responsible party(ies), and funding sources. Specific City actions include the following or alternative equivalent measures:
• Continue to regularly and efficiently issue permits related to abandoned oil well closures and hazardous waste clean ups (see Appendix C, Section C.4.1); • Conduct outreach to property owners to facilitate understanding and awareness of oil well closures and hazardous waste clean-up resources; and
• As part of Program 4.I (Support for Farmworkers), identify environmental risks to farmworkers in the home that the City could seek funding and/or take action to improve.
Responsible Body: Community Development Department
Time Frame: Develop outreach plan and conduct outreach (2024-2025); develop an action plan (2025-2026); implement action plan (2026-2031) Objective: Develop and implement actions to address environmental health issues most effectively in the lowest resource areas. Also see Program 5.G.
Geographic Targeting: Neighborhoods with the lowest CalEnviroScreen and TCAC scores (see Appendix F, Figures F-13, F-16, and F-32).
2023-2031 Housing Element City of Santa Maria | 42
Program 5.G: Environmental Justice
The City is committed to avoiding the concentration of high-impact or hazardous uses and facilities that disproportionately affects any community, and the City will strive to locate amenities, services, public facilities, and improvements equitably. The City will incorporate Environmental Justice goals, policies, and objectives as part of the comprehensive General Plan Update, which is currently underway. The Environmental Justice provisions of the draft update will first be made available for public review and comment. The Environmental Justice goals, policies, and objectives will be considered in subsequent public hearings before the Planning Commission and City Council, with adoption by of the new General Plan anticipated in 2025.
Responsible Body: Planning Division
Time Frame: Incorporate Environmental Justice goals, policies, and objectives into the General Plan (January 2024) with adoption in 2025 and thereafter, at least annual and ongoing implementation.
Objective: TCAC Opportunity Areas are updated annually by the TCAC methodology and can be a measure to evaluate progress under this Program. Although environmental factors can take significant time to ameliorate, the City will strive to see fewer census tracts within Santa Maria identified as lower resource (Appendix F, Figure F-13). Also see Program 5.I (Capital Improvements in Low-Income Areas).
Geographic Targeting: Citywide with the lowest CalEnviroScreen and TCAC scores (see Appendix F, Figures F-13, F-16, and F-32).
Program 5.H: Condominium Conversions
Condominium conversions can raise the cost of housing and remove affordable multi-family rental housing off the market. The City currently requires for any condominium conversion project a report filed with the City as detailed in Section 12-46.06 (Reports Required for Conversion) and a planned development or conditional use permit approval.
The City will evaluate the requirements for condominium conversions and determine if any improvements could be made to preserve existing units and prevent displacement.
Responsible Body: Planning Division
Time Frame: Evaluate condominium conversion regulations (December 2026); adopt amendments to condominium conversion regulations if appropriate based on evaluation (September 2027)
Objective: Preserve existing rental stock from being converted to condominiums throughout the planning period.
Geographic Targeting: Rental units citywide.
43 | City of Santa Maria 2023-2031 Housing Element
Program 5.I: Capital Improvements in Low-Income Areas
The City will complete projects to improve conditions in areas with higher concentrations of lowincome households. Projects in and around the Downtown area include the Downtown Streetscape Catalyst Project, Chapel Plaza Renovation Project, and Veterans Memorial Park Renovation Project. These projects will create pedestrian enhancements, new cultural and recreational amenities including walking trails and playground equipment, additional trees and landscaping, signage, and security lighting.
The City capital improvement plan provides for repairs, replacements, and upgrades to sewer mains and trunk lines Citywide to provide sufficient capacity on an as-needed basis, including in those areas with concentrations of lower income households.
The City invests in all areas of the community, including areas with a higher concentration of lower-income households, between Blosser Road and Broadway, and Alvin Avenue and Stowell Road, as depicted on Figure 27. For example, to enhance sewer capacity, including flows from the downtown area, the City’s 2022-2024 Adopted Budget allocated $4,332,340 of funds to upgrade the size of the sewer trunk line for the Dejoy Phase II project; $525,000 to upgrade the sewer line on Pine Street between Jones and Boone; and $500,000 to construct the sewer line upgrade on Knudsen Way. All of these projects are within the boundaries of the lower-income concentration area of the City depicted on Figure F-27. Other budgeted improvements within this area are the design and construction of a new intersection control feature at the intersection of Morrison Avenue/Depot Street funded with $475,000 of gas tax, local transportation funds and growth mitigation fees; and $5,000,000 for the expansion of Fire Station #1 to support additional staffing, additional apparatus, shift Battalion Chiefs, workout facilities, and future growth.
Through Program 1.J (Infrastructure Funding Opportunities) the City will pursue supplemental capital improvement project funding (e.g., grants) to complete infrastructure improvements as needed to facilitate the construction of infill residential development. Through regular (currently monthly) meetings with a hired consultant, the City is kept apprised of current state and local funding opportunities, including for infrastructure project assistance and grants.
Responsible Body: Planning Division, Public Works
Time Frame: Chapel Plaza Renovation and Veterans Memorial Park Renovation projects completed by July 2025; Downtown Streetscape Catalyst Project completed by July 2026 Objective: Continue to identify and fund multiple capital projects in each two-year budget cycle, including through the application of Program 1.J. Achieve over three million invested in projects completed in low-income areas by July 2026. Subject to the availability of applicable grants, apply for four grants for improvement projects for lower income areas of the City during the planning period.
Geographic Targeting: Downtown and Lower-income areas.
2023-2031 Housing Element City of Santa Maria | 44
Program 5.J: Housing Mobility
Housing mobility strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access (Santa Maria is mostly low resource but has moderate resource areas in the northeast and southeast, see Figure F-13). To improve housing mobility and promote more housing choices and affordability in the moderate resource areas, including in lower-density neighborhoods, the City will employ a suite of actions to expand housing opportunities affordable to extremely low, very low, low, and moderate income households. Actions and strategies include:
• Accessory Dwelling Units (ADUs) – Promote ADUs in single-family neighborhoods through outreach and providing information on technical and/or available financial assistance. See Program 1.D.
• Religious Institutional Sites – Encourage housing on religious institutional sites within the City through outreach and facilitating housing applications. See Program 1.H. • Facilitate Lower and Mixed-Income Projects in Higher Resource Areas – The City will facilitate the approval and permitting of lower and mixed-income projects in moderate resource areas (see Figure F-31) with the goal of 250 lower income units constructed in these areas by 2031.
Responsible Body: Planning Division
Time Frame: Annually review overall progress and effectiveness and include information in annual report to HCD. If the City is not on track to meet its 300 affordable housing unit goal for the 8-year RHNA cycle by 2027 (i.e., 150 affordable units built or in process by 2027), the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to facilitate a variety of housing choices, including but not limited to, strategies that encourage missing middle zoning (small-scale multi-unit projects), and/or adaptive reuse, within six months.
Objective: Provide 300 housing opportunities affordable to lower income households by February 2031.
Geographic Targeting: Moderate resources areas, including lower-density neighborhoods in moderate resource areas.
45 | City of Santa Maria 2023-2031 Housing Element
IV.C Quantified Objectives
Table IV-2 presents the City’s quantified objectives for construction, preservation, and rehabilitation for the 2023 – 2031 planning period that will be achieved through the policies and programs described above.
Table IV-2: Quantified Objectives
Program Type/Affordability Extremely
Low1 Very Low Low Moderate Above Moderate Total
New Construction 516 516 536 731 3,119 5,418
Rehabilitation 25 25 100 - - 150
Conservation/Preservation2,3 1,055 1,055 106 0 0 2,216
Total 1,596 1,596 742 731 3,119 7,784
1 The City estimates 50% of the very low households would qualify as extremely low income. 2 See Program 5.B. Assumes Section 8 Housing Choice Voucher recipients are split evenly between extremely low and very low income.
3 See Program 5.C. Assumes Rental Deposit recipients are split evenly between the three low-income subcategories.
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-1 Appendix A:Demographics and Housing
Needs Assessment
Contents
Appendix A: Demographics and Housing Needs Assessment ..................1 Contents .....................................................................................................................................1 Section A.1 Introduction and Summary ...................................................................................2 A.1.1 Introduction..........................................................................................................2 A.1.2 Summary .............................................................................................................2 Section A.2 Population Characteristics ...................................................................................4 A.2.1 Population............................................................................................................4 A.2.2 Age ......................................................................................................................5 A.2.3 Race/Ethnicity......................................................................................................6 A.2.4 Employment.........................................................................................................8 Section A.3 Household Characteristics .................................................................................10 A.3.1 Household Size..................................................................................................10 A.3.2 Household Income.............................................................................................11 A.3.3 Overcrowding.....................................................................................................13 A.3.4 Special Housing Needs......................................................................................14 Section A.4 Housing Stock Characteristics ...........................................................................29 A.4.1 Housing Type and Vacancy ...............................................................................29 A.4.2 Housing Tenure .................................................................................................31 A.4.3 Housing Units Permitted ....................................................................................33 A.4.4 Housing Age and Condition ...............................................................................34 Section A.5 Housing Costs and Affordability .........................................................................36 A.5.1 Ownership Costs................................................................................................36 A.5.2 Rental Costs ......................................................................................................38 A.5.3 Overpayment .....................................................................................................40 A.5.4 At-Risk Housing Assessment.............................................................................44 A-2 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Section A.1 Introduction and Summary
A.1.1 Introduction
This section of the Santa Maria Housing Element (Appendix A) presents the foundation for understanding Santa Maria’s housing needs. The section analyzes demographic, economic, and housing-related variables which include the City’s population, special needs groups, employment, housing stock, and housing affordability. Findings in this section provide the basis for the housing goals, policies, and programs to address those needs.
Data sources for this section are derived primarily from the U.S. Census Bureau’s American Community Survey (ACS), the California Department of Finance (DoF), and the Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS).
A.1.2 Summary
Housing needs are determined by a city’s population and its existing housing stock and provide context for developing housing policy, such as which types of housing are most needed. The following summarizes key data from this housing needs assessment. • Santa Maria is a relatively large and fast-growing city. In 2020, Santa Maria’s population of 107,445 accounted for nearly a quarter of Santa Barbara County, and from 2000 to 2021, Santa Maria’s population grew by 39 percent while the greater county population grew by 10 percent.
• Santa Maria has a somewhat younger population than Santa Barbara County. In 2020 the median age in Santa Maria was 29 years compared to 33.8 years in the county.
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-3 • Most residents in Santa Maria identify as Hispanic or Latino. In 2020, 77 percent of Santa Maria’s population identified as Hispanic or Latino and 46 percent of the county population identified as Hispanic or Latino.
• Santa Maria is a significant employment center in Santa Barbara County. In 2019, Santa Maria had an estimated 38,319 jobs, which represented 23 percent of employment in the county. However, Santa Maria has a highly disproportionate share of agriculture jobs in relation to Santa Barbara County. In 2019, 24 percent of Santa Maria’s jobs were in the agriculture and forestry industry compared to 10 percent of jobs in the county. • Households are large in Santa Maria compared to Santa Barbara County. In 2020, the average household size in Santa Maria was 3.73 compared to 2.86 in the county. • A larger share of Santa Maria households experience overcrowding than in the overall county. In 2020, an estimated 21.7 percent of Santa Maria households were overcrowded and 9.4 percent of households were severely-overcrowded; in the county 10.3 percent were overcrowded and 3.9 percent were severely-overcrowded. • Santa Maria household incomes are generally lower compared to the county. In 2020, the median household income in Santa Maria was $67,634 compared to the county median income of $78,925.
• In 2020, 12.7 percent of Santa Maria residents were below the federal poverty line, which was comparable to the share of residents in Santa Barbara County where 12.9 percent of residents were below the poverty line.
• Among senior Santa Maria households (containing at least one person aged 62 or older), 60 percent (3,405 households) are lower-income (earning 80 percent of AMI or less) and 40 percent are housing cost-burdened (spending 30 percent or more of their annual income on housing costs). Seniors are a designated special needs population under housing element law. Seniors can face higher levels of housing insecurity because they are more likely to be on a fixed income while requiring higher levels of care. • Santa Maria’s other special housing needs populations include persons with a disability that may require accessible housing (9.7 percent of residents) and female-headed households who are often at greater risk of housing insecurity (19 percent of family households).
• In Santa Maria, 29 percent (8,124 households) of households are considered large households (five or more people), which are generally served by three-bedroom or larger units. Santa Maria’s inventory of three-bedroom or larger units (16,730 units) could sufficiently accommodate the City’s population of larger families, however, the presence of adequately sized units does not necessarily mean they are affordable to large families as approximately 40 percent of Santa Maria household are cost-burdened.
A-4 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment • Similar to population growth, from 2000 to 2021, housing growth was faster in Santa Maria (35 percent) than in Santa Barbara County (14 percent). • In Santa Maria, 50 percent of households rent their home and in Santa Barbara County 48 percent of households rent their home.
• Home values and rents are generally less expensive in Santa Maria compared to Santa Barbara County. As of March 2022, Santa Maria’s median home sales price was $560,667 and the county home sales price was $845,000. The median rent paid in Santa Maria in 2020 was $1,380 in Santa Maria and $1,596 in Santa Barbara County.
Section A.2 Population Characteristics
A.2.1 Population
The City of Santa Maria has a relatively large and fast-growing population. In 2020, Santa Maria had a population of 107,445 residents, which accounted for approximately 24 percent of Santa Barbara County’s population (Table A-1). From 2000 to 2021, Santa Maria’s population grew by 39 percent (30,022 residents), while the overall Santa Barbara County population increased by 10 percent (41,825 residents).
Table: A-1: Population Growth Trends, Santa Maria and Santa Barbara County, 2000 to 2021 2000 2021 Change 2000-2021
Number Number Number Percent
Santa Maria 77,423 107,445 30,022 39%
Santa Barbara County 399,347 441,172 41,825 10%
Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 Figure A-1: Population Growth Trends, Santa Maria, 2000 to 2021 Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 107,445
60,000
70,000
80,000
90,000
100,000
110,000
Total Population
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-5 Figure A-2: Population Growth Trends, Santa Barbara County, 2000 to 2021 Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 A.2.2 Age
The distribution of age groups influences the types of housing a community needs. For example, a higher number of children and young families can indicate a need for homes with more bedrooms and proximity to schools, parks, and related services. Meanwhile, a notable presence of elderly residents may indicate a demand for smaller, multi-family and accessible units due to the increasing desire to age in place (i.e., stay in their current home or move to a more affordable, age-appropriate residence).
1 In 2020, the median age of Santa Maria residents was 29 years old and was slightly lower than the median Santa Barbara age of 33.8 years old (Table A-2). Since 2010, the median age in Santa Maria and the county increased, but only marginally in each jurisdiction. From 2010 to 2020, the median age increased by 2.1 percent in Santa Maria and by 0.6 percent in Santa Barbara County.
Santa Maria’s population is made up of more children and fewer seniors compared to the overall county population. In 2020, 31 percent of Santa Maria’s population was under the age of 18 compared to 22 percent in Santa Barbara County, and 10 percent of Santa Maria residents were 65 years or older compared to 15 percent in the county (Figure A-3). 1 HUD Office of Policy Development and Research, Aging in Place: Facilitating Choice and Independence 441,172
330,000
350,000
370,000
390,000
410,000
430,000
450,000
470,000
Total Population
A-6 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Table: A-2: Median Age, 2010 to 2020
2010 2020 Change 2010 to 2020
Number Number Number Percent
Santa Maria 28.4 29.0 0.6 2.1%
Santa Barbara County 33.6 33.8 0.2 0.6%
Source: ACS, 5-Year Est. 2010, 2020
Figure A-3: Age Distribution, 2020
Source: ACS, 5-Year Est. 2020
A.2.3 Race/Ethnicity
Understanding the racial and ethnic makeup of a city and region is important for designing and implementing effective housing policies and programs. The location and concentration of racial and ethnic groups are often shaped by a history of market factors and government actions that may result in exclusionary zoning, discriminatory lending practices, or displacement.
Most residents in Santa Maria identify as Hispanic or Latino. In 2020, 77 percent of Santa Maria’s population identified as Hispanic or Latino (Figure A-4). The Hispanic or Latino population accounts for a larger share of residents in Santa Maria compared to the county where 46 percent of residents identified as Hispanic or Latino. Santa Maria also has a smaller share of Non-Hispanic White residents compared to the county. In 2020, Non-Hispanic White residents accounted for 15 percent of Santa Maria’s population and 44 percent of Santa Barbara County’s population.
In the last decade, in which data is available, the size of the Non-Hispanic White population decreased, and the Hispanic Latino population grew in Santa Maria and the county. From 2010 to 2020 the number of Non-Hispanic White residents decreased by 26 percent in Santa Maria and 31% 13% 27% 19% 10% 22% 16% 25% 22% 15% 0%
5%
10%
15%
20%
25%
30%
35%
Under 18 18 to 24 25 to 44 45 to 64 65 and older
% Total Population
Santa Maria Santa Barbara County
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-7 6 percent in the county, while the number of Hispanic or Latino residents increased by 23 percent in Santa Maria and 19 percent in the county (Table A-3).
Figure A-4: Race and Ethnicity, 2020
Source: ACS 5-Year Est. 2020
Table A-3: Change in Race and Ethnicity 2010 to 2020
Number Percent
Santa Maria
Non-Hispanic White -5,586 -26%
Hispanic/Latino 15,269 23%
Non-Hispanic Black/African American -140 -10%
Non-Hispanic Asian 290 6%
Other Race/Ethnicity 1,050 100%
Santa Barbara County
Non-Hispanic White -12,111 -6%
Hispanic/Latino 32,768 19%
Non-Hispanic Black/African American 705 10%
Non-Hispanic Asian 4,117 21%
Other Race/Ethnicity 3,365 30%
Source: ACS 5-Year Est. 2010, 2020
15%
77%
1%
5%
2%
44%
46%
2%
5%
3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Non-Hispanic
White
Hispanic/Latino Non-Hispanic
Black/African
American
Non-Hispanic
Asian
Other
Race/Ethnicity
% Total Population
Santa Maria 2020 Santa Barbara County 2020
A-8 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment A.2.4 Employment
Santa Maria is a significant employment center in Santa Barbara County. In 2019, Santa Maria had an estimated 38,319 jobs, which represented 23 percent of employment in the county (Table A-4). Santa Maria has also experienced substantial job growth in recent years. From 2011 to 2019, Santa Maria added 6,144 jobs, an increase of 19 percent and a faster rate of growth than the overall county, which grew by a rate of 13 percent during the same period. Santa Maria’s job growth also accounted for nearly a third of the county’s job growth from 2011 to 2019.
About 37 percent of residents work and live within Santa Maria while the remaining 63 percent of the City’s workforce lives outside the City and commutes to Santa Maria for work (Table A-5).
Approximately 21,710 Santa Maria residents are employed at a location outside of the City.
Santa Maria has a large concentration of agriculture and forestry industry sector jobs. In 2019, 24 percent of Santa Maria’s jobs were in the agriculture and forestry industry compared to 10 percent of jobs in the county (Figure A-5). A large share of employed Santa Maria residents also held agriculture and forestry jobs. In 2020, 22 percent of residents who worked described their work as relating to the agriculture and forestry industry (Figure A-6).
Table A-4: Total Employment 2011 to 2019
2011 2019 Change 2011 to 2019
Number Number Number Percent
Santa Maria 32,175 38,319 6,144 19%
Santa Barbara County 149,543 169,609 20,066 13%
Source: Longitudinal Employer-Household Dynamics, 2022
Table A-5: Santa Maria Resident Workers, 2019
Employment/Living Location
Employed in the City of Santa Maria but Living Outside 24,340 Employed and Living in the City of Santa Maria 13,979
Living in the City of Santa Maria but Employed Outside 21,710 Source: Longitudinal Employer-Household Dynamics, 2022
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-9 Figure A-5: Jobs by Largest Industry Sectors, 2019
Note: Figure represents the top six largest industry sectors by employment. Not all industries sectors are represented.
Source: Longitudinal Employer-Household Dynamics, 2022
Figure A-6: Resident Employment by Occupation, 2020
Universe: Employed Civilian Population 16 Years and Over Source: ACS, 5-Year Est. 2020 24%
16%
10%
10%
8%
6%
10%
13%
7%
11%
12%
7%
0%
5%
10%
15%
20%
25%
Agriculture &
Forestry
Health Care &
Social
Assistance
Retail Trade Educational
Services
Accommodation
& Food Services
Manufacturing
% Total Jobs
Santa Maria Santa Barbara County
22%
20%
19%
17%
14%
7%
8%
37%
21%
19%
9%
7%
0%
5%
10%
15%
20%
25%
30%
35%
40%
Agriculture and
Forestry
Management Services Sales and
Office-based
Production and
Transportation
Construction
and Mining
% Employed Residents
Santa Maria Santa Barbara County
A-10 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Section A.3 Household Characteristics
A.3.1 Household Size
Households are large in Santa Maria compared to Santa Barbara County. In 2020, the average household size in Santa Maria was 3.73 compared to 2.86 in the county (Table A-6). The average household size has also increased more in Santa Maria than in the county. From 2010 to 2020, the average household size in the City grew by 5.7 percent and by 1.8 percent in Santa Barbara County.
The distribution of household sizes further explains the difference in household sizes between Santa Maria and the county. In 2020, 29 percent of households in Santa Maria contained five or more people, while only 15 percent of households in Santa Barbara County were of the same size (Figure A-7). Additionally, Santa Maria has a smaller share of households containing two people or less. In 2020, 15 percent of Santa Maria households were single-person households and 22 percent were two-person households, and in Santa Barbara County 24 percent were singleperson households and 32 percent were two-person households.
Table A-6: Average Household Size, 2020
2010 2020 Change 2010 to 2020
Number Number Number Percent
Santa Maria 3.53 3.73 0.20 5.7%
Santa Barbara County 2.81 2.86 0.05 1.8%
Source: ACS, 5-Year Est. 2010, 2020
Figure A-7: Household Size, 2020
Source: ACS, 5-Year Est. 2020 15%
22%
16%
17%
29%
24%
32%
15%
14%
15%
0%
5%
10%
15%
20%
25%
30%
35%
1-Person
Household
2-Person
Household
3-Person
Household
4-Person
Household
5 or More-Person
Household
% Occupied Housing Units
Santa Maria Santa Barbara County
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-11 A.3.2 Household Income
Household income is a critical component of housing affordability. Income impacts the decision to rent versus own, as well as the size and location of housing. Santa Maria household incomes are generally low compared to the county (Table A-7). In 2020, the median household income in Santa Maria was $67,634, which is 14 percent lower than the county’s median income of $78,925.
The mean income in Santa Maria ($80,604) is 28 percent lower than in Santa Barbara County ($78,925).
Table A-7: Household Income, 2020
Santa Maria Santa Barbara
County
Median Income $67,634 $78,925
Mean Income $80,604 $111,731
Source: ACS, 5-Year Est. 2020
The RHNA is comprised of five income categories defined by their respective proportion of the county area median income (AMI), ranging from extremely low to above moderate income. Table A-8 shows the breakdown of the AMI categories.
Table A-8: Income Categories as Percentage of AMI, 2021 Income Category % AMI
Acutely Low1 0-15%
Extremely Low 15-30%
Very Low 30-50%
Low 50-80%
Moderate 80-120%
Above Moderate >120%
1 New income category effective January 1, 2022.
Source: Department of Housing and Community
Development, 2021
Table A-9 shows the 2021 income limits for the various income categories in Santa Barbara County. The above moderate category includes all households earning above the upper limit of the moderate-income category.
A-12 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Table A-9: Santa Barbara County 2021 Income Limits by Household Size, 2021 Number of Persons in Household
Income Category 1 2 3 4 5 6 7 8
Acutely Low $9,450 $10,800 $12,150 $13,500 $14,600 $15,650 $16,750 $17,800 Extremely Low $26,250 $30,000 $33,750 $37,450 $40,450 $43,450 $46,450 $49,450 Very Low Income $43,750 $50,000 $56,250 $62,450 $67,450 $72,450 $77,450 $82,450 Low Income $70,050 $80,050 $90,050 $100,050 $108,100 $116,100 $124,100 $132,100 Median Income $63,050 $72,100 $81,100 $90,100 $97,300 $104,500 $111,700 $118,950 Moderate Income $75,650 $86,500 $97,300 $108,100 $116,750 $125,400 $134,050 $142,700 Note: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. In Santa Barbara County, as well as several others, the magnitude of these adjustments results in the low-income limit exceeding the median income.
Source: Department of Housing and Community Development, 2021 Using data from the American Community Survey (ACS), HUD compiles a dataset called the Comprehensive Housing Affordability Strategy (CHAS) that allows local governments to more easily analyze their regional housing issues. The most recently available CHAS dataset is from 2018 and shows that over half (53 percent) of all households (14,755 households) in Santa Maria are low-income, earning 80 percent or less of AMI (Figure A-8). Households earning extremely low incomes (0 to 30 percent of AMI) account for 13 percent (3,705 households) of total Santa Maria households. Santa Barbara County has a greater percentage (59 percent) of households earning more than 80 percent of AMI than Santa Maria (47 percent).
Figure A-8: Household Income Category, 2018
Source: HUD, Comprehensive Housing Affordability Strategy, 2018 13%16% 24%
47%
12%
12%
17%
59%
0%
10%
20%
30%
40%
50%
60%
70%
Extremely Low
(0-30% AMI)
Very Low
(30-50% AMI)
Low
(50-80%)
Moderate and Above
Moderate (>80%
AMI)
% Total Households
Santa Maria Santa Barbara County
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-13 Throughout the City, there are disparities between the incomes of homeowners and renters.
Typically, the number of low-income renters outpaces the amount of affordable housing available.
In Santa Maria, most homeowners earn a moderate income or higher while a larger share of households that rent their home are low, very low, or extremely low-income. In 2018, 64 percent of Santa Maria homeowners (8,750 households) earned above 80 percent AMI compared to 30 percent (4,145 households) of households that rented their home (Figure A-9). Among households that rent their home, 20 percent (2,820 households) earned extremely low incomes compared to six percent (885) of homeowner households.
Figure A-9: Santa Maria Household Income Category by Tenure, 2018 Source: HUD, Comprehensive Housing Affordability Strategy, 2018 A.3.3 Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several standards for defining overcrowding, but this report uses the U.S. Census Bureau definition: more than one occupant per room (not including bathrooms or kitchens). Additionally, the U.S. Census Bureau considers units with more than 1.5 occupants per room to be severely overcrowded. Overcrowding is often related to the cost of housing and typically occurs when demand is high, supply shrinks, and prices rise relative to wage levels. In many cities, overcrowding is experienced more among renters, where multiple renting households live in one unit to make it possible to stay in a community or near employment. Overcrowding is related to household size and the number of bedrooms per unit in the City’s existing housing stock; both topics are discussed in Section 3.4.
A larger share of Santa Maria households experience overcrowding than in the overall county. In 2020, an estimated 21.7 percent of Santa Maria households were overcrowded, and 9.4 percent of households were severely overcrowded, and in the county 10.3 percent were overcrowded and
3.9 percent were severely-overcrowded. 8851,440
2,575
8,750
2,820
2,955
4,080
4,145
0 2,000
4,000
6,000
8,000
10,000
Extremeley Low
(0-30% AMI)
Very Low
(30-50% AMI)
Low
(50-80%)
Moderate and Above
Moderate (>80%
AMI)
Households
Owner Renter
A-14 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Among households in Santa Maria, those that rent are more likely to experience overcrowding than owner-occupied households. In 2020, 16.1 percent (4,498 households) of households were renter-occupied and overcrowded and 7.4 percent (2,072 households) were renter-occupied and severely-overcrowded compared to 5.6 percent (1,580 households) of households that were owner-occupied and overcrowded and two percent (560 households) of households that were owner-occupied and severely overcrowded (Figure A-10).
Figure A-10: Overcrowding by Tenure and Severity, 2020
Universe: Occupied housing units
The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.
Source: ACS, 5-Year Est. 2020
A.3.4 Special Housing Needs
Certain segments of the population encounter more difficulty in finding decent, affordable housing due to special circumstances. Special needs may be related to one’s employment type and income, family characteristics, medical condition or disability, or household characteristics. These households may require special accommodations, such as on-site supportive services, unique building design, or spatial accommodations. The special needs categories assessed in this section include large families, seniors, female-headed households, people with disabilities, farmworkers, and people experiencing homelessness.
Large Families
Large households (five or more persons) have different housing needs than smaller households.
Outcomes for large households in a city where housing stock lacks units with enough bedrooms, could mean overcrowded conditions or overpaying for housing. Figure A-11 shows a range of household sizes in Santa Maria by housing tenure. The most common household size consists of two people (22 percent) and the second-most common household consists of four people (17 5.6% 2.0% 16.1% 7.4% 2.6% 0.8% 7.8% 3.1%
0.0%
5.0%
10.0%
15.0%
20.0%
Overcrowded Severely
Overcrowded
Overcrowded Severely
Overcrowded
Owner-Occupied Renter-Occupied
% Total Occupied Units
Santa Maria Santa Barbara County
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-15 percent). 29 percent of households in Santa Maria (8,124 households) are considered large households.
Adequately sized housing for large households would need to have three or more bedrooms, assuming the unit has a living room and dining room. Table A-10 shows that 60 percent (16,730 housing units) of Santa Maria’s housing stock is 3-bedroom units or larger. Therefore, Santa Maria has a sufficient number of units large enough to accommodate large households that would not resulting in overcrowding, however, the presence of adequately sized units does not necessarily mean they are affordable to large families.
Figure A-11: Santa Maria Household Size by Tenure, 2020 Source: ACS, 5-Year Est. 2020
Table A-10: Santa Maria Housing Units by Number of Bedrooms, 2020 Housing Units %
No bedroom 856 3%
1 bedroom 2,956 11%
2 bedrooms 7,471 27%
3 bedrooms 11,999 43%
4 bedrooms 3,966 14%
5 or more bedrooms 765 3%
Total 28,013 -
Note: 15% of households are 1-person households (see Figure A-8).
Source: ACS, 5-Year Est. 2020 8%14% 8%
9%
5%
3%
4%
7%
8%
8%
8%
6%
5%
6%
0%
5%
10%
15%
20%
25%
1 2 3 4 5 6 7 or more
% Total Occupied Housing Units
Persons per Household
Owner-Occupied Renter-Occupied
15%
22%
16%
17%
11%
8%
10%
A-16 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Senior Households
Senior households (containing at least one person aged 62 or older) often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They frequently live on fixed incomes and are more likely to have disabilities, chronic health conditions, or reduced mobility.
In 2018, 60 percent of senior households (3,405 households) in Santa Maria were lower-income households, earning 80 percent of AMI or less (Table A-11). Senior households that rent are more likely to be low-income. 82 percent of senior households that rent their home are low-income compared to 51.5 percent of senior homeowners.
In Santa Maria, 40 percent of all senior households are housing cost-burdened (spending 30 percent or more on housing costs) (Table A-12). Lower-income senior households (both renters and owners) are more likely to be cost-burdened (spending 30 percent or more of their income on housing costs). In Santa Maria, 80 percent of extremely low-income senior households were cost-burdened (900 households), 54 percent of very low-income senior households were costburdened (635 households), and 38 percent of low-income senior households were costburdened (425 households).
The City has included programs in Housing Element Section IV (Housing Plan) to support the needs of lower-income senior households, including Program 2.A (Minor Home Repair Programs), Program 2.D (At-Risk Affordable Housing Units), and Program 4.A (Accommodations for Seniors and Persons with Disabilities). These programs commit the City to ongoing coordination with local non-profit organizations which serve senior households, including Community Action Partnership of SLO County, Inc. (CAPSLO), CommUnify, and SMILE Corporation.
Table A-11: Santa Maria Senior Households by Income Level and Tenure, 2018 Owner-Occupied Renter-Occupied Total
Number Percent Number Percent Number Percent
Extremely Low (0-30% AMI) 430 11% 690 43% 1,120 20%
Very Low (30-50% AMI) 810 20% 370 23% 1,180 21%
Low (50-80%) 840 21% 265 16% 1,105 20%
Moderate and Above
Moderate (>80% AMI) 1,959 48% 285 18% 2,244 40%
Total 4,039 100% 1,610 100% 5,649 100%
Note: Senior households are defined as containing at least one person aged 62 or older.
Source: HUD, Comprehensive Housing Affordability Strategy, 2018 Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-17 Table A-12: Santa Maria Cost-Burdened Senior Households by Income Level, 2018 0%-30% of
Income Used
for Housing
30%-50% of
Income Used
for Housing
50%+ of
Income Used
for Housing
Total
Extremely Low (0-30% AMI) 220 330 570 1,120
Very Low (30-50% AMI) 545 280 355 1,180
Low (50-80%) 680 285 140 1,105
Moderate and Above Moderate
(>80% AMI) 1,940 220 84 2,244
Note: Senior households are defined as containing at least one person aged 62 or older.
Source: HUD, Comprehensive Housing Affordability Strategy, 2018 Female-headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly female-headed households, who may be supporting children or a family with only one income.
Santa Maria has a higher share of female-headed households than Santa Barbara County. In 2020, 19 percent of family households in Santa Maria were female-headed, compared to 11 percent in Santa Barbara County (Table A-13).
Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging. In 2020, 70 percent of Santa Maria female-headed households had children, while 66 percent of female-headed households in Santa Barbara County had children (Table A-14). Among Santa Maria female-headed households with children, 28.5 percent (1,060 households) were at or below the poverty line and 12.4 percent of female-headed households without children were at or below the poverty line in 2020 (196 households) (Table A-15).
Table A-13: Household Type, 2020
Santa Maria Santa Barbara County
Number Percent Number Percent
Family Households
Married Couple 14,493 52% 72,334 49%
Male Householder 2,706 10% 8,734 6%
Female Householder 5,298 19% 16,329 11%
Non-Family Households
Single-Person Households 4,306 15% 35,383 24%
Other Non-Family Households 1,210 4% 15,529 10%
Source: ACS, 5-Year Est. 2020
A-18 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Table A-14: Female-Headed Households (FHH), 2020
Santa Maria Santa Barbara County
Number Percent Number Percent
FHH w/ Children 3,718 70% 10,788 66%
FHH w/out Children 1,580 30% 5,541 34%
Source: ACS, 5-Year Est. 2020
Table A-15: Santa Maria Female-Headed Households (FHH)
At or Below the Poverty Line, 2020
Below Poverty Line
FHH w/ Children 1,060
FHH w/out Children 196
Above Poverty Line
FHH w/ Children 2,658
FHH w/out Children 1,384
Source: ACS, 5-Year Est. 2020
Persons with Disabilities
Persons with disabilities face added challenges of finding housing that accommodate greater accessibility, mobility, and the opportunity for independence. Additionally, many individuals living with physical, cognitive, and sensory impairments, rely on fixed incomes and need specialized and costly care and medical equipment.
People are considered to have a disability if they have one or more of the following:
• Difficulty seeing or hearing, such as blindness or deafness • Difficulty performing basic physical activities, such as walking, climbing stairs, and lifting • Difficulty learning, remembering, or concentrating
• Difficulty dressing, bathing, or getting around inside the home • Difficulty going outside the home alone to shop or visit a doctor’s office • Difficulty working at a job or business
People with disabilities can face many barriers to securing accessible and affordable housing, including living on fixed and limited incomes, limited housing choices offering accessibility features, higher healthcare expenses, and potential discrimination. The need for adequate and accessible housing outstrips supply and availability. The majority of housing in most communities Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-19 lacks even basic mobility accessibility features such as ramps, extra-wide doors, raised toilets, and lowered counters.
Disability data can provide valuable context for assessing current and future needs for accessible housing units. Since some disability types are not recorded for children below a certain age, calculating disability as a percentage of the total population may not be accurate. Of the total Santa Maria population, 10,230 people (9.7 percent) have a disability of some kind (Table A-16).
The most common types of disabilities in Santa Maria in 2020 were ambulatory disabilities (5.1 percent) followed by cognitive disabilities (3.8 percent) (Figure A-12).
Understanding the employment status of people with disabilities may also be an important component in evaluating specialized housing needs. Of the City’s working age population who are employed, 3 percent have a disability of some kind, where 70.5 percent do not. (Table A-17).
Table A-16: Disability Status, 2020
Santa Maria Santa Barbara County
Number Percent Number Percent
Has a Disability 10,230 9.7% 44,270 10.1%
No Disability 94,734 90.3% 393,403 89.9%
Total Population 104,964 100.0% 437,673 100.0%
Universe: Civilian Noninstitutionalized Population 18 to 64 Years.
Source: ACS, 5-Year Est. 2020
Figure A-12: Disability by Type, 2020
Universe: Civilian Noninstitutionalized Population 18 to 64 Years.
Source: ACS, 5-Year Est. 2020 2.8%
1.4%
3.8%
5.1%
2.1%
3.3%
3.1%
1.6%
3.9%
4.7%
1.8%
3.3%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
Hearing
Difficulty
Vision
Difficulty
Cognitive
Difficulty
Ambulatory
Difficulty
A Self-Care
Difficulty
Independent
Living
Difficulty
% Adult Population with a
Disability
Santa Maria Santa Barbara County
A-20 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Table A-17: Disability Status by Employment Status, 2020 Santa Maria Santa Barbara County
Number Percent Number Percent
Employed 45,310 73.6% 196,000 72.0%
With A Disability 1,867 3.0% 8,711 3.2%
No Disability 43,443 70.5% 187,289 68.8%
Unemployed 2,796 4.5% 12,021 4.4%
With A Disability 454 0.7% 1,342 0.5%
No Disability 2,342 3.8% 10,679 3.9%
Not In Labor Force 13,473 21.9% 64,017 23.5%
With A Disability 2,665 4.3% 10,993 4.0%
No Disability 10,808 17.6% 53,024 19.5%
Total in the Labor Force 48,106 78.1% 208,021 76.5%
Total 61,579 100.0% 272,038 100.0%
Universe: Civilian Noninstitutionalized Population 18 to 64 Years.
Source: ACS, 5-Year Est. 2020
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. According to Section 4512 of the California Welfare and Institutions Code, a "developmental disability" means a disability that originates before an individual attains the age of 18 years, continues or can be expected to continue indefinitely, and constitutes a substantial disability for that individual, which includes cerebral palsy, epilepsy, and autism.
Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The California Department of Developmental Services (DDS) currently provides communitybased services to approximately 350,000 persons with developmental disabilities and their families through a statewide system of regional centers, developmental centers, and communitybased facilities. DDS also provides data on developmental disabilities by age and type of residence. This data is collected at the ZIP-code level and joined to the jurisdiction level by SBCAG. Totals may not match as counts below 48 individuals are unavailable and some entries were not matched to a ZIP code necessitating approximation. According to DDS, there are about 1,700 residents with a developmental disability in Santa Maria, most of whom live with their parents or guardian (1,300 people) (Table A-18). The other common housing arrangements are Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-21 independent/supported living (203 people), community care facilities (123 people), intermediate care facilities (33 people), and a foster/family home (22 people). Approximately half of Santa Maria’s residents living with a developmental disability are 17 years old or younger.
Table A-18: Developmental Disability by Age and Residence, Santa Maria, 2021 Category Value
By Age
17 and Under 836
18 and Over 830
By Residence
Home of Parent /Family /Guardian 1,300
Independent /Supported Living 203
Community Care Facility 123
Intermediate Care Facility 33
Foster /Family Home 22
Other 33
Source: California Department of Developmental Services, 2021 The City has included programs in Housing Element Section IV (Housing Plan) to support the needs of persons with disabilities, including Program 2.A (Minor Home Repair Programs), Program 4.A (Accommodations for Seniors and Persons with Disabilities), and Program 4.F (Zoning for Residential Care Facilities). These programs commit the City to ongoing coordination with local non-profit organizations which serve persons with disabilities, including Community Action Partnership of SLO County, Inc. (CAPSLO) and CommUnify.
Farmworkers
The California Department of Housing and Community Development (HCD) identifies farmworkers as having special housing needs due to their limited income and the unstable nature of their employment.2 Farmworkers are some of the lowest-paid workers in the U.S, according to a 2021 report from The Economic Policy Institute. On average, farmworkers in 2020 earned about $14.62 per hour, “far less than even some of the lowest-paid workers in the U.S. labor force.” Farmworkers are also more likely to have temporary and changing housing needs. Over the past two decades, along with efforts to assure overtime pay and a decent wage, there has been a shift to a more permanent workforce for many farms. This trend has shifted the bulk of the housing need from seasonal housing for migrant workers to permanently affordable housing for low-wage 2California Department of Housing and Community Development, Farmworkers.
A-22 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment working families. Farmworkers commuting to their place of work often experience long commutes, 75 miles on average according to the U.S. Department of Agriculture. • The Farmworker Health Study (FWHS) survey, published in 2022, offers additional insight into the demographics, occupational risks, and health of California’s farmworkers.3 This community-based study was conducted by researchers at the University of California, Merced in collaboration with farmworker-serving organizations across the State between July 2021 and April 2022. Though findings specific to Santa Maria and the surrounding region are limited, the study found the following with regard to farmworker housing statewide:
• Farmworkers interviewed were most likely to be renters (92 percent) in single-family homes (55 percent), and very few renters relied on employers to pay any or all of their rent (two percent);
• More than one-third (37 percent) reported a bad-tasting water at home, indicating poor water quality and possible health risks;
• Other substandard housing issues reported include difficulty keeping their home cool (39 percent) or warm (36 percent), rotting wood (16 percent), mold (14 percent), water damage (13 percent), water leaks (12 percent), cockroaches (24 percent), and rodents (17 percent);
• Farmworker households were larger (median 4.0 persons per households) and over onefourth (29 percent) of farmworker households had six or more persons; and • Chronic overcrowding was indicated by more than one-fourth (25 percent) sleeping in a room with three or more persons.
In terms of regional findings, the most current data from the U.S. Department of Agriculture Census of Farmworkers shows that there was a total of 22,985 farmworkers in Santa Barbara County in 2017, and about 43 percent of farmworkers in Santa Barbara County were seasonal workers (Table A-19). Since 2012, the number of farmworkers in the county increased by 652 workers, an increase of three percent.
Although publicly available data does not provide an estimate specifically for the number of farmworkers in Santa Maria, about 22 percent of residents work in the agriculture and forestry industry according to 2020 ACS data (Figure A-7), and nearly a quarter of all jobs in Santa Maria are in the agriculture and forestry industry (Figure A-6). 4 3 UC Merced Community and Labor Center, Farmworker Health in California. 4 The U.S. Census provides resident employment figures as combined industry categories such as agriculture and forestry, which cannot be disaggregated. In Santa Maria, most residents employed within the agriculture and forestry industry likely work in agriculture.
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-23 The City has included programs in Housing Element Section IV (Housing Plan) to support the needs of farmworkers, including Program 4.E (Zoning for Employee Housing) and Program 4.I (Support for Farmworkers).
Table A-19: Santa Barbara County Total Farms and Farmworkers, 2017 Category Value
Farms 941
Workers
Permanent 13,090
Seasonal 9,895
Total 22,985
Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors)
Note: Farmworkers are considered seasonal if they work on a farm for less than 150 days in a year, while farmworkers who work on a farm for more than 150 days are considered to be permanent workers for that farm.
Source: USDA Census of Farm Workers, 2017
Extremely Low-Income Households
Extremely low-income households often face housing challenges such as overpayment, eviction, and finding suitable, affordable housing. Households earning 30 percent or less of the AMI are considered extremely low-income. These households typically include seniors on fixed-incomes, persons with disabilities, farmworkers, and low-wage workers.
There are 3,705 extremely low-income households in Santa Maria, which account for 13 percent of the total households in the City (Figure A-9). 80.6 percent (2,985 households) of extremely lowincome households are cost-burdened, and 62.5 percent (2,315 households) are severely-cost burdened (Table A-28).
20 percent (2,820 households) of renter households in Santa Maria are extremely low-income, and 6.5 percent (885 households) of households that own their home are extremely low-income.
Among extremely low-income renter households, 82 percent (2,325 households) are costburdened and 65 percent (1,820 households) are severely cost-burdened. Among extremely lowincome households that own their home, 74 percent (655 households) are cost-burdened and 56 percent (495 households) are severely cost-burdened.
From 2012 to 2018, the number of cost-burdened extremely low-income renter households decreased by 11.9 percent (315 households) and the number of cost-burdened extremely lowincome households that own their home decreased by 13.2 percent (100 households).
26.6 percent (750 households) of extremely low-income renter households, are overcrowded and
12.2 percent (345 households) are severely overcrowded. Among extremely low-income A-24 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment households that own their home, 6.8 percent (60 households) are overcrowded and 3.4 percent (30 households) are severely overcrowded.
From 2012 to 2018, the number of overcrowded extremely low-income renter households decreased by 2 percent (15 households) and the number of overcrowded extremely low-income households that own their home decreased by 7.7 percent (5 households).
While the number of extremely low-income households that are cost burdened or overcrowded has decreased, there is still a substantial housing need for housing affordable to extremely lowincome households. Therefore, the City has included programs in Housing Element Section IV (Housing Plan) to support the needs of extremely low-income households, including Program 4.A (Accommodations for Seniors and Persons with Disabilities), Program 4.B (Supportive Housing for Homeless Persons), Program 4.D (Zoning for Transitional and Supportive Housing), and Program 4.H (Housing for Extremely Low-Income Households). These programs commit the City to outreach and coordination with non-profit housing developers and religious institutions, as the granting of incentives and concessions to housing developments that include units affordable to extremely low-income households. The City has a quantified objective of 516 new units affordable to extremely low-income households by 2031 (see Housing Element Section IV.C, Table IV-2).
Residents Living Below the Poverty Line
The Federal Poverty Level is an estimate of the minimum annual income a household would need to pay for essentials, such as food, housing, clothes, and transportation. This level considers the number of people in a household, their income, and the state in which they live.
For individuals living below the poverty level, housing stability can be precarious as their low incomes make them very high risk for homelessness. In 2020, 12.7 percent of Santa Maria residents were below the poverty line, which was comparable to the share of residents in Santa Barbara County where 12.9 percent of residents were below the poverty line (Table A-20). In Santa Maria, Hispanic or Latino residents experience the highest poverty rate. 13.9 percent of Santa Maria residents who identify has Hispanic or Latino earn incomes below the poverty line.
White residents experience the next highest rate of poverty (13 percent), followed by residents who identify as “other race” (12.6 percent) (Figure A-13). As mentioned previously, femaleheaded households with children experience poverty at a disproportionate rate than those without children or the overall population. Among Santa Maria families experiencing poverty, nearly half (47 percent) are female-headed households (Table A-15).
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-25 Table A-20: Residents Below the Poverty Line, 2020
Santa Maria Santa Barbara County
Number Percent Number Percent
Below Poverty Line 13,213 12.7% 54,621 12.9%
At or Above Poverty Level 90,778 87.3% 369,945 87.1%
Universe: Population for whom poverty status is determined.
Source: ACS, 5-Year Est. 2020
Figure A-13: Residents Below the Poverty Line by Race and Ethnicity, 2020 Universe: Population for whom poverty status is determined.
Source: ACS, 5-Year Est. 2020
People Experiencing Homelessness
People experiencing homelessness are among the most vulnerable groups. Homelessness can result from a wide range of factors, such as housing unaffordability, job loss, and lack of services and treatment for mental illness and/or substance abuse. Despite the variety of causes, the provision of affordable housing, especially subsidized units for single individuals, can greatly contribute to the long-term solution of addressing homelessness.
Because of the precariousness of the lives of those experiencing homelessness, the count of these individuals can vary over the year and over extended periods of time. According to the most recent Point-in-Time (PIT) count estimate, there were an estimated 1,962 persons experiencing homelessness across Santa Barbara County in 2022. 1,373 people experiencing homelessness were sheltered, and 589 were unsheltered (Table A-21). Since 2019, the estimated number of people experiencing homelessness in Santa Barbara County increased by 159 individuals, an increase of nine percent. 13.0%
5.3%
9.4%
12.6%
13.9%
11.5%
21.1%
20.0%
14.4%
14.8%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
White Black or African
American
Asian Other Race Hispanic or
Latino
% Residents in Racial/Ethnic Group
Santa Maria Santa Barbara County
A-26 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment 83 percent of individuals experiencing homelessness in Santa Barbara County identified as White, eight percent identified as Black or African-American, four percent identified as two or more races, three percent identified as American Indian or Alaska Native, one percent identified as Asian, and one percent identified as Native Hawaiian or other Pacific Islander. 62 percent of Santa Barbara County residents experiencing homelessness identified as Non-Hispanic, and 38 percent identified as Hispanic.
In 2022, there were an estimated total of 457 residents experiencing homelessness in Santa Maria. 160 people experiencing homelessness were sheltered, and 297 were unsheltered.
Table A-21: People Experiencing Homelessness, 2022
City of Santa
Maria
Santa Barbara
County
Sheltered 160 1,373
Unsheltered 297 589
Total 457 1,962
Source: Santa Barbara County, 2022
Emergency Shelters/Transitional Housing
Emergency shelters and transitional housing facilities for domestic violence victims and formerly homeless individuals and families located in Santa Maria are listed in Table A-22. The Governmental Constraints section (Appendix C) discusses how the City’s zoning code permits emergency shelters. Programs are included in Housing Element Section IV, Housing Plan to address emergency shelters and low barrier navigation centers consistent with state law (Program
4.B; Program 4.C; Program 4.D).
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-27 Table A-22: Santa Maria Homeless Facilities, 2022
Facility Name Address Type of Shelter Capacity
(beds)
Central Coast Rescue Mission 1207 North McClelland
Street Emergency shelter for homeless single men 6
County of Santa Barbara North
County Youth Shelter Care
Program
Communitywide Emergency shelter for runaway, abused, or at-risk youth, ages 10-17 3
Domestic Violence Solutions
Emergency Shelter Confidential Location Emergency shelter for battered women and their children 19 Domestic Violence Solutions
Mariposa House Confidential Location Transitional housing for battered women and their children 40
Good Samaritan Shelter 401 "A" West Morrison
Avenue Transitional shelter for homeless families 56
Good Samaritan Shelter 401 "C" West Morrison
Avenue
Emergency shelter for homeless families and
individuals 90
Good Samaritan Shelter Detox 401 "B" West Morrison
Avenue
Emergency shelter and acute care for acutely
ill, chemically dependent homeless adults 12
Good Samaritan Shelter
Overflow Shelter
401 "D" West Morrison
Avenue
Dining Room / Overflow shelter for homeless
families 40
Good Samaritan Shelter Sober
Living Homes
1833 Elmwood Drive
1404 N. Lincoln Street
Transitional housing for chemically
dependent homeless adults 16
Transitional Center for Women
& Children (TC House I)
412 "A" East Tunnell
Street
Transitional housing for women and their
children 16
Transitional Center for Women
& Children (TC House II)
412 "B" East Tunnell
Street
Transitional housing for women and their
children 22
Total Beds: 320
Source: City of Santa Maria, 2022
Resources for People Experiencing Homelessness
The Santa Maria/Santa Barbara County Continuum of Care (CoC), coordinates housing and services funding for individuals and families experiencing homelessness. The CoC is responsible for outreach, intake, and assessment of service and housing needs, providing immediate and safe alternatives to sleeping on the streets, facilitating access for individuals and families to transitional housing with supportive services, and ensuring that individuals and families have access to affordable, permanent housing. Additionally, the CoC is responsible for tracking and managing the population of people experiencing homelessness.
Additionally, the City has included programs in Housing Element Section IV (Housing Plan) to support the needs of people experiencing homelessness, including Program 4.B (Supportive Housing for Homeless Persons), Program 4.C (Zoning for Low Barrier Navigation Centers and Emergency Shelters), and Program 4.D (Zoning for Transitional and Supportive Housing).
A-28 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the State. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction because residents might not be aware of their rights or they might be wary to engage due to immigration status concerns.
Santa Maria has a large number of residents five years of age and older who identify as either speaking English “not well” or “not at all” (38 percent) in comparison to Santa Barbara County (27 percent) (Table A-23). 24 percent of Santa Maria residents identify as not speaking any English, while 13 percent of Santa Barbara County fall in the same category.
Table A-23: Non-English Speakers, 2020
Santa Maria Santa Barbara County
Number Percent Number Percent
Speak English "Very Well" 30,866 50% 97,621 58%
Speak English "Well" 7,524 12% 24,892 15%
Speak English "Not Well" 8,450 14% 23,321 14%
Speak English "Not At All" 14,988 24% 21,403 13%
Total Non-English Speakers 61,828 100% 167,237 100%
Universe: Population 5 years and over.
Source: ACS, 5-Year Est. 2020
Childcare
Since the early 1990’s the City of Santa Maria’s zoning ordinance has permitted large and small ‘family day care homes’ to be operated out of private residences in the residential zone districts.
The Santa Barbara County Child Care Planning Council (CCPC) prepared a set of policy recommendations to improve access to childcare in proximity to housing. CCPC notes the importance of childcare for working families and special populations, such as single-parents and female-headed households, in particular, and how Cities can support the development of childcare facilities by ensuring their regulations and polices are in alignment with State law.
Recognizing the value of childcare to the City’s residents, a program is included in Housing Element Section IV, Housing Plan to ensure the City’s ordinance and permitting policies are consistent with the current provisions of state law governing Family Day Care Homes for Children. (Program 4.G).
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-29 Section A.4 Housing Stock Characteristics
A.4.1 Housing Type and Vacancy
Table A-24 provides information on the housing stock in Santa Maria, which has a total of 30,766 housing units. From 2000 to 2021, housing unit growth in Santa Maria increased at a faster rate (35 percent) than in Santa Barbara County (14 percent). The most common housing type in Santa Maria is single-family (attached and detached), which comprises 66 percent of the city’s housing stock (Figure A-14). In Santa Barbara County, 64 percent of housing units are single-family (attached and detached).
Table A-24: Total Housing Units, 2000 to 2021
2000 2021 Change 2000-2021
Number Number Number Percent
Santa Maria 22,847 30,766 7,919 35%
Santa Barbara County 142,901 162,547 19,646 14%
Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 Figure A-14: Housing Unit Type, 2021
Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 Over the past two decades, more single-family residential units have been constructed than multifamily residential units in Santa Maria and Santa Barbara County, but the addition of multi-family units has increased at a faster pace. From 2000 to 2021, Santa Maria added 4,901 single-family units, which represents an increase of 32 percent in the City’s single-family housing stock (Figure A-15). During the same period Santa Barbara County’s single-family housing stock increased by 13 percent (Figure A-16). Between 2000 to 2021, Santa Maria added 3,044 multi-family units, an 61% 5%10%20% 5% 57% 7%10%21% 5% 0%
10%
20%
30%
40%
50%
60%
70%
Single-Family
Detached
Single-Family
Attached
Multi-Family, 2-4
Units
Multi-Family, 5+
Units
Mobile Homes
% Occupied Housing Units
Santa Maria Santa Barbara County
A-30 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment increase of 50 percent in the total number of multi-family units in the City. The number of multifamily units between 2000 and 2021 increased by 19 percent in Santa Barbara County.
Figure A-15: Single-Family and Multi-Family Units, Santa Maria, 2000 to 2021 Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 Figure A-16: Single-Family and Multi-Family Units, Santa Barbara County, 2000 to 2021 Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 20,117
9,103
0 5,000
10,000
15,000
20,000
25,000
Housing Units
Single-Family Multi-Family
104,815
49,563
0 20,000
40,000
60,000
80,000
100,000
120,000
Housing Units
Single-Family Multi-Family
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-31 Of the total housing units in Santa Maria, 26,612 are occupied, which results in a vacancy rate of 4.2 percent. Owner-occupied units have a lower vacancy rate than rental units in Santa Maria and the county. In 2020, the Santa Maria and Santa Barbara County homeowner vacancy rate was 0.7 percent and the rental vacancy rate was 2.7 percent (Table A-25).
Table A-25: Vacancy Rate by Tenure, 2020
Overall
Vacancy Rate
Homeowner
vacancy rate
Rental
vacancy rate
Santa Maria 4.2% 0.7% 2.7%
Santa Barbara County 6.9% 0.7% 2.7%
Source: ACS, 5-Year Est. 2020
Figure A-17: Vacancy by Type, 2020
Note: “Other Vacant” includes units that do not fall into any of the categories specified in the figure. For example, includes units held by the owner who does not want to rent or sell the unit or is using the unit for storage. Other reasons may include that the unit is being held for settle of an estate, is being repaired or renovated, or is being foreclosed (although foreclosures may appear in any of the cant or occupied categories).
Source: ACS, 5-Year Est. 2020
A.4.2 Housing Tenure
Housing security can depend heavily on housing tenure (i.e., whether homes are owned or rented).
In addition, lower-income rental households tend to experience a higher degree of housing problems as defined by the Census, such as overpaying, overcrowding, and substandard housing.
Renters are also more economically vulnerable than homeowners, as renters do not build equity through asset ownership like homeowners do. Communities with higher rental populations should therefore consider the unique needs of renters versus owners. 32.0% 10.8% 7.8%10.4% 7.4%
8.0%
23.6%
18.2%
7.2%
5.0%
7.4%
36.2%
1.6%
24.3%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
For Rent Rented, Not
Occupied
For Sale
Only
Sold, Not
Occupied
For
Seasonal/
Recreational
For Migrant
Workers
Other
Vacant
% Vacant Units
Santa Maria Santa Barbara County
A-32 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Of Santa Maria’s total housing stock, 50 percent are owner-occupied and 50 percent are renteroccupied (Figure A-18). Santa Maria has a slightly higher share of renters than Santa Barbara County and a slightly lower share of homeowners than the county. As discussed previously in this report, residents earning moderate to above moderate-income (at or above 80 percent AMI) are more likely to be homeowners than renters (Figure A-11).
Figure A-18: Housing Tenure, 2020
Source: ACS, 5-Year Est. 2020
Figure A-19 shows a range of household types in Santa Maria by the share of renters versus homeowners. Most single-family detached homes (71 percent) are owner-occupied, while multifamily units are overwhelmingly occupied by renters. In 2020, 86 percent of multi-family units in buildings with 2 to 4 units were renter-occupied and 96 percent of multi-family units in developments with five or more units were renter-occupied. Mobile homes also have a higher rate of homeowners (69 percent) versus renters (31 percent).
Figure A-20 shows that in Santa Maria there is a higher rate of homeownership among older residents than younger residents. In 2020, 79 percent of residents between the ages of 65 to 84 were homeowners, and 59 percent of residents 85 years and older were homeowners. Most residents between the ages of 15 to 44 rented their home. 95 percent of householders aged 15 to 24 years were renters, 70 percent of those ages 25 to 34 were renters, and 62 percent of householders aged 35 to 44 were renters.5
5 Householder includes the person, or one of the people, in whose name the home is owned, being bought, or rented.
50%
50%
52%
48%
45%
46%
47%
48%
49%
50%
51%
52%
53%
Owner-Occupied Renter-Occupied
% Occupied Housing Units
Santa Maria Santa Barbara County
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-33 Figure A-19: Tenure by Housing Type, 2020
Source: ACS, 5-Year Est. 2020
Figure A-20: Tenure by Age of Householder, Santa Maria, 2020 Source: ACS, 5-Year Est. 2020
A.4.3 Housing Units Permitted
From 2015 to 2020, Santa Maria permitted a total of 2,239 units, the majority of which were for moderate and above moderate-income households (Figure A-21; Table A-26). The total number of very low and low-income housing units permitted increased from 86 units in the years 2015 through 2017 to 511 units in the years between 2018 and 2020. 71%
39%
14% 4%
69%
29%
61%
86% 96%
31%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Single-Family
Detached
Single-Family
Attached
Multi-Family, 2-4
Units
Multi-Family, 5+
Units
Mobile Homes
% Occupied Units by Type
Owner-Occupied Renter-Occupied
5%
30% 38%
56% 59%
69%
79% 79%
59%
95%
70% 62%
44% 41%
31%
21% 21%
41%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
15 to 24
Years
25 to 34
Years
35 to 44
Years
45 to 54
Years
55 to 59
Years
60 to 64
Years
65 to 74
Years
75 to 84
Years
85 Years
and Over
% Occupied Units by Age Group
Owner-Occupied Renter-Occupied
A-34 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Figure A-21: Housing Units Permitted, Santa Maria, 2015 to 2020 Source: HCD, 2022
Table A-26: Total Housing Units Permitted, Santa Maria 2015 to 2020 Total
Very Low Income 57
Low Income 540
Moderate Income 783
Above Moderate Income 859
Total 2,239
Source: HCD, 2022
A.4.4 Housing Age and Condition
The age of housing stock is a key indicator of the community’s overall housing condition. As homes get older, there is a greater need for maintenance, repair, or replacement of key infrastructure systems. If not properly addressed, an aging housing stock can represent poorer living standards, incur more expensive repair costs, and lower overall property values under certain conditions.
Santa Maria’s housing stock is somewhat younger than housing across Santa Barbara County. 15 percent of all units in Santa Maria were built before 1960, compared to 24 percent of units in Santa Barbara County, and 35 percent of Santa Maria units were built between 1960 and 1979 compared to 38 percent of units during this period in the county (Figure A-22). 21 percent of housing units in Santa Maria were built after 2000, while 12 percent have been built since the year 2000 in the county.
0 27
0 0 4 260
59 0
127 146
208
286
14 391
0 92
0 150
191
125 115
252
26 0
50 100
150
200
250
300
350
400
2015 2016 2017 2018 2019 2020
Units Permitted
Very Low Income Low Income Moderate Income Above Moderate Income Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-35 Figure A-22: Housing Units by Year Built, 2020
Source: ACS, 5-Year Est. 2020
Substandard Housing
In areas with high or rapidly increasing housing costs, some households may only be able to afford housing that is in substandard condition. The Census tracks three housing conditions related to substandard housing: a lack of complete kitchen facilities, a lack of complete bathroom facilities, and a lack of telephone service. In Santa Maria, rented units are more likely to be in substandard condition (Figure A-23). Among renter-occupied housing units, 0.4 percent (114 units) lack telephone service, 0.1 percent (18 units) lack plumbing facilities, and 0.6 percent (176 units) lack complete kitchen facilities. Among owner-occupied housing units in Santa Maria, 0.3 percent (78 units) lack telephone service, 0.02 percent (6 units) lack plumbing facilities, and 0.1 percent (41 units) lack complete kitchen facilities.
Figure A-23: Substandard Housing, Santa Maria, 2020
Source: ACS, 5-Year Est. 2020 15%
35%
29%
16%
5%
24%
38%
25%
8%
4%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Built Before
1960
Built 1960 to
1979
Built 1980 to
1999
Built 2000 to
2009
Built 2010 or
Later
% Housing Units
Santa Maria Santa Barbara County
6 41
78 18
176
114
0 20
40 60
80 100
120
140
160
180
200
Lacking Plumbing Facilities Lacking Complete Kitchen
Facilities
No Telephone Service
Available
Housing Units
Owner-Occupied Renter-Occupied
A-36 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment In August 2022, four apartment buildings containing a total of over 230 units were being rehabilitated under active City-issued building permits. Since 2014, 624 code enforcement cases regarding substandard housing conditions have been filed with the City. These cases related to Substandard Housing and Health & Safety violations which range from lack of water and or heat, the presence of mold, a pest infestation, and general dilapidation. The City works diligently with property owners to address these issues and currently (September 2022) has 20 active cases related to substandard housing conditions.
The City’s Community Development Department staff estimate that during any one year an average of between 9 to 15 residential units in Santa Maria require major rehabilitation. This estimate is based on the Code Enforcement and Building Division staff’s processing of code compliance cases and familiarity with Santa Maria neighborhoods and buildings. The City will continue to implement its code inspection and enforcement program to address substandard housing conditions (Program 2.C).
Section A.5 Housing Costs and Affordability
A.5.1 Ownership Costs
Home prices are impacted by several key factors, including fluctuations in interest rates, overall health of the economy, available government subsidies or policies, and, historically, community demographics. The American Community Survey and private real estate companies such as Redfin provide publicly available data on home prices. The estimates from these sources vary due to the difference in methods used. The American Community Survey data consists of selfreported estimates from homeowners of what the price would be if their home were for sale, while Redfin data represents listed home prices sourced from the company’s real estate website. 6 According to both data sources, home prices are generally less expensive in Santa Maria compared to Santa Barbara County, but home prices have been increasing somewhat more quickly in Santa Maria. Figure A-24 shows data from the 2012 to 2020 American Community Survey 5-Year Estimates. The graph shows that in 2020 the median home price in Santa Maria was $359,700 compared to $610,000 in Santa Barbara County (Figure A-24). From 2012 to 2020, Santa Maria’s median home price increased by 34.6 percent while the price in Santa Barbara County increased by 26.5 percent. Redfin data provides more recent estimates, and Figure A-25 shows that as of March 2022, Santa Maria’s median home price was $560,667 and the Santa 6 There is a difference of $85,383 between the 2020 ACS median home price estimate of $359,700 and the 2020 Redfin median home price estimate of $445,083.
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-37 Barbara County home price was $845,000. From 2012 to 2022, Redfin data shows that the median home price increased by 158 percent in Santa Maria and 142 percent in Santa Barbara County.
Figure A-24: American Community Survey Median Home Sales Price, 2012 to 2020 Source: ACS, 5-Year Est. 2012 to 2020.
$267,200
$359,700
$482,400
$610,300
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
2012 2013 2014 2015 2016 2017 2018 2019 2020
Median Home Sales Price
Santa Maria Santa Barbara County
A-38 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Figure A-25: Redfin Median Home Sales Price, 2012 to 2022 Source: Redfin, March 2022
A.5.2 Rental Costs
Like home values, rents have also increased dramatically across Santa Barbara County in recent years. Rising home costs may result in renters, particularly communities of color, being priced out, evicted, or displaced. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the County, and or even the State.
Santa Maria rents are lower than rents in Santa Barbara County. According to data from the American Community Survey, the 2020 median rent was $1,380 in Santa Maria and $1,596 in Santa Barbara County (Figure A-26). 3.4 percent of rental units in Santa Maria rented for $2,500 or more per month compared to 13.9 percent of units in Santa Barbara County (Table A-27).
Unlike home values, rents in Santa Maria have increased at a somewhat slower rate than in Santa Barbara County. From 2010 to 2020, rents in Santa Maria increased by 35.1 percent while rents in Santa Barbara County increased by 42.2 percent.
Since U.S. Census data often lags market rates, rental data from Apartments.com and Zillow was obtained to provide more current market rates. After the spike in California home and rental costs in the fall of 2022, data from Apartments.com shows that the May 2023 average monthly rent price for all unit types decreased to approximately $2,065 in Santa Maria, and according to Zillow, April 2023 median monthly rents were approximately $2,591 in Santa Maria and $3,525 in Santa Barbara County.
$217,091
$560,667
$348,636
$845,000
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
Median Home Sales Price
Santa Maria Santa Barbara County
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-39 Figure A-26: Median Rent, 2010 to 2020
Source: ACS, 5-Year Est. 2010 to 2020.
Table A-27: Contract Rents for Renter-Occupied Units, 2020 Santa Maria Santa Barbara County
Cost of Rent Number of
Contracts
Percent Number of
Contracts
Percent
> $500 862 6.2% 3,284 4.6%
$500 to $999 1,995 14.5% 9,457 13.4%
$1,000 to $1,499 5,309 38.2% 17,809 25.2%
$1,500 to $1,999 4,214 30.3% 18,692 26.4%
$2,000 to $2,499 842 6.1% 9,166 12.9%
$2,500 to $2,999 252 1.8% 4,724 6.7%
$3,000 to $3,499 113 0.8% 2,678 3.8%
$3,500 or more 116 0.8% 2,450 3.5%
No Cash Rent 202 1.5% 2,545 3.6%
Note: “No Cash Rent” includes units occupied without payment of cash rent.
Source: ACS, 5-Year Est. 2020
$970
$1,380
$1,181
$1,596
$800
$900
$1,000
$1,100
$1,200
$1,300
$1,400
$1,500
$1,600
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Rental Cost
Santa Maria Santa Barbara County
A-40 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment A.5.3 Overpayment
A standard measure of housing affordability compares the cost of market-rate housing to the price residents can afford to pay for housing based on their income levels. State and federal standards specify that households spending more than 30 percent of gross annual income on housing are considered to have a housing cost burden. Severe overpaying occurs when households pay 50 percent or more of their gross income for housing. When a household is overpaying for housing costs, the household has less disposable income for other necessities, including health care, food, and clothing. In the event of unexpected circumstances, such as loss of employment and health problems, lower-income households with burdensome housing costs are more likely to become homeless or to live with other households.
Santa Maria and Santa Barbara County residents experience housing overpayment at a similar rate. In 2018, around 40 percent of Santa Maria and Santa Barbara County households were cost-burdened (Figure A-27).
Renters are typically more often cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. Data for costburdened households by tenure in Santa Maria shows that 30 percent of renter households (4,180 households) spend 30 to 50 percent of their income on housing compared to 17 percent of households that own their home (2,315 households) (Figure A-28). Additionally, 24 percent of renter households (3,310 households) spend 50 percent or more of their income on housing, while 10 percent of home-owner households (1,430 households) are severely cost-burdened.
Rates of cost burden vary greatly across income categories and lower-income households are more likely to be housing cost-burdened than higher-income households. Among low-income Santa Maria households (earning 80 percent of AMI or less) 65 percent (9,645 households) are cost-burdened, and 31 percent (4,640 households) are severely cost-burdened. 80.6 percent (2,985 households) of Santa Maria households making less than 30 percent of AMI spent are cost-burdened, and 62.5 percent (2,315 households) are severely-cost burdened. While just 0.2 percent of residents making more than 100 percent of AMI were severely cost-burdened (Table A-28). As mentioned previously in the report, lower-income seniors are also more likely to be costburdened and 80 percent of Santa Maria senior households making less than 30 percent of AMI spent were severely cost-burdened (Table A-12).
When comparing low-income Santa Maria households that rent and own their home, renters are still typically more often cost-burdened. 70.6 percent of low-income renter households (6,960 households) are cost-burdened, and 33 percent (3,255 households) are severely cost-burdened, while 54.7 percent (2,680 households) of low-income households that own their home are costburdened, and 28.3 percent (1,385 households) are severely cost-burdened.
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-41 Figure A-27: Cost Burden Severity, 2018
Note: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.
Source: HUD CHAS, 2018
58% 59%
23% 21%
17% 20%
1% 1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Santa Maria Santa Barbara County
% Households
% of Household Income Spent on Housing:
30% or Less More than 30% and Less than 50% 50% or More Data N/A A-42 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Figure A-28: Cost Burden by Tenure, 2018
Note: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.
Source: HUD CHAS, 2018
Table A-28: Cost Burden by Income, 2018
Households by Share of Income Spent on Housing Cost
Income <30% 30-50% >50%
<30% HAMFI 19.4% 18.1% 62.5%
30-50% HAMFI 22.1% 38.5% 39.5%
50-80% HAMFI 51.4% 39.7% 8.9%
80-100% 69.7% 27.7% 2.6%
>100% HAMFI 93.4% 6.4% 0.2%
Note: HAMFI refers to Housing Urban Development Area Median Family Income.
Source: HUD CHAS, 2018
Housing Costs Compared to Ability to Pay
The ability to pay for housing is a function of housing costs and other essential living expenses relating to household income. Given market conditions, above-moderate income households have less difficulty locating affordable units, affordable units are frequently defined as those reasonably priced for households that are low- to moderate-income. 72%
45%
17%
30%
10%
24%
1% 1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner-Occupied Renter-Occupied
% Households
% of Household Income Spent on Housing:
30% or Less More than 30% and Less than 50% 50% or More Data N/A Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-43 Table A-29 shows the 2021 income limits for Santa Barbara County and compares these income limits to affordable (no more than 30 percent of gross income) rent and purchase prices. The 2020 median rent in Santa Maria of $1,380 (shown previously in Figure A-27) is generally affordable for three-person households earning 30 to 50 percent of the Santa Barbara County AMI. The 2020 American Community Survey Santa Maria home value estimate of $359,700 is generally affordable for low-income households (earning 50 to 80 percent of the county AMI) of any size with a down payment of 20 percent, and the 2022 Redfin median home sales price estimate of $560,667 is generally affordable to a two-person household earning between 120 and 150 percent of the Santa Barbara County AMI with a 20 percent down payment.
Table A-29: Santa Barbara County Ability to Pay for Housing for Extremely Low, Very Low, Low, Moderate, and Above Moderate-Income Households and Fair Market Rents, 2022 Number of Persons in Household
1 2 3 4
Extremely Low (0-30% AMI)
Annual Income Limit $26,250 $30,000 $33,750 $37,450
Monthly Income $2,188 $2,500 $2,813 $3,121
Max. Monthly Gross Rent1 $656 $750 $844 $936
Max. Purchase Price 5% down2 $117,237 $133,985 $150,733 $167,258 Max. Purchase Price 20% down3 $139,185 $159,068 $178,952 $198,570 Very Low (30-50% AMI)
Annual Income Limit $43,750 $50,000 $56,250 $62,450
Monthly Income $3,646 $4,167 $4,688 $5,204
Max. Monthly Gross Rent1 $1,094 $1,250 $1,406 $1,561
Max. Purchase Price 5% down2 $195,395 $218,838 $246,193 $273,324 Max. Purchase Price 20% down3 $231,975 $265,114 $298,253 $331,127 Low (50-80% AMI)
Annual Income Limit $70,050 $80,050 $90,050 $100,050
Monthly Income $5,838 $6,671 $7,504 $8,338
Max. Monthly Gross Rent1 $1,751 $2,001 $2,251 $2,501
Max. Purchase Price 5% down2 $312,855 $357,517 $402,179 $446,840 Max. Purchase Price 20% down3 $371,425 $424,447 $477,470 $530,493 Median (100% AMI)
Annual Income Limit $63,050 $72,100 $81,100 $90,100
Monthly Income $5,254 $6,008 $6,758 $7,508
Max. Monthly Gross Rent1 $1,576 $1,803 $2,028 $2,253
Max. Purchase Price 5% down2 $281,592 $322,011 $362,207 $402,402 Max. Purchase Price 20% down3 $334,309 $382,294 $430,015 $477,735 A-44 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Number of Persons in Household
1 2 3 4
Moderate (80-120% AMI)
Annual Income Limit $75,650 $86,500 $97,300 $108,100
Monthly Income $6,304 $7,208 $8,108 $9,008
Max. Monthly Gross Rent1 $1,891 $2,163 $2,433 $2,703
Max. Purchase Price 5% down2 $337,866 $386,324 $434,559 $482,793 Max. Purchase Price 20% down3 $401,117 $458,647 $515,912 $573,176 120-150% of AMI
Annual Income Limit $94,575 $108,150 $121,650 $135,150
Monthly Income $7,881 $9,013 $10,138 $11,263
Max. Monthly Gross Rent1 $2,364 $2,704 $3,041 $3,379
Max. Purchase Price 5% down2 $422,388 $483,016 $543,310 $603,603 Max. Purchase Price 20% down3 $501,463 $573,441 $645,022 $716,603 150-180% of AMI
Annual Income Limit $113,490 $129,780 $145,980 $162,180 Monthly Income $9,458 $10,815 $12,165 $13,515
Max. Monthly Gross Rent1 $2,837 $3,245 $3,650 $4,055
Max. Purchase Price 5% down2 $506,866 $579,620 $651,972 $724,324 Max. Purchase Price 20% down3 $601,756 $688,130 $774,027 $859,924 180-200% of AMI
Annual Income Limit $126,100 $144,200 $162,200 $180,200 Monthly Income $10,508 $12,017 $13,517 $15,017
Max. Monthly Gross Rent1 $3,153 $3,605 $4,055 $4,505
Max. Purchase Price 5% down2 $563,184 $644,022 $724,413 $804,804 Max. Purchase Price 20% down3 $668,617 $764,589 $860,030 $955,471 1 30% of income devoted to maximum monthly rent or mortgage payment, including utilities, taxes, and insurance 2 Assumes 95% loan (i.e., 5% down payment) @ 3% annual interest rate and 30-year term 3 Assumes 80% loan (i.e., 20% down payment) @ 3% annual interest rate and 30-year term Source: LWC, 2022
A.5.4 At-Risk Housing Assessment
As part of each housing element update, state law requires jurisdictions to identify low-income assisted rental housing units that are at risk of conversion to market rate housing during the next 10-year period. For the purpose of this section, assisted housing means multifamily rental housing that receives governmental assistance under federal programs listed in California Government Code §65863.10(a), state and local multifamily revenue bond programs, local redevelopment Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-45 programs, the federal Community Development Block Grant Program, and local in-lieu fees, and multifamily rental units that were developed pursuant to a density bonus pursuant to California Government Code §65916.
There is only one development that is at risk of conversion to market rate status during the 2023- 2033 period. This development is New Visions, a 6-unit Senior facility at 1106 N. School St. operated by SMILE Housing Corporation of Morro Bay, an affordable housing provider and registered non-profit which was started in 1989. The New Visions expiration of affordability is on March 1, 2032, and according to Danielle M. Mazzella, Senior Research Manager at California Housing Partnership, this development is considered a moderate risk of conversion.
Table A-30: Assisted Units at Risk of Conversion
Risk Level for Conversion Number of Units
Low Risk 1,771
Moderate Risk 6
High Risk 0
Very High Risk 0
Total Assisted Units in Database 1,777
Notes:
Very-High Risk: affordable homes that are at- risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
Low Risk: affordable homes that are at- risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
Source: California Housing Partnership, 2022
A 2020 study by U.C. Berkley’s Terner Center for Housing Innovation (“The Costs of Affordable Housing Production: Insights from California’s nine percent Low-Income Housing Tax Credit Program”) 7 cites the 2019 total average development costs under California’s Low-Income Housing Tax Credit program as $480,000 per affordable unit. Using this estimated cost, the total replacement cost of the six senior units of the New Visions facility would be just below 3 million dollars. However, in July 2022, the City spoke with the Chief Financial Officer of Smile Corporation, Martha Jones, who related that SMILE Corporation intends to continue to provide affordable housing, which is their target mission as an affordable housing provider, at all their facilities including New Visions location ‘far into the future’. Therefore, the City’s expectation is that these units will not be converted to market rate units in the future. 7 https://ternercenter.berkeley.edu/research-and-policy/development-costs-lihtc-9-percent-california/ A-46 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment The construction of new affordable housing projects is recognized as significantly more expensive than the cost of preservation of exiting units. Where new project costs include expenses such as land acquisition, design development, permitting, construction, materials and utility connections, preserving affordable units would involve identifying a source of funding to subsidize the cost difference between market-rate prices and an affordable rent or payment.
Per the 2023 “HOME’ Program Rent Limits determined by HUD, $1,784 is the maximum affordable “high” rent for a one-bedroom unit, while the fair market rate rent is $2,350. This difference of $566 per month would indicate that $3,396 per month subsidy would preserve the affordability of the six SMILE units.
Rehabilitation is another option: The recent Isla Vista apartment rehabilitation by the County of Santa Barbara cost $1,170,000 to rehab 56 apartment units. Therefore, this major rehabilitation, which was completed in December 2022, cost just under $21 thousand per unit.
As described in Program 2.D, to ensure the SMILE units remain affordable, the City will contact SMILE at least one year prior to the affordability expiration to again confirm their commitment and their ability to keep the 6 units affordable. If SMILE indicates they are unable to maintain the affordability, the City will work with SMILE on possible funding sources to subsidize the cost of maintaining affordability. If SMILE is considering allowing the units to convert to market-rate units, the City will reach-out to qualified entities, such as People’s Self Help Housing, the Housing Authority of the County of Santa Barbara, Partners in Housing Solutions (PHS), and the Santa Barbara Community Housing Corporation (SBCHC), to encourage acquisition. The City will support funding applications by non-profit providers or public agencies to preserve the affordability of these units. The City will also monitor for new programs and sources of funding to extend affordability of these units.
Potential funding sources for the preservation of these units include:
• Homekey: Homekey provides grants to acquire and rehabilitate a variety of housing types, such as hotels and residential care facilities, to serve people experiencing homelessness or who are also at risk of serious illness from COVID-19. • Multifamily Housing Program (MHP): This program provides deferred payment loans for the construction, preservation, and rehabilitation of permanent and transitional rental housing for lower-income households.
• Golden State Acquisition Fund (GSAF): This $93 million fund provides low-cost financing aimed at supporting the creation and preservation of affordable housing across the state. GSAF makes up to five-year loans to developers for acquisition or preservation of affordable housing.
Appendix A: Demographics and Housing Needs Assessment City of Santa Maria | A-47 • Local Housing Trust Fund (LHTF) Program: This program provides matching funds to local or regional housing trust funds for the creation, preservation, and rehabilitation of affordable housing, transitional housing, or emergency shelters. • Community Development Block Grant (CDBG): Federal funding for housing programs is available through the U.S. Department of Housing and Urban Development (HUD).
CDBG funds may be used to provide a suitable living environment by expanding economic opportunities and providing decent housing to low-income households (80 percent AMI).
The City is an entitlement jurisdiction that is allocated annual federal CDBG funds. • Low-Income Housing Preservation and Residential Home Ownership Act (LIHPRHA): This program requires all eligible HUD Section 236 and Section 221(d) projects at risk of conversion to market-rate rentals from mortgage pre-payments be subject to LIHPRHA incentives, which include subsidies to guarantee an eight percent annual return on equity.
• Low-Income Housing Tax Credit: Administered through the California Tax Credit Allocation Committee (TCAC), the Low-Income Housing Tax Credit (LIHTC) subsidizes the acquisition, construction, and rehabilitation of affordable housing by providing a tax credit to construct or rehabilitate affordable rental housing for low-income households. • Section 202 Supportive Housing for the Elderly Program: Provides an interest-free capital advance to cover the costs of construction, rehabilitation, or acquisition of very lowincome senior housing. The program is available to private, nonprofit sponsors; public sponsors are not eligible for the program.
• HOME Investment Partnerships Program: HOME is the largest Federal block grant to state and local governments for the creation and maintenance affordable housing for lowincome households. Funding may be used for home purchase or rehabilitation financing assistance, to build or rehabilitate housing for rent or ownership; or for "other reasonable and necessary expenses related to the development of non-luxury housing," including site acquisition or improvement, demolition of dilapidated housing to make way for HOMEassisted development, and payment of relocation expenses, or to provide tenant-based rental assistance contracts of up to 2 years. The City of Santa Maria does not receive a direct allocation from HUD. Rather, it is part of a Consortium with the County of Santa Barbara, along with a couple other cities in the county. • Permanent Local Housing Allocation (PLHA): PLHA stands for Permanent Local Housing Allocation. It is state funding provided to local governments in California for housing-related projects and programs that assist in addressing the unmet housing needs of the community. Funding may be used for such things as the predevelopment, development, acquisition, rehabilitation, and preservation of multifamily, residential livework, rental housing that is affordable to extremely low-, very low-, low-, or moderateincome households, including necessary operating subsidies, Capitalized Reserves for A-48 | City of Santa Maria Appendix A: Demographics and Housing Needs Assessment Services connected to the preservation and creation of new permanent supportive housing, and Efforts to acquire and rehabilitate foreclosed or vacant homes and apartments. The City of Santa Maria is part of the PLHA Consortium with the County of Santa Barbara.
Despite the rising cost of housing development, as of September 2022, there are 318 affordable units under construction in the City. The Centennial Gardens Apartments project on West Battles Road in Santa Maria, has received over $32 million in tax-exempt affordable housing bonds from the California Statewide Communities Development Authority (CSCDA) for the development of 159 affordable units serving large families with rents affordable to households earning 30 to 70 percent of area median income (AMI). The project will be developed by MacDonald Ladd.
The Santa Maria Studios project has received over $2 million in annual federal tax credits to finance the new construction of 159 units of housing serving seniors with rents affordable to households earning 30 to 60 percent of AMI, and is in development at 2660 & 2712 Santa Maria Way in Santa Maria, by Pacific West Communities, Inc.
In addition to the units under construction, the Centennial Square Apartments project has received City discretionary approval and density bonus for 182 affordable units, which as of September 2022 are in building permit review. Centennial Square Apartments is located at SW Corner of Miller St. & Plaza Dr. in Santa Maria and has received over $3 million in annual federal tax credits to finance the new construction of 182 units of housing serving large families with rents affordable to households earning 30 to 60 percent of AMI. The project will be developed by Dawson Holdings, Inc.
Sites Inventory and Methodology City of Santa Maria | B-1 Appendix B: Sites Inventory &
Methodology
Contents
Appendix B: Sites Inventory & Methodology .............................................1 Contents .....................................................................................................................................1 Section B.1 Introduction..........................................................................................................2 B.1.1 Overview and Purpose.........................................................................................2 B.1.2 Regional Housing Needs Allocation .....................................................................2 B.1.3 Data.....................................................................................................................3 Section B.2 Future Residential Development Potential ...........................................................4 B.2.1 Accessory Dwelling Units.....................................................................................4 B.2.2 Entitled and Proposed Developments ..................................................................6 B.2.3 Assumptions ......................................................................................................10 B.2.4 Methodology ......................................................................................................12 B.2.5 Suitability of Nonvacant Sites.............................................................................14 B.2.6 Environmental Constraints for Available Sites....................................................19 Section B.3 Adequacy of Residential Sites in Meeting RHNA ...............................................23 B.3.1 Housing Sites Maps ...........................................................................................24 B.3.2 Housing Sites Table...........................................................................................26 B-2 | City of Santa Maria Sites Inventory and Methodology Section B.1 Introduction
B.1.1 Overview and Purpose
This Technical Appendix describes the available sites for housing within the City of Santa Maria and the Regional Housing Needs Allocation (RHNA) Plan and the ability of Santa Maria to accommodate the fair share allocation of housing. Government Code Section 65583(a)(3) requires that the Housing Element include an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. Government Code Section 65583.2(a) requires that the inventory identify sites “...that are sufficient to provide for the jurisdiction's share of the regional housing need for all income levels...” within the planning period.
The City’s inventory of sites for potential housing is presented in this Technical Appendix. The available sites inventory is comprised of approved projects, vacant sites, and future Accessory Dwelling Units (ADUs). The sites analysis documents that there are sufficient vacant sites available within the City of Santa Maria, in addition to anticipated future ADU development, to accommodate the City’s 6th-cycle RHNA.
B.1.2 Regional Housing Needs Allocation
State law (California Government Code Section 65584) requires that each city and county plan to accommodate a fair share of the region’s housing construction needs. The Regional Housing Needs Assessment is conducted by California’s Department of Housing and Community Development (HCD), which determines a state-wide housing need. That state-wide need is then distributed among the state’s regional Councils of Governments as the Regional Housing Need Determination.
Santa Maria is within the Santa Barbara County region and is a one of the region’s eight incorporated cities (Buellton, Carpinteria, Goleta, Guadalupe, Lompoc, Santa Barbara, and Solvang) which along with the unincorporated county areas, comprise the Santa Barbara County Association of Governments (SBCAG). HCD determined that the Regional Housing Need for the SBCAG region is a minimum of 24,856 housing units. These units must be accommodated during the sixth cycle of the RHNA, which is the statuary planning period of February 2023 to February 2031.
SBCAG has established the methodology to distribute the overall housing need among its jurisdictions, assigning each with a RHNA. The RHNA is a quantified minimum projection of additional housing units needed in the City to accommodate projected household growth at all income levels by the end of the housing element’s planning period.
Sites Inventory and Methodology City of Santa Maria| B-3 Table B-1 presents the projected housing needs for all income categories as determined in the RHNA. The Adequate Sites section that follows demonstrates that the City of Santa Maria has more than a sufficient number of adequate housing sites available to meet the housing needs allocation for all income categories.
Table B-1: HCD Revised State Income Limits for 2021, December 31, 2021 Income Category (% of County
AMI)
Number of Units Percent
Extremely Low 516 9.5%
Very Low 516 9.5%
Low 536 9.9%
Moderate 731 13.5%
Above Moderate 3,119 57.6%
Total Allocation 5,418 100.0%
Source: Regional Housing Allocation Plan, SBCAG, 2021.
Following Section 65583(a)(1) of the Government Code, the City will presume that 50% of the very low-income households qualify as extremely low income households. Therefore, the total number of extremely low and very low-income households noted in Table IV–1 equal the City’s original 1,032 Very Low income unit allocation.
B.1.3 Data
The development of the Available Sites Inventory, including the identification of approved residential projects and ADUs, used the following City data sources:
• The 5th Cycle City of Santa Maria Housing Element
• Recent Annual Progress Reports
• City Discretionary Permit and Building Permit records • City Zoning Ordinance
• City General Plan Land Use and Zone Maps
• Downtown Specific Plan
• Planning Commission Public Hearing Agendas and Minutes B-4 | City of Santa Maria Sites Inventory and Methodology Section B.2 Future Residential Development Potential
B.2.1 Accessory Dwelling Units
The City has adopted an ADU Ordinance consistent with current state law (Zoning Code Chapter 12-56) and has been processing ADU building permit applications and issuing permits since 2018.
The Ordinance includes development standards for attached and detached ADUs and specifies the requirements and process for permitting ADUs in residential zones. The ordinance was updated in 2021 to reflect new State regulations for ADUs and Junior Accessory Dwelling Units (JADUs). The City has produced an ‘Accessory Dwelling Unit Guide’ which has been made available through the City’s website and at the Community Development Department public counter. In addition to the guide, the Planning and Building Division staff respond to property owner questions regarding ADU process and standards and are available to informally review concept ADU proposals.
Government Code section 65583.1 provides that local governments may include ADUs as part of their strategy for accommodating their RHNA. The City of Santa Maria allows ADUs in the city’s residential zones, but the precise location and rents of future ADUs are unknown. Therefore, the City has prepared the following analysis to determine the number of ADU permits issued during the previous three years. The City then surveyed ADU owners to determine rental costs, discovering that many owners do not charge rent to the household occupying the ADU.
Combining the annual average number of permits with the affordability information allows the City to project future ADU permits by RHNA income category for the 8-year RHNA cycle.
ADU Projection
For the prior three years (2019 through 2021), the City has issued an average of 236 ADU building permits. In 2018 when the City received the first ADU permit applications, only 47 permits were issued. To be conservative in our projection we are including the 2018 permits in the analysis, even though doing so reduces the annual average to 189 permits issued.
The upward trend in yearly ADU permit issuance is continuing, as evidenced that the City had already issued 195 ADU building permits in the first quarter of 2022. Again, to be conservative in our projection, we are not including those 2022 permits in the ADU projections. As depicted in Table B-2, the City projects to issue 1,512 ADU permits during the Sixth Cycle.
Table B-2: HCD Revised State Income Limits for 2021, December 31, 2021 2018 2019 2020 2021 Total Annual
Average
8-Year
Projection
47 103 204 401 755 189 1,512
Sites Inventory and Methodology City of Santa Maria| B-5 Affordability Analysis
The steps taken in the affordability analysis are as follows:
• Confirm the State’s maximum rent limits for each RHNA household income category, using the HCD Maximum Income Limits for Santa Barbara County, 2021. • Conduct online and phone surveys to determine ADU rental costs within the City. • Assign each of the ADUs surveyed to an income category, and establish the percentage of total surveyed ADUs in each category.
• Use those percentages to calculate the affordability category of projected future ADUs.
The 2021 Santa Barbara County Area Median Income is $90,100 (see Table II-1: Santa Barbara County 2021 Income Limits).
Based on information gathered in the phone surveys, the majority of ADU households consist of 2 to 3 persons. Using the HCD income limits, Table B-4 depicts the maximum ADU rents for Households of 2 to 3 persons, by affordability category.
Table B-4: ADU Rent Maximums
Affordability
Category Income Range
Two-Person Household Three-Person Household
Income1 Max Rent2 Income1 Max Rent2
Extremely low
Below 30% of
area median
income
$30,000 $750 $33,750 $843
Very Low
30% - 50% of
area median
income
$50,000 $1,250 $56,250 $1,406
Low
50% - 80% of
area median
income
$80,050 $2,001 $90,050 $2,251
Moderate
80% -120% of
area median
income
$86,500 $2,163 $97,300 $2,432
1. Maximum based on HCD Revised State Income Limits for 2021, December 31, 2021 (https://www.hcd.ca.gov/grantsfunding/income-limits/state-and-federal-income-limits/docs/income-limits-2021.pdf)
2. Monthly Maximum Rent determined by multiplying the Income Maximum by 30%, then dividing by 12 months, with resulting fractional dollar amounts rounded down.
In early 2022 the City conducted an over the phone survey of ADU property owners who had received certificate of occupancy for their ADU in 2021 to determine the rents charged (if any) to households occupying ADUs. Twenty-three ADU owners responded to our questions, and their responses on rent costs were then compared to the maximum rents from Table B-4.
Ten out of the 23 ADU owners responded they did not charge the occupants of the ADU household any rent (non-rental). These ADUs, equating to 43% of total survey ADUs, were allotted as affordable to the Very Low-income category. Six of the 23 ADU owners indicated the rent charged is less than $1,406 per month, therefore affordable at the Very Low-income category B-6 | City of Santa Maria Sites Inventory and Methodology for a three-person household. Seven indicated the rent they charged was less than $2,251 per month for the ADU, therefore affordable for the Low-income category for a three-person household. No ADU rents reported were above the Low-income category.
Table B-5 below provides rented and non-rental ADU percentages.
Table B-5: Survey of 2021 Finaled ADUs
Affordability
Category
Affordability Assumption
Rented ADUs
(56.5% of Total)
Affordability Assumption
Non-Rented ADUs
(43.5% of Total)
Affordability Assumption for
All ADUs Combined
(100% of Total)
Very Low 6 10 69.5%
Low 7 - 30.5%
Affordability of Projected ADUs
The analysis indicates that as of 2022, the affordability of the City’s completed ADUs are in the Low to Very Low income categories. Realizing the ADU rental market may change over time, the City has taken a more conservative approach in assigning affordability to the 1,512 ADUs projected to be constructed within the Sixth Cycle. With the Statewide housing cost and rent increases experienced in 2022, the City is assuming that ADU rents will likely also rise. Therefore, to be conservative, the City has assigned 20% of the total projected ADUs to the Moderate Income category, and 10% are assigned to the Above Moderate income category.
Table B-6: City of Santa Maria Projected ADUs by Income Category Affordability
Category
Affordability Assumption for All ADUs
(100% of Total)
8-Year ADU Projection
1,512
Low 70% 1,058
Moderate 20% 303
Above Moderate 10% 151
B.2.2 Entitled and Proposed Developments
The RHNA projection period begins on June 30, 2022 and concludes February 15, 2031. Projects which have applied for discretionary approval and those projects with completed entitlements but did not receive their certificate of occupancy or final permit by June 30, 2022, but are expected to be completed before the end of the planning period (February 15, 2031), may be credited to the City’s RHNA, with documentation of the number of approved units and their affordability. Table B-7 lists those projects.
B-7 | City of Santa Maria Sites Inventory and Methodology Table B-7: Entitled and Proposed Development Projects as of November 2022 Project Name APN Address Project
Description
Project
Status
Building Permit
Status
Site
Condition/
Existing Use
Unit Affordability1 UPDATE as of
JUNE 2023
Low Mod Above
Mod
Status Phasing Anticipated
Completion
Vino Bello /
DT2020-0017 119-276-015 120 W
Chapel
32 attached
units on 0.3
acres
Approved Applied -
In Review
Vacant 32
• Temporary Power permitted and installed. No 2024
123 Fesler
Apartments /
DT2020-0016
121-152-014 123 W
Fesler
23 attached
units on 0.2
acres
Applied -
In Review - 1 SFR Unit 2 22 3
City is working with the applicant. Pending
resubmittal by applicant fall of 2023.
Hearing potentially as early as spring 2024
No 2024
309 Mill
Apartments /
DT2020-0015
121-193-011 309 E Mill
23 attached
units on 0.2
acres
Applied -
In Review - 1 SFR Unit 2 22 3
City is working with the applicant. Pending
resubmittal by applicant fall of 2023.
Hearing potentially as early as spring 2024
No 2024
Gateway Mixed
Use / DT2017-
0033
119-276-019 101 N
Broadway
Mixed Use
Commercial
with 18
attached units
on 0.3 acres
Approved Issued - In
Construction Vacant 18
• Water Meter Purchased
• Electric Meter Installed
• Building Construction and Inspections
underway
No Early 2024
Cook Street
Apartments /
DT2022-0017
125-320-018 200 Block of
E Cook St
117 attached
units on 0.69
acres
Applied -
In Review
- Vacant 117 • Downtown Revitalization Committee (nondiscretionary review) occurred April 2023 • Next step is Planning Commission hearing
anticipated for September 2023
No Late 2024
Heritage Walk
Lofts DT2022-
0018
123-280-003 201 Town
Center
102 attached
units on 1.3
acres
Applied -
In Review - Retail 2 102
• Project entitlements approved by City
Council on March 7, 2023
No Mid 2024
Park Edge
Apartments /
PD2020-0008
128-090-039,
128-090-023
2770 Santa
Maria Way
Mixed Use
Commercial
with 140
attached units
on 7.5 acres
Approved - Vacant 12 128
• Building Permit plan reviews in process.
• Grading permit issued
No Early 2025
Northman /
PD2018-0013 109-010-005 3000 Santa Maria Way
59 single-family
detached units
on 13.2 acres
Approved Applied -
In Review
Vacant 58
• Grading permit issued and construction in
process.
• Model Home Building Plans approved.
• Building permits issued for individual lots.
No Early 2024
B-8 | City of Santa Maria Sites Inventory and Methodology Centennial
Square
Apartments /
PD2020-0009
128-066-003
Miller Street
and Plaza
Drive
184 attached
units on 6.3
acres
Approved Applied -
In Review
Vacant 38 146
• Grading Permit approved.
• Building Permits issued.
No 2025
Barcellus Senior
Apartments /
PD2016-0005
128-067-033 510 E
Barcellus
80 senior
attached units
on 2.4 acres
Approved - Vacant 80
• Planning Commission approves PD
Permit application PD2022-0015 to make
project Senior and Affordable
• applying to HCD for the upcoming 2023
HCD SuperNoFA for MFH Funding
No 2025
Starlight Homes
/PD2022-0006 109-010-012 3170 Santa
Maria Way
49 single-family
detached units
on 8.9 acres
Applied -
In Review - Drive In
Theater 2 49 1
• General Plan / Zoning Amendment and
Planned Development Permit approved by
City Council.
• Demolition Permits (removal of Drive in)
approved.
No Mid 2025
Betteravia Plaza
Apartments /
PD2021-0006
117-990-001 Blosser and
Carmen
340 attached
units on 15.5
acres
Applied -
In Review - Vacant 443
• General Plan / Zoning Amendment and
Planned Development Permit approved by
City Council.
No 2025
Lakeview Mixed
Use / PD2018-
0008
111-100-008
3513-3535
Mercury
Drive
Mixed Use
Commercial
with 166
attached units
on 4 acres
Approved Issued - In
Construction Vacant 167
• Building Construction and Inspections
underway
No Mid 2024
Centennial
Gardens /
PD2020-0006
118-010-058
800 W
Battles
Road
160 attached
units on 8.4
acres
Approved Issued - In
Construction Vacant 159 1
• Building Construction and Inspections
underway
Yes. Late 2023
Santa Maria
Studios Phase I 128-090-011 2660 Santa
Maria Way
160 Senior
attached units
on 2.75 acres
SB-35
Project
Issued - In
Construction Vacant 160
• Building nearing completion, with over 100
progress inspections to date
Phase 1 of
2 Late 2023
Santa Maria
Studios Phase II 128-090-023 2660 Santa
Maria Way
218 Senior
attached units
on 2.75 acres
SB-35
Project - Vacant 29 189
• Application Received and in process. Phase 2 of
2 Late 2024
Total Units 447 147 1,379
1. All units cited as below market rate units are required to be deed restricted to the below market rate rent/price as a condition of project approval and/or Density Bonus Agreements.
2. For each non-vacant site cited, the property owner has endorsed the removal of the exiting use and redevelopment of the property. All existing units that will be demolished are market rate units; no units to be demolished are subject to a recorded covenant, ordinance, or law that restricts rent levels to affordable to low-income households.
3. Only the net new number of units are counted toward the RHNA.
Sites Inventory and Methodology City of Santa Maria| B-9 Entitled and proposed developments would result in 1,973 net new units, with approximately 70% being above moderate housing units, and approximately 22% being low income units. Of the nine projects with approved entitlements listed above, eight (88%) have filed building permit applications, and as of the June 2023 update all but one of those (77%) have received building permits. This demonstrates that the entitled and proposed projects listed in Table B-7 are likely to develop within the planning period.
“Drop-Out” Rates
Since 2015, the City has approved 38 residential projects with just over 2,000 dwelling units entitled through either a Planned Development Permit or Conditional Use Permit discretionary process. Of these 38 projects, 52% of the projects (911 units) have been constructed, 18% of the projects (859 units) are in building permit review or under construction, with four of the projects having no activity since their discretionary approval. Time extensions have been approved for eight of these projects which has kept the discretionary approval active. Additionally, as a courtesy to applicants the Planning Division regularly sends out notices to applicants whose discretionary approvals are near to expiring. Very few discretionary approvals for residential projects expire, with only one of the 38 discretionary approvals approved since 2015 expiring (2 % of the 38 approved projects).
None of the residential projects approved since 2015 have been withdrawn, but there have been three instances where a previously approved discretionary permit about to expire has been superseded by the approval of a new, revised residential application. A recent example of this is the Barcellus Senior Housing Project (PD2016-0005) which was set to expire in early 2023.
However, upon the applicant’s request, the Planning Commission re-approved the project, issuing a new Planned Development Permit (PD2022-0015) for the same 80 dwelling units as was originally approved, but now as a 100% affordable project in addition to being age restricted for seniors. The City is in the process of assisting the developer with their application to HCD for Multifamily Housing Program funding.
Another superseded project is the former Avante Apartments project site, in which case the City has recently approved a new Planned Development Permit for an 86-unit apartment complex, where the 81-unit SerraMonte Townhome project had previously been approved five years prior.
Lastly, Centennial Square had originally been approved under Planned Development Permit PD2012-0003 for 139 market-rate apartment units on a 6.4 acre site. That project had received two time extensions over the years and was nearing expiration. In August of 2021 the Planning Commission approved a revised apartment project (PD2020-0009) on that same site including a density bonus allowing an increase to 184 units, concessions for reduced parking, setbacks, and landscaped area requirements, and with 100% of the units affordable to lower incomes.
B-10 | City of Santa Maria Sites Inventory and Methodology B.2.3 Assumptions
The City identified available development sites in the City’s three primary residential zones (Single-Family, Medium-Density, and High-Density zone designations), within the Downtown Specific Plan, and the mixed-use sites within the Area 9 Specific Plan. Table B-8 utilizes the approved density for recent residential development projects to arrive at realistic average density that can be assumed for future projects on available sites.
Table B-8: Average and Realistic Density
Zone/Maximum
Density Project Approved
Density
Average Approved
Density
Realistic Average
Density
Single Family
Residential (R-1)
Up to 8 du/ac
Northman
PD2018-0013
4.6 5.0 du/ac Average
Approved Density
-
62% of Maximum
Density
Realistic Average
Density 4 du/ac
(80% of Average
Approved)
-
50% of Maximum
Density
Starlight Homes
PD2022-006
5.5 Medium-Density
Residential (R-2)
Up to 12 du/ac
None N/A N/A Realistic Average
Density 8.5 du/ac
-
70% of Maximum
Density
High-Density
Residential (R-3)
Up to 22 du/ac
Centennial Square Apartments
PD2020-0009 22.01 20.2 du/ac Average
Approved Density3
-
91% of Maximum
Density
Realistic Average
Density 18 du/ac
(89% of Average
Approved)
-
80% of Maximum
Density
Betteravia Plaza Apartments
PD2021-0006 22.0
Barcellus Senior Apartments
PD2016-0005 22.02
Park Edge Apartments
PD2020-0008 18.7
Lakeview Mixed Use
PD2018-0008 17.6
Centennial Gardens
PD2020-0006 19.3
Downtown
Specific Plan
(DTSP)
No Density
Maximum
Vino Bello
DT2020-0017
106.6 107.4 Average
Approved Density
Realistic Average
Density 30 du/ac
(28% of Average
Approved)
123 Fesler Apartments
DT2020-0016 115.0
309 Mill Apartments
DT2020-0015
115.0
Gateway Mixed Use
DT2017-0033 60.0
Cook St Apartments
DT2022-0017 169.5
Heritage Walk Lofts
DT2022-0018 78.4
1. Actual Centennial Square Apartments project density is 29.2 DU/AC. Figure does not include approved Density Bonus.
2. Actual Barcellus Senior Apartments project density is 33.3. Figure does not include additional Senior Housing Density (City R3 regulations allow up to 30 units per acre for senior housing) or the approved Density Bonus for the project.
3. If Senior and Density Bonus were included, Average Approved Density would be 23.3 DU/AC – 106% of Maximum Density.
Sites Inventory and Methodology City of Santa Maria| B-11 The City has seen fewer single-family detached projects in recent years, and there are only two projects in the R-1 single-family zone with an average density of 5 DU/AC. The city conservatively assumes a Realistic Average Density 4 DU/AC for identified available sites, which is 50% of the zone’s maximum density and 80 percent of the development trend of 5 DU/AC average approved density.
There are currently no proposed or entitled projects in the Medium Density Residential (R-2) Zone District. The R-2 permits up to 12 DU/AC. The City assumes 70% of the maximum density as a conservative Realistic Average Density yield for the three listed available sites within the R-2 zone.
These identified sites are smaller than one acre and each yield five or fewer units. Currently the zoning ordinance allows Zoning Administrator discretion on Conditional Use Permits for projects consisting of 12 or fewer units. However, proposed Program 3.C initiates a reduction on the reliance of Conditional Use Permits for multi-family development.
The Projects approved in the High Density Residential (R-3) District are at or near the maximum density for the zone (91% of the maximum density). There are no identified limiting factors which result in reduced project density. The City assumes 80% of the maximum density (89% of the approved average) as a conservative Realistic Average Density yield for future projects in the R3 zone.
Two of the listed projects within the R-3 zone, Centennial Square Apartments and Barcellus Senior Apartments, exceed the standard 22 DU/AC for the zone. The Barcellus Senior Housing project utilized the City’s R-3 regulations allowing senior housing at up to 30 units per acre.
Additionally, each project received approval for a density bonus, with the Centennial Square Apartments approved at a project density of 29.2 DU/AC, and the Barcellus Senior Apartments project approved at a density of 33.3 DU/AC. These projects, developing at more than the maximum density for the zone, is indicative of the strong City support for residential uses.
While the City of Santa Maria has a Mixed-Use Ordinance which permits residential development to be mixed with commercial, industrial, and other residential zones, the City does not have a zone district specifically for Mixed-Use projects. Only one Mixed-Use project is identified as an Available Site: The Area 9 Specific Plan. The Area 9 Specific Plan allows that up to 550 units may be permitted as a component of vertical residential/office mixed use development in the Specific Plan’s Commercial Office / Professional Office (CPO) designated sites. With the development of the over 110-acre area of CPO zoning unknown at this time, and for ease of calculation, the available sites analysis used the entire area of the Area 9 CPO designated acreage. Additionally, the City assumed 80% of the maximum density (the same assumption used for the High Density Residential calculation) resulting in an assumed realistic density average of 4 units per acre.
The Downtown Specific Plan permits residential uses, commercial uses, or a mix of residential and commercial on all sites within the specific plan. Between 2019 to 2021, Santa Maria received 11 applications for new development within the Downtown Specific Plan. Four of these applications proposed development of new or expansion of existing commercial uses (36 percent).
B-12 | City of Santa Maria Sites Inventory and Methodology The remaining six residential applications and one mixed-use application averaged an approved Density of 107.4 DU/AC, again demonstrate strong market demand for residential uses within the Downtown Specific Plan, and the City support for such residential densities in the Downtown. To be very conservative, the City estimated a Realistic Average Density for vacant and underutilized Downtown sites of 30 DU/AC.
Projects that are below maximum density are constrained by various factors, including but not limited to the City’s parking requirements. While reduced parking is available for residential and mixed-use projects within the Downtown Specific Plan, and also open for reduction requests through the Planned Development permit process, parking requirements could constrain housing production. As discussed in Appendix C, the zoning standards for parking should be assessed, and should be further evaluated with additional options considered to allow for parking reductions as to their impact on housing feasibility. Program 3.E has been included for the City to conduct this assessment and review implementation of other proven parking strategies (e.g. expanding shared parking).
B.2.4 Methodology
The City has conducted a multi-step effort to identify both vacant and non-vacant available sites for future housing development within the current City boundaries.
Current aerial information and zoning maps were used to identify vacant residential sites, and visual inspections used to confirm the condition of the sites. Vacant sites comprise the vast majority of the available sites identified. Any parcel with a current entitlement is listed separately in Table B-7 above, and is not included in the list of Available Sites. The majority of sites identified are greater than 0.25 acres. All sites are urban sites within the current City boundaries. None of the available sites have Williamson Act contracts (confirmed through the California Department of Conservation’s California Williamson Act Enrollment Finder) or other conservation restrictions.
None of the parcels are subject to a Mills Act contract (i.e., historic property).
The next step in the analysis was to determine the income level that can be accommodated on the site given the maximum allowable density per the sites Zone designation. The lower income category threshold is consistent with the default density.
Table B-9: Average and Realistic Density by Zone
Maximum Density by Zone Affordability Level
14 or less du/ac Above Moderate Income
15-29 du/ac Moderate Income
30 du/ac or more Low Income
Per HCD guidance, sites accommodating lower-income housing should be between 0.5 and 10 acres. In keeping with that guidance, and to be conservative in our affordability assumptions, all Sites Inventory and Methodology City of Santa Maria| B-13 potential units attributed to sites with lot sizes smaller than 0.5 or larger than 10 acres were categorized for ‘moderate’ or higher income affordability level. All sites with lot size smaller than
0.25 acres were categorized for above moderate housing capacity.
Many projects cited in Table B-7 are within the Downtown Specific Plan and exclusively residential.
The average density of the Downtown projects listed is over 107 DU/AC. Recognizing the high variability of the shape and size of downtown sites, and the possibility that some sites may be developed with mixed residential and commercial projects, or potentially lost to exclusively commercial development, the City had conservatively assumed a density for the identified available Downtown Specific Plan sites of 30 DU/AC. There are also a group of sites within the Downtown Specific Plan that the City has identified as ‘Surplus Land’, to which a realistic density of 30 DU/AC is also assigned.
Although the City is conducting an update to the entire General Plan, and the discussions have broached the topic of possible future annexation, a final direction regarding annexation is not yet established. Therefore, no annexation areas are included as potential available housing sites.
There are two sets of sites identified as available that would likely benefit from consolidation: 415 E Orange (two parcels) and 417 E Boone (four parcels). In each of the two cases, the parcels are under the same ownership. The City of Santa Maria supports consolidation of parcels through the non-discretionary Lot Merger process.
None of the identified available sites are historic sites. All of the sites abutting existing developed City streets have adequate access to infrastructure and utilities and are considered infill parcels within the City’s existing jurisdictional boundaries. While each project may need to upsize adjacent existing utility connections and infrastructure as needed, these sites are already zoned for the housing proposed. Therefore, the City operated utility production and treatment facilities (water, sewer, solid waste) all have sufficient capacity to accommodate the demands generated by the future housing units. Through Program 1.J, Infrastructure Funding Opportunities, the city will pursue supplemental capital improvement project funding (ex. grants) to complete infrastructure improvements as needed to facilitate the construction of infill residential development.
Various identified housing sites are City owned and have been designated as surplus land consistent with the Surplus Land Act (APNs 121-224-035, 123-280-026, 125-320-049, 123-043- 019). These sites are near the intersection of Main Street and Broadway, at the core of the Downtown Specific Plan. Although there are no density maximums within the Downtown Specific Plan, the available sites analysis conservatively estimates 30 DU/AC for these sites for a total of 189 low-income units. The city will continue efforts to facilitate the development of housing on these sites, with particular focus for those units designated for lower-income households.
Area 9 Specific Plan
One group of sites included in Table B-12 (sites 34, 35, 42, and 46) are within the Area 9 Specific Plan. The Area 9 Specific Plan includes zoning unique to the Specific Plan. One of these zones B-14 | City of Santa Maria Sites Inventory and Methodology is the Commercial Office/Professional Office (CPO) which is located on approximately 114 acres along the eastern boundary, across from existing single-family residential development.
Since this Area 9 CPO zone is unique within the City, it incorporates unique development standards and provisions only found in the adopted Area 9 Specific Plan. One of these unique provisions identified in the Specific Plan is the ability to incorporate up to 550 dwelling units within the Area 9 CPO, and include service oriented commercial uses, neither of which are permitted within the City-wide office zone classification. Although not indicated in the name of the zone, the Area 9 Specific Plan CPO zone is a residential mixed use zone. Sites 34, 35, 42, and 46 are located within this Area 9 Specific Plan CPO zone.
Chapter IV Section F of the Area 9 Specific Plan includes Building and Site Design Principles specific to the anticipated mixed use residential development of the Area 9 CPO zone, including that residential should occupied upper levels of mixed use buildings, uses should be within a ¼ mile radius for walkability, and that office and commercial uses should be ‘neighborhood serving’ including such uses as child-care and medical offices. Commercial uses such as restaurants, neighborhood scale retail, and entertainment uses are identified by the plan as being appropriate within the CPO zone to serve the residents of a residential mixed-use project.
Per the Specific Plan “A diversity of housing types shall be provided through the paring of residential components with the CPO zone. Row housing, loft-type dwellings, and flats, arranged either around courtyards or linearly along the pedestrian area, are examples of the diverse housing types anticipated within the Area 9 Specific Plan CPO zone.” To date, the only project that has developed within the Area 9 Specific Plan is the Windset Farms Agricultural Greenhouses and Facilities. No other portion of the Area 9 specific plan, including the CPO zoned area, has developed. There has been recent interest expressed by the property owners within the CPO area to redesignate the entire CPO designated properties for exclusive residential use, supporting the strong demand and interest for residential in this area, but the City has not received any formal applications.
B.2.5 Suitability of Nonvacant Sites
The majority of the Available Sites (thirty-four of the 47) are vacant with only 13 of the sites being underutilized or non-vacant. The existing uses on the 13 non-vacant sites (listed in Table B-10 below) are well below the intensity/density possible under their current designations, therefore these non-vacant sites represent a significant opportunity for residential infill project development within the planning period. The City is not aware of any leases on these identified non-vacant sites that would perpetuate existing uses or prevent development of housing during the Sixth Cycle.
Sites Inventory and Methodology City of Santa Maria| B-15 Table B-10: Nonvacant Sites
Available
Site Address Existing Zoning Acres Current Development Age/Condition Realistic
Capacity by
Affordability
L M AM
SITE 03 100 N
Broadway
Downtown
Specific Plan -
Gateway
1.1 Under Utilized
Park/ City Owned
Surplus Land
Gazebo Structure.
No other
structures on site.
33 SITE 04 223 W
Church
Downtown
Specific Plan -
Town Center
1.4 Parking lot to be
vacated/ City
Owned Surplus
Land
No Structures on
site. Parking
Identified as
unnecessary by
City
42 SITE 06 101 S
Broadway
Downtown
Specific Plan -
Gateway
1.8 Parking and Plaza
to be vacated/ City
Owned Surplus
Land
No Structures on
site. Parking
Identified as
unnecessary by
City
54 SITE 08 Broadway
at Church
Downtown
Specific Plan -
Town Center
2 Parking lot to be
vacated/ City
Owned Surplus
Land
No Structures on
site. Parking
Identified as
unnecessary by
City
60 SITE 15 507 S
Oakley
Base: High
Density
Residential,
Overlay:
Planned
Development
1 1 Single-Family
Unit
Built: 1957
Numerous Code
Enforcement
Actions in past
planning period
18 SITE 16 450 W
Stowell
High Density
Residential 1.85
Underutilized (2
Single-Family
Units)
Built: 1940 30
SITE 18
665 W
Betteravia
Road
Base: High
Density
Residential -
17, Overlay:
Planned
Development
5.6 Underutilized
Industrial outdoor
storage and
trucking yard
No Significant
improvements 95
SITE 19
745 W
Betteravia
Road
Base: High
Density
Residential -
17, Overlay:
Planned
Development
6.91 Underutilized
Industrial outdoor
storage and
trucking yard
No Significant
improvements 117
SITE 25 424 E
Main
Downtown
Specific Plan -
Gateway
0.45 Parking lot to be
vacated
Mostly gravel, part
paved parking
area. Parking is
not required for or
associated with
any use.
14 SITE 27 2005 N
Broadway
Base: Low
Density
Residential,
Overlay:
Planned
Development
44.8 Underutilized (2-3
Single-Family Units
and misc. outbuildings)
Built: 1940’s –
1960’s. Site used
as non-conforming
pastureland
surrounded by
urban
development
179
B-16 | City of Santa Maria Sites Inventory and Methodology Available
Site Address Existing Zoning Acres Current Development Age/Condition Realistic
Capacity by
Affordability
L M AM
SITE 30
3220 S
COLLEGE
DR
Base: Mobile
Home
Residential,
Overlay:
Planned
Development
5 R.V. Storage yard /
Vacant
Half (2.5 acres) of
the property is
unused and
vacant. At 10
Units per acre,
that vacant area
alone would
exceed the
realistic capacity
estimated for the
entire 5 acre site
20 SITE 32 202 N
SUEY RD
Base: Single
Family
Residential
10,000,
Overlay:
Planned
Development
5.49 1 Single-Family
Unit
Built: 1961
Over ¾ of the site
remains vacant
unused land. The
existing unit may
be likely be
incorporated into
future
development due
to its placement on
the site
22 SITE 37 1571 E
Main
Base: Single
Family
Residential
8,000, Overlay:
Planned
Development
11.1 1 Single-Family
Unit
Built: prior to
1960’s
More than 80% of
the site is
undeveloped.
44 Of the non-vacant sites listed above, five have one or more existing single family residential units on the site, with eight existing single-family units total among these five sites (Sites No.’s 15, 16, 27, 32, and 37). These sites are between one and 44 acres in size (no parcel consolidation required), with some sites zoned for high density development. None of these sites are identified for units affordable to lower income households. Likewise, there are no affordability restrictions known to exist for these existing single-family units. Therefore, the current residential use of these sites falls significantly below the number of units possible under the current residential zoning, as demonstrated by the Realistic Capacity in the table above.
Nonvacant Sites No.’s 3, 4, 6, and 8 are all within the Downtown Specific Plan and are Surplus Lands Sites. As noted in Program 1.I, the City has selected a developer’s proposal for the four surplus lands sites, and a specific proposal for Site 6 is in the process of being refined.
There have been recent examples of new residential development on similar Downtown Specific Plan sites. The Gateway Mixed Use project identified in Table B-7 had previously been the location of a gas/service station. As a part of the Gateway project, the site has been cleared of the commercial structures and remediated, and construction of the mixed-use project has commenced. Also listed in Table B-7 is the Vino Bello project site which had been developed with a small carwash. That site has also been cleared of improvements by the residential developer/property owner in preparation of the development of the residential project. The applicant has applied for building permits for the new construction. The Heritage Walk Lofts Sites Inventory and Methodology City of Santa Maria| B-17 project listed in Table B-7 converts a former Mervyns retail building (located adjacent to Site 8) to 102 apartments.
The Downtown Specific Plan is divided into five different districts each with a unique character, vision, and purpose. All districts permit the development of (and conversion to) multi-family residential, residential mixed use, retail and office projects. The Specific Plan area is mostly developed with commercial uses, along with residential uses, public services and facilities, vacant properties, and many underutilized sites. The business thoroughfares of Broadway and Main Street are predominantly developed with one and two-story retail and office buildings, occupied by service commercial and office uses.
These Downtown examples noted above show that, even on sites that could develop as exclusively commercial, there is a strong trend toward residential development within the Downtown. As further documentation of the residential trend, since 2015 no project proposed within the Downtown Specific Plan involved converting existing residential development to a nonresidential use. As an indication of sufficient existing retail and office space inventory to meet market demand, there has been no new construction of exclusively retail or office buildings in the Downtown Specific Plan area since the plan’s adoption. Until the recent mixed use and residential development, the predominant activity within the Specific Plan area has been the tenant improvement of existing developed commercial buildings.
Other recent examples of residentially zoned non-vacant site development include:
• Pine at Boone Townhomes, where two detached single-family structures and out-buildings were demolished and replaced by 8 townhomes. This site is within the R-3 Zone and included a merger of two parcels to create the 0.4-acre development site. The City issued building permits for this project in August 2022.
• The School/Mill Apartments, where two detached single-family structures were demolished and replaced by 9 apartment units. This site also included a merger of two parcels to create the 0.4-acre site within an R-3 Zone. These units were occupied in 2020, and since that time two of the single car garages on the site have been converted to ADUs.
Two of the non-vacant sites (Sites 18 and 19) are being utilized for non-conforming truck and materials storage. The truck use is operated by the property owner, and that use was in place but became non-conforming when the property owner applied and received approval for a Land Use and Zone change from industrial to residential designations. Per Santa Maria Municipal Code Section 12-31.03.:
Nonconforming uses may continue in operation on the same land area and on the same floor area and/or land area as occupied on the effective date of these regulations provided that the degree of nonconformity is not increased. The land area or floor area of the structures shall not be increased except to the extent that the increase is used solely to bring the use or property closer or into conformance with these regulations, as determined by the Planning Commission.
B-18 | City of Santa Maria Sites Inventory and Methodology In other words, the existing truck and storage use and any related facilities on these sites may not be intensified or enlarged as that would worsen the ‘nonconformity’, nor can the property be changed to any other non-conforming use. The City encourages and facilities these sites to convert to residential use as the only new development that will be permitted on these sites must be in conformity with the R-3 High Density Residential zoning designation. Additionally, the site west of these sites is the location of the Betteravia Plaza Apartments project (PD2021-0006) which has recently been approved for High Density Residential development, demonstrating the trend toward residential development in this area. There are over 25 acres of General Commercial designated land adjacent to the Betteravia Plaza project and Sites 18 and 19 which can be developed as shopping centers, offices, and other retail and service uses which would support the adjacent high-density residential developments.
One of the non-vacant sites (Site 25) is a parking lot which is not associated with any other use and is not leased, and therefore remains unused. Since this lot is not ‘required’ parking, its current use will not be a restriction to its redevelopment. The last non-vacant available site (Site 30) is a five-acre lot, half of which is used as RV parking, while the remainder is vacant. At 10 Units per acre under the Mobil Home Park zoning density, that vacant portion of the site alone would exceed the realistic capacity estimated for the entire 5 acre site.
The recently approved Skylight Homes project site is on the location of the former Hi-Way DriveIn Movie Theater. Other than the snack bar building and the drive -in screen structures, nearly the entire site had been paved for parking. The City approved the Land Use and Zoning amendment from General Commercial to residential, and a Vesting Tentative Tract Map and Planned Development Permit to subdivide the 8.89-acre site into 50 parcels for the construction of 49 affordable single-family residences. During the public hearings on the project, the Drive-in Theater owners reported that in their attempts to market the property, no commercial project developers had expressed interest. It was the City’s support for the residential use of the property which drew the eventual buyer.
None of the identified available sites are historic sites. All of the Available Sites abut existing developed City streets and therefore have adequate access to infrastructure and utilities and are considered infill parcels with the City’s existing jurisdictional boundaries. While each project may need to upsize adjacent existing utility connections and infrastructure as needed, these sites are already zoned for the housing proposed. Therefore, the City operated utility facilities which provide water, sewer treatment, and solid waste processing all have sufficient capacity to accommodate the demands generated by the future housing units. Through Program 1.J, Infrastructure Funding Opportunities, the city will pursue supplemental capital improvement project funding (ex. grants) to complete infrastructure improvements as needed to facilitate the construction of infill residential development.
Sites Inventory and Methodology City of Santa Maria| B-19 Availability of Infrastructure
All the available sites identified are within the City’s urban area, adjacent to existing road right-ofway in which water, sewer, and storm drain utility lines are either existing, or are within close proximity. The sites are appropriately zoned for the residential development identified in the Available Sites Inventory table in Appendix B. The future development of the available sites, based upon their existing land use designations, are considered in the 2020 Urban Water Management Plan (UWMP), The City’s 2014 Utilities Capacity Study, and the City of Santa Maria Sewer System Management Plan and its subsequent Audits. Additional information of the availability of infrastructure is provided in Section C.4.2 of Appendix C.
The UWMP describes the City’s water supply, water demands, water reliability, and water conservation efforts. This document also provides the estimated population growth and water demand through the year 2045 and serves as a long-range utility planning document for the City.
The UWMP documents that these sources will provide adequate water through the year 2045, including for estimated growth.
The City’s Utilities Capacity Study (2014) includes in its growth projections infill, redevelopment, and densification of uses, in addition to traditional development in undeveloped areas. The study uses Zoning Demand Factors, or the calculated amount of water demand per acre of each zoning category, to form the basis of the water and sewer demand projection analysis. The study notes that the City will have adequate sewer treatment capacity at ‘buildout’ of the City based on the existing zoning.
The land use and zoning on vacant sites considered by the UWMP and Utilities Capacity Study for ‘buildout’ are the same land use and zoning designations that are used to calculate the realistic capacity on the Available Sites, the City therefore has adequate sewer treatment capacity for the Sixth Cycle RHNA.
B.2.6 Environmental Constraints for Available Sites
All sites are urban sites within the current City boundaries. None of the available sites have Williamson Act contracts (confirmed through the California Department of Conservation’s California Williamson Act Enrollment Finder) or other conservation restrictions. None of the parcels are subject to a Mills Act contract (i.e., historic property). The City (and all of the Available Sites) are outside the Fire Hazard Severity Zones established by the Office of the State Fire Marshal. None of the sites are within a FEMA flood zone or potentially impacted by flooding.
None of the sites are within a Santa Maria Airport Hazard Zone.
Most of the sites are less than five acres, surrounded by urban development, adjacent to developed streets where connection to infrastructure may be made. All sites are required to be kept clear of brush and weeds for fire safety and are regularly maintained to be kept clear of trash.
Under these conditions, these smaller sites do not have habitat value. All of the sites are generally flat with no significant slopes or potential for landslide or ground failure.
B-20 | City of Santa Maria Sites Inventory and Methodology With this context, the sites which require discretionary approval and are under five acres in size are typically found to be Categorically Exempt under Article 19 of the California Environmental Quality Act Guidelines, with most qualifying for the Class 32 ‘Infill” exemption. Therefore, majority of the Available Sites have no environmental constraints.
The larger sites (over five acres) will require environmental analysis per CEQA provisions, including sites 18, 19, 27, 32, and 37. Sites 18 and 19 are used for outdoor storage and truck yards and while there is no habitat value, no issues with slopes, flooding, wildfire, etc., these sites will need to be analyzed to determine if any soil contamination is present. If so, there will need to be remediation prior to development (see the process described in the Oil Remediation section below) but this will not result in a reduction of the number of potential units identified for these sites. Available Site 27 has two to three single family residential structures, some out buildings, and areas where personal property is stored outdoors, however the majority of the property area is used as non-conforming grazing land for a few animals. There will need to be biologic analysis with the development proposal, but the grazing use of the site and the regular weed removal makes the biologic value of the site questionable. There are trees on the site, but these may be removed and replaced under Section 12-44.04 of the Zoning Code. Otherwise, the site is generally flat, with no flooding issues, surrounded by urban development, and abutting roads and infrastructure. Unlike sites in the southern areas of the City, this site is not known to have had any petroleum extraction activities in its past. Site 32 and Site 37 likewise generally flat, with no flooding issues, surrounded by urban development, and abutting roads and infrastructure. Neither site has trees and each have been regularly maintained including weed removal. Each is abutting existing single-family residential neighborhoods. Therefore no known environmental site constraints exist on these larger sites, and there is nothing to suggest that environmental site constraints will reduce the number of estimated number of units these sites can accommodate.
CEQA analysis has been completed for those Available Sites within adopted Specific Plans.
Available Sites 34, 35, 42, and 46 are within the Area 9 Specific Plan. Sites 21, 22, 28, 31, 33, 43, 44, and 48 are within the Bloser Southeast Specific Plan. The conceptual development plans analyzed by the respective CEQA documents, and the projected number of units attributed to the Available Sites, takes into consideration the environmental site constraints identified for these sites, and the applicable mitigations. In other words, the respective Environmental Impact Reports document for each Specific Plan that the number of units will be achievable with all environmental constraints mitigated to less than significant levels.
Oil Remediation
Due to the petroleum industry history within the Santa Maria Valley, the City of Santa Maria is regularly involved with the processing of permits and coordination with State and Local agencies on the remediation of sites, particularly in the southernmost areas of the City.
Sites Inventory and Methodology City of Santa Maria| B-21 The City’s Community Development Department is well versed in the process of remediation of well heads and associated oil well sumps. CalGEM provides guidance to developers about proper abandonment and minimum clearance from abandoned well locations and conducts leak testing and prior abandonment assessment review. Santa Barbara County Environmental Health Site Mitigation Unit oversees site soil remediation plan review and execution. The City coordinates with both agencies prior to issuing grading permits for affected sites. The plugging and remediation costs are not borne by the developer, but by set aside funds from the oil industry and by state and federal funds. Numerous former oil well sites have been properly abandoned and remediated, and subsequently developed with residential projects. Additionally, in accordance with California Code of Regulations Title 27, the City has accepted Non-Hazardous Hydrocarbon Impacted Soils (NHIS) at the Santa Maria Regional Landfill since 2003.
During the discretionary and CEQA review stage of development projects, the City’s communicates with Cal Gem for input on oil well head abandonments, confirming locations of well heads, and working with the developer to designate ‘no-build’ easements on subdivision maps, and on site design and building placement to avoid any proposed construction near the well that might impede future access.
Once discretionary permits have been approved, the City will review and issue excavation and grading permits in coordination with Santa Barbara County Health once that agency has approved the applicant’s proposed workplan. Recent remediation related excavation and grading and permit applications are going through one round of permit plan resubmittals, and generally taking two to four months from application to permit issuance. Remediation may move forward independently of development applications. Often the remediation work is being completed while building permit applications for the site development are in review, so little if any time is lost for the developer.
There are 10 former oil wells located among Available Sites 34, 35, 42, and 46, which are within the Area 9 Specific Plan. Only three of these have not yet been abandoned to CalGem standards.
The approval of the Area 9 Specific Plan included the adoption of an Environmental Impact Report and Mitigation and Monitoring Plan (MMRP) for the project. Mitigation HAZ-2(b) Re-abandonment of Wells addresses the former wellheads. The mitigation requires Department of Conservation, California Geologic Energy Management Division (CalGEM) be contacted to provide a determination as to whether the well needs to be abandoned or re-abandoned, and the surrounding area remediated in accordance with current regulations. The Area 9 Specific Plan EIR Mitigations reduce these impacts to less than significant levels.
Sites 43, 44, and 48 are within the Bloser Southeast Specific Plan where two former oil wells are located. The EIR for the specific plan identifies mitigations HAZ-1a Soil Sampling and Remediation and HAZ-1b Oil Well Abandonment to remediate the site as needed, abandon the wells, and therefore reduce the potential impacts to less than significant levels.
B-22 | City of Santa Maria Sites Inventory and Methodology In both the Area 9 and Blosser Southeast examples, those available sites with former oil wells are large enough to allow the site design to recognize well locations without reducing the residential development potential or the projected units for the sites.
There are many examples within the City of completed residential developments on sites with former oil well facilities. The Northman Residential and the Park Edge Apartments are two residential projects currently under construction that remediated their sites, abandoned the wellheads, and were designed accommodating the on-site well.
Sites Inventory and Methodology City of Santa Maria| B-23 Section B.3 Adequacy of Residential Sites in Meeting
RHNA
The following table summarizes the City’s methodology for satisfying its RHNA (Table B-11).
Based on ADU projections, entitled and proposed projects, and available sites, the City has excess capacity in all income categories.
Table B-11: Projected RHNA Accommodation
Extremely
Low
Very Low Low Moderate Above
Moderate
Total
RHNA See Very Low 1,032 536 731 3,119 5,418
ADUs - 1,058 303 151 1,512
Entitled/Proposed
Projects - 447 147 1,379 1,973
Site Inventory1 See Very
Low/Low 204 330 1,800 2,334
Total 1,709 780 3,330 5,819
Surplus See Very
Low/Low 141 49 211 401
1. Net new units
The City has sufficient available properly zoned land to accommodate the Sixth Cycle RHNA. The City does not need to rezone sites. None of the lower-income sites identified in this inventory are reused from the previous Housing Element site inventories.
AB 725 requires that at least 25 percent of the above moderate income RHNA (780 units) be met on sites that allow four or more units, and at least 25 percent of the moderate income RHNA (183 units) be met on sites that allow four or more units, but not more than 100 units. The City’s sites inventory complies with these requirements as follows:
• Above moderate-income sites – approximately 2,100 units maximum capacity (approximately 1,800 units realistic capacity); approximately 1,786 units allowed on sites that allow four or more units (approximately 99 percent). • Moderate income sites – approximately 357 units maximum capacity (approximately 330 units realistic capacity); approximately 239 units allowed on sites with a maximum of four or more units but not more than 100 units (approximately 72 percent). One site for moderate income units has a realistic capacity of 117 units.
These totals do not include units calculated for entitled and/or proposed development projects (see Table B-7).
B-24 | City of Santa Maria Sites Inventory and Methodology B.3.1 Available Housing Sites Maps
The following map, Figure B-1, depicts the available site inventory by location and income category.
101
101
101
3 39
20 40
29 47
24 36 38
45 10
9 4
6 11 13
12 14 15
17 5
2 1
7 41
22 44
21 43
48 28
33 31
34 42
27 46
37 30
35 32 23
26 25
8 18 19
16 0 0.75 0.375
Miles
For the City of
Santa Maria
Housing Element Map
of Available Sites City of Santa Maria Community Development Dept. 110 S. Pine St. #101, Santa Maria, CA 93458
Housing Element Map as of September 23, 2022
Revised July 2023
Base data provided by Santa Barbara County.
Not drawn to engineering standards.
Legend
W BETTERAVIA RD
E BETTERAVIA RD
E STOWELL RD
W STOWELL RD
SKYWAY DR
SANTA MARIA WAY
MAHONEY RD
BLACK RD
E DONOVAN RD
W DONOVAN RD
W ALVIN AVE
E ALVIN AVE
N BROADWAY
N MILLER RD
N COLLEGE DR
PANTHER
W MAIN ST
E MAIN ST
S BROADWAY
S COLLEGE
S MILLER RD
BLOSSER RD
City Limits
Available Sites By Income Level
Low Income Unit Sites
Moderate Unit Sites
Above Moderate Unit Sites
FEMA Flood Insurance Rate Map
-- Sites affected by the 100-year flood plane
The mapped data is derived from the City of Santa Maria GIS Program, which is developed and operated solely for the convenience of the City. The maps are for illustrative purposes only. The City does not warrant the accuracy of these maps and no decision involving a risk of injury or economic loss should be made in reliance thereon.
Please contact Dawn Robbins at 805 -925-0951 ext. 2446 or Michelle Heath ext. 2452 if you have questions. Thank you.
B-26 | City of Santa Maria Sites Inventory and Methodology B.3.2 Available Housing Sites Table
The following table, Table B-12, list all available sites.
TABLE B-12 City of Santa Maria Available Sites Inventory Site Number Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Minimum Density Allowed (units/acre) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Realistic Density Optional Information2 SITE 01 417 E Boone 93454 125‐112‐010 C Commercial District 2 Downtown Specific Plan ‐ Town Center 5no max 0.33 Vacant YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 10 10 30.30 Site 02 417 E Boone 93454 125‐112‐011 A Commercial District 2 Downtown Specific Plan ‐ Town Center 5 no max 0.5 Vacant YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 15 15 30.00 SITE 03 100 N Broadway 93458 121‐224‐035 Commercial District 2 Downtown Specific Plan ‐ Gateway 5 no max 1.1 Under Utilized Park YES ‐ Current YES ‐ City‐Owned Available Not Used in Prior Housing Element 33 33 30.00 Surplus Land Act SITE 04 223 W Church 93458 123‐043‐019 Commercial District 2 Downtown Specific Plan ‐ Town Center 5 no max 1.4 Parking lot to be vacated YES ‐ Current YES ‐ City‐Owned Available Not Used in Prior Housing Element 42 42 30.00 Surplus Land ActSITE 05 417 E Boone 93454 125‐112‐012 B Commercial District 2 Downtown Specific Plan ‐ Town Center 5no max 0.17 Vacant YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 5 5 29.41SITE 06 101 S Broadway 93458 125‐320‐049 Commercial District 2 Downtown Specific Plan ‐ Gateway 5 no max 1.8 Parking and Plaza to be vacated YES ‐ Current YES ‐ City‐Owned Available Not Used in Prior Housing Element 54 54 30.00 Surplus Land ActSITE 07 417 E Boone 93454 125‐112‐014 D Commercial District 2 Downtown Specific Plan ‐ Town Center 5no max 0.2 Vacant YES ‐ Current NO ‐ Privately‐Owned available Not Used in Prior Housing Element 6 6 30.00SITE 08 Broadway at Church 93458 123‐280‐026 Commercial District 2 Downtown Specific Plan ‐ Town Center 5 no max 2 Parking lot to be vacated YES ‐ Current YES ‐ City‐Owned Available Not Used in Prior Housing Element 60 60 30.00 Surplus Land ActSITE 09 121 S Russell 93458 123‐011‐013 High Density Residental (HDR22) High Denisty Residntal 1 22 0.1 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 2 2 20.00 SITE 10 1109 W Church 93458 123‐011‐016 High Density Residental (HDR22) High Denisty Residntal 1 22 0.2 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 3 3 15.00 SITE 11 702 S Pine Street 93458 123‐181‐003 High Density Residental (HDR22) High Denisty Residntal 1 22 0.19 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 3 3 15.79 SITE 12 701 S Pine St 93458 123‐163‐006 High Density Residental (HDR22) High Denisty Residntal 1 22 0.17 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 3 3 17.65 SITE 13 718 S Lincoln 93458 123‐183‐015 High Density Residental (HDR22) High Denisty Residntal 1 22 0.25 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 4 4 16.00 SITE 14 708 S Depot 93458 123‐161‐003 High Density Residental (HDR22) High Denisty Residntal 1 22 0.57 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 10 10 17.54 SITE 15 507 S Oakley 93458 123‐090‐068 High Density Residental (HDR22) Base: High Density Residential, Overlay: Planned Development 1 22 1 1 SFR Unit YES ‐ Current NO ‐ Privately‐Owned Available 18 18 18.00 SITE 16 450 W Stowell 93458 117‐250‐023 High Density Residental (HDR22) High Denisty Residntal 1 22 1.85 Underutilized (two SFD's) YES ‐ Current NO ‐ Privately‐Owned Available 30 30 16.22 SITE 17 800 Blk Oakley Court 93458 123‐140‐036 High Density Residental (HDR22) Base: High Denisty Residntal ‐17, Overlay: Planned Development 1 17 2.1 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 35 35 16.67 SITE 18 665 W Betteravia Road 93458 117‐760‐002 High Density Residental (HDR22) Base: High Denisty Residntal ‐17, Overlay: Planned Development 1 17 5.6 Underutilized Industrial YES ‐ Current NO ‐ Privately‐Owned Available 95 95 16.96 SITE 19 745 W Betteravia Road 93458 117‐760‐001 High Density Residental (HDR22) Base: High Denisty Residntal ‐17, Overlay: Planned Development 1 17 6.91 Underutilized Industrial YES ‐ Current NO ‐ Privately‐Owned Available 117 117 16.93 SITE 20 425 N Curryer 93458 119‐172‐026 Medium Density Residential (MDR12) Medium Density Residential 1 12 0.17 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 1 1 5.88 SITE 21 SEC Blosser Road and Stowell Road 93458 117‐240‐028 Low Medium Density Residentail (LMDR‐8) Base: Low Density Residential, Overlay: Planned Development 1 8 11.4 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 91 91 7.98 SITE 22 SEC Blosser Road and Stowell Road 93458 117‐240‐028 Low Medium Density Residentail (LMDR‐8) Base: Low Density Residential, Overlay: Planned Development 1 8 9.1 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 72 72 7.91 SITE 23 1600 Blk E Main 93454 128‐052‐023 Lower‐Density Residential (LWDR‐4) Base: Single Family Residential 8,000, Overlay: Planned Development 1 4 3.48 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 14 14 4.02 SITE 24 215 N Broadway 93454 119‐275‐016 Commercial District 2 Downtown Specific Plan ‐ Gateway 5 no max 0.47 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 14 14 29.79SITE 25 424 E Main 93454 125‐031‐020 Commercial District 2 Downtown Specific Plan ‐ Gateway 5 no max 0.45 Parking lot to be vacated YES ‐ Current NO ‐ Privately‐Owned Available 14 14 31.11 SITE 26 1700 Suey Road 93454 128‐002‐027 Low Density Residential (LDR‐5) Base: Single Family Residential, Overlay: Planned Development 1 5 4.34 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 17 17 3.92 SITE 27 2005 N Broadway 93458 117‐030‐095 Low Density Residential (LDR‐5) Base: Low Density Residential, Overlay: Planned Development 1 5 44.8 Underutilized (2‐3 detached units and out‐buildings) YES ‐ Current NO ‐ Privately‐Owned Available 179 179 4.00 SITE 28 SEC Blosser Road and Stowell Road 93458 117‐240‐028 High Density Residental (HDR22) Base: High Density Residential, Overlay; Planned Development 1 22 8.5 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 153 153 18.00 SITE 29 901 W Cook St 93458 123‐064‐008 Medium Density Residential (MDR12) Medium Density Residential 1 12 0.28 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 2 2 7.14 SITE 30 3220 S COLLEGE DR 93455 109‐200‐028 Lower‐Density Residential (LWDR‐4) Base: Mobile Home Residential, Overlay: Planned Development 1 4 5 R.V. Storage yard / Vacant YES ‐ Current NO ‐ Privately‐Owned Available 20 20 4.00 SITE 31 SEC Blosser Road and Stowell Road 93458 117‐240‐028 High Density Residental (HDR22) Base: High Density Residential, Overlay: Planned Development 1 22 9.9 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 179 179 18.08 SITE 32 202 N SUEY RD 93454 128‐052‐037 Lower‐Density Residential (LWDR‐4) Base: Single Family Residential 10,000, Overlay: Planned Development 1 4 5.49 1 SFR Unit YES ‐ Current NO ‐ Privately‐Owned Available 22 22 4.01 SITE 33 SEC Blosser Road and Stowell Road 93458 117‐240‐028 High Density Residental (HDR22) Base: High Density Residential, Overlay: Planned Development 1 22 10.3 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 186 186 18.06 SITE 34 1955 A Street 93455 117‐770‐061 Heavy Commercial Manufacturing Base: Area 9 Specific Plan Mixed Use/Commercial Profesional Office, O no min no max 68 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 260 260 3.82 SITE 35 1795 A Street 93455 117‐820‐022 Heavy Commercial Manufacturing Base: Area 9 Specific Plan Mixed Use/Commercial Profesional Office, Overlay no min no max 8.5 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 30 30 3.53 SITE 36 216 W Mill 93458 119‐273‐003 Commercial District 2 Downtown Specific Plan ‐ Bungalow 5 no max 0.13 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 4 4 30.77 SITE 37 1571 E Main 93454 128‐052‐014 Lower‐Density Residential (LWDR‐4) Base: Single Family Residential 8,000, Overlay: Planned Development 1 4 11.1 1 SFR Unit YES ‐ Current NO ‐ Privately‐Owned Available 44 44 3.96 SITE 38 200 W Mill 93458 119‐273‐007 Commercial District 2 Downtown Specific Plan ‐ Bungalow 5 no max 0.17 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 5 5 29.41 SITE 39 415 E Orange 93454 125‐072‐008 A Commercial District 2 Downtown Specific Plan ‐ Bungalow 5 no max 0.17 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 5 5 29.41 SITE 40 415 E Orange 93454 125‐072‐009 B Commercial District 2 Downtown Specific Plan ‐ Bungalow 5 no max 0.17 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 5 5 29.41 SITE 41 344 E Inger 93454 128‐180‐015 Medium Density Residential (MDR12) Medium Density Residential 1 12 0.64 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 5 5 7.81 SITE 42 1735 A Street 93455 117‐820‐037 Heavy Commercial Manufacturing Base: Area 9 Specific Plan Mixed Use/Commercial Profesional Office, Overlay no min no max 15 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 60 60 4.00 SITE 43 SEC Blosser Road and Stowell Road 93458 117‐240‐028 Low Medium Density Residentail (LMDR‐8) Base: Low Density Residential, Overlay: Planned Development 1 8 14.2 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 113 113 7.96 SITE 44 SEC Blosser Road and Stowell Road 93458 117‐240‐028 Low Medium Density Residentail (LMDR‐8) Base: Low Density Residential, Overlay: Planned Development 1 8 9.5 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 76 76 8.00SITE 45 223 W Chapel 93458 119‐273‐013 Commercial District 2 Downtown Specific Plan ‐ Bungalow 5 no max 0.25 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 8 8 32.00 SITE 46 1767 A Street 93455 117‐820‐036 Heavy Commercial Manufacturing Base: Area 9 Specific Plan Mixed Use/Commercial Profesional Office, Overlay no min no max 20 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 80 80 4.00 SITE 47 618 S Broadway (A) 93458 125‐141‐009 Commercial District 2 Downtown Specific Plan ‐ Gateway 5 no max 0.31 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 9 9 29.03SITE 48 SEC Blosser Road and Stowell Road 93458 117‐240‐028 Low Medium Density Residentail (LMDR‐8) Base: Low Density Residential, Overlay: Planned Development 1 8 15.1 Vacant YES ‐ Current NO ‐ Privately‐Owned Available 121 121 8.01 TOTAL 204 330 1800 2334
Appendix C: Housing Constraints City of Santa Maria | C-1 Appendix C: Housing Constraints
Contents
Appendix C: Housing Constraints ..............................................................1 Contents........................................................................................................................................1 Section C.1 Introduction and Summary ....................................................................................2 C.1.1 Introduction............................................................................................................2 C.1.2 Summary ...............................................................................................................2 Section C.2 Governmental Constraints.....................................................................................3 C.2.1 Introduction............................................................................................................3 C.2.2 Land Use Controls.................................................................................................3 C.2.3 Building and Housing Codes and Enforcement...................................................28 C.2.4 Permits and Procedures......................................................................................28 C.2.5 On and Off-site Improvements ............................................................................37 Section C.3 Non-Governmental Constraints...........................................................................38 C.3.1 Housing Supply/Conditions .................................................................................38 C.3.2 Development Costs .............................................................................................39 C.3.3 Availability of Financing.......................................................................................40 C.3.4 Summary .............................................................................................................41 Section C.4 Environmental and Infrastructure Constraints .....................................................42 C.4.1 Environmental Constraints ..................................................................................42 C.4.2 Infrastructure Constraints ....................................................................................42 C-2 | City of Santa Maria Appendix C: Housing Constraints Section C.1 Introduction and Summary
C.1.1 Introduction
This Appendix covers local governmental, non-governmental, and environmental and infrastructure constraints to housing production in Santa Maria.
C.1.2 Summary
City policies and regulations, such as the Zoning Ordinance, and market factors outside of the City’s control affect the quantity and type of residential development that occurs in Santa Maria.
The following summarizes key governmental and non-governmental constraints to housing development as detailed in this Appendix.
• Santa Maria makes use of discretionary review through Conditional Use Permits and the Planned Development (PD) process, which provides the opportunity for flexibility from conventional zoning standards. The adoption of objective design standards applicable to residential and mixed-use projects and other modifications to these processes will facilitate non-discretionary processes consistent with the Housing Accountability Act. • Parking standards, while reduced within the Downtown Specific Plan, and also open to reduction requests through the PD process, could constrain housing production.
Additional parking options for residential uses should be considered. • Certain zoning provisions will need to be updated to comply with State law (e.g., allow Low Barrier Navigation Centers in mixed-use zones and nonresidential zones where multifamily is allowed (AB 101), allow community/residential care facilities in the Downtown area, etc.)
• Economic conditions in Santa Maria reflect a competitive housing market for both for-sale and rental housing, although lower land costs facilitate more affordable housing development relative to the region.
Appendix C: Housing Constraints City of Santa Maria | C-3 Section C.2 Governmental Constraints
C.2.1 Introduction
Local policies and regulations can affect the quantity and type of residential development. Since governmental actions can constrain the development and the affordability of housing, State law requires the housing element to "address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing" (Government Code Section 65583(c)(3)).
The City’s primary policies and regulations that affect residential development and housing affordability include: the Zoning Ordinance, the General Plan, development processing procedures and fees, on and off-site improvement requirements, and the California Building and Housing Codes. In addition to a review of these policies and regulations, an analysis of the governmental constraints on housing production for persons with disabilities is included in this Appendix.
C.2.2 Land Use Controls
This section provides an overview of the City’s land use controls and their relation to the City’s housing supply.
General Plan Land Use Designations
Santa Maria’s Land Use Element was most recently amended in 2011. The City is in the process of updating its entire General Plan, which is expected to be completed in Fall 2023.
The existing land use designations that allow a range of residential development types at a variety of densities are described below in Table C-1.
C-4 | City of Santa Maria Appendix C: Housing Constraints Table C-1: City General Plan Land Use Designations Allowing Residential General Plan Designation Description
Residential
Residential Agricultural (RA) Creates a transition area between agricultural and strictly urban uses, as well as provides for a particular residential lifestyle.
Lower-Density Residential
(LWDR-4) Encourages high-quality single-family residential development on larger lots.
Low Density Residential
(LDR-5)
Encourages new areas with overall densities responsive to the economic considerations of providing new housing, on a wide range of standard sized lots, providing the amenities and open spaces associated with traditional single-family areas, and stabilizing existing areas by discouraging intensification of density.
Low Medium Density
Residential (LMDR-8)
Encourages densities that are responsive to the economic considerations of providing affordable single-family housing on small lots while at the same time maintaining adequate individual private open space, design flexibility, and the character of a single-family neighborhood.
Medium Density Residential
(MDR-12)
Encourages new development while stabilizing existing development. Allows a mixture of unit types, while maintaining the feeling of a single-family neighborhood.
Encourages reinvestment in older areas, and provides a land conservation measure by inducing development away from yet undeveloped areas.
High Density Residential
(HDR-22)
Provides for an urban residential environment, preferably close to shopping facilities and existing activity centers, as well as provides an incentive for reinvestment in older established areas.
Specific Plan (SP)
Encourages comprehensive planning and urban design flexibility for large land areas (over 60 acres) through the adoption of a Specific Plan. Such flexibility allows the City to adopt a set of land use specifications and implementation programs tailored to the unique characteristics of each area.
Commercial / Mixed Use
Commercial/Professional
Office (CPO) Provides areas for offices, which may be compatible with a range of other uses.
Neighborhood Commercial
(NC)
Provides areas that offer convenience goods and services to local residents without disrupting the residential character of an area. These areas are intended to be small in size and not geared to providing a multitude of more specialized goods and services serving a community-wide or regional market.
Source: Santa Maria General Plan, Land Use Element, 2011 Specific Plans
Santa Maria has adopted many developer-led specific plans over the years to facilitate the orderly development of various residential, industrial, commercial, and mixed-use projects. During the 5th Cycle Housing Element update, approved specific plans and projects accounted for thousands of single-family homes and were key to demonstrating the availability of sufficient vacant land to satisfy the City’s Regional Housing Needs Allocation (RHNA) for Above Moderate-Income households. The specific plans relevant to the 6th Cycle Housing Element Update are described briefly below.
Appendix C: Housing Constraints City of Santa Maria | C-5 Area 9 Specific Plan
The Area 9 specific Plan was adopted in 2012 after almost nine years in the annexation / planning process. The Area 9 Specific Plan provides detailed guidelines for the development of approximately 890 acres in the western area of the City, envisioned as a major new employment center with industrial, office-professional, R&D, and limited commercial and residential uses.
Residential development (up to 550 dwelling units) can only be introduced into Area 9 as a secondary component of a vertically integrated mixed-use development, only within the Commercial/Professional Office (CPO) zoning district, and only where the residential component location is limited to the development’s second floor or above. Areas zoned CPO are located on the eastern side of the Plan area along A Street. Anticipated housing typologies include row housing, loft-type dwellings, and flats arranged either around courtyards or linearly along pedestrian areas.
Downtown Specific Plan
The City’s Downtown Specific Plan (DTSP) was initially adopted in 2009 and then amended in 2015. encompasses. The Plan’s guiding principles focus on promoting the approximately 391 acres in the center of Santa Maria as a Downtown with an identity that reflects the City’s cultural demographics, circulation, economic vitality, land use, and aesthetic improvements. Development standards are intended to promote revitalization through mixed-use development and highdensity residential and office uses, organized into five new, Downtown-specific zoning districts each with a unique character, vision, and purpose. The DTSP does not dictate specific intensities such as floor area ratio (FAR) and/or resident density, instead using a form-based approach to development.
Zoning Districts
The Zoning Ordinance is Title 12 of the Municipal Code. The Zoning Ordinance and Zoning Map are available on the City’s website, consistent with Government Code Section 65940.1(a)(1)(B).
This section analyzes the Zoning Ordinance and the zoning districts that allow residential development, as well as the zoning districts established by the DTSP. The City has 15 zoning districts that allow residential uses in some capacity. Table C-2 lists these zoning districts with a description of each.
C-6 | City of Santa Maria Appendix C: Housing Constraints Table C-2: Zoning Districts That Allow Residential Development Zoning District Description
Residential Districts
Residential
Agricultural
(RA)
Designed and intended for use in areas particularly suited for light agricultural activities and large suburban estates. Permitted uses are intended to encourage light agricultural pursuits and other uses required for or desired by the inhabitants of the community. An area so zoned may provide the land necessary to permit future low-density single-family residential development as the need arises, and for recreational and service facilities in conjunction therewith. Development standards are imposed to assure that such uses will be established and maintained so as to promote an orderly growth of the area.
Single-Family
Residential (R-1)
Designed and intended to stabilize and protect the residential character of the district and to promote and encourage a suitable environment for family life on a neighborhood basis.
Single-family
Small Lot
Residential
(RSL-1)
Designed and intended to stabilize and maintain the single-family character of the district and permit a suitable environment for single-family living on a smaller scale by permitting smaller lots with special yard requirements while at the same time maintaining adequate individual private open space. It is intended that the RSL-1 zoning be used in conjunction with subdivisions with southerly oriented side yards with zero sideline homes to facilitate passive and active solar designed homes.
Medium-Density
Residential (R-2)
Designed and intended to stabilize and maintain the residential character of the district and permit a suitable environment for family living on a smaller scale by permitting a higher density with two (2) families to the lot while maintaining individual privacy, open space and facilities.
High-Density
Residential (R-3)
Designed and intended to stabilize and maintain the residential character of the district for highdensity apartment living with substantial space for cooperatively used facilities and open spaces.
Residential
Mobile Home
Park (RMH)
Established with the purpose and intent to provide an exclusive zone designation that is applied to land for use as a mobile home park only, and to establish rules and regulations by the City concerning standards for lots, yards, parks, landscaping, walls, enclosures, signs, access and vehicle parking in relation to mobile home parks pursuant to the powers granted to the City under Section 18010 of the state Health and Safety Code, and the City names the Planning Commission as its agent for executing the provisions thereof.
Commercial Districts
Commercial
Office and
Professional
Office (CPO)
Established to provide a district for office type uses with yard and open space and architectural requirements similar to those in residential districts in order that such uses can be located in close proximity thereto.
Central
Business (C-1)
Designed and intended to provide for the community’s need for a pedestrian-oriented commercial district. The zone shall be used by those retail and service activities which are space intensive and serve the regional market
General
Commercial (C2)
Designed and intended to provide for the general business and commercial needs of the City. The zone shall be used by a wide range of retail and service establishments which, because of their economic and activity requirements, are not suited to the central business district.
Miscellaneous Districts
Public Facilities
and Institutional
(PF)
The PF district is designed and intended to provide for those uses and activities which serve the public and are generally conducted by government agencies or charitable and philanthropic nonprofit organizations.
Appendix C: Housing Constraints City of Santa Maria | C-7 Table C-2: Zoning Districts That Allow Residential Development Zoning District Description
Downtown Specific Plan (DTSP) Districts
Gateway
Consists of the properties along the highly traveled roadways of Main Street and Broadway. New businesses, facade improvements or new construction should provide a well-designed, dynamic street scene with multi-storied buildings along the sidewalks.
Town Center
Consists of Town Center East mall, Town Center West shopping center, and City-owned parking lots and parking structures within the downtown core. The existing Heritage Walk can be expanded into a paseo system with a series of plazas, retail shops, restaurants, outdoor dining, and public art to continue to draw people even when community events are not occurring.
Civic
Centered around McClelland Street, which is also used for many community events. County and City civic services and recreational open space services currently reside in this district, such as the Santa Maria Public Library, the Abel Maldonado Youth Center, the Children’s Museum, and Simas Park. New development in this area will complement the existing civic uses such as restaurants, retail, or office uses.
Bungalow
A support area to help transition the downtown core to the existing single-family residential areas.
The area has a mixture of uses and major redevelopment is not expected considering the existing small-scale buildings and residential sized lots. The majority of the redevelopment is anticipated to be infill residential uses or conversion of single-family residences into offices or retail space.
Railroad Loft
Provides a connection corridor between downtown and Allen Hancock College. This area is predominately newly redeveloped with the construction of the Transit Center in 2011 and Hancock Terrace Apartments in 2015. A number of existing industrial buildings and uses remain in the area that could potentially be reused with light industrial uses or redeveloped in the future as live/work units, student housing, or retail uses.
Source: Santa Maria Municipal Code, Title 12 (Zoning); Downtown Specific Plan Development Standards
Development standards can constrain new residential development if they make it economically infeasible or physically impractical to develop a particular lot, or when it is difficult to find suitable parcels to accommodate development meeting the criteria for building form, massing, height, and density in a particular zoning district. Through its Zoning Ordinance, the City enforces minimum site development standards for new residential uses. Table C-3 summarizes the basic standards for the City’s zoning districts that allow residential development.
C-8 | City of Santa Maria Appendix C: Housing Constraints Table C-3: Development Standards in Zoning Districts that Allow Residential Development Zoning
District
Min. Area (sf)
Max. Density
Min. Lot Width
(ft) Max.
Height
(ft)
Primary Structure Min. Setbacks (ft)
Min. Open
Space/
Landscaping
Front Side
Rear Interior
Lot
Corner
Lot
Interior
Lot
Corner
Lot
Front
Yard
Front
Entry
Garage
Side
Entry
Garage
Interior
Lot
Corner
Lot
Base Zoning Districts
RA 20,000 1 du/20,000 sf 100 25 30 ‒ ‒
Not less than 10% of
lot, but need not
exceed 20 ft.
45 ‒
R-11 6,000 7,000 8 du/acre 60 70 30 20 20 15 ‒
Interior: 5
Street:
15 1 story: 10
2 stories:
20 ‒
RSL-11 4,500 5,000 ‒ 45 50 25 20 20 15 ‒
Street:
15 Other: 0
1 story: 10
2 stories:
15 ‒
R-21 6,000 7,000
Parcel <1 ac:
1 du/3,000 sf
Parcel >1ac:
12 du/ac 2 3 4
60 70 30 20 20 15
5 Other:
10 Interior: 5
Street:
15 10; 20
adjoining
R-1
20% of the
site and 300
sf/unit
R-31 7,000 7,000
Parcel <1 ac:
1 du/2,000 sf
Parcel >1ac:
22 du/ac 2
60 70 35 20 6 7 20 15 10 6 8
Interior:
10 5 6
Street:
15 10; 20
adjoining
R-1 6
20% of the
site and 250
sf/unit
CPO 5,000 ‒ 50
35 7
w/ CUP
or PD:
50 10
Adj. property in a res. zone: 20 ‒ 8 ‒ 8 15% of the
site
C-1 7,000 ‒ 50 40 7 9 ‒ 8 ‒ 8 ‒ 8 15% of the
site
C-2 7,000 ‒ 50 70 10 ‒ 11 ‒ 11 ‒ 11 15% of the
site
PF Max. 50% lot
coverage ‒ ‒ 35 15 15 10 15% of the site
Appendix C: Housing Constraints City of Santa Maria | C-9 Table C-3: Development Standards in Zoning Districts that Allow Residential Development Zoning
District
Min. Area (sf)
Max. Density
Min. Lot Width
(ft) Max.
Height
(ft)
Primary Structure Min. Setbacks (ft)
Min. Open
Space/
Landscaping
Front Side
Rear Interior
Lot
Corner
Lot
Interior
Lot
Corner
Lot
Front
Yard
Front
Entry
Garage
Side
Entry
Garage
Interior
Lot
Corner
Lot
Downtown Specific Plan (DTSP) Districts
Gateway ‒ ‒ ‒ 70
Main/Broadway: 0
Remainer of area: 15 13 5 13 10 13 15% 13
Town
Center ‒ ‒ ‒ 70
Civic ‒ ‒ ‒ 70
Bungalow ‒ ‒ ‒ 4012
Railroad
Loft ‒ ‒ ‒ 60
sf = square feet | ft = feet | du = dwelling unit | ac = acre | ROW = right-of-way | CUP = conditional use permit | PD = Planned Development 1 The City Council through a subdivision map may permit lots smaller than specified in subsections (a) or (b) of this section, provided overall project density is consistent with the General Plan. 2 Maximum density depending on land use designation (LWDR-4 [4 du/ac], LDR-5 [5 du/ac], LMDR-8 [8 du/ac], or MDR-12 [12 du/ac]). 3 Land that is presently developed with rental assisted, affordable housing for senior or handicapped individuals, or land that is contiguous to and developed in conjunction with property with existing affordable senior or handicapped housing, may be developed at a density not to exceed 22 dwelling units per acre. This is provided that the unit size of the proposed dwellings does not exceed 600 sf and the project is properly conditioned to provide rental assisted, affordable housing for both senior and handicapped individuals and the land is designated as Medium Density Residential (MDR) on the General Plan.
4 Any lot of 6,000 sf or less of net land area may have two dwelling units provided all setback, open space, landscaping, and parking requirements of the R-2 zoning district can be met. 5 In an R-3 zoning district, developments that encompass entire blocks or two or more sides of a block require a minimum 20-foot setback on the sides fronting the street. 6 In the R-3 zoning district, setback guidelines for buildings exceeding 35 feet: front, side and rear building setbacks may increase a minimum of 5 feet to property line for each incremental increase in height of 10 feet, at each floor, above in height, beyond what is required under Section 12-8.10.a, b and c. 7 When a building exceeds 1 story or 18 feet in height and is within 100 feet of a residential zoning district, a conditional use permit is required. 8 A 10-foot setback is required from the side property line adjoining the street on a corner lot, or when a lot abuts a residential lot or parcel of land. 9 Within the boundaries of the Central Redevelopment Project - California NDPA-1-2, building height is limited to 75 feet, subject to the approval of a CUP or planned development permit. 10 Buildings in excess of 40 feet shall require a CUP or planned development permit when adjacent to a residential zoning district. Buildings in excess of 70 feet shall obtain written authorization from the City of Santa Maria Fire Department demonstrating the City's capability to respond to a fire in that building. 11 For buildings under 40 feet in height and adjacent to property in a residential zone, a 10 foot setback is required in the front, side, and rear yards. For buildings over 40 feet in height and adjacent to property in a residential zone, there shall be a ratio where for each 10 feet (or fraction) of building height, there shall be a minimum 10 feet of additional setback (above the base 10 feet of setback) for the front, side, and rear yard.
12 Buildings up to 60 feet in height may be approved on sites near the Main/Broadway intersection. 13 Can be reduced to 0 through the Downtown Permit process.
Source: Santa Maria Municipal Code, Title 12 (Zoning)
C-10 | City of Santa Maria Appendix C: Housing Constraints Development Standards Analysis
Santa Maria’s basic development standards allow a moderate amount of density and intensity for residential development. There is only one large lot, single-family zoning district (RA), and this designation is applied to a single parcel on Stowell Road on the far western edge of town.
However, maximum densities in the R-2 and R-3 zoning districts are relatively low and present a potential constraint. Increasing these densities would stimulate higher density housing and enable the development of housing types which are smaller and more affordable.
The R-2 and R-3 zoning districts allow maximum building heights of 30 feet and 35 feet, respectively, which have not posed an undue constraint on the development of multi-family housing. For example, the Centennial Gardens Apartments project (approved by Planning Commission on October 21, 2020) consists of eight, three-story residential apartment buildings located in the PD/R-3 zoning district. While this project utilized a density bonus to enable greater density (up to 22 du/ac, greater than the allowed 19 du/ac), it was otherwise able to conform to the applicable development standards, with a minor modification to the building height standard (35 feet) to allow the tallest portions of the buildings to reach 37 feet. Although flexibility is allowed through density bonus and PD provisions, the City will evaluate site development requirements to ensure that additional density in the R-2 and R-3 zones may be accommodated, including but not limited to revisions to the maximum building height, setbacks, and parking. (Program 3.F).
Other multi-family developments in the R-2 and R-3 zoning districts have also achieved maximum density and above (with density bonus requests) in recent years. Some of these projects were approved with included modifications to required setbacks and other development standards through the Planned Development process, which demonstrates how the City’s Planned Development Permit Process facilitates residential density. For example, the Avante Apartments project (approved by the Planning Commission on November 16, 2022) consisted of four threestory residential apartment buildings located in the PD/R-3 zoning district. The applicant requested a modification to allow for the proposed carports to encroach into the required front and side yard setbacks in order to provide increased building visibility and sunlight into the lower floors of the units. The requested setback reductions ranged from 5-10 feet into the required 20- foot front setback and 5 feet into the required 10-foot side yard setback; the apartment buildings themselves otherwise met the PD/R-3 zone’s setback requirements. Although flexibility is allowed through the City’s Planned Development provisions, the City will evaluate site development standards in the R-2 and R-3 zoning districts that include but are not limited to reductions in setbacks, increases in maximum height limits, and parking reductions to better accommodate higher-density development (Program 3.F).
Additionally, the City frequently relies on the CUP process to resolve adjacency issues, such as the provision that buildings over one story in the CPO zoning district and within 100 feet of a residential zoning district require a CUP. As explored more thoroughly in the “Provisions for a Variety of Housing” subsection, the adoption of objective design standards under Program 3.B will reduce the City’s reliance on the CUP process and streamline development.
Appendix C: Housing Constraints City of Santa Maria | C-11 The City’s Planned Development (PD) Overlay combines with the underlying zone and allows an applicant to request development standard flexibility to achieve superior project design and community benefit. A PD Permit is processed simultaneously with any Conditional Use Permit required of the project, and through the PD process reductions for setbacks, landscape area, parking requirements, and exceptions to building height limits may be granted. Likewise, the City’s Downtown Permit process enables applicants to request development standard reductions for setbacks, landscape area, parking requirements, and modification to building height limits. See the Permits and Procedures section below for additional information.
Parking Requirements
Table C-4 displays the parking rates for residential land uses in the Zoning Ordinance.
Table C-4: Residential Parking Rates
Land Use Type Required Number of Spaces
Residential Uses
Dwelling, single-family 2 per dwelling unit 1 2
Dwelling, two-family, or multi-family 2 per dwelling unit 3 Condominiums
2 per dwelling unit 1
1 guest space per 2 units
Mobile home parks
2 per unit
1 guest space per 4 mobile home sites
Senior citizen housing
Units ≤600 sf: 1 per 3 units, plus 1 per staff
member
Units >600 sf: 1 per unit, plus 1 per staff member
Boardinghouses 1 per habitable room 1
Efficiency units 1 per unit, plus 2 per onsite manager unit Downtown Specific Plan (DTSP) and Mixed-Use Projects 4,5 Units <400 sf 0.5 per dwelling unit
Units 400-600 sf 0.75 per dwelling unit
Units >600 sf 1 per dwelling unit 6
1 Within a garage or carport.
2 Single-family residential units which existed or were under construction prior to October 22, 1976 and where additional living area is added after October 22, 1976 shall provide 2 off-street parking spaces, 1 of which must be within a garage or carport and 1 of which must be on a flat, paved pad accessible directly from the driveway or the public way. This requirement shall not apply when additions are made to the unit that do not constitute an increase in living area and in no case will prohibit the addition of living area to a single-family residence when there is no accessible space available for the required additional parking space. 3 One within a garage or carport.
4 Reductions to parking ratios may be requested through the Downtown permit process. 5 In mixed-use projects, through the Administrative Use Permit process, the Zoning Administrator, may approve up to a ten percent (10%) reduction in parking. The Planning Commission, through a Conditional Use Permit or Planned Development Permit, may approve up to a twenty-five (25%) reduction in parking if the mixed use development incorporates one or more traffic-reduction methods listed in SMMC Section 12-49.08(d).
6 In mixed-use projects, apartments located outside the original four-square miles of the City (Section 12-32.07A) must provide covered parking, condominiums must always provide covered parking, while efficiency units do not require covered parking.
Source: Santa Maria Zoning Ordinance, Section 12-32.03 (Off-Street Parking Spaces Required); Downtown Specific Plan C-12 | City of Santa Maria Appendix C: Housing Constraints Parking Requirements Analysis
The City typically requires two spaces per single residential dwelling unit, including in two-family units, multi-family units, condominiums, and mobile home parks. Reduced requirements exist for uses that serve residents with low vehicle ownership rates (e.g., senior housing), mixed-use projects (per Chapter 12-49), efficiency unit projects (per Chapter 12-52) and projects within the DTSP area.
While covered parking is required for both the required single-family parking spaces and at least one of the required multi-family parking spaces, garages or underground parking is not required.
The number of spaces required could reduce the number of units that could be built, and the parking rates could discourage smaller units (e.g., studios and one-bedroom units), as the parking required is the same regardless of unit size (outside the DTSP area or mixed-use projects). For mixed-use projects, lower parking ratios are required (i.e., 0.5 uncovered spaces for units smaller than 400 square feet, 0.75 uncovered spaces for units 400 to 600 square feet, and 1.0 space for units greater than 600 square feet).
In the Downtown area, parking requirements are further reduced depending on location. The DTSP divides the Downtown area into three Parking Incentive Zones, and properties located in Zone B and within 1,250 feet of a City parking lot/structure have their parking requirement reduced by 50 percent.1 For example, multi-family units greater than 600 square feet and located in Zone B would require 0.5 parking spaces per dwelling unit, rather than the one parking space per dwelling unit indicated in Table C-4.
Section 12-32.12 (Tandem Spaces) allows tandem parking spaces for residential units where at least two spaces are required for the unit and where the spaces in tandem serve the same residential unit. While these provisions may not be used to satisfy requirements for guest parking spaces, staff parking spaces, shared parking in a mixed-use project, or other parking not assigned to a specific residential unit, they have allowed more units to be accommodated on a site.
Furthermore, the City adopted an amendment to multi‐family residential parking standards in 2018, allowing required parking spaces to be located within the front setback of sites, along with allowing required parking in a tandem space configuration.2 This change was implemented to achieve higher residential density while satisfying parking requirements.
Section 12-32.22 (Consolidated and Shared Parking) allows the consolidation of the required parking area for several uses into one central parking area located within 200 feet of any use and the reduction of the total number of parking stalls to be jointly provided by the consolidation.
However, consolidation must be approved by Planning Commission through a conditional use permit process.
1 City of Santa Maria, Downtown Specific Plan, pp.44-45. 2 City of Santa Maria, 2020-2025 Consolidated Plan, p 145.
Appendix C: Housing Constraints City of Santa Maria | C-13 While the City offers some parking reductions and flexibility, under Program 3.E, the City will further assess parking standards and reduce requirements to establish lower rates for smaller units (i.e., studios and one-bedroom units) and add more incentives where possible.
Cumulative Analysis of Land Use Controls
Considering the impact of land use controls cumulatively, the multi-family zones generally accommodate maximum density; however, potential limiting factors are building height, setbacks, and parking. These standards may impact the overall number of units that can be built and are the most commonly requested standards for concessions or waivers during density bonus application requests. The City’s Planned Development Permit process provides developers with the opportunity to reduce setback, landscape, and parking requirements, and increase building height, similar to the concessions under the density bonus process but without requiring affordability or senior restrictions (Program 3.C). As noted above, increasing the allowed densities in the R-2 and R-3 zoning districts (or introducing a new residential district with higher density) will better facilitate residential development (Program 3.F). Additionally, Program 3.E will modify required parking ratios to reduce the impact these standards have cumulatively on housing development.
Design Standards and Guidelines
Design standards and guidelines are evaluated as they have the potential to increase development costs and extend the permitting process. In the Zoning Ordinance, each base residential zoning district (RA, R-1, RSL-1, R-2, and R-3) contain provisions for architectural and aesthetic standards that address exterior building materials, roof overhang/pitch, roofing materials, and (in the R-2 and R-3 zoning districts) window treatments.
Outside the Zoning Ordinance, the DTSP provides design guidelines for new development and re-use of existing buildings in Chapter II (Land Use & Development). These provisions apply to any addition, exterior remodel, relocation, or new construction requiring a Downtown Permit within the DTSP area (see Permits and Procedures section below for more information). The guidelines address site planning and design, building design and character, building mass and articulation, and more. In a following section, the DTSP also provides guidance on architectural styles that reflect certain interpretations (e.g., Mission, Renaissance Revival) or periods (early 1900’s commercial, contemporary industrial), listing common architectural details that are paired with example images.
Nearly all of the DTSP design guidelines are described in general terms with no specific dimensions for applicants to apply to projects. For example, in the Building Mass and Articulation subsection, it is recommended that “massing of multi-tenant buildings and multi-family buildings should articulate individual units to avoid long expanses of wall planes.” Guidelines such as these are subjective, only providing vague direction on building design. While the guidelines lack specificity, no Downtown Permit application has been denied based on guideline interpretation.
However, a program to develop objective residential design standards is included as Program
3.B.
C-14 | City of Santa Maria Appendix C: Housing Constraints Provisions for a Variety of Housing
The City has adopted provisions in its Zoning Ordinance that facilitate a range of residential development types. Table C-5 provides a list of housing types and the zoning districts in which they are permitted or require a conditional use permit.
Appendix C: Housing Constraints City of Santa Maria | C-15 Table C-5: Residential Uses Permitted by Zoning District Land Uses
Residential Districts Commercial Districts Misc.
Districts Downtown Specific Plan (DTSP) Districts
RA R-1 RSL1 R-2 R-3 RMH CPO C-1 C-2 PF Gateway Town
Center Civic Bungalow Railroad Loft
Single-Family
Dwelling P P P P P ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ P ‒
ADUs/JADUs P P P P P ‒ ‒ ‒ ‒ ‒ P P P P P2
Duplexes/2 or
more units ‒ ‒ ‒ P P ‒ ‒ ‒ ‒ ‒ P3 P3 P3 P3 P3
Triplexes/3 or
more units ‒ ‒ ‒ CUP P ‒ ‒ ‒ ‒ ‒ P3 P3 P3 P3 P3
Fourplexes/4 or
more units ‒ ‒ ‒ CUP CUP ‒ ‒ ‒ ‒ ‒ P3 P3 P3 P3 P3
Multi-Family
Dwelling See multi-family uses above for zoning districts not in Downtown area P P P P P Emergency
Shelters ‒ ‒ ‒ ‒ ‒ ‒ P CUP CUP P ‒ ‒ ‒ ‒ ‒
Transitional
Housing P P P P P ‒ ‒ ‒ ‒ ‒ P P P P P
Supportive
Housing P P P P P ‒ ‒ ‒ ‒ ‒ P P P P P
Manufactured
Housing See analysis below
Mobile Home
Parks ‒ ‒ ‒ ‒ ‒ P ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒ ‒
Boardinghouses ‒ ‒ ‒ ‒ CUP ‒ ‒ ‒ ‒ ‒ P P P P P
Student
Housing ‒ ‒ ‒ ‒ CUP ‒ ‒ ‒ ‒ P P P P P P
Senior Citizen
Housing ‒ ‒ ‒ ‒ CUP ‒ ‒ CUP ‒ ‒ P P P P P
C-16 | City of Santa Maria Appendix C: Housing Constraints Table C-5: Residential Uses Permitted by Zoning District Land Uses
Residential Districts Commercial Districts Misc.
Districts Downtown Specific Plan (DTSP) Districts
RA R-1 RSL1 R-2 R-3 RMH CPO C-1 C-2 PF Gateway Town
Center Civic Bungalow Railroad Loft
Efficiency Unit
Projects ‒ ‒ ‒ ‒ ‒ ‒ ‒ P P ‒ P P P P P
Community
Care Facilities
(≤6) 1
‒ P P P P ‒ ‒ ‒ ‒ ‒ P P P P P
Community
Care Facilities
(≥7) 1
‒ CUP ‒ CUP CUP ‒ ‒ ‒ ‒ ‒ P P P P P
P = Permitted Use | CUP = Conditional Use Permit required | ‒ = Not Permitted/No Guidance 1 Called “Care for Unrelated Persons” in the Zoning Ordinance. 2 On sites with an existing residential single or multi family dwelling. 3 See Downtown permit process in Section C.2.4 Permits and Procedures.
Source: Santa Maria Municipal Code, Title 12 (Zoning)
Appendix C: Housing Constraints City of Santa Maria | C-17 Multi-Family Rental Housing
Other than a duplex being a permitted use in the R-2 zone, and triplex being a permitted use in the R-3 zone, a conditional use permit (CUP) (or Planned Development Permit in the PD overlay) is required for multi-family dwellings outside of the Downtown area. In the DTSP, “multi-family or vertical mixed use” is permitted by-right in all Downtown zoning districts. To facilitate housing, the City will adopt objective design standards to reduce the CUP requirement for multi-family dwellings and residential mixed-use (Program 3.B).
Additionally, the City should revise its definitions of residential developments which contain multiple dwelling units to resolve inconsistencies. For example, while “duplexes” are permitted byright in both the R-2 and R-3 zoning districts, “two detached dwelling units” are permitted in the R-2 district, but not in the R-3. Additionally, “dwelling groups” are permitted by-right in the R-3 zoning district, but “Residential developments with a total of four (4) or more dwelling units on the property” require a CUP. However, in the R-2 zoning district, “Dwelling groups, triplexes and fourplexes, when density requirements can be met” are listed as requiring a CUP. Thus, it is not clear if a fourplex in the R-3 zoning district would be considered a “dwelling group” and permitted by-right, or a “residential development with a total of four or more dwelling units on the property” and require a CUP.
The City regulates condominium conversions in Chapter 12-46 (Residential Condominiums, Stock Cooperatives, Community Apartments, and Planned Unit Developments). Applicants for conversion projects must submit, in conjunction with a required CUP or PD permit application, the information listed in Section 12-46.06 (Reports Required for Conversion).
Accessory Dwelling Units
ADUs and Junior Accessory Dwelling Units (JADUs) are permitted by-right on all residential lots developed or proposed to be developed with single-family dwellings or multi-family dwellings.
They must be located, developed, and operated in compliance with the standards of Chapter 12- 56 (Accessory Dwelling Units). These standards were updated in June 2021 to reflect recent amendments to State law.
Applicants for an ADU must submit an application for building permit review to the Building Division for ministerial approval (or as part of a building permit application). No discretionary review is required, in compliance with State law. Additionally, the City’s Planning Division provides an info sheet to assist homeowners in the construction of compliant ADUs and JADUs.
HCD conducted a preliminary review of the City’s ADU Ordinance and identified several components that are now out of compliance with State law which became effective in January 2023. This included the following:
• Allow for one ADU within the proposed space of a single-family dwelling unit and one detached, new construction ADU to comply with Government Code §65852.2 (e)(1)(A)); C-18 | City of Santa Maria Appendix C: Housing Constraints • Revise height requirements and language regarding ministerial approval for ADU to comply with SB 897;
• Remove subjective standards regarding fire sprinkler requirements, ADU access, and architectural/design standards (or revise to be objective); • Revise design standards to not preclude the development of “statewide exemption ADUs” as described in Government Code §65852.2 (e); and
• Allow an ADU to be sold or conveyed separately from the primary residence to a qualified buyer to comply with Government Code §65852.26.
Based on HCD’s review, the City will amend its ADU Ordinance as necessary to comply with State law as part of Program 1.K.
Emergency Shelters and Low-Barrier Navigation Centers
The Zoning Ordinance defines an emergency shelter in Chapter 12-53 (Emergency Shelters) as “housing with minimal supportive services for homeless persons, and where occupancy by any one homeless person is limited to six months or less within a 12-month period.” This definition is concurs with the definition in Health and Safety Code Section 50801, which defines an emergency shelter as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less. No individual or household may be denied emergency shelter because of an inability to pay.
The City permits emergency shelters by-right and without discretionary action in the CPO and PF zoning districts and with a CUP in the CC, C-1, and C-2 zoning districts, provided they meet the site development standards in Table C-3 and the supplemental standards of Chapter 12-53 (Emergency Shelters). These supplemental standards are described in Section 12-53.05 (Establishment and Management of Emergency Shelters; Responsible Party; Criteria) and include:
• Shall not be located within 300 feet of an existing emergency shelter. • Shall contain a maximum of 40 beds and shall shelter no more than 40 persons. • Shall provide one parking space for every 10 beds, or one space for each residential unit, whichever is greater, plus one space for each person staffing the shelter. • Shall utilize external lighting that is stationary and directed away from adjacent properties and public rights-of-way; consists of low-intensity, full-shielded, downward-direction fixtures placed uniformly throughout the sites; and is a minimum average maintained 0.5 foot-candles of light intensity not transmitted or reflected to surrounding properties or streets.
• Shall provide on-site waiting and client intake areas that are located internal to the structure, or shall be a designated area fully screened from view of the public right-of-way and neighboring properties.
Appendix C: Housing Constraints City of Santa Maria | C-19 • Shall be managed onsite by individuals designated by an eligible organization, with documentation submitted to the Community Development Department prior to establishing the emergency shelter.
• Shall limit each individual’s stay in the shelter to no more than 6 months in a 12-month period.
• Shall provide at least one on-site supervisor at all times to address and resolve security issues, with documentation submitted to the Community Development Department prior to establishing the emergency shelter including the name and contact information of the individuals or company providing on-site security.
These supplemental standards are objective and in compliance with State law (Government Code 65583(a)(4)(A)), including the minimum separation requirement of 300 feet and minimum parking.
Although the number of required parking spaces for an emergency shelter is lower compared to that required for rest homes (see Table C-4), it does not reflect the parking necessary to only accommodate shelter staff. Therefore, these requirements will be amended to be consistent with State law, which requires sufficient parking for emergency shelter staff, provided that it is not more parking than is required for other residential or commercial uses within the same zone (Government Code Section 65583(a)(4)(A)) (Program 4.C).
Parcels in the CPO zoning district are primarily located east of Broadway along Main Street, Stowell Road, and Betteravia Road and are often combined with a PD zoning district designation.
PF zoning district parcels are distributed throughout the City, with the largest parcels in the central part of town and occupied by schools, parks, churches, and cemeteries. Many of these parcels are currently occupied, though a handful could be reasonable converted into shelter facilities, especially in the CPO zoning district. Many of these parcels are also within one half mile of public transportation, retail, and other supporting services that shelter occupants may have a need for.
The surrounding uses tend to be residential or retail/auto-oriented businesses, and not heavy industrial operations. Additionally, the surrounding uses may offer potential employment opportunities for shelter occupants who can pursue employment.
AB 2339 (Emergency Shelters Act of 2023) among other things, requires local jurisdictions to accommodate emergency shelters in zones which also allow residential development. The City mixed-use regulations (Zoning Ordinance Chapter 12-49) allow 100 percent residential uses in the CPO zoning district if located within the four-square mile area of the Downtown.
In 2022, the Point-in-Time (PIT) Count identified 457 people experiencing homelessness in Santa Maria (see Appendix A, Table A-21), 160 sheltered and 297 unsheltered. As the City limits emergency shelters to a maximum of 40 beds, seven to eight sites would be necessary to house all unsheltered homeless individuals in the City. There are existing sites within the City which could be utilized to permit emergency shelters, and Table C-6 lists those potential sites that are in compliance with AB 2339 and result in capacity over 297 beds.
C-20 | City of Santa Maria Appendix C: Housing Constraints As previously noted with the CPO zoning district, which typically serves as a transition between residential and commercial zones, these potential sites are adjacent to existing residential, retail, and office developments. Each of the sites is near the core of Santa Maria, and located either on, or within close walking distance of, Santa Maria Regional Transit routes and stops and services.
Some of the potential shelter sites identified in Table C-6 are existing office or medical office Table C-6: Potential Emergency Shelter Sites
Address APN Zoning 1 General
Plan Lot Size
Site
Capacity
(est. # of
beds)
Current
Use Surrounding Uses Proximity to Services
1016 E Main
St. 125-053-004 PD/CPO CPO 0.26 40 Vacant
auto services,
restaurants,
professional offices,
medical offices,
freeway
0.25 miles to Von’s
grocery.
0.3 miles to Hospital
610 E Chapel
St. 121-244-005 CPO CPO 0.6 40 Vacant
restaurants,
professional offices,
medical offices,
commercial, retail
0.1 mile to Vons
Grocery and other
commercial and retail
800 Blk of E.
Chapel St.
121-242-010,
011, and 012 CPO CPO 0.49 40 Vacant
restaurants,
professional offices,
medical offices,
commercial, retail
0.1 mile to Vons
Grocery and other
commercial and retail
526 E Plaza
Dr.
128-067-027 PD/CPO CPO 1.4 40
Vacant
(former
parking
area)
professional offices,
medical offices, low
density residential,
cemetery
Within 0.5 miles of
Vallarta grocery and
other commercial and
retail
510 E. Stowell
Rd. 128-067-003 PD/CPO CPO 0.45 40 Vacant
professional offices,
medical offices, low
density residential
Within 0.5 miles of
Vallarta grocery and
other commercial and
retail
200 Blk of E.
Donovan Rd. 128-013-059 CPO CPO 0.5 40 Vacant
Retail, medical office,
restaurants, low
density residential
0.3 miles to grocery
and other commercial
and retail
117 W Bunny
Ave. 119-086-008 CPO CPO 0.54 40 Medical office
Office, retail, low
density residential
0.1 miles to grocery,
restaurants, and retail
305-327 Plaza
Dr. 128-065-007 PD/CPO CPO 2.14 40 Office
Office, medical office,
high density residential
retail
0.2 miles to grocery,
restaurants, and retail
123 S College
Dr 125-043-011 PD/CPO CPO 2.4 40 Office
Office, medical office,
retail, low density
residential
0.1 miles to grocery,
restaurants, and retail
TOTAL 3602
1 Emergency shelters would also be processed by right in the PD/CPO Zoning District in the same by-right manner as they would be in the CPO Zoning District. All sites are governed by the City’s mixed-use regulations and located within the 4-square mile area around Downtown, allowing 100% residential projects on these sites in addition to emergency shelters. 2 Site capacity calculations range from 283 square feet per bed (0.26-acre site) to 2,614 square feet per bed (2.4-acre site).
Source: City of Santa Maria
Appendix C: Housing Constraints City of Santa Maria | C-21 locations that the City has observed either have a low occupancy, or a frequent turn-over of tenants. Each of these sites has on-site parking. The City has come to realize the potential of these non-vacant office sites to become shelter facilities through a recently completed Emergency Shelter project.
In September 2022, the City approved building permits for the conversion of an existing structure located at 801 East Chapel Street from a former occupied medical office building to a 40 bed emergency shelter facility. This facility, located on a 0.6-acre site in a CPO zoning district, will also provide day services to individuals in need. The City received building permit applications for the Tenant Improvement of the interior in January 2022, building permits were approved in September 2022, and construction was completed and the facility began operating in July 2023.
The facility is adjacent to high and medium density residential developments, office, and medical office facilities, and less than a tenth of a mile to a grocery, restaurants, and other retail. The identified non-vacant emergency shelter sites are similar to the former conditions of this project site, now operating as an emergency shelter. Further, the City is not aware of any leases, contracts, or conditions that would perpetuate the existing office uses.
The Zoning Ordinance does not address low barrier navigation centers (LBNCs), defined as Housing First, low-barrier, service enriched shelters focused on moving people into permanent housing that provide temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing (Government Code Section 65660). State law requires LBNCs to be permitted by-right in areas zoned for mixed-use and nonresidential zoning districts permitting multifamily uses provided they satisfying the provisions establish by AB 101 (see Government Code Section 65662). Program
4.C is included to address the permitting for Low Barrier Navigation Centers.
Furthermore, under Program 4.C, the City will update the definition of emergency shelters as needed to comply with Government Code Section 65583(a)(4) as amended by AB 2339.
Transitional Housing and Supportive Housing
In addition to emergency shelters, transitional and supportive housing are used to further facilitate the movement of homeless individuals and families to permanent housing. They can serve those who are transitioning from rehabilitation or other types of temporary living situations (e.g., domestic violence shelters, group homes, etc.).
Transitional housing is defined in Government Code Section 65582 as buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined point in the future, which shall be no less than six months. Health and Safety Code Section 50675.14 defines supportive housing as housing with no limit on length of stay, that is occupied by a target population, and that is linked to an on-site or off-site service that assists residents in retaining housing, improving their health, and maximizing their ability to live and (where possible) work in the community.
C-22 | City of Santa Maria Appendix C: Housing Constraints Transitional and supportive housing must be allowed in all zoning districts that allow residential uses and subject to the same development standards that apply to other residential uses of a similar type within these zoning districts. Furthermore, AB 2162 (Government Code Section 65650-65656) requires supportive housing to be allowed by-right in zoning districts where multifamily and mixed-uses are permitted, including nonresidential zoning districts that allow multifamily uses, if the proposed development meets certain criteria (e.g., deed restricted for 55 years to lower income households, serving “target population” of homeless individuals, minimum area dedicated for supportive services, etc.).
In Santa Maria, transitional and supportive housing are defined in Section 12-2.140.1 (Supportive Housing) and Section 12-2.141.3 (Transitional Housing) in a manner that concurs with State law, with both sections stating these land uses shall be considered a residential use of property only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. However, at the time the Transitional and Supportive Housing Ordinance was adopted, the City chose to not regulate these as distinct uses in each of the specific zoning districts, instead relying on the regulatory language in Chapter 12-2 (Definitions) to implement these provisions.
For further clarity, the Housing Element includes Program 4.D to amend the Zoning Ordinance to include transitional and supportive housing by-right as a cited permitted use in each of the zoning districts which allow residential uses, subject to the same standards of similar dwellings.
Farmworker (Employee) Housing
State law provisions related to farmworker housing (also called employee housing) derive from Health and Safety Code Section 17021.5, Section 17021.6, and Section 17021.8. Section 17021.5 generally requires employee housing for six or fewer persons to be treated as a singlefamily structure and residential use. Section 17021.6 generally requires that employee housing consisting of no more than 36 beds in group quarters designed for use by a single family or household to be treated as an agricultural use. No conditional use permits, zoning variances, or other zoning clearance are to be required. Section 17021.8 generally requires that an eligible agricultural employee housing development be subject to a streamlined, ministerial approval process and objective development standards if located on land designated as agricultural. The City currently has a Voluntary Compliance Agreement (VCA) with HUD to comply with employee housing requirements, which includes procedures for a designated Employee Housing Resource Officer (EHRO) to follow if a complaint is filed regarding Employee Housing (see Appendix F, Section F.2.1).
According to the most current data from the U.S. Department of Agriculture Census of Farmworkers, there was a total of 22,985 farmworkers in Santa Barbara County in 2017, and about 43 percent of farmworkers in Santa Barbara County were seasonal workers (see Appendix A, Table A-18). Although publicly available data does not provide an estimate specifically for the number of farmworkers in Santa Maria, about 22 percent of residents work in the agriculture and forestry industry according to 2020 ACS data (see Appendix A, Figure A-6), and nearly a quarter Appendix C: Housing Constraints City of Santa Maria | C-23 of all jobs in Santa Maria are in the agriculture and forestry industry (see Appendix A, Figure A5).
While farmworker housing has been developed in the City, the Zoning Ordinance does not explicitly identify farmworker housing as a use in any zone due to the VCA. The City does not restrict the development of housing for farmworkers to any particular residential zoning district.
Since the VCA expires on July 15, 2026, Program 4.E is included for the City to adopt standards consistent with State law into the Zoning Code before expiration of the VCA.
Efficiency Unit
An efficiency unit is considered a small, single-room occupancy affordable housing unit that can serve as an entry point into more stable or long-term housing for people who previously experienced homelessness. They can also help jurisdictions meet their projected housing need for acutely and extremely low-income households.
In Chapter 12-52 (Efficiency Unit Projects), the City defines an “efficiency unit” as a dwelling unit with a floor area of 519 square feet or less and an “efficiency unit project” as five or more efficiency units permitted in commercial areas through a planned development (PD) permit. The definition provides as an example the conversion of a motel into five or more efficiency units rented for longer than 30 days.
Subject to the issuance of a PD permit in an area with a PD overlay, an efficiency unit project may be built by-right in the C-1 and C-2 zoning districts subject to the supplemental standards provided in Section 12-52.04 (Special Standards Applicable to an Efficiency Unit Project). These standards require:
• A caretaker’s residence;
• Parking requirements at the rate of one space per efficiency unit, two spaces for an onsite manager unit, and one lockable bicycle parking space per efficiency unit; • Landscaping covering 15 percent of the lot area, incorporating Low-Impact Development (LID) techniques;
• A minimum of 150 square feet of common exterior open space per efficiency unit project, or 10 square feet per efficiency unit;
• At least one recreational amenity per five efficiency units in addition to common open space; and
• A minimum of 150 square feet of common interior area, or 10 square feet per efficiency unit, with at least one fixture amenity per five efficiency units.
C-24 | City of Santa Maria Appendix C: Housing Constraints Applications for efficiency unit projects are processed consistent with the procedures for a PD permit described in Chapter 12-35, Article 2 (Planned Development Permits), subject to the Planning Commission making the following supplemental findings:
• That the efficiency unit project’s proposed structures, landscaping, hardscape and amenities will result in an overall superior setting for the Santa Maria community by improving the aesthetics of the built environment;
• If applicable, the efficiency unit project can significantly extend the useful life of any structures existing on the site; and
• The efficiency unit project’s proposed operations will result in an overall superior living environment for the residents of the project by expanding housing opportunities and providing access to clean, comfortable, and safe living conditions.
Overall, these regulations are adequate for facilitating the construction of new efficiency dwelling unit projects and/or the structural conversion of transient occupancy uses into single-room occupancy projects, thus increasing the number of small, affordable units for acutely and extremely low-income individuals.
Manufactured Homes
Government Code Section 65852.3 requires cities to allow and permit manufactured homes on a permanent foundation in the same manner and in the same zone as a conventional stick-built structure, subject to the same development standards that a conventional single-family home on the same lot would be subject to.
While it is the City’s practice to treat manufactured homes on a foundation as a conventional single-family home (consistent with Government Code Section 65852.3), the Zoning Ordinance does not specifically cite manufactured home as a distinct permitted use in the residential zones.
The sole reference to manufactured homes in located in Chapter 12-56 (Accessory Dwelling Units), where manufactured homes are identified as being included in the Ordinance’s definition of an ADU.
Under Program 1.G, the City will amend the Zoning Ordinance to clarify compliance with State law and explicitly allow manufactured homes on a permanent foundation, subject to the same regulations as single-family homes.
Housing for Persons with Disabilities
The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) of the California Welfare and Institutions Code declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. This classification includes facilities that are licensed by the State of California to provide permanent living accommodations and 24 hour primarily non-medical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. It includes hospices, nursing homes, convalescent facilities, and group homes for minors, persons with disabilities, and people in recovery from alcohol or drug addictions.
Appendix C: Housing Constraints City of Santa Maria | C-25 Health and Safety Code Section 1502 defines community care facilities as “any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children.” This definition includes a wide variety of facilities, including foster family homes, small family homes, and group homes.
Health and Safety Code Section 1569.2 defines residential care facilities for the elderly as “a housing arrangement chosen voluntarily by persons 60 years of age or over, or their authorized representative, where varying levels and intensities of care and supervision, protective supervision, personal care, or health-related services are provided, based upon their varying needs, as determined in order to be admitted and to remain in the facility. Persons under 60 years of age with compatible needs may be allowed to be admitted or retained in a residential care facility for the elderly.”
State law requires local governments to treat both facility types with six or fewer residents as a residential use and subject to the same development standards as a single-family dwelling.
Furthermore, no conditional use permit, zoning variance, or other zoning clearance shall be required of a community/residential facility that serves six or fewer persons that is not required of a family dwelling of the same type in the same zone. The residents and operators of a residential care facility shall be considered a family for the purposes of any law or zoning ordinance that relates to the residential use of property. However, “six or fewer persons” does not include the operator, operator’s family, or persons employed as staff.
The City defines a “Care of Nonrelated Persons” for seven or more and six or fewer persons in Sections 12-2.29 and 12-2.30, respectively, as a State-licensed care home giving nonmedical services on a 24-hour a day basis to mentally handicapped, physically handicapped, disabled or aged persons, or dependent and neglected children. These definitions concur with the State’s definition of community care facilities and does not limit their operation with an overly-restrictive definition of “family.”
Section 12-2.29 further identifies that facilities serving six or fewer persons are a single-family residential use, permitted by-right in the R-1, RSL-1, R-2, and R-3 zoning districts. To be compliant with State law, the City must also explicitly permit these community care facilities in the RA zoning district and the Bungalow DTSP zoning district, where single-family dwellings are permitted. These changes are included as part of Program 4.F.
Lastly, the City ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations and the Americans with Disabilities Act (ADA)) and federal requirements for accessibility.
Reasonable Accommodation
Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their C-26 | City of Santa Maria Appendix C: Housing Constraints zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Ordinance to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.
Chapter 12-50 (Reasonable Accommodations) establishes a formal procedure for individuals with disabilities seeking equal access to housing to request a reasonable accommodation and criteria to be used when considering such requests. The City allows a reasonable accommodation request to be made by any person with a disability or their representative when the rules, standards, and practices required for housing acts as a barrier to fair housing opportunities.
Section 12-50.06 (Findings for Reasonable Accommodation) establishes appropriate necessary findings to consider in approving a reasonable accommodation request. These findings include:
a. Whether the housing subject to the request for reasonable accommodation is to be used by an individual protected under fair housing laws;
b. Whether the accommodation requested is necessary to make housing available to one or more persons with disabilities;
c. Whether the requested accommodation would require a fundamental alteration to the City’s zoning scheme;
d. Whether the requested accommodation would impose undue financial or administrative burdens on the City.
The procedure is a ministerial process, subject to approval by the Community Development Director. A request for a reasonable accommodation shall not be denied for reasons which violate the provisions of the Fair Housing Amendments Act of 1988.
The City has received three Reasonable Accommodation requests since 2015, with only one of those requests denied. The denied request was for the legalization of an unpermitted, substandard sanitation facility located on the exterior of an existing three car garage building found to have been illegally converted to living space with no interior sanitation facilities and determined to create substandard housing conditions as defined by State law. The City denied the request based on the finding that allowing the sanitation facility with only exterior access will not adequately accommodate the needs a disabled individual, and the granting of the requested accommodation will facilitate having an individual to continue residing in substandard living conditions in the illegally converted garage, which posed a health and safety issue. Therefore, the findings required for a reasonable accommodation request are not considered to be a constraint to providing housing for persons with disabilities. To increase community awareness of Reasonable Accommodation, under Program 4.A, the City will prepare and distribute information to the community about reasonable accommodations to facilitate requests and approvals.
Appendix C: Housing Constraints City of Santa Maria | C-27 Density Bonus and Incentives for Affordable Housing
The City’s density bonus provisions and incentives are located in Chapter 12-48 (Density Bonus).
Recent changes to State density bonus laws (e.g., allowance for up to 50 percent density bonuses via AB 2345) have only been partially incorporated into the Zoning Ordinance. The most recent amendment was made by Ordinance No. 2022-04, which went into effect in July 2022. However, Section 12-48.02 (Compliance with Government Code Section 65915) affirms, that in the event State requirements are amended by the Legislature, those amendments shall control and apply in Santa Maria pending further amendment to Chapter 12-48.
In addition to standard density bonuses established by State law, Section 12-48.04 (Additional Incentives for Affordable Units) provides examples of additional incentives or concessions the City shall grant through a planned development permit, agreement, or subdivision. These include:
• Reducing or waiving development standards, modifying or waiving zoning requirements (including minimum lot size or setbacks), and modifying architectural design requirements which result in identifiable cost reductions. • Providing other regulatory incentives or concessions proposed by the developer or the City, so as to result in identifiable cost reductions.
• Allowing the developer to pay development impact fees over a period of time not to exceed three (3) years in equal installments. The terms of an approval under this section shall be reflected in a written agreement containing provisions for interest and security approved by the Finance Director and City Attorney. • Approving mixed-use in conjunction with the project.
• Other incentives proposed by the developer for consideration by the Planning Commission or City Council.
As established by Government Code Section 65915(d)(2), the number of incentives or concessions allowed varies from one to four depending on the level of affordability, the type of housing unit, and the percentage of total units they represent.
As stated above, Section 12-48.02 (Compliance with Government Code Section 65915) affirms State law shall control in all cases where Chapter 12-48 is inconsistent with State law. Therefore, as changes occur to State law in the future, the City will comply with those during the processing of density bonus requests. Under Program 1.B, the City will ensure that density bonus provisions applied are consistent with current State law.
Other Local Ordinances
The City does not have other ordinances, such as an inclusionary housing ordinance, short-term rental ordinance, or growth control ordinance that directly impact the cost and supply of residential development.
C-28 | City of Santa Maria Appendix C: Housing Constraints Effective January 2022, Senate Bill 9 (SB 9), mandates local jurisdictions to ministerially approve up to two residential units and/or a two-lot subdivision in single-family residential zoning districts if specific objective criteria are met. SB 9 projects are exempt from discretionary review if the project is consistent with objective zoning, design standards, and subdivision standards. While the City has not passed any ordinance related to SB 9, Community Development staff have been briefed in these State Law requirements and have been responding to property owner inquiries.
C.2.3 Building and Housing Codes and Enforcement
Santa Maria has adopted by reference the 2019 California Building Standards Code (Code of Regulations, Title 24) as the Building Code of the City of Santa Maria. All codes that constitute the 2019 Building Standards Code are referenced in Title 9 (Building Regulations) of the Municipal Code. The standards may add material and labor costs but are necessary minimums for the safety of those occupying the structures. The City has not added any amendments to the Building Code that would place constraints on accommodation of persons with disabilities and the City does not anticipate any governmental constraints toward construction of affordable housing.
The City’s Code Enforcement Division, within the Community Development Department, is responsible for monitoring Code compliance. Enforcement investigations are primarily in response to complaints received, unless a health and safety concern is identified.
Santa Maria provides service request forms and educational materials for code enforcement on the City’s website. The City also promotes a Community Mediation Program to resolve disputes in a low-cost and low-risk manner. Information on the program can be found at the City Attorney’s office or by calling the Conflict Solutions Center of Santa Barbara County.
C.2.4 Permits and Procedures
Entitlement Timeline
The time required to process a project varies from one entitlement to another and is directly related to the size and complexity of the proposal, as well as the number of actions or approvals needed to complete the process. Table C-7 identifies approvals and/or permits that could be required for residential planning entitlements, their corresponding approval body, and the typical or estimated approval timeline. It should be noted that not every project would have to obtain each permit/approval listed below.
Appendix C: Housing Constraints City of Santa Maria | C-29 Table C-7: Typical Approval Timelines
Permit/Approval Type Review Authority Typical Approval Timeline1 Subdivision (Tract and Parcel Maps)
Subdivision Committee
Planning Commission
23 weeks
Downtown Permits (Administrative) Zoning Administrator 7 weeks Downtown Permits Planning Commission 10 weeks
Conditional Use Permits Planning Commission 10 weeks
Planned Development (PD) Permits Planning Commission 16 weeks Notes
All permit/approvals are assumed to be subject to a Mitigated Negative Declaration/Negative Declaration or lower-level environmental review.
1 Typical approval timeline after a project is deemed complete; applicant work periods or delays would lengthen these timelines.
Source: City of Santa Maria
While the City requires certain developments to receive some form of discretionary review, the process can sometimes be completed through administrative review. However, a majority of new multi-family housing developments require a Tract Map and Planned Development Permit. A more detailed analysis of the Conditional Use Permit, Downtown Permit, and Planned Development Permit processes is below. The City does not have a separate design review process or permit requirement.
Timing Between Approval and Building Permit Submittal
The time interval between project approval and application for building permit approval varies.
This variation depends on many factors, including the project’s complexity, which can affect the time to prepare a full set of construction plans. Recently, the City has been observing an average interval of 30 weeks between project approval and building permit application submission for multi-family and mixed-use projects. For example, a 160-unit multi-family affordable housing complex at 800 West Battles Road was granted discretionary approval for a Planned Development permit on November 11, 2020 and submitted for building permit approval on March 31, 2021, an interval of 19 weeks. Other projects have seen longer review and resubmittal intervals of over 40 weeks, especially for projects seeking a Downtown Permit. For example, a 32-unit market-rate apartment complex at 120 West Chapel Street was granted discretionary approval for a Downtown permit on December 16, 2020 and submitted for building permit approval on November 21, 2021, an interval of 49 weeks.
Conditional Use Permits
Zoning Ordinance Chapter 12-35, Article 1 (Conditional Use Permits) establishes the applicability and process for conditional use permits (CUPs). As described in Chapter 12-35, Article 3 (Zoning Administrator), the Zoning Administrator is provided authority to process CUPs of certain classes or types of situations through a discretionary process. As described in Section 12-35.302, this includes residential developments of 12 or fewer units. The Planning Commission is the decisionmaking body for projects of 13 or more dwelling units that require a CUP. Section 12-35.302 also C-30 | City of Santa Maria Appendix C: Housing Constraints authorizes the Zoning Administrator to process use permits for Mixed-Use Projects consisting of Live/Work Units, which the code defines as a residential unit and a commercial or light industrial use (such as an artist studio, photography studio, craftsperson shop, or similar use where the living and working spaces are in a single combined tenant space.
CUP approval is subject to the findings listed in Section 12-35-105 (Findings for Approval). These include typical findings, such as the adequacy of the site and nearby streets to accommodate the proposed use and that the proposed use will not be detrimental to the public health, safety, and welfare. However, these findings also include potentially subjective findings such as:
• That the proposed use will have no adverse effect upon abutting property. • That the establishment, maintenance and/or conducting of the use will not…be inconsistent with the character of the neighborhood or contrary to its orderly development.
Although the City has a strong record of approving CUPs for residential projects, the subjectivity of these findings could lead to a protracted approval process and potentially a denial based on interpretation. Objective findings and standards facilitate review and processing by providing certainty to both the applicant and review authority. The City is proposing Program 3.C to consider allowing more residential uses to be permitted by-right, and to establish objective design standards developed as part of Program 3.B.
Downtown Permits
The Downtown Permit was established with adoption of the DTSP and applies to all projects within the Downtown area, including both new development and reuse projects. The level of review necessary for each Downtown Permit is determined by the scale and location of the project.
Larger projects in areas of high visibility (e.g., the intersection of Main Street and Broadway) require public hearings before the Planning Commission or City Council, whereas smaller projects may be processed administratively by the Zoning Administrator. This allows for the streamlining of smaller projects while allowing for public input and review for projects that are in the most visible areas of the Downtown area.
The scale of a project is determined by combining the existing and proposed gross square footage of the building(s) on site to be developed. The three scale categories are 0 – 4,999 square feet; 5,000 – 9,999 square feet; and 10,000 square feet or more. The Downtown area is also divided into three different location categories. These categories were determined based on the prominence and visibility of a given location within Downtown. The three location categories are Critical Corners, Major Corridors, and Remainder of Area.3 Table C-8 summarizes Downtown Permit review authorities based on project scale and location. 3 City of Santa Maria, Downtown Specific Plan, p. 34.
Appendix C: Housing Constraints City of Santa Maria | C-31 Table C-8: Downtown Permit Review Authority Matrix
Scale (square feet)
Downtown Location
Critical Corners Major Corridors Remainder of Area
0 – 4,999 Planning Commission Zoning Administrator Zoning Administrator 5,000 – 9,999 City Council Planning Commission Zoning Administrator >10,000 City Council City Council Planning Commission
Source: City of Santa Maria, Downtown Specific Plan, p. 35 All Downtown Permit applications are subject to several typical findings, such as meeting the vision and intent of the DTSP, that the adequacy of the site accommodate the proposed use, and that the proposed project will not be detrimental to the public health, safety, and welfare. However, new development projects must meet “special” findings that include potentially subjective criteria, such as:
• The project will have an inviting, pedestrian-friendly entrance from the street with large store front windows.
• The project will have clear, well-designed signage in keeping with the style of the building(s).
• The project will have abundant landscaping in the form of raised planter boxes, street trees, and in-ground landscape planters with irrigation. • The project will have newly painted building(s) with a cohesive color theme and architectural style.
• The project will have pedestrian amenities such as: outdoor dining, benches, seating. • The project adheres to the Design Guidelines and Development Standards of the Downtown Plan to the maximum extent possible.
• The project has incorporated two (2) or more architectural features in keeping with the architectural style of the building(s) such as:
o Awnings
o Crown molding
o Cornice details
o Entry way features such as gables and overhang
o Window moldings
o Columns
o New roofing
o Additional building materials such as stone, siding, tile o Any other design element or improvement that creates a more pedestrian friendly street frontage or environment.
C-32 | City of Santa Maria Appendix C: Housing Constraints As noted in the CUP subsection above, the subjectivity of these findings could lead to a protracted approval process and potentially a denial based on interpretation. Objective findings and standards facilitate review and processing by providing certainty to both the applicant and review authority. Under Program 3.B, the City will develop objective standards and findings to facilitate housing developments, including those subject to Downtown Permits.
Planned Development Permits
Santa Maria makes use of the Planned Development (PD) process to offer residential builders substantial flexibility in planning their projects on sites in the PD Overlay District. While a PD Permit is required for developments located in the PD Overlay District, this Permit offers applicants the ability to request exceptions, reductions, and other modifications to development standards not otherwise allowed by the Zoning Ordinance. Applicable standards are identified in the base zoning district over which the PD Overlay District is applied. Nearly all PD Permits submitted in recent years, along with their associated requests for modification of development standards, have been approved.
Procedures for filing, processing, and approving PD Permits are described in Chapter 12-35, Article 2 (Planned Development Permits). PD Permit applications are submitted and processed in the same manner as CUPs, and the Planning Commission must review all PD Permit applications at a public hearing; City Council approval is not required for a PD Permit. When a proposed project requires both a CUP and PD Permit, both permits are combined and are processed simultaneously.
The Planning Commission may approve project development plans with modified setback, height, landscaping and parking provisions subject to the CUP findings of Section 12-35-105 (Findings for Approval), as well as the findings described in Section 12-35.203 (Planned Development Permit Findings). The additional findings required for PD Permits are applicable only to the modifications being requested. These findings include:
• The proposed modification(s) are otherwise consistent with the General Plan, Municipal Code, and applicable Specific Plans;
• The project includes superior design elements that mitigate or compensate for any potential impact of the proposed modification(s) on the surrounding area; • The proposed modification(s) are essential to the design of the project; and • The proposed modification(s) have been minimized to the maximum extent possible consistent with the above findings.
The City will update development standards and procedures, including Program 3.A (Residential Permit Processing Monitoring and Improvements), 3.B (Objective Design Standards), and Program 3.C (Conditional Use Permits and Planned Development Permits). Under these programs, the City will ensure the cumulative impact of these revisions is to streamline the residential development process.
Appendix C: Housing Constraints City of Santa Maria | C-33 SB 35 Processing
The City has not prepared an application form or checklist for SB 35 applications. The City’s objective design standards would apply to SB 35 projects. Program 3.D has been included for the City to prepare an SB 35 eligibility checklist and form identifying submittal requirements consistent with State law.
Permit Streamlining Act and CEQA
The City complies with the Permit Streamlining Act and associated timelines outlined in the California Environmental Quality Act (CEQA) when processing housing development applications.
This includes making CEQA determinations per Public Resources Code 21080.1 within mandated timeframes.
Permit and Development Fees
The City requires payment of application fees for entitlement processing and development fees at time of building permit issuance. City fees are based on the City’s costs of providing services and are reviewed and adjusted periodically. The City’s permit and development fees are available on the City’s website consistent with Government Code Section 65940.1(a)(1)(A).
Planning Fees
Table C-9 lists the City’s Planning Fees most relevant to housing development.
Table C-9: Planning Fees
Service/Permit Type Fee Amount
Environmental Review
Initial Study/Negative Declaration $4,746
Environmental Impact Report
Deposit determined by staff with
charges at the fully allocated hourly
rates for all personnel involved plus
any outside costs
Use Permits
No Site Development (Zoning Administrator) $3,186
With Site Development (Zoning Administrator) $4,631
No Site Development (Planning Commission) $5,377
With Site Development (Planning Commission) $7,904
Downtown Permits
Administrative - Over the Counter $23
Administrative - Minor (0 - 10,000 sf) $88
Administrative - Major (10,000+ sf) $350
Administrative - With Site Development $2,283
To Planning Commission $8,823
To City Council $9,123
C-34 | City of Santa Maria Appendix C: Housing Constraints Table C-9: Planning Fees
Service/Permit Type Fee Amount
Planned Development Permits
PD to Planning Commission $8,724
CUP/PD to Planning Commission $9,826
CUP/PD to City Council $10,722
Tentative Maps
Parcel Map $10,233
Parcel Map – City Council (in addition to Parcel Map fee) $1,325 Tract Map (Planning fee + Public Works fee)
5 – 20 lots $8,468 base fee + $3,101
21 – 40 lots $8,468 base fee + $4,708
41 – 80 lots $8,468 base fee + $6,729
81 – 120 lots $8,468 base fee + $9,687
120+ lots $8,468 base fee + $12,468
Final Parcel Map $228
Final Tract Map $823
Pre-Application
Administrative
(100% of fee credited to application fees for the same project if filed within 6 months of pre-application submittal)
$2,073
Planning Commission - Study Session
(70% of fee credited to application fees for the same project if filed within 6 months of pre-application submittal)
$2,930
Conceptual Review - City Council
(70% of fee credited to application fees for the same project if filed within 6 months of pre-application submittal)
$3,910
Other
Variance $6,824
Source: City of Santa Maria, Planning Division Application Fees (2021-2022) Development Fees
Development fees are applicable to newly constructed buildings and additions, or whenever a change of use within an existing building creates additional impacts. Fees cover the costs of City services and facilities.
Table C-10 lists the City’s Growth Mitigation and Development Impact Fees.
Appendix C: Housing Constraints City of Santa Maria | C-35 Table C-10: Growth Mitigation and Development Impact Fees (2021 Fee Schedule) Service/Permit Type
Fee Amount
Single-Family
Detached Multi-Family Unit Senior/Affordable
State and Regional Fees
Orcutt Union School District $3.42/sf
Santa Maria Joint Union High-School
District
$4.08/sf
Santa Maria-Bonita School District $6.65/sf
State Water Reimbursement Fee
Varies by meter size: $8,138.95 (5/8”)
– $327,999.69 (4”)
City Fees
City Hall Mitigation Fee $0.12/sf $0.12/sf $0.12/sf
Consolidated Corporation Yard
Mitigation Fee $.09/sf $.09/sf $.09/sf
Traffic Mitigation Fee $3.87/sf $3.89/sf $1.08/sf
Water Mitigation Fee Varies by meter size: $2,612 (3/4”) – based on individual projected water use (4”+)
Wastewater Mitigation Fee $4,281 $3,837 $1,435
Recreation and Parks Mitigation Fee $2.14/sf $3.27/sf $3.27/sf1 Police Mitigation Fee $0.38/sf $0.38/sf $0.38/sf
Fire Mitigation Fee $0.57/sf $0.57/sf $0.57/sf
Library Mitigation Fee $0.28/sf $0.28/sf $0.28/sf
1 The City may consider a credit of up to 100% of the fee for existing facilities that convert to senior projects if they have on‐site recreational facilities that meet certain criteria.
Source: City of Sana Maria, Fee Schedule (2021)
C-36 | City of Santa Maria Appendix C: Housing Constraints Fee Analysis
Table C-11 shows total estimated planning and development fees for single-family and multifamily units.
Table C-11: Planning and Development Fees for Single-Family and Multi-Family Single-Family1 Multi-Family (50 condo
units, market rate)2
Multi-Family (100 units,
senior and /or
affordable)2
Use Permit (With Site Development -
Planning Commission)
$0 $7,904 $7,904
Tract Map (Planning fee + Public Works
fee)
$0 $15,197 $0
Final Tract Map $0 $823 $0
*Santa Maria Joint Union High-School
District
$10,200 $204,000 $408,000
*Santa Maria-Bonita School District3 $16,625 $332,500 $665,000 *State Water Reimbursement Fee $8,1394 $87,086.775 $244,168.506 City Hall Mitigation Fee $300 $6,000 $12,000
Consolidated Corporation Yard
Mitigation Fee
$225 $4,500 $9,000
Traffic Mitigation Fee $9,675 $194,500 $108,000
Water Mitigation Fee $2,6124 $19,2415 $53,7856
Wastewater Mitigation Fee $4,281 $191,850 $143,500
Recreation and Parks Mitigation Fee $5,350 $163,500 $327,000 Police Mitigation Fee $950 $19,000 $38,000
Fire Mitigation Fee $1,425 $28,500 $57,000
Library Mitigation Fee $700 $14,000 $28,000
Total Fees $60,482 $1,288,602 $2,382,358
Total Fees per Unit $60,482 $25,772 $23,824
Total Estimated Development Cost $929,134 $21,213,313 $37,514,859 Total Estimated Development Cost per
Unit
$929,134 $424,266 $375,149
Estimated Fee Cost as a Portion of
Total Development Cost
6.5% 6.1% 6.4%
1 Assumes a 2,500 square foot house with a 2-car garage. 2 Assumes 1,000 square foot units.
3 Assumes development is within the Santa Maria-Bonita School District and outside the Orcutt Union School District. 4 Assumes smallest meter size – ¾".
5 Assumes 2” meter
6 Assumes 3” meter
* Outside agency fee.
Source: City of Santa Maria, LWC
Appendix C: Housing Constraints City of Santa Maria | C-37 Planning and development fees add to the cost of housing and can constrain housing development if the cost of development exceeds the threshold for financial feasibility. The school district fees, traffic fees, and the State Water Reimbursement fee are the most substantial fees on residential development in Santa Maria. However, as reviewed by the Terner Center in a March 2018 report, development fees typically represent reasonable costs. 4 Additionally Section 8-15.18
(Traffic mitigation fee) authorizes the City Council to consider granting credits or fee reductions for residential uses which reduce vehicle trips by their design. Growth mitigation fees shall not be charged for any square footage exceeding 3,000 square feet in the single-family detached fees or exceeding 1,500 square feet in the multi-family unit fees. Lastly many fees are reduced for affordable and/or senior residential developments.
C.2.5 On and Off-site Improvements
New development is required to provide public improvements to serve its new residents consistent with City standards. Required improvements are described in Section 12-28.03 (Frontage and improvements) and Section 11-8.04 (Improvements Required). Public improvement obligations include streets, curbs, gutters, sidewalks, alleys, street trees, street lights, street signs and all utilities including but not limited to drainage, sewer and water. Required street right-of-way widths are based on street classification and range from 45 feet (local minor residential street) to 126 feet (primary arterial in commercial and residential zoning districts). While these types of requirements result in additional development costs, these improvements provide the necessary facilities and services for a safe and quality living environment. 4 UC Berkeley, Terner Center for Housing Innovation. It All Adds Up: The Cost of Housing Development Fees in Seven California Cities. March 2018.
C-38 | City of Santa Maria Appendix C: Housing Constraints Section C.3 Non-Governmental Constraints
Local governments have limited control over market factors that can influence the development of housing. These market-related constraints include land costs, construction costs, and the availability of financing. An assessment of these non-governmental constraints informs strategies for mitigating the impacts of market factors on housing production.
C.3.1 Housing Supply/Conditions
Market Overview: For-Sale Development
As shown in the Needs Assessment (Appendix A, Figure A-25), from 2012 to 2020, Santa Maria’s median home value increased by 34.6 percent while the value in Santa Barbara County increased by 26.5 percent. Appendix A Figure A-26 shows that as of March 2022, Santa Maria’s median home sales price was $560,667 and the Santa Barbara County home sales price was $845,000.
From 2012 to 2022, the median home sales price increased by 158 percent in Santa Maria and 142 percent in Santa Barbara County.
Following the recovery from the Great Recession and until 2020, interest rates remained at low levels of 3.5 to 4.5 percent. When interest rates are low, capital investment and housing production generally increase, and more buyers are likely to take out a mortgage than when interest rates are higher. In addition, consumers are able to borrow more money for the same monthly payment. During the COVID-19 pandemic, national 30-year mortgage rates dropped to even lower levels, declining to as low as 2.65 percent in January 2021. However, interest rates began to increase in early 2022, to 5.3 percent by May 2022, the highest rate since June 2009.5 The increase in home borrowing rates may impact the performance of the home buying market, but the severity of these impacts is uncertain due to the unusual conditions during the pandemicrecovery, including a shortage of housing supply, increased savings and significant changes to how many Americans work and live.
Market Overview: Rental
As shown in the Needs Assessment (Appendix A, Figure A-27), Santa Maria rents have risen alongside rents in Santa Barbara County, but are about 13.5 percent lower than the county median. According to U.S. Census data, the median rent in Santa Maria in 2020 was $1,380 per month, compared to $970 in 2010, an increase of 42.3 percent in the past 10 years. In the same time period, median rent increased by 35.1 percent in Santa Barbara County.
Per the Needs Assessment (Appendix A, Figure A-29), homeowners are generally less costburdened than renters, who bear the brunt of an overall rise in housing costs without the benefit 5 Federal Home Loan Mortgage Corporation (Freddie Mac), Primary Mortgage Market Survey® Appendix C: Housing Constraints City of Santa Maria | C-39 of fixed-rate mortgages. When looking at cost burden across tenure in Santa Maria, 30 percent of renter households spend 30 to 50 percent of their income on housing compared to 17 percent of those that own. Additionally, 24 percent of renters spend 50 percent or more of their income on housing and are considered severely cost-burdened, while 10 percent of homeowners are severely cost-burdened. In total, 54 percent of renter households and 27 percent of homeowners experience some level of cost burden in Santa Maria.
C.3.2 Development Costs
Land Costs
Land cost was estimated through a review of vacant land sale transactions within the past two years (2020 and 2021). Individual lots ranged from $17 to $26 per square foot, or about $601,399 to $1,125,000 per acre. Lot sizes ranged from approximately 5,663 to 56,628 square feet.
Residential multi-family land in and near Santa Maria is estimated to cost an average of $22 per square foot, or about $941,994 per acre. Land is not considered a constraint to development, as there is availability of vacant land for future housing construction.
Construction Costs
According to a March 2020 report published by the Terner Center for Housing Innovation, construction costs for multi-family housing in California have climbed 25 percent between 2009 and 2018.6 This increase is in part due to the higher cost of building materials, such as lumber, concrete, and steel, as well as prevailing wage requirements. According to RSMeans, construction costs (including materials and labor but excluding soft costs such as fees) for a small apartment complex in the Santa Maria area ranged between $168 to $194 per square foot in 2022.
Construction costs can vary depending on the type of development, ranging from more expensive steel-frame Type I construction to more affordable wood-frame Type V. Due to the smaller scale, single-family homes tend to be more expensive to construct on a per square foot basis than larger, multi-family developments. This cost can fluctuate depending on the type and quality of amenities to the property, such as expensive exterior and interior finishes, outdoor spaces, fireplaces, swimming pools, etc.
Soft costs are the costs that are not directly incurred by the physical construction of the development. These costs include services for architectural, engineering, environmental assessments, landscape design and legal services, as well as permitting requirements and impact fees. They generally range from 15 to 30 percent of total development costs but fluctuate 6 Terner Center for Housing Innovation, The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California, March 2020 C-40 | City of Santa Maria Appendix C: Housing Constraints depending on local fees and exactions. Please refer to the Permit and Development Fees section for a discussion of the City’s required permit and development fees.
C.3.3 Availability of Financing
The availability of financing has a large impact on rates of homeownership. The ability to secure financing can be influenced by, creditworthiness, debt-to-income ratio, and the restrictiveness (or leniency) of mortgage lending standards. Reviewing data collected through the Home Mortgage Disclosure Act (HMDA) reveals the influence of the lending market on local home sales. Home purchase loans in 2020 are summarized in C-10 below.
In the City’s zip codes, traditional home loan applications were split between conventional and government-backed loans, making up 69 percent and 31 percent respectively. This disparity could be driven by increasing home values in Santa Maria, as government-backed loan programs typically have a maximum loan amount. The approval rate for conventional loans was 78 percent and 75 percent for government-backed loans.
In competitive housing environments, where purchasing a new home may be out of reach for some, home renovations can be a desirable and more affordable way to add value to a property.
There were 145 loan applications for home improvement in 2020. The approval rate for these types of applications was 47 percent.
Table C-12: Total Home Loan Applications
Type Total Applications
Government-backed 387
Conventional 858
Refinancing 5,251
Home Improvement 145
5+ Units 21
Non-occupant 930
Source: HMDA, 2020
Appendix C: Housing Constraints City of Santa Maria | C-41 Figure C-1: Home Loan Application Disposition
Source: HMDA, 2020
C.3.4 Summary
Despite lower for-sale prices and comparable market rents to the region, other economic conditions, particularly relatively lower land costs, are favorable for attracting new housing development in Santa Maria. These conditions will help to facilitate housing for all income levels in the City. Constraints on residential development feasibility such as rising construction costs often require developers to charge housing prices that exceed those affordable to housing earning lower incomes, and subsidies are typically required to make new units affordable to these households.
75% 78%
67%
47%
90%
68%
8% 7% 11%
28%
10% 12%
17% 15%
22% 25%
0%
20%
Government-backed Conventional Refinancings Home Improvement 5+ Units Non-occupant % Approved % Denied % Withdrawn or Incomplete
C-42 | City of Santa Maria Appendix C: Housing Constraints Section C.4 Environmental and Infrastructure
Constraints
C.4.1 Environmental Constraints
Santa Maria is a predominantly suburban community, extending south from the Santa Maria River across the width of the Santa Maria Valley until it meets the unincorporated community of Orcutt.
Due to an abundance of flat land, the City has gradually expanded its Sphere of Influence and annexed land as appropriate, making it one of the fastest growing cities in Santa Barbara County and the largest by total population. However, with the continued importance of agricultural land to the region’s economic base there is a desire to achieve the proper balance between increased development and the preservation of agricultural resources.
The City had historically experienced flooding and drainage problems associated with high flows into the Santa Maria River. Levees and the construction of the Twitchell Reservoir have mitigated much of these threats. Localized flooding continues to be mitigated through the joint efforts of the City and the County Flood Control District.
There is relatively little evidence of active seismic activity, with almost no opportunity for landslides and a low chance of liquefaction from groundshaking. Wildfire is also a limited risk due to the absence of extensive mountainous or vegetated terrain. Overall, environmental hazards do not pose a constraint that would significantly affect the production and maintenance of housing in Santa Maria.
For information regarding the Environmental Constraints on specific Available Sites, please see Section B.2.6 of Appendix B.
C.4.2 Infrastructure Constraints
Water
Historically, the City pumped water from the Santa Maria Valley Groundwater Basin as its sole water supply. The City began receiving State Water Project (SWP) water from the Central Coast Water Authority via the Coastal Branch Aqueduct in 1997. SWP water augments local groundwater supplies and is generally higher quality water. Under a Basin-wide settlement agreement, the City derives a portion of its water supply from local groundwater, associated return flows to the aquifer from imported SWP water that may be recaptured in the Basin, and a share of the yield of the recharge from Twitchell Reservoir operations.
The City’s most recent Urban Water Management Plan (UWMP) was submitted in June 2021.
The Plan addresses the City’s water system and includes a description of the water supply sources, magnitudes of historical and projected water use, and a comparison of water supply to water demands during normal, single-dry, and multiple-dry years. This document also provides Appendix C: Housing Constraints City of Santa Maria | C-43 the estimated population growth and water demand through the year 2045 and serves as a longrange utility planning document for the City. The City owns a public water system with 22,888 active domestic water service connections producing 13,107 AF (acre-feet7) of water in 2020. A portion of the City’s service area lies within unincorporated Santa Barbara County, while a separate small portion within City limits is served by Golden State Water Company. Currently, the City obtains its water from two sources: State Water Project surface water and groundwater wells.
The UWMP documents that these sources will provide adequate water through the year 2045, including for estimated growth.
Of the 22,888 household water connections within City limits, 19,178 are for single family residential connections, with another 871 for multi-family residential. Single-family connections were responsible for 5,398 AF of water usage in 2020 and multi-family connections comprised 1,885 AF, for a total residential water usage of 7,283 AF or 55 percent of all water use in Santa Maria. By 2030 Santa Maria expects that single-family connections will use 6,155 AF of water and multi-family connections will consume 2,149 AF, for a total residential consumption of 8,304 AF.
The City’s estimated total usage for 2030 is 17,247 AF, making residential use responsible for about 48 percent of all consumption.
Although past water use is not necessarily indicative of future water, Santa Maria’s annual water use per capita has been trending downwards for several decades, reaching 109 gallons per capita per day in 2020. The City’s water supply is projected to remain relatively constant from 2020 to 2045 to meet water demands, with the majority of this demand being met by imported surface water. The UWMP documents that the City is expected to have an available supply in excess of projected demands, taking into accounts anticipated residential growth, through 2045.
Sewer and Stormwater
The City provides wastewater collection, treatment, and disposal services for its jurisdiction and to nearby areas outside of City limits. The Laguna County Sanitation District serves the southerly areas within the City and most unincorporated areas south of Santa Maria. The district serves approximately 11,700 connections and currently collects, treats, and disposes of 3.7 million gallons of wastewater per day. The City’s Waste Water Treatment Plant is located on the west side of Santa Maria on Black Road. The City’s Waste Water Treatment Plant was expanded in 2009, increasing the wastewater treatment capacity to 13.5 million gallons per day and enabling the City to serve the wastewater treatment needs of a population of up to 120,000.
The City’s Utilities Capacity Study, published in 2014, includes in its growth projections infill, redevelopment, and densification of uses, in addition to traditional development in undeveloped areas. The study used Zoning Demand Factors, or the calculated amount of water demand per acre of each zoning category, to form the basis of the water and sewer demand projection analysis. 7 An acre-foot equals about 326,000 gallons
C-44 | City of Santa Maria Appendix C: Housing Constraints The study notes that the City will have adequate sewer treatment capacity at ‘buildout’ of the City based on the existing zoning. Since the land use and zoning on vacant sites considered by the Utilities Capacity Study for ‘buildout’ have not changed on vacant sites, and are the same land use and zoning designations that are used to calculate the realistic capacity on the Available Sites, the City therefore has adequate sewer treatment capacity for the Sixth Cycle RHNA.
According to the City’s Sewer System Management Plan Biennial Audit in June 2018, the City has a capital improvement plan to address repairs, replacements, and upgrades to sewer mains and trunk lines to provide sufficient capacity on an as-needed basis. Since implementation of the Sewer System Management Plan in 2020, there have been no sewer trunk line upgrades. The City has updated its utility planning document to prepare for future growth. Until additional growth occurs, the City’s existing infrastructure is sufficient to provide capacity.
The City of Santa Maria collaborates with the Santa Barbara County Flood Control District to manage storm water facilities for the City. Storm water is collected in the City and transmitted via storm drain systems to basins west of Santa Maria and the Santa Maria River. Additionally, new state stormwater requirements have stormwater storage placed on individual development sites for infiltration.
Dry Utilities
Dry utilities include the provision of electricity, telephone, TV, internet, and natural gas services to the community. In Santa Maria, electricity is provided jointly by Central Coast Community Energy (CCCE), a Clean Choice Energy (CCE) program, and PG&E. Natural gas service is provided by SoCalGas. Additional dry utilities include cable TV/internet (Xfinity/Frontier).
The City’s Utilities Department collects trash once per week for residential customers and transports it to the Santa Maria Regional Landfill on the east side of town. The City has been in the process of obtaining approval and permits for a new landfill for the past decade as the Regional Landfill approaches the extent of its planned volume. To help extend its life, the City has implemented curbside recycling, which is also collected by the City fleet and brought to a privatelyowned Material Recovery Facility for separation and processing. As of 2022, the City has also initiated a state-mandated organics recycling program. The new landfill will be located on a Cityowned property called Los Flores Ranch, south of Santa Maria, and is expected to be operational by 2025.
Overall, dry utility infrastructure and waste management services are adequate to accommodate anticipated future development during the planning period.
Availability of Infrastructure for Available Sites
All available sites identified are infill parcels within the City’s urban area and are adjacent to (or within close proximity of) existing utility connections (water, sewer, storm drain, etc.). While individual projects may need to upsize adjacent existing utility connections and infrastructure, the sites are otherwise appropriately zoned for residential development as indicated in Appendix B.
Appendix C: Housing Constraints City of Santa Maria | C-45 The future residential development of the available sites, based upon their existing land use designations, are considered in the 2020 Urban Water Management Plan (UWMP) and the City of Santa Maria Sewer System Management Plan. The land use and zoning on vacant sites considered by the UWMP and Utilities Capacity Study for ‘buildout’ are the same land use and zoning designations that are used to calculate the realistic capacity on the Available Sites, the City therefore has adequate sewer treatment capacity for the Sixth Cycle RHNA. Through Program 1.J (Infrastructure Funding Opportunities) the City will pursue supplemental capital improvement project funding (e.g., grants) to complete infrastructure improvements as needed to facilitate the construction of infill residential development.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-1 Appendix D: Existing Programs Review
Contents
Appendix D: Existing Programs Review.......................................................1 Contents........................................................................................................................................1 Section D.1 Existing Housing Programs Review .....................................................................2 Appendix D: Existing Housing Programs Review City of Santa Maria | D-2 Section D.1 Existing Housing Programs Review
This Appendix documents the implementation status of the current Housing Element programs. The main purpose is to evaluate which programs were successful and should be continued, and which programs were ineffective and should be eliminated or modified.
Table D-1 lists the current 2015 Housing Element programs, and notes which will be continued, modified, or discontinued. The City’s updated programs are presented under Goal 4: Address Special Needs Housing in Section IV.B of the 2023-31 Housing Element.
Many of the 2015 Housing Element existing policies and programs have resulted in more housing, including housing affordable to special needs populations:
Under Program 4 - Density Bonuses, the City provides greater density than would otherwise be allowed under the current zoning designation for developers willing to construct affordable housing units. Implementing this program, the City has facilitated many senior and/or low income residential projects including: Centennial Gardens – 160 units; Centennial Square Apartments - 184 units; Park Edge Mixed Use - 140 units (15 units as very low-income affordable restricted); and Santa Maria Studios Senior Efficiency Units Project, an "SB 35" project consisting of 378 units, 30% of which will be affordable to households earning up to 60% of the Santa Barbara County area median income ("AMI") and 20% of which will be affordable to households earning up to 80% AMI. The Density Bonus program will be continued.
Under Program 10 – Accommodations for Farmworkers, Seniors and Persons with Disabilities, the City has facilitated the development of projects that provided housing to seniors (i.e., Sierra Madre Cottages – 40 units; Westgate/Villa del Sol Senior Apartments - 193 units; and Barcellus Senior Apartments – 80 Senior Affordable Units), unhoused individuals and families (The Residences at Depot Street – 80 units), adults with developmental disabilities (Cox Bungalows – 30 units), and farmworkers (Los Adobes de Maria III – 34 units). All but the Los Adobes de Maria projects noted above also applied for and received a Density Bonus under Program 4. The 2015 Housing Elements Program 10 focused on reduced parking, which has since been codified in the Zoning Ordinance, and will be replaced by new programs for special needs individuals (See the new programs under Goal 4, Section IV.B).
Under Program 11 – Facilitation of Projects for Homeless Individuals, and Program 17 – Supportive Housing for Homeless Persons, the City approved the D&J's Sober Living mixed-use transitional living facility. This facility located within a General Commercial (C-2) zone will offer counseling to individuals recovering from substance abuse, including providing on-site housing for up to 27 of their clients.
In addition, the City uses CDBG funding to assist various non-profits that provide emergency shelter to those who are experiencing homelessness and victims of intimate partner violence.
Programs funded through CDBG address special needs populations:
Appendix D: Existing Housing Programs Review City of Santa Maria | D-3 Homeless:
Domestic Violence Solutions (Emergency Shelter) The Santa Maria Emergency Shelter facility provides up to 60 days of safe, confidential housing along with necessities (food, clothing, household goods) and services that support up to 97 occupants.
The Domestic Violence Solutions (DVS) Emergency Shelter facility will serve an overall total of approximately 160 unduplicated persons with 5,120 bed nights, counseling services, meals, case management, etc.
Good Samaritan Shelter (Emergency Shelter and Warming Shelter): The Good Samaritan Shelter facility serves up to 90 clients per night, and residents have an extended length of stay of up to 90 days per year. Good Samaritan Shelter plans on serving 550 homeless through the program with approximately 24,000 shelter bed nights.
Samaritan Shelter’s Freedom Warming Center facility provides overnight shelter to homeless and chronically homeless individuals. The center operates on nights of inclement weather conditions (November 15th through March 30th) and serves anyone who presents themselves. Good Samaritan Shelter plans on serving 50 homeless individuals through the Freedom Warming Shelter with approximately 150 shelter bed nights.
Disabled:
Tenant Based Rental Deposit Assistance (TBRA) program: The City is part of the County of Santa Barbara’s HOME Consortium, through which the City receives approximately $300,000 annually. The City uses part of this funding for Tenant Based Rental Deposit Assistance (TBRA) program and affordable housing construction projects. TBRA is a program that has successfully been offered by the City since 2010. It provides rental deposits for those who income-qualify (up to 60% AMI).
The actions under Programs 11 and 17 are modified and incorporated into new 2023-2031 programs to support the development and preservation of housing for unhoused individuals, funding for non-profit organizations providing homeless assistance, and to provide a program for low-barrier navigation centers.
The Residences at Depot Street project, mentioned under Program 10 above, was also facilitated by Program 16 – Tenant-Based Assistance Payment Programs. This project consists of 80 affordable housing units, serving formally homeless individuals, including veterans and those dealing with mental and physical disabilities. More than half of the individuals served by this project received City TBRA security deposit assistance. Program 16 is modified for 2023-2031 based on HOME funding and affordable housing vacancy rates.
Although existing policies and programs have resulted in more housing affordable to special needs populations, modified and new policies and programs to further housing opportunities for special needs populations are presented as Goal 4, Section IV.B of the 2023-2031 Housing Element. The determination to modify and update these programs was informed by the research and analysis conducted for the Demographics and Housing Needs Assessment (Appendix A), Housing Constraints analysis (Appendix C), and Affirmatively Furthering Fair Housing Assessment (Appendix F).
Appendix D: Existing Housing Programs Review City of Santa Maria | D-4 Table D-1: Existing Housing Element Programs Review
Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
Program 1 –
ECONOMIC
DEVELOPMENT
PROGRAM
Agriculture is a basic industry in the North
County. However, a majority of the housing
and social service burdens are borne by the
City of Santa Maria without benefit of the tax
base to support the excess services required
by the increased population. By expanding
the non-agricultural employment sectors–
especially in the job sectors with high
employment multipliers–the City can
increase the balance between jobs and
housing in the City. Improving housing
conditions often depends on having strong
economic growth and better paying jobs
available to local workers. Employment
generated by commercial and industrial
enterprises increases the ability of workers to
afford better housing (meeting building
codes, uncrowded, low housing cost burden)
without governmental intervention. Santa
Maria strongly supports the efforts of the
Santa Maria Valley Economic Development
Commission with staff and monetary
assistance. The City has adopted an
Economic Development Element. The
Economic Development Element reiterates
the needs for jobs-housing balance and
economic diversity to expand the job-housing
opportunities available to the City residents.
Both the number of jobs and
the number of housing units
have increased since the
adoption of the 5th Cycle
Housing Element in 2015,
yet the City continues to
experience a shortage of
employment opportunities
for its residents.
As of September 2017, the City
adjusted its priorities under CDBG
funding and removed economic
development from its list. The change
was a result of information received by
HUD regarding the high risk involved
with economic development projects
under CDBG. The City acknowledges
that the need is there for economic
development opportunities, but the
funding source should not be CDBG.
While significant strides in economic
development (and the development of
jobs) since the adoption of the 5th Cycle
Housing Element in 2015, the City of
Santa Maria continues to have a
greater number of housing units than it
has jobs for its residents. With this
excess of housing units, programs
supporting the goal of achieving a jobs
housing balance are more appropriate
for other elements of the General Plan.
DELETE this program
from the Housing Element,
with the General Plan
update introducing
programs to increase the
number and diversity of
jobs within the community.
Program 2 –
ANNEXATION
PROGRAM
The City actively encourages residential
development through annexation of land
suitable for development. Residential
development, constrained as a municipality
approaches build-out within its jurisdictional
boundaries, requires more land or more
intense use of existing land. The type and
tenure of housing choice for low and very
low-income households become limited as
No annexation requests
were submitted to the City
during the prior planning
period, which is
understandable in light of
the residential development
on vacant land within the
City jurisdiction during the
planning period.
The City continues to process
annexation requests, as they are
initiated from private property owners,
for territories within our adopted Sphere
of Influence.
CONTINUE this program.
Determine the future
demand for annexation
through the General Plan
Update.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-5 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
residential development slows. Additionally,
as build-out approaches, the economics of
supply and demand come into operation. As
housing supply diminishes but demand
remains strong, housing costs inevitably rise.
This situation further constrains housing
choice for low-income households.
Program 3 –
MIXED USE
DEVELOPMENT/
ADAPTIVE RE-USE
Via the adopted mixed-use ordinance, the
City encourages the use of suitable underutilized and/or abandoned commercial motels to be converted to residential use and
allows for mixed-use purposes via zoning
incentives and/or state funded housing
programs. The City allows housing above
ground floor commercial uses in certain land
use designations. Expanding the densities
and housing mixtures within the four square
mile (4SM) central core area provides
greater flexibility in mixing uses that more
rigid Euclidean zoning standards typically
segregate. The Mixed-Use Ordinance
increases the flexibility of the zoning district
to support compatible uses from other zoning
districts. The ordinance grants the Zoning
Administrator, Planning Commission, and
City Council increasing levels of power to
allow reduced standards for parking,
setbacks, landscaping, open space, or
increased height. The ordinance is a “design
based” regulation, which understands that
the inside of the structure will change over
time and allows the adaptation to occur
without government controls. Spaces may be
mixed and "re-mixed" to meet the needs of
the building markets. The Mixed-Use
Ordinance is Chapter 49 of Title 12 of the
Municipal Code.
Over the course of the
planning period, there have
been eight mixed use
project applications
approved, including projects
within the Downtown
Specific Plan, with six of
those including a residential
designation. These
approved projects entitled
the construction of 382
residential units.
The City continues to process mixed
use development requests, as they are
initiated from private property owners,
in accordance with Chapter 12-49 of
the Santa Maria Municipal Code.
CONTINUE this program,
and continue to
encourage the
development of infill
properties and the
adaptive reuse of
developed properties
through implementation of
the Mixed Use
Ordinance’s provisions for
development standard
flexibility.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-6 Policy/Program Objective
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Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
Program 4 –
DENSITY BONUSES
The City provides housing incentives, in the
form of greater density than would otherwise
be allowed under the current zoning
designation, for developers willing to
construct affordable housing units. State Law
does not require the City to promote the use
of Density Bonus provisions. It has been
properly adopted and is part of the zoning
code (effective January 18, 2007) for
housing developers to use as a tool. Density
bonus provisions may be applied to
overcome specific design issues that require
relief from the code standards.
Over the course of the
planning period, the City has
approved six residential
projects which have
requested density bonuses.
These density bonuses
resulted in 164 additional
residential units approved.
The City approved 100% of
the additional units
requested by the project
applicants, and granted all
the requested development
standards concessions
requested by these
applicants to help the
developer maintain the
affordability of the project.
The City continues to process density
bonus requests, as they are initiated
from private property owners, in
accordance with Chapter 12-48 of the
Santa Maria Municipal Code.
CONTINUE this program
and continue to approve
requests for density
bonuses with concessions
for affordable and senior
housing developments.
Program 5 –
HOMEBUYER
ASSISTANCE
PROGRAM
The Housing Trust Fund of Santa Barbara
County operates the First-Time Homebuyer
Down Payment Program that provides prepurchase counseling, deferred payment down payment loans and closing cost grants
to assist low-income families within the City
of Santa Maria in purchasing an entry-level
home. The loans are structured as 30-year
deferred payment ‘soft second’ loans
averaging $37,300 per homebuyer (with a
maximum loan of $42,000). Funding for the
loans is provided from a State HCD grant to
the Housing Trust Fund. The homebuyers
can also receive a grant from the City of
Santa Maria using CDBG funds to help cover
home purchase closing costs. The combined
homebuyer financial assistance helps
expand homeownership opportunities for
working families. Participants under this
program must have a combined household
income that falls within the federal and state
Funding for this program
came from HCD back in
2011 but is no longer
available. However, new
funding coming to the
county’s consortium (which
the city is part of) from the
state’s Permanent Local
Housing Allocation (PLHA)
will set aside 15% of this
allocation towards a
Workforce Homebuyer
Program – similar to the one
that was offered back in
2011. PLHA funding is
money that comes to
counties and cities in
California from SB2-2017
funding. SB2 established a
$75 recording fee on real
estate documents to
Funding for this program came from
HCD back in 2011 but is no longer
available. The City continues to assist
homebuyers through other funding
sources.
MODIFY this program text
to focus on assistance to
residents to purchase
homes and securing
funding, removing the
citation no longer
available funding sources.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-7 Policy/Program Objective
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Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
definition of low income, or up to the
maximum of 80 percent of the area median
income, adjusted for household size. In
addition, homebuyers seeking assistance
under this program must meet the following
criteria: 1) Applicant must live or work in
Santa Maria; 2) Applicant must qualify as a
first-time homebuyer under the State
definition; 3) Homebuyer must occupy their
home as a principal residence; 4) The size of
the eligible home must be sufficient for the
household so that there is no overcrowding;
and 5) Borrower must complete a
homebuyer education program, secure preapproval of a first mortgage loan from a participating lender, have their income
certified and have satisfactory credit and
job/income stability.
increase the supply of
affordable housing in
California.
In addition, the City
continues to seek various
forms of grant funding to
provide appropriate housing.
____
Program 6 –
HOUSING
INCENTIVES
PROGRAM
This program offers a variety of incentives to
reduce overall costs and is designed to meet
the housing needs of low-income
households. The program can be tailored to
develop new sites or redevelop deteriorated
properties. It is applicable to various types of
projects: single family detached,
condominiums, cooperatives, and non-profit
rental developments. The key incentives to
date have been land acquisition, public
improvements, on-site improvements and
housing construction. The program is funded
primarily with Community Development
Block Grant (CDBG) and HOME Investment
Partnerships (HOME) program funds.
Partnerships with non-profit developers with
the expertise to access state, federal and
private funds have proved successful. These
developers can provide assurances
regarding affordability for long-term
ownership and rental assistance. The
During the planning period
the City has partnered with
the Santa Barbara County's
HOME Consortium and has
used part of its HOME funds
to help with rental deposits
within the City limits. The
City also partnered with the
Permanent Local Housing
Allocation (PLHA)
Consortium to help fund
affordable housing projects
and programs.
In addition, the municipal
code continues to maintain
ordinances that already
provide cost reductions and
incentives.
The City continues to support methods
to meet the housing needs of low to
moderate income households through
approval of density bonus and incentive
requests, expedited permit processing,
and reducing or waiving select City fees
for 100 percent affordable housing
projects.
MODIFY this program to
focus on goal of securing
State and federal funding
for low- and moderateincome housing
developments.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-8 Policy/Program Objective
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Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
Housing Incentives Program could also be
used in concert with additional cost
reductions and incentives already offered
through the density bonus, mixed use and
four-square-mile ordinances, including:
• Reducing Site
Development Standards
• Reducing Infill
Development Fees
• Increasing Site Design
Flexibility for Affordable Housing
• Increasing Land Use
Flexibility
• Establishing Four Square
Mile (4SM) Area Standards
Program 7 –
EXPANSION OF
CODE COMPLIANCE
PROGRAM
During the previous planning period, the
Code Compliance Division worked closely
with the Community Development
Department in development of the Efficiency
Unit Project Ordinance. This ordinance will
address many substandard housing issues
that the Code Compliance officers observe in
the field and will facilitate safe and healthy
housing opportunities for all income levels.
The Code Compliance staff consists of four
full-time officers and a part-time Code
Compliance Coordinator. A major focus of
these officers’ efforts is to address reports of
substandard living space that has been
constructed without permits. Officers work
with owners to reconstruct the substandard
living space so that it is safe and decent to
live in. The result of these efforts is to greatly
increase the supply of housing affordable to
persons with low incomes. In addition, it
provides families with lower incomes the
opportunity to live in a single-family
residential setting. An example is the legal
conversion of an existing garage into a safe
In early 2018, the City’s
Accessory Dwelling Unit
Ordinance took effect.
Through this ordinance an
existing residential garage
could be converted with
proper building permits to
occupied space without the
need to replace that covered
parking.
During 2021 the City issued permits for
399 Accessory Dwelling Units, with
many of these involving a conversion of
an existing garage. In 2021 the City
issued a final Certificate of Occupancy
for 228 ADU's. ADU’s provided a
permitted alternative to illegal garage
conversions and other substandard
units.
DELETE this program as it
is duplicative of Program
13. Appendix D: Existing Housing Programs Review City of Santa Maria | D-9 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
and habitable living space. The converted
space may not be used as a separate standalone unit since no more than one kitchen facility is permitted in a single-family
dwelling. In any event, the City does not
endorse illegal garage conversions as a
method to create additional dwelling units.
Program 8 –
PRIORITIZATION OF
SERVICES
As required by Government Code Section
65589.7, the City has adopted a written
policy providing for priority of water and
sewer services to affordable housing
developments.
Over the course of the
planning period, the City has
approved seven residential
projects which included
affordable units. All of these
projects incorporate water
and sewer services provided
by the City’s Utilities
Department.
City Council Resolution 2006-155
remains in force.
CONTINUE this program
in support of affordable
housing development.
Program 9 –
PERMIT
PROCESSING
The City processes permits as quickly and
efficiently as possible. The Community
Development Department coordinates the
review and decision-making on required
permits and also provides information
regarding the status of all applications and
permits for residential developments. The
permit processing of the City attempts to
gather, organize, and distribute the
information needed by applicant/developers,
staff, Planning Commission, and City
Council. City staff coordinates meetings
between applicants, staff and professionals
to keep project processing running smoothly.
Staff offers courtesy inspections and phased
approvals to low-income housing projects to
shorten the time between initial application
and occupancy.
The City’s maintains its
focus to streamline the
building permit process for
all projects, including those
with affordable housing. For
example, of the 262
residential building permits
issued in 2020 involving
new units, the average time
from building permit
application to issuance of
the building permit was 132
days.
The Community Development
Department prides itself on good
customer service, including the efficient
review of processing building permit
applications. Continue to comply with
changing State law requirements for
permit turn-around times.
CONTINUE this program
in support of all types of
housing development.
Program 9(a) –
CONDITIONAL USE
During the previous planning period, the City
instituted a monitoring program of the
This Policy was adopted on
November 16, 2010.
The program should be revisited to
ensure compliance with the recent
MODIFY this to program
so that it includes
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(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
PERMIT PROCESS
MONITORING
conditional use permit process. Under this
program the City is to prepare a report every
two years, evaluating the impacts and
potential constraints to multi-family
development in the R-3 zone. The report will
be referenced in the progress report required
pursuant to Government Code Section
65400. The evaluation will consider
approvals and denials, number of
applications, length of approval process, and
types of conditions imposed including cost
and any reductions in the initially proposed
number of units. The City will solicit and
consider input from developers including
non-profit organizations as part of the
evaluation process. If the City determines
that the process does pose a constraint to
the development of housing including
housing affordable to lower-income
households, the City will evaluate the
necessary steps to remove or mitigate the
constraint such as replacing the CUP
process or other similar action.
The City will also continue to monitor the
design review process. The City has
developed a brochure listing the objective
criteria for all types and densities of
residential development, to provide certainty
in design requirements during the approval
process. The brochure titled City Policy and
Standards - Residential Development is
available at the Community Development
Department’s counter, and on-line on the
City web page.
Staff assembled the existing
development standards
based on City Code
standards, which are
Planning policy that is
posted on the City’s
website.
changes in State Law, such as those
regarding objective residential design
standards, discretionary project review
turn-around times, SB 35 (2017)
streamlining approval process, etc.
evaluation of housing
development permitting
process in context of new
State Law, to ensure the
review process for all
types of housing remains
efficient.
Program 10 –
ACCOMMODATIONS
FOR
FARMWORKERS,
SENIORS AND
The City will allow reduced parking
standards for senior, farmworker and/or
housing for persons with disabilities. This
can be accomplished by applying Section
12-32.06 of the Santa Maria Municipal Code
All referenced Municipal
Code sections remain in
place, to facilitate affordable
housing opportunities, and
All referenced Municipal Code sections
remain in place, to facilitate affordable
housing opportunities for private
applications. The City continues to
comply with the Federal Fair Housing
Delete this program, as
the various elements of
the program are codified
in the Municipal Code,
and new actions regarding
Appendix D: Existing Housing Programs Review City of Santa Maria | D-11 Policy/Program Objective
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Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
PERSONS WITH
DISABILITIES
to develop an appropriate parking standard
in individual cases.
The City will facilitate permitted remodels of
single-family residences and garage
conversions. The City will allow expansion of
residential space to the full extent allowable
by standards of the zone or applicable
specific plan. In January 2007, the City
Council updated the density bonus
ordinance. The ordinance gives development
concessions to individual additional units
legally constructed and reserved for seniors
or persons with low incomes. City staff will
regularly review City policies and procedures
to ensure that there are no constraints to
housing for persons with disabilities. As part
of this review, the City will follow a regular
program of sidewalk repair and maintenance
including provision of handicap ramps to
facilitate movement throughout the City for
persons with disabilities regardless of where
they live.
On December 18, 2007, the City adopted
specific reasonable accommodation
procedures to provide exception in zoning
and land use for persons with disabilities.
The City has responded to several requests
under this Ordinance since its adoption.
housing opportunities for
Special Needs residents.
Act and the California Fair Employment
and Housing Act by providing
reasonable accommodations
Special Needs
populations are
incorporated into new
programs under the goal
of addressing special
needs housing.
Program 11 –
FACILITATION OF
PROJECTS FOR
HOMELESS
INDIVIDUALS
State law defines emergency shelters as
“housing with minimal supportive services for
homeless persons that is limited to
occupancy of six months or less by a
homeless person. No individual or household
may be denied emergency shelter because
of an inability to pay.” Government Code
Sections 65583(a)(4) and 65583(a)(5)
The City assisted homeless
individuals by providing
CDBG funds to
organizations like the Good
Samaritan’s Emergency
Homeless Shelter and its
warming center, The
Salvation Army for its hot
lunch program, Catholic
All referenced Municipal Code sections
remain in place, to facilitate the
development and operation of
emergency shelters, transitional
housing, and supportive housing.
MODIFY this program
supporting the
development of housing
for special needs
populations. Clarify in the
Municipal Code that
transitional and supportive
housing is a residential
Appendix D: Existing Housing Programs Review City of Santa Maria | D-12 Policy/Program Objective
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Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
specify requirements for emergency shelters
and transitional and supportive housing.
On May 7, 2012, the City adopted the
Emergency Shelter Ordinance, establishing
Santa Maria Municipal Code Chapter 12-53,
Emergency Shelters, to support
organizations that meet the housing and
supportive service needs of the homeless
and those at risk of homelessness.
The Emergency Shelter code establishes an
emergency shelter project as a permitted use
in the CPO (Commercial Office and
Professional Office) and PF (Public
Facilities) zoning districts. The code also
allows Emergency Shelter Projects within the
C-1 (Central Business) and C-2 (General
Commercial) zones of the City subject to the
approval of a conditional use permit. Chapter
12-53 includes definitions, development
standards, and procedures relating to the
approval of emergency shelter projects.
Additionally on May 7, 2012, definitions for
Supportive Housing and Transitional
Housing were added to Title 12 of the
Municipal Code, establishing these housing
types as a residential use, subject only to
those restrictions that apply to other
residential dwellings of the same type in the
same zone.
Charities for its assistance
with utility payments and
food, and the Foodbank of
Santa Barbara County. The
City also has a successful
working relationship with the
Continuum of Care (CoC).
use of property consistent
with State law
Program 12 -
NEIGHBORHOOD
CONSERVATION
PROGRAM
This program, which was developed in 1990,
assists the City's neediest neighborhoods
through the use of existing improvement
programs. Low-income neighborhoods--with
a high incidence of criminal activity, serious
public improvement deficiencies, significant
code violations, and generally deteriorating
The City no longer offers the
Commercial Façade
Improvement Program to
businesses in the area due
to a lack of program interest.
The City has incorporated
the functions of this program
The City maintains its proactive support
for neighborhood conservation
programs by using CDBG funding to
carry-on minor home repair for low to
moderate income residents. This
allows them to continue living in their
homes safely and comfortably.
MODIFY this program to
incorporate into the other
programs listed under the
goal of conserving and
improving the City’s
housing.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-13 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
conditions--receive the efforts of this
program. As citizens see the positive results
of the program, more people will take a more
active role in preserving their neighborhoods
and become involved in activities that
prevent neighborhood blight and foster
community pride.
into the Minor Home Repair
Program and the
Commercial Façade
Improvement Program.
The City continues to have “revitalize
existing neighborhoods” as one of its
CDBG/HOME funding priorities.
Revitalizing existing neighborhoods
means increasing services such as
supportive social services, and
upgrading public infrastructure, such as
street lighting, improved sidewalks,
parks, and recreational public facilities
in low to moderate income areas.
Program 12.b –
MINOR HOME
REPAIR PROGRAM
This program, which began in 2013, is
operated by Community Action Partnership
of SLO County, Inc. (CAPSLO, Inc.) as a
sub-recipient to the City of Santa Maria. The
program targets elderly, disabled and/or low
and very low-income households in Santa
Maria with the construction and installation of
handicapped access improvements (ramps,
wheelchair lifts, door widening), removal of
architectural barriers, health and safety
repairs, such as plumbing, electrical, exterior
and interior carpentry (porches, decking,
stairs, flooring) and building code violations.
The program is funded primarily with CDBG
funds.
In addition to CAPSLO,
during the planning period
the City also provided grant
funding to CommUnify
(formerly Community Action
Commission or CAC) for its
Minor Home Repair
Program. CommUnify
delivers handy man
services; installs interior
grab bars, and provides
some structural
modifications.
The City continues to serve the housing
needs of special needs groups through
rehabilitation of housing stock,
accessibility modification efforts and
seeking funding where available.
MODIFY this program to
cite the rehabilitation of
homes and funding source
Program 13 –
CODE
COMPLIANCE
PROGRAM
Enforcing housing and building codes
directly links to ensuring the safe and
habitable condition of the housing stock, and
thus the continued viability of neighborhoods.
Code violations involving immediate health
or safety hazards are handled without the
need for a complaint. Alleged violations
involving public welfare issues are pursued
only after a complaint is received.
Complaints will normally come directly from
citizens, from officials on behalf of citizens,
In early 2018, the City’s
Accessory Dwelling Unit
Ordinance took effect.
Through this ordinance an
existing residential garage
could be converted with
proper building permits to
occupied space without the
need to replace that covered
parking.
During 2021 the City issued permits for
399 Accessory Dwelling Units, with
many of these involving a conversion of
an existing garage. In 2021 the City
issued a final Certificate of Occupancy
for 228 ADU's. ADU’s provided a
permitted alternative to illegal garage
conversions and other substandard
units.
MODIFY this program to
incorporate into the other
programs listed under the
goal of conserving and
improving the City’s
housing. Emphasize the
role Code Enforcement
Division plays regarding
housing within Santa
Maria, including striving
that all housing meet life,
Appendix D: Existing Housing Programs Review City of Santa Maria | D-14 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
or from staff as a consequence of
observations in the normal course of duties
(e.g., inspections and permitting). When a
violation is found, steps are taken to correct
the problems. Code Compliance Division
works with the property owners to assure
each person living in the residence are
afforded proper housing while the
substandard conditions are being rectified.
During the previous planning period, the
Code Compliance Division started a door-todoor program to inform and educate property owners and citizens about the provisions of
the Municipal Code, and how application of
Code standards can help citizens improve
their residential neighborhoods. Information
on other available assistance programs,
such as the Legal Aid Foundation of Santa
Barbara County and California Rural Legal
Assistance, Inc. is also provided by the
officers.
health, and safety
provisions.
Program 14 –
EFFICIENCY UNIT
PROJECTS
On April 17, 2012, the City adopted the
Efficiency Unit Projects Ordinance, adding
Chapter 12- 52 to the Santa Maria Municipal
Code. The Ordinance will facilitate both the
new construction of efficiency dwelling unit
projects and the structural conversion of
transient occupancy uses into single-room
occupancy projects. Efficiency Unit projects
may be established within the Central
Business District zone (C-1) and the General
Commercial District zone (C-2) through the
issuance of a planned development (PD)
permit. Each Efficiency Unit Project must
provide a minimum 5 units, but there is no
set minimum or maximum density per acre.
Chapter 12- 52 includes standards for
minimum and maximum unit size, private
storage areas, common interior and exterior
On April 17, 2012, the City
adopted the Efficiency Unit
Projects Ordinance, adding
Chapter 12- 52 to the Santa
Maria Municipal Code.
The referenced Municipal Code section
remains in place to facilitate the
development and operation of
Efficiency Unit projects.
DELETE this program as
the goals and policies of
the program have been
codified in the Municipal
Code, and therefore there
is no further action for the
City to take under this
program.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-15 Policy/Program Objective
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Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
areas, and requires that efficiency unit
projects be consistently maintained in
accordance with applicable standards, all
with the goal of providing an overall superior
living environment for the residents of the
project.
The ordinance incorporates multiple
provisions to incentivize the development of
Efficiency Unit Projects, including the ability
to re-use existing hotel sites that may
currently be marginally viable, reduced
parking requirements compared to other
types of residential uses, and enabling
dwelling units at no set maximum density, in
two commercial districts that otherwise
prohibit residential uses.
Program 15 –
PROJECT-BASED
TENANT
ASSISTANCE
PROGRAMS
Section 236 construction included the Union
Plaza, owned and managed by the
Teamsters Union, which is a seven-story
structure with 122 one-bedroom apartments
designed to accommodate low-income
elderly persons. This project remains the
only assisted housing project at risk.
The Housing Authority of Santa Barbara
County acquired the Central Plaza project,
and will maintain the affordability of these
units also done under the Section 236
Program. The Housing Authority which
consists of 112 garden style apartments for
low-income families. The project includes a
park with play areas. According to the Santa
Barbara County Housing Authority, the
Section 236 Program has specific targets for
the housing needs of Extremely Low Income
Households.
The City of Santa Maria
does not receive a direct
entitlement from HUD.
The City maintains its support for
Section 236 Housing Assistance
Payments Program to Union Plaza,
administered by the Santa Barbara
County Housing Authority of Santa
Barbara County (HACSB), particularly
because many of those units are
targeted for Extremely Low Income
Households.
DELETE this program.
There is no direct action
for the City to take; the
City of Santa Maria does
not receive a direct
entitlement from HUD.
Program 16 – Through the Section 8 Housing Assistance
Payments Program, the Housing Authority
Completed during the 2019-
20 fiscal year, was the
The City maintains its support for
Section 8 Housing Assistance
CONTINUE to serve low
income and special needs
Appendix D: Existing Housing Programs Review City of Santa Maria | D-16 Policy/Program Objective
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Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
TENANT-BASED
ASSISTANCE
PAYMENTS
PROGRAMS
provides rental subsidy payments directly to
private property owners on behalf of eligible
low-income tenants who cannot afford
market rates without a subsidy. Families with
certificates must rent approved units at fair
market rents, and the subsidy represents the
difference between 30 percent of the monthly
income and the approved rent for an
adequate housing unit. The program also
includes a voucher option, which permits
families to rent units beyond the fair market
rents; the family must pay any rent
difference. This program, funded through
HUD, seeks to encourage low-income
persons to find housing units throughout the
community rather than impacting any one
particular area. The Housing Authority
continues to apply for new funds to increase
Section 8 assistance. During the previous
planning period, the Housing Authority
received approval for tax credit financing and
completed construction of the Rancho
Hermosa project. This project provides 47
permanently affordable rental units that
include two resident managers, 11 previously
homeless families, 11 special needs
households, 11 workforce families, and 12
households with a member that has a mental
disability. The Housing Authority continually
seeks input from residents and encourages
their involvement in management activities.
More project-based Section 8 housing units
are needed, and the Housing Authority will
continue to apply to the Department of
Housing and Urban Development (HUD) for
funds to provide these additional units.
According to the Santa Barbara County
Housing Authority, the Section 8 Housing
Assistance Payments Program has specific
Housing Authority of Santa
Barbara County’s
Residences at Depot Street.
This project created 80
affordable housing units for
a variety of people, including
veterans and those dealing
with mental and physical
disabilities. Part of the City’s
HOME funding was
provided to this project
during FY 2018-19. The City
receives HOME funding as
part of its participation in the
Santa Barbara County
HOME Consortium. In
addition, the City of Santa
Maria provided TBRA
security deposit assistance
to more than half of the
residents.
Payments Program, particularly for
those units which focus on Extremely
Low Income Households. This program
is also administered by the Housing
Authority of Santa Barbara County
(HACSB)
populations by continuing
to participate in regional
housing efforts, supporting
the development of
housing incorporating
tenant assistance, and by
continuing to seek funding
where available.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-17 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
targets for the housing needs of Extremely
Low Income Households.
Program 16.b –
CITY OF SANTA
MARIA TENANT
BASED RENTAL
ASSISTANCE
(TBRA) PROGRAM
The Tenant Based Rental Assistance
(TBRA) Program provides security deposit
assistance through a Qualified Referring
Agency (QRA) to qualified low-income
households. The assistance is provided in
the form of a grant for up to 50 percent of the
required security deposit to low income
families to assist with overcoming obstacles
to obtaining housing. In order to access the
program, participants must apply for
assistance through a QRA. The following
local non-profit agencies have been
approved as QRA’s:
• Housing Authority of the County of
Santa Barbara
• Peoples’ Self Help Housing
Corporation, and
• Good Samaritan Shelter, Inc.
• The Salvation Army
Eligible participants are individuals whose
income is at 60 percent or below the area
median income by household size as
determined by HUD. The program is funded
with HOME and CDBG funds.
The Tenant Based Rental
Assistance (TBRA) Program
now provides grants of up to
100% ($2,500 maximum
assistance) of the required
security deposit. United
Way Northern Santa
Barbara County has been
added to the list of approved
QRA’s, while The Salvation
Army has been removed.
The City continues to support methods
to assist families in overcoming housing
obstacles, including rental assistance.
MODIFY this program to
focus on the goal of
assisting individual
households based on
availability of HOME
funding and vacancy rates
of affordable units.
Program 17 -
SUPPORTIVE
HOUSING FOR
HOMELESS
PERSONS
Domestic Violence Solutions for Santa
Barbara County (DVS) owns and manages
Mariposa House which provides eight
apartments for transitional housing. This
housing is available to DVS clients who
transition out of the DVS emergency shelter.
The transitional housing program provides a
longer-term safe and supportive environment
for battered women and their children for up
to 24 months. The program helps them
develop household management and
The Domestic Violence
Solutions location noted in
the Objective is now
exclusively a domestic
violence emergency shelter.
Clients and their children
can stay at the shelter for up
to 45 days, or longer if
needed. DVS provides nonresidential case
management to survivors
The City continues to allocate CDBG
and General Fund resources to public
service agencies providing emergency
shelter and services.
MODIFY this program to
focus on supporting the
development and
preservation of housing
for unhoused individuals,
and funding the nonprofits. Also address low
barrier navigation centers
and review the Municipal
Code requirements for
consistency with State
Appendix D: Existing Housing Programs Review City of Santa Maria | D-18 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
parenting skills, increase their job skills and
earning power, find stable employment, save
for housing deposits, and gain independent
living skills with the ultimate goal of securing
permanent housing.
Good Samaritan Shelter, Inc. (GSSI) owns
and manages several transitional housing
facilities in Santa Maria. GSSI’s Transitional
Center for Women & Children is a
transitional housing program for perinatal
women and their children who are enrolled in
a substance abuse day treatment program.
Clients can live in the facility and participate
in the program for up to 18 months. The
original facility consisted of an older singlefamily home converted to a group home housing eight clients. In 2006 six Single
Room Occupancy (SRO) units, office and
counseling space for on-site supportive
services was added to the existing facility.
Services offered include food, shelter,
clothing, medical and dental screening, drug
and alcohol detoxification and treatment, job
training, job search assistance, part-time
employment, mental health counseling and
assistance, social services, after-school
tutoring, parenting and budget training,
perinatal care and direct assistance to
children. This project serves homeless,
extremely low income women who are in
drug and/or alcohol recovery treatment and
their children. The expansion of the facility
was allowed through the City’s Mixed Use
Ordinance.
GSS also operates the Family Transitional
Shelter located on its main campus property.
This is a 56-bed facility that has individual
rooms and provides transitional housing for
homeless families for up to 24 months.
Meals and on-site supportive services are
out in the community to help
survivors of Domestic
Violence develop household
management and parenting
skills, increase their job
skills and earning power,
find stable employment, and
gain independent living skills
with the goal of securing
permanent housing.
GSS operates Casa de
Familia, a 16-unit apartment
complex also located on its
main campus property. This
complex allows low-income
residents, who formally lived
at the transitional center, to
have a permanent,
affordable place to live. GSS
also manages a duplex (614
South Pine Street) as well
as a triplex 607 West Cook
Street) which operates as
permanent rental housing
for its former shelter
residents. The two dwellings
were obtained from the City
under the Neighborhood
Stabilization Program (NSP)
and have an affordability
covenant in place. All the
aforementioned properties
include case management
services.
In FY 2019-20, the City
allocated $148,761 of its
HOME funding to Pine
Street Bungalows (614
South Pine Street) to add an
Laws for emergency
shelters.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-19 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
provided. A case manager helps families
develop a goal-oriented program that allows
them to attain skills in money management,
parenting and budgeting so that they can
become self-sufficient and secure permanent
housing. Education is stressed and many of
the clients return to school to get their high
school diploma and/or enroll in the local
community college.
There is no exclusively male transitional
housing at this time. The Non-Profit Facilities
Program is available to these agencies for
capital development activities. There is a
need for transitional housing that would
house men as well as women and children,
and this program could aid in the funding of
such a project.
CDBG funds are allocated annually to public
service agencies providing emergency
shelter and support services to the
homeless. Such services consist of
counseling, case management, health care,
and transportation. The Non-Profit Facilities
Program is available to these agencies for
capital development activities.
The City expects that the Emergency Shelter
Program will specifically assist in the
development of housing affordable to
Extremely Low Income Households.
additional affordable
housing unit that includes
four bedrooms, three
bathrooms, a kitchen, living
area, laundry room, and a
garage. This addition
serves as the third unit on
the property and houses a
larger family. Occupancy
took place in January of
2022.
Program 18 –
FAIR HOUSING
PROGRAM
The City supports the local Fair Housing
Council with a financial and philosophical
commitment. The housing programs
sponsored by the City promote housing
opportunities for all persons within the
community. The Legal Aid Foundation of
Santa Barbara County, under contract with
the City, conducts fair housing activities.
These include the preparation of a fair
housing assessment, educational
During the planning period,
the Legal Aid Foundation of
Santa Barbara County,
under contract with the City,
conducted fair housing
activities. The City’s
Community Programs
Division administers the
production and distribution
The City maintains its support for Fair
Housing Programs, particularly those
which focus on Extremely Low Income
Households.
MODIFY the program text
for focus on the City’s
commitment to fair
housing, and
communication of local
and regional tenants’
rights resources through
outreach efforts. Also
develop a plan to Identify
if environmental and
Appendix D: Existing Housing Programs Review City of Santa Maria | D-20 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
presentations before community groups,
testing of fair housing practices for rental
housing, development of educational
materials, operation of a special telephone
call line, and direct legal representation of
eligible clients in cases involving housing
discrimination in the Santa Maria community.
The City complies with the Federal Fair
Housing requirements related to program
resources, which are available in English and
Spanish. The Special Projects Division
administers the production and distribution of
Fair Housing information throughout the City.
Locations of the program distribution are
maintained on the City web page. This
program is targeted to all income levels but
recent experience has shown that Extremely
Low Income households particularly benefit
from the City’s Fair Housing Program.
of Fair Housing information
throughout the City.
health factors are acutely
impacting residents.
Program 19 –
ENERGY
COMPLIANCE AND
CONSERVATION
Energy conservation plays a vital role in
providing decent, affordable housing. The
City will solicit information from local utility
providers about conservation programs,
rebates, and low-income assistance
programs through those companies.
The Building Division is tasked with enforcing
the minimum standards found in the various
model codes adopted by the State of
California through the Building Standards
Commission and as adopted and amended
by our City Council. These code sections
include:
• The 2013 California
Energy Code (California Code of Regulations
Title 24, Part 6) which sets energy efficiency
standards for buildings and appliances; and
• The 2013 California Green
Building Standards Code (California Code of
Regulations Title 24, Part 11) which
The City has ensured
compliance with Title 24
through its building permit
review process.
The City maintains its active
compliance with Title 24 and strongly
endorses all relevant energy
conservation programs sponsored by
Santa Barbara County and private utility
companies.
MODIFY this program to
solicit and monitor local
utility providers.
Appendix D: Existing Housing Programs Review City of Santa Maria | D-21 Policy/Program Objective
(quantified/qualified)
Result (Progress) Evaluation (Effectiveness) Continue/Modify/Delete (Appropriateness)
establishes requirements for energy
conservation, water conservation, interior
building environment air quality, recycling,
waste management, low impact storm water
drainage, dark sky provisions, high efficient
vehicle and bicycle parking, etc.
Community Action Commission of Santa
Barbara County (CAC) provides
weatherization and energy conservation
home improvements, such as the installation
of insulation, window caulking, and waterconserving fixtures, to low and very low income households, with preference given to
seniors. Emergency grants are also available
for the payment of utility bills. Santa Barbara
County has “emPower”, a program to
facilitate energy efficiency upgrades on
single family homes. The program’s goal is
to help homeowners and contractors
overcome obstacles to implement home
energy improvements, and to help meet
statewide energy efficiency objectives.
Single family homeowners will be able to
take advantage of low cost unsecured loans
and rebates to install energy efficient water
heaters, furnaces, air conditioners, attic
insulation, and to do repairs such as duct
sealing or replacement
Public Participation Summaries City of Santa Maria | E-1 Appendix E:Public Participation
Summaries
Contents
Appendix E:Public Participation Summaries.................................................................................... 1 Section E.1 Introduction ..........................................................................................................2 Section E.2 Outreach Strategy................................................................................................3 Section E.3 Outreach Process ................................................................................................4 E.3.2 Presentations...........................................................................................................8 E.3.3 Housing Element Update / General Plan Update Webpages.................................... 8 E.3.4 Qualities and Changes Survey.............................................................................. 17 E.3.5 Visioning Workshops.............................................................................................17 E.3.6 Housing Element Survey .......................................................................................17 E.3.7 Notifications ...........................................................................................................18 Section E.4 Summary of Outreach Meetings........................................................................ 21 E.4.1 General Plan Update Roadshow ............................................................................. 21 E.4.2 Stakeholder Interviews............................................................................................22 E.4.3 Technical Advisory Committee ................................................................................ 24 E.4.4 Housing Cafe..........................................................................................................25 E.4.5 CDBG Community Needs Workshop .................................................................... 26 E.4.6 Downtown Fridays Events.....................................................................................27 E.4.7 Planning Commission Study Session.................................................................... 28 E.4.8 City Council Public Meeting................................................................................... 28 Section E.5 Documentation...................................................................................................31 E.5.1 Roadshow PowerPoint Presentation..................................................................... 31 E.5.2 Community Needs Workshop Notice..................................................................... 36 E.5.3 News Release - Housing Element Survey............................................................. 38 E.5.4 Presentation (Planning Commission Presentation provided as typical) .................. 40 E.5.6 AFFH Presentation ................................................................................................44 E-2 | City of Santa Maria Public Participation Summaries Section E.1 Introduction
The City of Santa Maria is currently in the process of updating its Housing Element, which will guide the City in planning to meet its housing needs through the planning period of 2023-2031. The Housing Element is one component of the City’s General Plan that provides the City with a roadmap for accommodating the projected number of housing units needed to provide decent, suitable and affordable housing for all existing and future residents.
A key component of the Housing Element update process is robust public engagement to solicit information and feedback that will inform the City’s housing context and strategies.
Understanding the needs of the community enables the development of housing strategies that are most appropriate and effective. Public outreach also allows the City to identify concerns unique to certain interest groups and service providers that may not have been initially apparent.
The City also has the added benefit of outreach conducted for Santa Maria’s General Plan Update, which is currently underway and is expected to be completed in the Winter of 2023. The General Plan Update process includes an outreach program designed to engage and facilitate conversations with community members about the current and future issues and opportunities that are most important to them for the city of Santa Maria in the next 20-30 years. The engagement objectives include obtaining feedback on key policy issues including those regarding Housing, and providing a variety of options for community members to engage and be informed, and to create opportunities for the community to take ownership of the General Plan and steps to achieve its implementation. In addition, more focused outreach efforts were conducted specifically related to Housing Element topics.
Due to the COVID-19 pandemic and resulting shelter-in-place orders, beginning in 2020 the community engagement for the General Plan and Housing Element Update was held virtually allow the public to attend meetings and workshops from the safety of their homes. As time went on some meetings were held in a hybrid format where virtual (Zoom, You Tube Stream, Phone Call-in) and in-person with social distancing and masking were available.
This Appendix summarizes both the outreach efforts and comments received. It includes three main sections:
• Outreach Strategy: Provides an overview of the outreach strategy throughout Housing Element Update process.
• Outreach Process: Provides information on notification methods, materials developed, and summary of outreach methods conducted.
• Summary of Outreach Meetings: Provides an overview of the participants and public comments received.
Copies of the City’s noticing materials, presentations, and other documents produced to support the outreach efforts are included.
Public Participation Summaries City of Santa Maria | E-3 Section E.2 Outreach Strategy
The General Plan Update process includes an outreach program designed to engage and facilitate conversations with community members about the current and future issues and opportunities that are most important to them for the city of Santa Maria in the next 20-30 years.
The engagement objectives include obtaining feedback on key policy issues including those regarding Housing, and providing a variety of options for community members to engage and be informed, and to create opportunities for the community to take ownership of the General Plan and steps to achieve its implementation. In addition, more focused outreach efforts were conducted specifically related to Housing Element topics.
Since April 2021, the City conducted outreach through a variety of methods to proactively engage key stakeholder and the community broadly in the Housing Element Update. The City held public outreach meetings, as well as hosted study sessions and public hearings with the Planning Commission and City Council to solicit public feedback and checked in with the community at important project milestones. Throughout the process, the City posted links to recorded presentations and supplemental information online on the project webpage, directly contacted representatives from all economic segments of the community, and provided broad notifications through various communication outlets (e.g., email, social media, City of Santa Maria Community Programs Division News & Notes newsletter, etc.). The City made translation and interpretation services available during outreach including some meetings entirely in Spanish, and provided notice that reasonable accommodation could be provided as needed.
The City held publicly noticed outreach meetings on the Housing Element Update with the Planning Commission and the City Council. These presentations and discussions were included on regular Commission and City Council agendas to involve the City policy makers and attendees. The goal of these outreach meetings was to inform the public of the purpose and update process for the Housing Element, providing an overview of the city’s demographics and housing needs, and offering an opportunity to provide input at a very early stage in the process.
Public outreach meetings were also intended to gather input on housing goals that will inform policies and programs, and to provide a forum for community concerns.
This summary documents the outreach activities completed to support the draft Housing Element.
All outreach materials, including notifications and presentations, for the community meetings are included for reference at the end of this Appendix.
E-4 | City of Santa Maria Public Participation Summaries Section E.3 Outreach Process
As part of the outreach process, the City developed a project webpage and determined objectives for each outreach event (see Outreach Strategy above). The City then prepared presentation materials and notifications to engage the public and provide opportunities for community involvement and feedback.
E.3.1 Affirmatively Furthering Fair Housing Targeted Outreach In addition to be previously listed outreach efforts, the City conducted targeted outreach to solicit input on the affirmatively furthering fair housing (AFFH) analysis (Appendix F). The goal of the outreach was to target those disproportionately impacted by fair housing issues, both by household type as well as by area/neighborhood. The following list of contacts representing various non-profit organizations and economic segments and neighborhoods of the community was developed:
• Santa Maria Valley Chamber of Commerce
• Mixteco/Indígena Community Organizing Project (MICOP) • Santa Maria Bonita School District
• Food & Water Watch
• Urban Planning Concepts
• Growers and Shippers Association
• Strategic Vitality LLC
• CAUSE (Central Coast Alliance United for a Sustainable Economy) • Santa Barbara Bicycle Coalition
• Santa Maria Joint Union High School District
• Santa Maria Public Airport District
• Home Builder’s Association
• Future Leaders of America
• Marian Regional Medical Center/ Dignity Health
• Allan Hancock College
• People’s Self Help Housing
• Salvation Army (Santa Maria)
• Good Samaritan Shelter
• Community Health Centers (CHC)
Public Participation Summaries City of Santa Maria | E-5 While some of these groups were also directly notified of the public outreach meetings, and others participated in the Technical Advisory Committee, this more expansive list was created to broaden the public engagement effort and reach all communities and populations within city. These organizations are located across the city. Some of these organizations such as MICOP and CAUSE work directly with residents and stakeholders from disadvantaged communities, including monolingual Mixteco farmworkers and their families. MICOP is a partner of the City of Santa Maria in the General Plan Update, ensuring that traditionally underrepresented groups, such as Mixteco residents, are proactively sought for input in shaping the future of Santa Maria. These groups were directly contacted via email and/or telephone based on the contact information the City had on file.
In addition to the groups listed above, notice of the Fall 2022 AFFH Workshops was also sent via e-mail to the General Plan Update mailing list (over 470 contacts) and the Special Projects Division newsletter e-mail list (over 430 subscribers). The notice was placed as a News Release on the City’s main web page and included in the City’s Housing Element Update page in both English and Spanish.
Four public workshops specifically targeted to AFFH were held at various locations throughout the city that are disproportionally impacted by fair housing issues (e.g., higher concentrations of lower to moderate income households, overcrowding, and vulnerable to displacement). See AFFH Analysis, Appendix F. A summary of the workshops is included below:
• October 27, 2022. Maramonte Park Community Center, 620 East Sunrise Drive, 3:30 p.m. to 5:00 p.m.
• October 28, 2022. Grogan Community Center, 1155 West Rancho Verde, 3:00 p.m. to 4:30 p.m.
• November 3, 2022. Santa Maria Public Library, Shepard Hall, 421 S. McClelland Street, 3:00 to 4:30 p.m.
• November 7, 2022. Santa Maria Public Library, Shepard Hall, 421 S. McClelland Street; 5:30 p.m. to 7:00 p.m.
In total, approximately 150 persons attended the workshops, with an additional ten attendees over Zoom available for the November 7th workshop. Translation and interpretation services were provided at each workshop when requested. The translation and interpretation services requested included Spanish and Mixteco.
The comments received during the AFFH outreach focused on a few primary concerns: Housing affordability, overcrowding and the need for more housing, tenants’ rights and displacement, and housing conditions. In each of the workshops, the attendees indicated it was very difficult to find affordable housing, either for rent or for purchase. Many attendees indicated their opinion that the northwest area of the City held the City’s ‘poor’ neighborhoods. In related comments this same area was identified as having more overcrowding issues due to the households being less economically advantaged, leading to multiple families/generations living together in a single home.
Attendees also expressed concern about tenants having month to month arrangements, with unfair increases in rent occurring monthly and issues with landlords not fixing housing issues.
E-6 | City of Santa Maria Public Participation Summaries Affordability of housing in Santa Maria was frequently brought up, with the majority stating that there is a lack of affordable housing in the city and a need to build more housing that is affordable to working families.
Public Participation Summaries City of Santa Maria | E-7 Figure E-1: AFFH Outreach Notice
E-8 | City of Santa Maria Public Participation Summaries E.3.2 Presentations
The City prepared a PowerPoint presentation for the community meetings and public hearings which included background information on the Housing Element, new legislation impacting the 6th cycle, housing needs and assessment, and an overview of the Regional Housing Needs Allocation (RHNA) for the City. The intent of the presentations was to facilitate understanding of key aspects in the draft Housing Element and adoption.
A series of informational briefings were held to discuss the purpose of a Housing Element, the required content, the concept of the Regional Housing Needs Allocation, and the process of HCD review and adoption.
• February 10, 2022 – General Plan Technical Advisory Committee • March 3, 2022 – Planning Commission Study Session
• April 5, 2022 – City Council Informational Report/Briefing These presentations provided an opportunity for elected and appoint officials with a role in adoption of the Housing Element to give feedback ahead of public hearings. Due to the ongoing COVID-19 crisis, these public outreach events were held virtually, or in a hybrid format with virtual and in-person (with SoCal distancing and masks required).
More detailed information regarding these meetings is presented later in this appendix. A copy of the community meeting presentation provided to the Planning Commission is included at the end of this Appendix as an example of the content of those presentations.
E.3.3 Housing Element Update / General Plan Update Webpages The City provides General Plan Update information on City Webpage (http://www.cityofsantamaria.org/GeneralPlan) including a link to the General Plan Update website. The webpage is shown in Figure E-1. The City’s General Plan Update website includes basic information about the project, documents, announcements, and other materials (in English and Spanish). The site includes the links to interactive components, like comment boxes and surveys. The website has been updated frequently throughout the General Plan and Housing Element process. (https://www.imaginesantamaria.com/) The webpage is shown in Figure E-3.
The Housing Element Update 2023 website which describes the basics of Housing Elements, the components required by State law, the City’s Regional Housing Needs Allocation (RHNA), list of past and future workshops and meetings, a link to the existing Certified Housing Element, Public Participation Summaries City of Santa Maria | E-9 and a link to join the mailing list. The project website was updated throughout the duration of the Housing Element Update to post new information about key milestones, presentation materials, and additional resources, among other Housing Element- related items. The Housing Element Update webpage is available Spanish. The webpage is shown in Figure E-4. (https://www.cityofsantamaria.org/city-government/departments/communitydevelopment/general-plan-update-2040/housing-element-update-2023) E-10 | City of Santa Maria Public Participation Summaries Figure E-2: City General Plan Update Webpage
Public Participation Summaries City of Santa Maria | E-11 Figure E-3: General Plan Update 2040 – Imagine Webpage
E-12 | City of Santa Maria Public Participation Summaries Public Participation Summaries City of Santa Maria | E-13 E-14 | City of Santa Maria Public Participation Summaries Public Participation Summaries City of Santa Maria | E-15 Figure E-4: Housing Element Update Webpage
E-16 | City of Santa Maria Public Participation Summaries Public Participation Summaries City of Santa Maria | E-17 E.3.4 Qualities and Changes Survey
As one of its first community outreach activities, the City conducted an online Qualities and Changes Survey, available in both Spanish and English from July to September 2020. The purpose of this survey was to identify high level qualities to preserve and issues to address through the General Plan Update process. A link to the survey was available on the General Plan Update website, ImagineSantaMaria.com. The survey was publicized in utility bill mailers sent in July 2020, two media releases from the City of Santa Maria, and social media and/or other media releases (such as newsletters) from the City of Santa Maria, the Santa Maria Valley Chamber of Commerce, the Santa Maria Public Library, the Santa Maria-Bonita School District, and the Santa Maria Joint Union High School District. The organization CAUSE (Central Coast Alliance United for a Sustainable Economy) encouraged its constituents to participate in the survey and hosted events where they could provide technical support to constituents taking the survey.
Members of the General Plan Technical Advisory Committee (TAC) were encouraged to spread word of the survey through their networks of contacts.
The results of the survey included that most respondents (64%) rated their experience of Santa Maria as excellent or good and that ensuring access to quality affordable housing across all income levels (71%) was important for the future of Santa Maria.
E.3.5 Visioning Workshops
Two visioning workshops held on November 11, 2020 and December 3, 2020 (The December 3, 2020 workshop was held in Spanish). Due to the Covid-19 pandemic, the workshops were held as online Webinars using Zoom; Community members expressed their views and observations of the City. The discussion was broken down into five segments to focus on the issues and observations regarding the each of the four quadrants of the City, and the fifth segment to brainstorm ‘Big Ideas’ for the City as a whole.
“Enhance housing quality, affordability and choice’ was identified as the highest priority item to address for both the English and Spanish speakers participating in the visioning workshops.
Detailed information regarding this outreach and its results are presented in the ‘Vision, Guiding Principles, and Areas of Change and Stability’ document approved by the City Council on April 6, 2021.
E.3.6 Housing Element Survey
Between February and August of 2022, the City conducted an on-line survey in English and Spanish asking the communities input regarding housing within the City of Santa Maria. Links to this survey were posted on the City’s Home page and the Housing Element Update webpage.
The Survey was announced via a Public Service Announcement video (English and Spanish language) posted on the City’s website and YouTube site, and a news release In February 28, E-18 | City of Santa Maria Public Participation Summaries 2022 the City issued a News Release announcing the availability of the Housing Element Survey in English and Spanish. Copies of the Notice are included in the Documentation section.
The release was posted on the City website and sent via e-mail to those who signed up for General Plan Update information and alerts. A link to the News Release was also provided through the City of Santa Maria Chamber of Commerce monthly newsletter.
The survey was taken by 457 respondents (111 of which responded using the Spanish language survey). Results of the survey are summarized below.
• When asked to choose the main housing challenges in Santa Maria, the three most frequently selected responses were lack of affordable housing options, overcrowding, and housing that doesn’t meet community’s needs. The fourth most selected response was unsafe or unhealthy housing conditions.
• When asked to rate the difficulty to find affordable rental housing in Santa Maria, the most frequently selected response in both the English and Spanish surveys was Very Difficult, the most negative of the responses available to select. Very Difficult was also the most selected response to the difficulty in finding affordable ownership housing. • In response to the question regarding which special needs groups are most in need of housing and/or related services the English surveys selected First Time Homebuyers, followed by Seniors, while the Spanish survey responses chose Farmworkers followed by a three-way tie of Female-Headed Households, Large Households, and First Time Homebuyers.
• Both English and Spanish surveys identified the high cost of ownership, lack of housing affordable for young people or for service workers, teachers, first responders, and other workers, and the lack of variety of affordable housing types, including appropriately sized housing for larger families, as important housing issues for the City. • When asked which types of housing is needed in the City, Single Family Detached housing was selected as being most important in both the English and Spanish survey responses.
Next most important was Ownership Housing in the English responses, and Dedicated Affordable Housing in the Spanish Language responses.
E.3.7 Notifications
The City promoted the Housing Element Update through the Community Programs Division News & Notes monthly newsletter. The notifications provided a link to the project website and City contact information.
Public Participation Summaries City of Santa Maria | E-19 The City also issued a Public Service Announcement video (79 seconds) to inform residents of the Housing Element Survey. The PSA which was posted on the City website homepage, Community Development main webpage, YouTube at https://youtu.be/kXq61mEuAn0 (61 Views), and on Twitter at
https://twitter.com/City_SantaMaria/status/1545116617436065792?s=20&t=RlzgTxwl4hXo6qzcopwqQ (66 Views) Screenshots
Screenshots of the PSA and Twitter notice are included below:
E-20 | City of Santa Maria Public Participation Summaries Mark van de Kamp, City of Santa Maria Public Information Manager, provided an video interview regarding the Housing Element Update on March 7, 2022 on KSBY Television. https://www.ksby.com/news/local-news/city-of-santa-maria-looking-for-community-input-onhousing Public Participation Summaries City of Santa Maria | E-21 Section E.4 Summary of Outreach Meetings
E.4.1 General Plan Update Roadshow
Multiple Days and Times in 2020
Introduction
The City outreach efforts began in 2018 when the City Community Development Department conducted a “General Plan Update Roadshow”, to make residents aware of the General Plan Update effort and how to participate in the process of determining the direction of the City for the upcoming 20 year horizon.
Format
The roadshow consisted of presentations by City Planning Division staff at multiple meetings with small groups and at public events, along with a voluntary survey of the attendees. The PowerPoint presentation used at the meetings is included in the Documents section. The Roadshow was presented for the following groups:
• Homebuilders Association – June 1, 2018
• City of Santa Maria Recreation & Parks Commission meeting – June 12, 2018 • CAUSE – June 15 and June 18, 2018
• Santa Maria Chamber of Commerce – June 18 and July 27, 2018 • Healthy Food Pantry – July 26, 2018
• Chingon Design – December 17, 2018
• Open Streets Santa Maria – March 31, 2019
The “Open Streets Santa Maria” (March 31, 2019) gave City Planning Division staff an opportunity to interact with community members attending the event and provide information on the General Plan Update, including the Housing Element portion. The attendees were invited to indicate what issues mater for Santa Maria, and indicate where more housing is needed on map of the City. Providing more types of housing was one of the most selected topics, along with improving the City streets, bike lanes and walking paths, and job creation.
E-22 | City of Santa Maria Public Participation Summaries Summary of Comments
Attendees of the Roadshows were also invited to take a survey “Santa Maria 2040, where the participants rated the importance of topics to be addressed in the General Plan Update. The survey was available in Spanish and English. The combined results of all survey response are provided below.
Figure E-5: Santa Maria 2040 Survey Results
E.4.2 Stakeholder Interviews
January 24th and 25th, 2020
Introduction
On January 24th and 25th, 2020, the City and members of the General Plan update consulting team (Raimi + Associates, SERA Architects, Lisa Wise Consulting, and GHD) conducted 17 stakeholder interviews with Santa Maria industry leaders and community-based organizations.
The purpose of the interviews was to provide the Team with background information and various Public Participation Summaries City of Santa Maria | E-23 perspectives on the issues and opportunities in the Santa Maria, including on the topics of the City’s Unique and Special Attributes, Opportunities to Enhance and Change the City, Barriers to Change, and suggestions for Engagement and Outreach. Members of the following organizations were interviewed:
• Babé Farms
• Bethel Lutheran Church
• Bici Centro
• CalPortland Trucking
• CAUSE
• Certified Freight Logistics
• City of Santa Maria Commercial real estate industry
• Disability Community
• Halsell Builders
• Home Builders Association
• Housing Authority of the County of Santa Barbara
• Interfaith Community
• McCarty Davis Commercial Real Estate
• Santa Barbara County Association of Governments
• Planning Commission
• Santa Maria Airport
• Santa Maria Area Transit
• Santa Maria-Bonita School District
• Urban Planning Concepts
Format
The two full day sessions were a combination of presentations and discussions with the full group of attendees and City/Consultant team members, and break-out groups with two or three City/Consultant team members meeting with two or three participants. On the afternoon of January 23, 2020 the City led a three-hour field trip of the City, visiting City facilities including E-24 | City of Santa Maria Public Participation Summaries parks and fire stations, notable commercial developments, school sites, medical facilities, and residential neighborhoods.
Summary of Comments
Some of the comments coming out of the Stakeholder interviews, specifically related to housing included that the City is one of the most affordable places in Santa Barbara County, while a suggested change for the City is to increase the availability and quality of housing for residents across all income levels.
E.4.3 Technical Advisory Committee
June 19, 2020 (initial meeting)
Introduction
The City created a Technical Advisory Committee (TAC) to provide feedback and guidance to the City informing the development of a General Plan vision, policies, and implementing actions. The City invited a diverse group of community members to ensure the final General Plan would reflect the community’s vision for Santa Maria’s future. The City of Santa Maria convened the first General Plan Technical Advisory Committee (TAC) meeting on June 19, 2020. The City has hosted a total of eleven (11) meetings with the TAC. On February 22, 2022, a meeting with the TAC was held to focus on the Housing Element Update.
The TAC includes representatives from the following organizations:
• Peoples’ Self Help Housing
• CAUSE
• Santa Maria Valley Chamber of Commerce
• Mixteco/Indígena Community Organizing Project (MICOP) • Santa Maria-Bonita School District
• Food & Water Watch
• Urban Planning Concepts
• Growers and Shippers Association
• Strategic Vitality LLC
• Santa Barbara Bicycle Coalition
• Santa Maria Joint Union High School District
• Santa Maria Public Airport District
Public Participation Summaries City of Santa Maria | E-25 • Home Builder’s Association
• RRM Design Group
• Future Leaders of America
Format
The meetings were held in a group setting with presentations by the City and Consultants, open discussions, break-out sessions, and questions posed to the group about major issues facing the City. The City has hosted a total of 11 meetings with the TAC, including a meeting on February 22, 2022 regarding the Housing Element.
Summary of Comments
The TAC is provided reports and draft documents for their review and comment, including the Existing Conditions Report, the report on Areas of Change and Stability, and the draft Visioning and Guiding Principles document. The TAC also provided review and comment on the initial draft of the Available Sites analysis mapping, and discussed and gave recommendation on housing topics such as the pros and cons of developing high density residential units within existing city properties or looking at areas to annex to the City to provide additional residential development.
E.4.4 Housing Cafe
Friday, March 26, 2021 at 1:30 pm
Introduction
A Housing Café was held on March 26, 2021 as a part of the extensive community engagement effort for the City of Santa Maria’s General Plan Update (GPU) process. Four total Cafés were held during February and March of 2021 on the following topics: Environmental Justice, Farmworker Community, Community Safety, and Housing. The Café was designed to broadly engage in identification of health issues and priorities as well as to refine existing conditions findings across the following topic areas, as required by SB 1000: Housing, Public Facilities, Pollution Exposures, Food Access, Physical Activity and Health.
Format
There were 25 participants in the Café. Participants were community members and farmworkers that live in the City of Santa Maria. All participants spoke Mixteco and the Café was held in E-26 | City of Santa Maria Public Participation Summaries Spanish with Mixteco interpretation so participants could participate in their language of choice.
The Café was led by Raimi + Associates with facilitation and interpretation support from the Mixteco Indigenous Community Organizing Project (MICOP), a community organization working with residents and stakeholders from disadvantaged communities, including monolingual Mixteco farmworkers and their families. MICOP is a partner of the City of Santa Maria in the General Plan Update, ensuring that traditionally underrepresented groups, such as Mixteco residents, are proactively sought for input in shaping the future of Santa Maria. The following questions were used as discussion prompts:
● What housing topics are most important to you?
● What recommendations do you have for the City to address issues related to housing? ● Is there anything else you would like to share?
Summary of Comments
Affordability, quality of housing, and health are all connected. Participants shared their stories regarding different issues related to housing and the following topics were recurring throughout the discussion:
• Many people living in one housing unit
• High costs regardless of quality
• Old housing structures
• Low supply of affordable housing
• Code Violations
• Lack of housing for resident (non-visiting) agricultural workers • Landlords are not fixing housing issues and when they do, rent goes up • Language barriers between tenants and landlords or managers • Tenants are paying for repairs of housing structure issues • Application fees are very high
E.4.5 CDBG Community Needs Workshop
Monday, July 26, 2021
Introduction
As part of the CDBG funding process, City staff conducted a Community Needs Workshop on Public Participation Summaries City of Santa Maria | E-27 Monday, July 26, 2021. The purpose of the workshop is to discuss general unmet needs in the community and also provide the opportunity for residents to comment on past performance under the Community Development Block Grant (CDBG) program.
Format
Due to the COVID-19 pandemic, the meeting was conducted via Microsoft Teams meeting. The meeting was designed to obtain information from residents and nonprofit agencies on the unmet needs in the community, including housing needs.
Summary of Comments
There were 12 participants present at the needs workshop, many of whom spoke before the committee, expressing their thoughts on the unmet needs in the community. They provided feedback on the increased need to fund programs and projects that assist the homeless, youth, seniors, and those suffering from abuse and/or trauma. An increased need for affordable housing was an issue brought up by several speakers.
E.4.6 Downtown Fridays Events
August 27, 2021, and July 15, 2022
Introduction
The Community Development Department provided information on the General Plan Update, and the Housing Element Update at two Downtown Friday Events: August 27, 2021, and July 15, 2022.
Format
On summer Friday evenings visitors and residents can come to Town Center West and listen to live music, enjoy a meal from food trucks and booths, and purchase goods from commercial vendors, and visit informational booths. City staff were available to answer questions and provide information regarding the General Plan and Housing Element update efforts. In addition, the Housing Survey (in written form and in both English and Spanish, was available for interested participants at the 2022 event.
Summary of Comments
The comments received from the Downtown Friday events are included in Housing Survey is described in a previous section.
E-28 | City of Santa Maria Public Participation Summaries E.4.7 Planning Commission Study Session
Thursday, March 3, 2022 at 1:30 pm
Introduction
On March 3, 2022, the City of Santa Maria held a virtual Planning Commission Study Session for the 6th Cycle Housing Element Update. This presentation was opened by Frank Albro, Principal Planner, who welcomed attendees and gave an introduction of the Housing Element Update process and the following topics:
• Housing Element Basics
• New State Legislation
• Regional Housing Needs Allocation (RHNA)
• Housing Element Update Process
The presentation included the purpose of the Housing Element, components of a Housing Element, additional State requirements during the 6th Cycle, and the project timeline. The meeting then provided an opportunity for the Planning Commission and the public to comment about the Housing Element or the update process. The meeting was attended by all five Planning Commissioners, Commission Secretary, legal counsel, and members of the public.
Format
The public meeting was facilitated by City staff. Due to COVID-19 conditions, the meeting was held virtually via Zoom. Public comment could be submitted via e-mail, or through Zoom, consistent with the City’s COVID-19 protocols for Planning Commission meetings. The City’s project contact information was included in the meeting agenda to facilitate additional comments or questions being provided at any time via phone or email.
Summary of Comments
The Planning Commissioners asked question regarding the RHNA and project density. There were no additional public comments.
E.4.8 City Council Public Meeting
Tuesday, April 5, 2021 at 6:30 pm
Zoom / YouTube Streaming / Local Cable Public Access Channel SMCTV (Comcast) Channel 23 (Government Channel)
Public Participation Summaries City of Santa Maria | E-29 Introduction
On April 5, 2022, the City of Santa Maria held a second public meeting for the 6th Cycle Housing Element Update (HEU) during the regular bi-monthly City Council meeting. A breif Staff Report was included with the City Council Members packets for the meeting. The Housing Element presentation was opened by Chuen Ng, Community Development Director, who presented on the Housing Element background and basics.
The meeting then provided an opportunity for public comment to clarify any questions or provide any comments attendees might have about the preliminary findings and the update process. The meeting was attended by five City Council Members, City Manager, Council Secretary, legal counsel, City staff, and members of the public.
Format
The public meeting was facilitated by City staff. Due to COVID-19 conditions, the meeting was a combination of virtual (Zoom) and in-person (hybrid) meeting platform to promote social distancing and facilitate continuity of government. The meeting was streamed live on the City’s YouTube channel and cable Channel 23, Government Public Access Channel. Public comment could be submitted through email, and through ZOOM, and via phone, consistent with the City’s COVID-19 protocols for City Council meetings.
Notifications of this meeting were distributed by the City via email and posted to the City website.
The meeting was recorded and posted on the City’s YouTube channel so it could be viewed at any time. The City’s project contact information was included in the presentation to facilitate additional comments or questions being provided at any time via phone or email.
Summary of Comments
The following is a summary of questions and comments received from Council Members during the Outreach presentation. There were no additional public comments. • Questions regarding residential uses verses transitory housing, such as for H2A program housing was discussed.
• One Council member asked for clarification of the City’s RHNA. Director noted the multiple ways the City can provide adequate capacity for its RHNA, including recently permitted and entitled ADUs and projected projects.
• Future possible Housing Element meetings were discussed to provide an opportunity for residents and developers to express the types of housing (apartments, single-family E-30 | City of Santa Maria Public Participation Summaries units, etc.).
Comments provided have been incorporated in the updated Housing Element, specifically in the Sites Inventory and Methodology (Appendix B), which considers ADUs and entitled and in process projects in meeting RHNA capacity. Additionally, programs resulting from the Housing Constraints analysis (Appendix C), would facilitate the development of a variety of types of housing, including housing for special needs populations.
Screenshot
A Screenshot from the Outreach presentation are included below:
Public Participation Summaries City of Santa Maria | E-31 Section E.5 Documentation
E.5.1 Roadshow PowerPoint Presentation
E-32 | City of Santa Maria Public Participation Summaries Public Participation Summaries City of Santa Maria | E-33 E-34 | City of Santa Maria Public Participation Summaries Public Participation Summaries City of Santa Maria | E-35 E-36 | City of Santa Maria Public Participation Summaries E.5.2 Community Needs Workshop Notice
Public Participation Summaries City of Santa Maria | E-37 E-38 | City of Santa Maria Public Participation Summaries E.5.3 News Release - Housing Element Survey
Public Participation Summaries City of Santa Maria | E-39 E-40 | City of Santa Maria Public Participation Summaries E.5.4 Presentation (Planning Commission Presentation provided as typical) Public Participation Summaries City of Santa Maria | E-41 E-42 | City of Santa Maria Public Participation Summaries Public Participation Summaries City of Santa Maria | E-43 E-44 | City of Santa Maria Public Participation Summaries E.5.6 AFFH Presentation
Public Participation Summaries City of Santa Maria | E-45 E-46 | City of Santa Maria Public Participation Summaries Public Participation Summaries City of Santa Maria | E-47 Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-1 Appendix F: Affirmatively Furthering
Fair Housing (AFFH)
Contents
Appendix F: Affirmatively Furthering Fair Housing (AFFH)..........................1 Contents........................................................................................................................................1 Section F.1 Introduction............................................................................................................2 F.1.1 Notes on Figures and Analysis..............................................................................2 Section F.2 Assessment of Fair Housing..................................................................................4 F.2.1 History of Fair Housing Issues...............................................................................4 F.2.2 Fair Housing Outreach and Enforcement..............................................................7 F.2.3 Integration and Segregation ..................................................................................9 F.2.4 Racially or Ethnically Concentrated Areas of Poverty .........................................21 F.2.5 Access to Opportunity .........................................................................................23 F.2.6 Disproportionate Housing Needs.........................................................................32 F.2.7 Other Relevant Factors .......................................................................................42 F.2.8 Summary of Fair Housing Issues ........................................................................45 Section F.3 Sites Inventory.....................................................................................................46 F.3.1 Sub-Area Analysis...............................................................................................46 F.3.2 Potential Effects on Patterns of Segregation.......................................................51 F.3.3 Potential Effects on Access to Opportunity .........................................................55 Section F.4 Contributing Factors and Meaningful Actions......................................................58 F-2 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Section F.1 Introduction
Assembly Bill 686, signed in 2018, establishes a statewide framework to affirmatively further fair housing (AFFH) with the goal of achieving better economic and health outcomes for all Californians through equitable housing policies. AB 686 defined “affirmatively furthering fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. AB 686 requires cities and counties to take deliberate actions to foster inclusive communities, advance fair and equal housing choice, and address racial and economic disparities through local policies and programs. Housing elements are now required to address the following five components:
• Inclusive and Equitable Outreach: A summary of fair housing outreach and capacity that includes all economic segments of the community.
• Assessment of Fair Housing: An assessment of fair housing issues, including integration and segregation patterns, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs for all identified populations.
• Analysis of Sites Inventory: An evaluation of whether the Housing Element’s sites inventory improves or exacerbates conditions for fair housing. • Identification of Contributing Factors: The identification and prioritization of contributing factors related to fair housing issues.
• Priorities, Goals, and Actions to AFFH: The identification of fair housing goals and actions that directly address the contributing factors outlined above. The housing element should include metrics and milestones for evaluating progress and fair housing results.
This section documents four of the five components of the AFFH components. The summary of AFFH-related outreach is included in Housing Element Section I.E (Summary of Public Participation).
F.1.1 Notes on Figures and Analysis
This Appendix contains geospatial data obtained online from HCD’s AFFH Data and Mapping Resources Hub.
1 Additional analysis is sourced from the Census American Community Survey (ACS) and HCD’s pre-certified data, where appropriate. The most recent geospatial data available from HCD is different than related ACS data and information presented in the Needs Assessment in some instances.
1 https://affh-data-resources-cahcd.hub.arcgis.com/
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-3 Figure F-1: Santa Maria Census Tracts
A total of 15 census tracts are present within Santa Maria (Figure F-1). Seven of these tracts overlap the City boundary and extend into surrounding areas. Sections of overlapping tracts outside of City limits include areas of sparsely populated or undeveloped land that may influence the tract level analysis.
F-4 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Section F.2 Assessment of Fair Housing
F.2.1 History of Fair Housing Issues
History of Fair Housing Issues
The Chumash people originally inhabited southern California and the Channel Islands from Malibu to Paso Robles, including the area that is now the City of Santa Maria.2 Across southern California, the Chumash people lived across 150 independent villages and towns with a population of approximately 25,000 people.3 In 1769, the first European settlers arrived in Baja California and the Santa Maria Valley during the Spanish Portola Expedition. The settlers established five Spanish missions and displaced the Chumash people.4 The Chumash people continue to live in and maintain ties to traditional homelands in the Santa Maria Valley area.
The arrival of settlers coincided with the establishment of two Catholic missionaries in the Santa Maria Valley area, Mission San Luis Obispo in 1772 and Mission La Purisima in 1787.5 In 1821, Spain granted Mexico independence, making the former Spanish mission lands available for private ownership and opening the door for white and European land ownership and colonization to be a central feature in the Santa Maria Valley area.6 In 1874, four prominent settler landowners donated land to form a downtown area on Main Street and Broadway, later becoming the City of Santa Maria.
In the late 19th and early 20th centuries, the Santa Maria Valley established itself as a prominent industrial and agricultural hub for oil production and farming.7 The Union Oil company led the area to become a prominent industrial area causing exponential growth through the middle of the 20th century.8 In 1905, the City of Santa Maria officially became an incorporated city due in part to the growth of the oil industry. Union Sugar, the Santa Maria Valley’s first major industrial plant, was built the same year and established itself as a processing hub for beet and sugar cane farms across the State and country.9 The industrial growth of the Santa Maria eventually linked the local train lines to the Union Pacific Railroad and generated a local retail and service economy in the downtown area.10
2 ”Our History.” Santa Ynez Band of Chumash Indians (n.d.). 3 “Chumash Life.” Santa Barbara Museum of Natural History (n.d.). 4 ”Our History.” Santa Ynez Band of Chumash Indians (n.d.). 5 “City Profile.” City of Santa Maria (2018).
6 Ibid.
7 Ibid.
8 Ibid.
9 Ibid.
10 Ibid.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-5 While white and European settlers were reaping the benefits of the growing industrial and agricultural industries, non-white communities faced racist federal and State policies at a local level. In the Santa Barbara area, Chinese immigrants first arrived in the 1860s primarily as fisherpersons, farmers, and domestic service workers.11 In the City of Santa Barbara, as the Chinese population and Chinatown grew, the federal government instituted the Chinese Exclusion Act of 1882. In the 1890s, Japanese immigrants, the Issei, began immigrating to the area.12 Japanese immigrants banded together to develop Japantown, or Nihonmachi, in downtown Santa Barbara.
In the years to follow, the Japanese community faced the impacts of the federal 1942 Japanese Internment Bill. Japanese residents in Santa Barbara County were seized from their homes and many lost their property once incarcerated in internment camps.13 Also during the early 20th Century, African-American and Black communities fleeing the American south settled across California during the First Great Migration between 1910 and 1940.14 In the Santa Barbara County area, newly arrived residents were impacted by public and private racially restricted covenants, zoning laws, and real estate lending practices.15 During and following World War II, the Second Great Migration of African-American and Black communities migrated from the Jim Crow South to the Santa Barbara County experiencing similar legalized racial restrictions and barriers to access civil rights, including fair and equal housing conditions and homeownership opportunities.16
As the mid-1950s and early 1960s Civil Rights Movement gained attention in national media, the farmworker labor movement took shape in central California. In 1962, Cesar Chavez and Dolores Huerta organized Central Valley farmworkers to unionize and founded the National Farm Workers Association.17 In 1966, due to unsafe living conditions and inequitable payment for central valley farmworkers, the National Farm Workers Association partnered with the Filipino American Agricultural Workers Organizing Committee to form the United Farm Workers of America.
Together, the coalition paved the way for the State to pass the 1975 Agricultural Labor Relations Act.18 Through the 1980s, migrant workers from Mexico and the Philippines continued moving to 11 Sambajon, Troy. “What Happened to Santa Barbara’s Forgotten Chinatown and Japantown.” University of California, Santa Barbara (May 26, 2022).
12 Ibid.
13 Ibid.
14 “Santa Barbara African American and Black Historic Context Statement” Page & Turnbull (August 2022). 15 Ibid.
16 Ibid.
17 “Central Coast Farm Labor Organizing Collection.” California Polytechnic State University (2010). 18 Ibid.
F-6 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing the Santa Maria Valley to work in the agricultural industry.19 Migrant farmworkers from Mexico and South American continue moving to the Santa Maria Valley and the City of Santa Maria today.
On June 18, 2019, the Santa Maria City Council adopted an Employee Housing Ordinance (Ordinance). The Ordinance was adopted after 18 months of review and deliberation, including five community meetings between June and November 2018, and several public hearings before the Planning Commission and City Council in 2018 and 2019. The hearings provided an opportunity for public comment and input, as well as education for all participants on the topic of employee housing, including overarching State and Federal regulations. The adopted Ordinance was drafted in a manner that sought to balance potential neighborhood concerns and the need to provide and maintain housing for employees. For example, the Ordinance permitted employee housing in the multi-family residential zoning districts “by right” and in the single-family residential zoning districts as a conditional use under the discretion of the City’s Zoning Administrator.
In April 2020, the U.S. Department of Housing and Urban Development’s (HUD) Office of Fair Housing and Equal opportunity opened an investigation of the Ordinance under Title VI of the Civil Rights Act of 1964, Section 109 of the Housing and Community Development Act of 1974, and title VIII of the Civil Rights Act of 1968, as amended (the Fair Housing Act). After further investigation and review, in May 2021, HUD determined that the City must repeal and no longer enforce the Ordinance, since the regulation of the location of H-2A employers in residential zoning districts may result in the restriction of housing for people of a specific foreign country or national origin, defined as a Federally protected class. On July 15, 2021, the City Council entered into a Voluntary Compliance Agreement (VCA) with HUD which will be in effect for five years, until July 15, 2026. Through implementation of the VCA, the City Council repealed the Ordinance on July 20, 2021.
The City has fully complied with the VCA and will continue to coordinate with HUD to complete all requirements. An Employee Housing Resource Officer (EHRO) designated to serve as the primary point of contact for owners, operators, and residents of Employee Housing in the City of Santa Maria was selected, and a work plan that includes procedures for the EHRO to follow if a complaint regarding Employee Housing is filed has been established. The work plan also includes strategies to implement the language assistance measures included in the City’s Language Access Plan along with strategies to interface with owners, operators and residents of employee housing. An Employee Housing Working Group, comprised of owners/operators of Employee Housing, farm owners/operators, and advocates for H-2A visa-holders has also been established and this group will be meeting twice per year.
The City provided Fair Housing trainings in October and November of 2021 to all City Council members, Planning Commissioners, and City employees substantially involved with drafting and 19 Ibid.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-7 implementation of the Ordinance. The trainings included an overview of Federal and State fair housing laws, sex and gender discrimination, administration complaints, and disability discrimination and reasonable accommodations. A fair housing training/symposium will be conducted annually for the duration of the VCA.
F.2.2 Fair Housing Outreach and Enforcement
Fair housing complaints can be an indicator of current housing discrimination in Santa Maria. Fair housing issues can arise through discrimination against an individual based on disability, race, national origin, familial status, disability, religion, or sex when renting or selling a dwelling unit.
The U.S. Department of Housing and Urban Development’s (HUD) Office of Fair Housing and Equal Opportunity (FHEO) is the federal agency responsible for eliminating housing discrimination, promoting economic opportunity, and achieving diverse, inclusive communities. FHEO services and activities include investigating fair housing complaints, conducting compliance reviews, ensuring civil rights in HUD programs, and managing fair housing grants.
The Legal Aid Foundation of Santa Barbara County (LAFSBC) provides fair housing services to urban and unincorporated areas of Santa Barbara County. They provide information and services on tenants’ rights, fair housing, and local tenant protections. LAFSBC has worked with the City to help verify compliance with fair housing laws within the community.
The 2020 Analysis of Impediments to Fair Housing Choice by the Santa Barbara County HOME Consortium presented fair housing complaint data from HUD’s Office of Fair Housing Enforcement for the period from 2015 to 2019. The number of cases were listed by protected class for the consortium member cities of Buellton, Carpinteria, Goleta, Lompoc, and Santa Maria. Santa Maria had five total cases during the period. Santa Maria fair housing complaints were based on the protected classes of disability and there was one familial status, one national origin, one gender, and one retaliation complaint. Lompoc had the most total cases during the period with 10. Goleta had nine cases while Buellton and Carpinteria had one each.
According to the HCD Data Viewer, Fair Housing and Equal Opportunity (FHEO) inquiries in Santa Maria during 2013-2021 represent fewer than 0.25 inquiries for every 1,000 persons. This rate was less than the nearby cities of Grover Beach (less than 0.5 inquiries per 1,000 persons), Guadalupe (less than 0.5 inquiries per 1,000 persons), and Lompoc (less than 1 inquiries per 1,000 persons) and the same as the reported rate for Arroyo Grande.
The City does not have any pending lawsuits, enforcement actions, judgments, settlements, or findings related to fair housing and civil rights. While the City does not currently have any local fair housing laws, in 2022 the City implemented a program to address any complaints of alleged housing discrimination and complaints about the quality and safety of occupied Employee Housing. Housing discrimination complaints are to be submitted to the EHRO for review. If a complaint is received regarding a City program or organization, the EHRO works with the complainant directly to address the complaint. If complaints are received regarding private F-8 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing organizations or properties, the EHRO directs complainants to file their complaint with the United States Department of Housing and Urban Development (HUD) Fair Housing and Equal Opportunity.
Most recently, LAFSBC completed an annual report on fair housing education in Santa Maria, covering the period from July 2022 to June 2023. Eviction remained the primary reason City residents contacted LAFSBC for assistance, especially in response to the lifting of various tenant protections enacted during the COVID-19 pandemic. During this period, housing disputes frequently related to retaliatory and discriminatory conduct or landlords attempting to circumvent “just cause” protections under the California Tenant Protection Act.
Additionally, LAFSBC-trained fair housing testers contacted realty/apartments managers’ offices in April 2023 and tested the local market to verify compliance with fair housing laws in the areas of Primary Language/National Origin, Familial Status, and Source of Income. Testers asked about vacancies, kinds of available apartments, rental rates, security deposits required, and what the restrictions were, if any. Anecdotal reports from these tests indicated potential violations related either to disparities in information received or how quickly/timely residents received information.
However, no clear or substantive violations were observed with regard to Primary Language/National Origin, Familial Status, or Source of Income (i.e., Section 8). Additional research would be required to confirm whether what was observed were, in fact, substantive violations.
The City complies with State and federal housing laws as follows:
• Fair Housing Act; Title VI of the Civil Rights Act of 1964 – the City complies by ensuring its actions related to housing are not discriminatory through City protocols, decision-making procedures, and adhering to non-discrimination requirements of federal funding programs.
• Rehabilitation Act of 1973 – see Fair Housing Act; also, the City complies through its accessibility protocols, administered and enforced by the City’s ADA/504 Coordinator and Building Official.
• American Disabilities Act – the City complies with the ADA through building permit review and issuance and as described in Appendix C (Housing Constraints, Section C.2.2, Housing for Persons with Disabilities).
• California Fair Employment and Housing Act (FEHA) and FEHA Regulations – the City complies with FEHA and its regulations through established City protocols decision making, legal counsel and advisement.
• Government Code Section 65008 – the City Zoning Code is written to ensure that the City’s actions regarding the development of housing for persons and families of very low, low, moderate, and middle incomes, or emergency shelters for the homeless, are not discriminatory. Programs are included in this Housing Element to facilitate housing for all Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-9 households, including protected classes (e.g., programs regarding residential care facilities, emergency shelters, and reasonable accommodations). • Government Code Section 8899.50 – Appendix F of this Housing Element documents compliance with Affirmatively Furthering Fair Housing requirements. • Government Code Section 11135 et. seq. – the City complies with anti-discrimination requirements through the City’s Human Resources programs and the City’s procurement protocols.
• Density Bonus Law (Government Code Section 65915) – the City implements density bonus provisions in compliance with the Density Bonus Law as described in Appendix C (Housing Constraints).
• Housing Accountability Act (Government Code Section 65589.5) – the City has documented compliance with the HAA as described in Appendix C (Housing Constraints). • No-Net-Loss Law (Government Code Section 65863) – the City has documented compliance with sufficient capacity for RHNA and will ensure compliance with no-net-loss via required annual reporting to HCD.
• Least Cost Zoning Law (Government Code Section 65913.1) – the City includes programs in this Housing Element to ensure that sufficient land is zoned with appropriate standards to accommodate its RHNA.
• Excessive subdivision standards (Government Code Section 65913.2) – the City’s subdivision standards are typical or not excessive in compliance with the Government Code (see Appendix C, Section C.2.5).
• Limits on growth control (Government Code Section 65302.8) – the City complies as it has no growth control measures.
• Housing Element Law (Government Code Section 65583) – this Housing Element documents compliance with Housing Element Law.
F.2.3 Integration and Segregation
This section analyzes integration and segregation, including patterns and trends, related to people with protected characteristics.
Race and Ethnicity
According to the 2020 American Community Survey (ACS) five-year estimates, Santa Maria had a higher proportion of residents identifying as Hispanic or Latino than Santa Barbara County. In Santa Maria, 76.7 percent of residents identified as Hispanic or Latino compared to 45.7 percent in the county.
F-10 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-2 provides historical non-white population percentages by block group based on 2010 ACS data provided by HCD. At this time, northern portions of the City generally had the highest non-white percentages that were in the 41 to 60 percent range. Other areas of the City mostly had non-white percentages in the 21 to 40 percent range. In 2010, three block groups had nonwhite percentages below 20 percent.
Figure F-3 shows non-white population percentages by census block group for 2018, the most recent HCD geospatial data available for this characteristic. Most block groups in Santa Maria had a non-white population at 81 percent or greater and were clustered in the northwestern section of the City. The remaining areas mostly contained non-white population percentage estimates in the next lowest category of 61 to 80 percent and were located in eastern and southern areas of the City.
The City had higher estimated percentages of non-white population overall in 2018 as compared to 2010 according to ACS data provided by HCD. The 2018 data showed an increase in nonwhite population percentages in all block groups in Santa Maria except for one block group in the north, which contains two mobile home parks. The area of the City approximately bordered by Betteravia Road to the south and Broadway Street to the east contained the highest non-white percentages in both periods. Non-white population percentages in surrounding areas were similar to the City to the west and were generally lower than the City to the north, east, and south.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-11 Figure F-2: Non-White Population (2010)
Source: HCD AFFH Geospatial Data
F-12 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-3: Non-White Population (2018)
Source: HCD AFFH Geospatial Data
Disability
People are considered to have a disability if they have one or more of the following: hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty.
Figure F-4 presents the ACS 2010 to 2014 data for percentage of population with a disability and Figure F-5 shows the ACS 2015 to 2019 data for percentage of population with a disability.
According to 2016 to 2020 ACS data, approximately 9.7 percent of Santa Maria residents have a disability, compared to 10.1 percent countywide (Table F-1). Census tracts in Santa Maria were in the lowest two quintiles for residents experiencing disability during both five-year time periods.
The number of tracts in the 10 to 20 percent range decreased from nine to seven from 2016 to 2020. Surrounding areas exhibited similar disability levels in 2020 as the City.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-13 Table F-1: Percentage of Population with a Disability (2020) Santa Maria Santa Barbara County
Number Percentage Percentage
10,230 9.7% 10.1%
Universe: Civilian Noninstitutionalized Population 18 to 64 Years.
Source: ACS 2020 5-Year Estimates, Table S1810
Figure F-4: Percent of Population with a Disability (2010 – 2014) Source: HCD AFFH Geospatial Data
F-14 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-5: Percent of Population with a Disability (2015 – 2019) Source: HCD AFFH Geospatial Data
Familial Status
Familial status protection covers households in which one or more minor children live with: a parent, a person who has legal custody (including guardianship) of a minor child or children, or the designee of a parent or legal custodian, with the written permission of the parent or legal custodian. Examples of familial status discrimination include refusal to rent to families with children, eviction of families once a child joins, and confinement of families to specific floors of a building.
According to 2020 ACS data, 50.3 percent of all households in Santa Maria have one or more children under the age of 18. The Santa Maria’s share of all households with children is higher than that of the county overall at 32.7 percent. It is also higher than the surrounding neighboring jurisdictions of Nipomo at 41.5 percent, Orcutt at 31.9 percent, and Los Alamos at 35.8 percent.
The rate for married couple households with children in the City is 28.2 percent compared to 20.0 percent in the county according to ACS 2019 data (Table F-2).
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-15 Figure F-6 shows HCD geospatial data for ACS 2019 five-year estimates for percentages of married couple households with one or more children in Santa Maria by quintile. The percentage of married couple households with children is variable across the City from less than 20 to 80 percent with the central portion having the lowest percentages. Most census tracts adjacent to the City in surrounding areas have similar percentages of in married couple households with children.
Single-parent households are also a fair housing protected class. Santa Maria has 7.4 percent of households consisting of single-parent households according to the 2019 ACS data. Femaleheaded households with children are more likely to experience greater housing affordability challenges due to typically lower household incomes compared to two-parent households. ACS 2019 five-year data indicates that 6.3 percent of households in Santa Maria are single femaleheaded households with children (Table F-3).
HCD geospatial data for ACS 2019 five-year estimates for the percentages of single femaleheaded households with one or more children in Santa Maria is presented in Figure F-7. Four census tracts within Santa Maria have percentages of single female-headed households with children in the range of 20 to 40 percent. The remaining tracts have levels below 20 percent. Most tracts adjacent to the City have levels of these households below 20 percent and two tracts are in the next highest range.
Table F-2: Percentage of Married-Couple Households with Children (2019) Santa Maria Santa Barbara County
28.2% 20.0%
Source: ACS 2019 5-Year Estimates, Table DP02. Note: 2020 data not available for this characteristic.
Table F-3: Percentage of Female-Headed Households with Children, No Spouse/Partner Present (2019) Santa Maria Santa Barbara County
6.3% 4.6%
Source: ACS 2019 5-Year Estimates, Table DP02. Note: 2020 data not available for this characteristic.
F-16 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-6: Married-Couple Households with Children (2015 – 2019) Source: HCD AFFH Geospatial Data
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-17 Figure F-7: Female-Headed Households with Children and No Partner Present (2015-2019) Source: HCD AFFH Geospatial Data
Income
According to 2020 ACS data, the median household income in Santa Maria was $67,634, which was lower than Santa Barbara County at $78,925 during the same period (Table F-4).
Figure F-8 displays the distribution of median household income by census tract in Santa Maria for 2010 to 2014 as provided by HCD geospatial data. Household income was generally higher in the south and east, lower in the central portion, and moderate in the northern and western portions of the City during that time. Most tracts adjacent to Santa Maria exhibited similar incomes at that time and two tracts to the south contained higher incomes than the City.
Figure F-9 presents median household income by block group for 2015 to 2019 as provided by HCD geospatial data. Household incomes were generally higher across the City compared to 2010 to 2014. Incomes increased the most in the northern, eastern, and southern portions. The number of areas in the lowest income category decreased from four in 2014 to one in 2019 in the City. Areas surrounding Santa Maria had higher overall household incomes than the City in the 2019 data.
F-18 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Table F-4: Median Household Income (2020)
Santa Maria Santa Barbara County
$67,634 $78,925
Source: ACS 2020 5-Year Estimates, Table S1901
Figure F-8: Median Household Income (2010 – 2014)
Source: HCD AFFH Geospatial Data
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-19 Figure F-9: Median Household Income (2015 – 2019)
Source: HCD AFFH Geospatial Data
F-20 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-10 presents the most recent HCD geospatial data for Low to Moderate Income (LMI) households in the City by quartile. The amount of LMI households was highest in the City center at more than 75 percent during this time period. Some census tracts adjacent to Santa Maria have lower levels of LMI households than the City. However, census tracts outside of City limits include areas of sparsely populated or undeveloped land that may influence the tract level analysis.
Figure F-10: Low to Moderate Income Population (2011 – 2015) Source: HCD AFFH Geospatial Data
During the Fall 2022 AFFH Workshops, many attendees indicated their opinion that the northwest area of the City held the City’s ‘poor’ neighborhoods. In related comments this same area was identified as having more overcrowding issues due to the households being less economically advantaged, leading to multiple families/generations living together in a single home.
Income can also be disaggregated by race and ethnicity to further understand local patterns of segregation and integration. The citywide poverty rate was 12.7 percent according to 2020 ACS data, compared to 12.9 percent countywide. The rate by race/ethnic group in Santa Maria is shown in Table F-5. Residents who identify as two or more races experience poverty at a higher Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-21 rate than other racial or ethnic groups in Santa Maria at about 14.6 percent and are also the third largest ethnic group with 1,926 individuals. The poverty rate for residents identifying as Black or American Indians is also notable due to their low percentage of the total population according to the 2019 ACS data (also see Appendix A, Housing Needs Assessment, Section A.3.4, Residents Living Below the Poverty Level).
Table F-5: Individuals in Poverty by Race/Ethnicity in Santa Maria (2020) Race/Ethnicity Number of
Persons
% Of Total
Population
Poverty Rate for
Race/Ethnicity
Below poverty level estimate 13,213 - 12.7%
White alone 9,592 70.7% 13.0%
Black or African American alone 71 1.3% 5.3%
American Indian and Alaska Native alone 130 1.0% 12.4%
Asian alone 480 4.9% 9.4%
Native Hawaiian/Other Pacific Islander alone 0 0.0% 0.0% Some other race alone 1,014 9.4% 10.8%
Two or more races 1,926 12.7% 14.6%
Hispanic or Latino origin (of any race) 11,134 76.7% 13.9% Source: ACS 2020 5-Year Estimates, Table S1701
F.2.4 Racially or Ethnically Concentrated Areas of Poverty Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) are areas that exhibit both high racial/ethnic concentrations and high poverty rates. HUD defines R/ECAPs as census tracts with a majority non-white population (50 percent or more) and a poverty rate that exceeds 40 percent or is three times the average poverty rate for the county, whichever is lower. R/ECAPs may indicate the presence of disadvantaged households facing housing insecurity and need. They identify areas whose residents may have faced historical discrimination and who continue to experience economic hardship, furthering entrenched inequities in these communities. According to Figure F-11, there are no R/ECAPs in Santa Maria or in the surrounding area.
F-22 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-11: Racially/Ethnically Concentrated Areas of Poverty (2009-2013) Source: HCD AFFH Geospatial Data
Racially or Ethnically Concentrated Areas of Affluence (RCAAs) Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are neighborhoods in which there are both high concentrations of Non-Hispanic White households and high household income rates.
Based on research from the University of Minnesota Humphrey School of Public Affairs, RCAAs are defined as census tracts where 80 percent or more of the population is white, and the median household income is $125,000 or greater (which is slightly more than double the national median household income in 2016).
HCD further adjusted the RCAA methodology to track more closely with California’s higher levels of diversity by setting the white population threshold to 50 percent. According to the geospatial data available from HCD (Figure F-12), Santa Maria had one white-majority census tract in the “sizeable” category (white population is 10 to 50 percent larger than the rest of the population) and one tract in the “slim” category (white population is less than 10 percent larger than the rest of the population). Even with HCD’s lower population threshold, Santa Maria did not contain any RCAAs according to the most recent HCD geospatial data presented in July 2022.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-23 Figure F-12: White Majority Tracts (2010)
Source: HCD AFFH Geospatial Data
F.2.5 Access to Opportunity
One important component of fair housing is a neighborhood’s access to opportunity, which correlates relative place-based characteristics of an area, such as education, employment, safety, and the environment, with critical life outcomes, such as health, wealth, and life expectancy.
Ensuring access to opportunity means both investing in existing low-income and underserved communities, as well as supporting residents’ mobility and access to ‘high resource’ neighborhoods.
In February 2017, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) convened the California Fair Housing Task Force to provide research and evidence-based policy recommendations to further HCD’s fair housing goals of (1) avoiding further segregation and concentration of poverty and (2) encouraging access to opportunity through land use policy and affordable housing, program design, and implementation.
F-24 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing HCD and TCAC prepared opportunity maps to identify census tracts with the highest and lowest resources. High resource areas are areas with high index scores for a variety of opportunity indicators. Examples of indicators of high resources areas include high employment rates, low poverty rates, proximity to jobs, high educational proficiency, and limited exposure to environmental health hazards. High resources tracts are areas that offer low-income residents the best chance of a high quality of life, whether through economic advancement, high educational attainment, or clean environmental health. Census tracts in the City that are categorized as moderate resource areas have access to many of the same resources as the high resource areas but may have fewer job opportunities, lower performing schools, lower median home values, or other factors that lower their indexes across the various economic, educational, and environmental indicators.
Low resource areas are characterized as having fewer opportunities to employment and education, or a lower index for other economic, environmental, and educational indicators. These areas have greater quality of life needs and should be prioritized for future investment to improve opportunities for current and future residents.
The opportunity maps inform TCAC, which oversees the Low-Income Housing Tax Credit (LIHTC) Program, to distribute funding more equitably for affordable housing in areas with the highest opportunity. The analysis evaluates total access to opportunity (e.g., high, moderate, low), but also individually assesses opportunity access across more specific indicators, such as education, transportation, economic development, and environment.
TCAC Opportunity Areas – Composite Score
The 2022 TCAC Opportunity Areas Composite Score provides an aggregate index of three domains: economic, education, and environmental. Census tracts with higher composite scores indicate higher resource areas overall. As shown in Figure F-13, most tracts in Santa Maria are low resource areas. Three tracts are moderate resource areas: two in the northeast and one in the south. Low composite scores for the City are due to low economic and education ratings.
Areas outside of Santa Maria have similar or lower composite scores.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-25 Figure F-13: TCAC Opportunity Areas 2022 - Composite Score Source: HCD AFFH Geospatial Data
F-26 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Economic Score
The 2022 TCAC Opportunity Areas Economic Score for a census tract is based on poverty, adult education, employment, job proximity, and median home value indicators. The score is broken up by quartiles, with the highest quartile indicating more positive economic outcomes and the lowest score indicating least positive outcomes. Most census tracts in the City have low economic scores below 0.25 as shown in Figure F-14. Some surrounding areas have higher economic scores. however, census tracts outside of City limits include areas of sparsely populated or undeveloped land that may influence the tract level analysis.
Figure F-14: TCAC Opportunity Areas 2022 - Economic Score Source: HCD AFFH Geospatial Data
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-27 Education Score
The 2022 TCAC Opportunity Areas Education Score for a census tract is based on math and reading proficiency, high school graduation rate, and student poverty rate indicators. The score is broken up by quartiles, with the highest quartile indicating more positive education outcomes and the lowest quartile signifying less positive outcomes.
As shown in Figure F-15, most census tracts in the City have a low-moderate education score between 0.25 and 0.50. Six tracts in the central portion have low scores below 0.25. These scores generally indicate that students within the City have mixed educational outcomes for students.
The Santa Maria-Bonita School District has seventeen elementary zones in the City, five junior high zones, and three high school zones.
20 Within the areas depicted as having better educational scores there are three junior high schools (Tommie Kunst Jr. High, Fesler Jr. High, and Arellanes Jr. High) and two Santa Maria Joint Union High School District high schools (Pioneer Valley High and Righetti High).
20 www.smbsd.org
F-28 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-15: TCAC Opportunity Areas 2022 - Education Score Source: HCD AFFH Geospatial Data
Environmental Score
Environmental scores for census tracts presented in Figure F-16 are based on 2022 TCAC Opportunity Areas Environmental Scores that reflect environmental risk levels. The scores are divided into quartiles with higher scores representing more positive environmental outcomes and lower scores indicating least positive environmental outcomes for residents living there.
The City contains all four categories of environmental scores indicating that residents experience a range of environmental conditions. Three tracts have scores in the lowest quartile, four others are in the second quartile, seven are in the third quartile, and the remaining three are in the highest.
The lower scores are primarily due to potential exposure to high levels of pesticide use, soil and groundwater contamination, and hazardous waste facilities. Pesticide exposure affects many areas of the City and pesticide levels due to agricultural activities are among the highest in the state according to the City’s 2020 Health and Environmental Justice Existing Conditions Report.
Dozens of plugged oil and gas wells in the City, as well as a few idle oil wells, are identified as Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-29 potential sources of soil and groundwater contamination in the report. Proximity to large hazardous waste facilities is also an environmental risk for residents in the four southernmost census tracts according to the report.
Figure F-16: TCAC Opportunity Areas 2022 - Environmental Score Source: HCD AFFH Geospatial Data
Jobs Proximity Index
HUD’s Jobs Proximity Index for a census tract measures the area’s distance from employment.
This index can be used as a proxy to indicate relative transportation needs in a community. The score is broken up by quintiles, with the highest quintile representing areas closest to job centers.
The Jobs Proximity Index score as presented by HCD geospatial data is variable across Santa Maria with all quintiles represented as shown in Figure F-17. Scores are lowest in the north and generally improve to the south. Outside the City’s boundaries, scores are generally higher in some areas adjacent to the mity. As noted previously, census tracts outside of City limits include areas of sparsely populated or undeveloped land that may influence the tract level analysis.
F-30 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Approximately 13,979 people are both employed and live in Santa Maria, which is 36.5 percent of employed Santa Maria residents according to 2019 employment data.21 The largest proportion of employed Santa Maria residents that work outside the City travel to Orcutt (11.5 percent), followed by Nipomo (3.5 percent), Lompoc (3.3 percent), and Guadalupe (2.4 percent). 12 percent of employed Santa Maria residents travel north to a job in San Luis Obispo County.
The affordability of housing in Santa Maria relative to adjacent communities in San Luis Obispo County and south Santa Barbara County contribute to the ‘out-commutes’ noted above. Even with a significant portion of the City’s residents commuting to jobs outside the City, the input received during the Fall 2022 AFFH Workshops indicates that housing to job proximity is not a concern of residents. However, during one workshop that was attended predominantly by Mixteco language speakers, the majority of the attendees did indicate housing was too far from jobs.
Figure F-17: Jobs Proximity Index (HUD, 2014-2017)
Source: HCD AFFH Geospatial Data
21 Longitudinal Employer-Household Dynamics (LEHD), OnTheMap, 2019.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-31 Disparities in Access to Opportunity for Persons with Disabilities People with disabilities often experience challenges with accessibility, discrimination, and housing choice that make it difficult to find suitable housing to meet their needs. According to the Needs Assessment (Appendix A, Figure A-23), the most common types of disabilities in Santa Maria in 2018 were ambulatory disabilities followed by hearing and independent living disabilities.
The California Department of Developmental Services (DDS) currently provides communitybased services to persons with developmental disabilities and their families through a statewide system of regional centers, developmental centers, and community-based facilities. DDS also provides data on developmental disabilities by age and type of residence. According to DDS and as shown in the Needs Assessment (Appendix A, Table A-17), there are about 1,714 residents with a development disability in Santa Maria, with 1,300 of them able to live in a home with their parent or guardian.
There are a variety of housing types appropriate for people with disabilities, such as licensed and unlicensed single-family homes, group homes, and transitional and supportive housing. The design of housing-accessibility modifications, proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. The Housing Constraints Appendix (Appendix C) discusses how the City permits various housing types, including the allowance for reasonable accommodations.
Disparities in Access to Transportation Opportunities
The HUD Low Transportation Cost Index is based on estimates of transportation costs for a family that meets the following description: a three-person single-parent family with income at 50 percent of the median income for renters for the region. These estimates originate from the Location Affordability Index (LAI). Transportation costs are modeled for census tracts as a percent of income for renters in these households. Index values are inverted, and percentile ranked nationally, with values ranging from 0 to 100. Higher index values indicate lower transportation costs in that neighborhood. Transportation costs may be low within a tract for a range of reasons, including greater access to public transportation and the density of homes, services, and jobs in that area.
Figure F-18 displays the Transportation Cost Index ranges in Santa Maria. The index values are lowest in the north (40 to 58), highest in the central portions of the City (79 to 99), and intermediate elsewhere in the City (59 to 78). Transportation costs are therefore estimated to be low in most areas of the City for a three-person single-parent family with income at 50 percent of the median income. Transportation costs for renters in the City are relatively lower than surrounding areas outside of the City.
These results are consistent with the responses of those that attended the Fall 2022 AFFH Workshops, where very few indicated any concerns with the availability or access to transportation within the City, including no concern for access to services, entertainment, or recreation facilities.
F-32 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-18: HUD Low Transportation Cost Index
Source: HUD Geospatial Data
F.2.6 Disproportionate Housing Needs
Overpayment
HUD defines overpayment, or “housing cost burden”, as households paying 30 percent or more of their gross income on housing expenses, including rent or mortgage payments and utilities.
Housing cost burden is considered a housing need because households that overpay for housing costs may have difficulty affording other necessary expenses, such as childcare, transportation, and medical costs.
Renters are typically more likely to overpay for housing costs than homeowners. The percentage of renter households exhibiting cost burden varies across the City from less than 20 percent to between 60 and 80 percent (Figure F-19). The highest percentages are located in northeastern areas of the City which also contain some of the lower Jobs Proximity Index scores in the City.
Other portions of the City are mostly in the 40 to 60 percent range of renting households overpaying.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-33 Figure F-19: Overpayment by Renters (2015 - 2019)
Source: HCD AFFH Geospatial Data
Homeowners generally experience a lower rate of cost burden than renters. Figure F-20 shows the most recent HCD geospatial data for percentages of homeowners experiencing overpayment for the 2015 to 2019 time period. Percentages of homeowners with overpayment range from approximately 20 to 40 percent for most areas of the City, with above 40 percent of homeowners overpaying in four tracts. Public input throughout the Housing Element Update process, including during the fall AFFH workshops included that affordable rentals were very difficult to find, and that there was a lack of affordable housing to purchase, making first-time entry into homeownership difficult.
F-34 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-20: Overpayment by Owners (2015 - 2019)
Source: HCD AFFH Geospatial Data
Overcrowding
Overcrowding is defined by the Census as a unit in which more than one person occupies a room (excluding bathrooms and kitchens) while severe overcrowding occurs when more than 1.5 people occupy a room. Overcrowded households are an indicator of housing needs, as lower income families or individuals may choose to live together in smaller spaces to save money on housing costs.
In addition to the strain on residents’ mental and physical health, overcrowding can also lead to more rapid deterioration of the property due to increased usage. Overall, a total of 21.7 percent of households in Santa Maria are estimated to be overcrowded with approximately 9.4 percent experiencing severe overcrowding according to ACS 2020 five-year data (Table F-6). The City’s overcrowding rates are higher than Santa Barbara County overcrowding and severe overcrowding rates of 6.5 and 3.9 percent, respectively. Overcrowding is more prevalent in renter households (see Housing Needs Assessment, Appendix A, Section A.3.2).
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-35 Table F-6: Overcrowding and Severe Overcrowding Rates (2020) Santa Maria Santa Barbara County
Occupants Per Room Units Percentage Percentage
1.01 to 1.5 3,446 12.3% 6.5%
1.51 or more (Severe) 2,632 9.4% 3.9%
Source: ACS 2020 5-Year Estimates, Table DP04
Estimated percentages of overcrowded households in Santa Maria by census tract are shown in Figure F-21 as provided in HCD geospatial data. The highest overcrowding percentage of about 44 percent is found in a central tract. About half of the tracts within the City contain overcrowding rates in the highest category. Overcrowding rates in adjacent areas are lower than the City but are similar to the west.
During the Fall 2022 AFFH Workshops, many attendees indicated overcrowding is a significant issue for the City. Workshop attendees identified the northwest area of the City as having more overcrowding issues due to the households being less economically advantaged, leading to multiple families/generations living together in a single home.
The statewide HCD geospatial data for severe overcrowding does not contain any data in the vicinity of Santa Maria as shown by the gray color for “No Data” in Figure F-22.
F-36 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-21: Overcrowded Households HUD, CHAS, ACS (2020) Source: HCD AFFH Geospatial Data
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-37 Figure F-22: Severely Overcrowded Households HUD, CHAS, ACS (2020) Source: HCD AFFH Geospatial Data
Location Affordability Index
Figure F-23 shows HUD’s Location Affordability Index for 2012 to 2016 in Santa Maria as provided in HCD geospatial data. This index is expressed in terms of housing costs, transportation costs, and income, and provides an estimate of housing and transportation cost as a percent of the overall household budget on a neighborhood-scale. The more spent, the less affordable the location is.
Most census tracts in Santa Maria have low housing and transportation costs of up to $1,500 per month. The City contains moderate index values (under $2,000 cost per household) in several tracts located in northern and southern portions of the City. However, while these tracts score relatively higher for this index, they are not among the highest areas for housing cost, with overpayment indicating that residents are not struggling as severely to afford housing and transportation in these areas. Adjacent tracts have about the same Location Affordability Index scores as the City.
F-38 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-23: Location Affordability Index HUD (2012 – 2016) Source: HCD AFFH Geospatial Data
Substandard Housing
Incomplete plumbing or kitchen facilities can be used as a proxy to indicate substandard housing conditions. According to the 2015 to 2019 ACS, 0.1 percent of Santa Maria households lacked complete plumbing installations, which is slightly lower than Santa Barbara County overall at 0.3 percent. The estimate of Santa Maria households without complete kitchen facilities is 0.8 percent while the county estimate is at 1.3 percent.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-39 Table F-7: Substandard Housing Rates
Santa Maria Santa Barbara County
Substandard Housing Units Percentage Percentage
Lacking complete plumbing facilities 24 0.1% 0.3%
Lacking complete kitchen facilities 217 0.8% 1.3%
Source: ACS 2019 5-Year Estimates, Table DP04
The age of housing stock can also be an indicator of substandard housing. As homes get older, there is a greater need for maintenance and repair. If not properly addressed, an aging housing stock can result in poorer living standards, incur more expensive repair costs and, under certain conditions, lower overall property values. See Housing Needs Assessment (Appendix A, Section A.4.4) for additional information on housing stock age and condition.
City staff analyzed the Community Programs Division’s records for the Community Action Partnership of SLO County, Inc. (CAPSLO, Inc.) Minor Home Repair Program and the CommUnify Minor Home Repair Program. The CAPSLO program targets elderly, disabled, and/or low and very low-income households in Santa Maria with the construction and installation of handicapped access improvements (ramps, wheelchair lifts, door widening), removal of architectural barriers, health and safety repairs, such as plumbing, electrical, exterior and interior carpentry (porches, decking, stairs, flooring) and building code violations. CommUnify delivers handyman services, installs interior grab bars, and provides some structural modifications.
Data from the CAPSLO and CommUnify programs did not indicate concentrations of substandard housing. There were instances where an owner of a mobile home park and an owner of an apartment complex received assistance for the repair of multiple units in the respective complexes.
Program 2.A (Minor Home Repair Programs) includes targeted outreach to owners of multi-unit complexes and mobile home parks, with an objective of repairing/rehabilitating 50 low-income units (under the CAPSLO program) and 50 units for seniors or persons with disabilities (under the CommUnify program).
As noted in Appendix A, 624 code enforcement cases regarding substandard housing conditions have been filed with the City since 2014. These cases related to Substandard Housing and Health & Safety violations which range from lack of water and or heat, the presence of mold, a pest infestation, and general dilapidation.
After researching Code Enforcement Division’s substandard housing cases, City staff found areas of incidences of substandard housing in all areas of the City, but with fewer cases occurring in the most recently built housing areas. The majority of the City’s housing stock has been constructed since 1960. The frequency of substandard housing issues appears correlated to the age of the housing development. In response to these findings, outreach regarding substandard housing, targeting the older residential neighborhoods of the City, is included as part of Program 2.B (Code Enforcement Program).
F-40 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Displacement Risk
The University of California Berkeley’s Urban Displacement Project (UDP) uses data-driven research to produce maps identifying sensitive communities that are at-risk of displacement. UDP defines sensitive communities as currently having “populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost.” Vulnerability was determined based on the following characteristics:
• The share of very low-income residents is above 20 percent AND
• The tract meets two of the following criteria:
o Share of renters is above 40 percent
o Share of people of color is above 50 percent
o Share of very low-income households that are severely rent burdened households is above the county median
o Percent change in rent is above county median rent increase o Rent gap, which is the difference between tract median rent and median rent for surrounding areas
UDP has identified areas within Santa Maria where residents are at risk of displacement (Figure F-24). These sensitive communities, which are vulnerable to displacement, are located in the northern half of the City. Sensitive communities have also been identified to the west outside of the City.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-41 Figure F-24: Sensitive Communities
Source: HCD AFFH Geospatial Data
Homelessness
Information on homelessness and resources for persons experiencing homelessness in Santa Maria is described in the Housing Needs Assessment (Appendix A, Section A.3.4, People Experiencing Homelessness).
According to the 2022 Point-in-Time (PIT) count, there were an estimated 1,962 persons experiencing homelessness across Santa Barbara County. Of this amount, 457 people experiencing homelessness were in Santa Maria with 160 people sheltered and 297 people unsheltered. About half of the residents that are reported to be homeless identify as Hispanic or Latino (233).
The City in association with Good Samaritan Shelter, Central Coast Collaborative on Homelessness, and Common Ground Santa Barbara County, identified locations within the City where unhoused are congregate, or take shelter.
F-42 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing The data revealed that these locations are concentrated on or near two of the City’s primary thoroughfares, Broadway and Main Street. Many of the locations are older hotel/motels and older retail centers, such as Peppertree Plaza at the 1600 block of North Broadway, Stowell Center Plaza at the 1500 block of South Broadway, in the alley behind the small retail sites along the 1000 block of West Main, and adjacent to the fast-food restaurant at East Main and Highway 101.
Other frequented locations include City parks, areas along the Santa Maria Valley Railroad corridors, and close to locations that provide services to the unhoused. The majority of these locations are within walking distance to transit stops and services dispersed along Broadway and Main streets.
Santa Maria is part of the Santa Barbara County Continuum of Care (CoC) in the Office of Supportive Housing, which is a regional planning body funded by HUD that coordinates housing and services funding across its partner jurisdictions. The City also provides funding to support housing and services for people experiencing homelessness.
F.2.7 Other Relevant Factors
Rates of Homeownership by Race and Ethnicity
The home ownership rate is about 50 percent in Santa Maria compared to about 52 percent for Santa Barbara County. The 2020 ACS data for percentages of occupied housing units by race is presented in Table F-8.
Not all racial and ethnic groups in Santa Maria have a similar likelihood of owning a home. The rates of home ownership are lower than renting for residents of two or more races and Latinos according to the ACS data. The ownership rate is similar to renting for other ethnic groups. Racial and ethnic groups that have much lower rates of homeownership are more at risk of being displaced due to rising rental prices.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-43 Table F-8: Housing Tenure by Race/Ethnicity in Santa Maria (2020) Race/Ethnicity
Renter Occupied
Units
Owner Occupied
Units
Total
Occupied
Units
Number % of Total Number % of Total
White alone, not Latino 2,724 19.6% 4,703 33.3% 7,427
Black or African American alone 183 1.3% 277 2.0% 460
American Indian and Alaska
Native alone
151 1.1% 134 0.9% 285
Asian alone 475 3.4% 1,042 7.4% 1,517
Native Hawaiian/Other Pacific
Islander alone 0 - 23 0.2 23
Some other race alone 1,046 7.5% 1,203 8.5% 2,249
Two or more races 1,582 11.4% 1,242 8.8% 2,824
Hispanic or Latino origin 10,270 73.9% 7,644 54.2% 17,914 TOTAL 13,905 14,108 28,013
Source: ACS 2020 5-Year Estimates, Table S2502
Access to Banking or Credit
One obstacle to home ownership is lack of access to the first tier of the financial system (savings and checking accounts) to obtain banking services and loans. The Federal Financial Institutions Examination Council's (FFIEC) provides the Community Reinvestment Act (CRA) July 2021 census tract geospatial data known as CRAMap 2021 (www.ffiec.gov/cra/). Included in the CRAMap 2021 geospatial data is the Unbanked index (developed by RPM Consulting) which provides an estimate of households lacking access to the primary banking system by not having savings and checking accounts. This index estimates the likelihood of a household will lack savings and checking accounts with a bank, thrift, or credit union.
Figure F-25 presents estimates for the percentages of households that lack access to the primary banking system from the CRAMap 2021 Unbanked index. Estimates for the percentages of households without access to primary banking are elevated across Santa Maria. Two adjacent tracts in the central portion of the City have the highest estimates at 36.0 percent and 38.1 percent.
Six other tracts contain estimates from about 20 to 33 percent. The lowest estimates in the City of about five percent are in the southeastern portion.
Identifying areas with relatively higher levels of residents without access to the primary banking system can facilitate the process of providing them first-tier financial services. This may aid lower income residents in avoiding a dependency on second-tier services, particularly predatory lenders.
F-44 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-25: Percentage of Households without Access to Banking or Credit Source: FFIEC CRAMap 2021 Geospatial Data
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-45 Housing Units by Type
The most common housing type in Santa Maria is single-family (attached and detached), which comprises 66 percent of the City’s housing stock. In Santa Barbara County, 64 percent of housing units are single-family (attached and detached). Various Housing Element programs are included to promote a mix of housing types and affordability levels to meet various housing needs.
Table F-9: Occupied Housing Unit Type, 2021
Santa Maria Santa Barbara County
Number Percent Number Percent
Single-Family Detached 18,619 61% 93,319 57%
Single-Family Attached 1,498 5% 11,496 7%
Multi-Family, 2-4 Units 2,975 10% 15,903 10%
Multi-Family, 5+ Units 6,128 20% 33,660 21%
Mobile Homes 1,546 5% 8,169 5%
Total 30,766 100% 162,547 100%
Source: CA DOF E-4, E-5 Population and Housing Unit Estimates, 2021 F.2.8 Summary of Fair Housing Issues
Access to opportunity for various residents in Santa Maria is not evenly distributed across the City as reflected in the provided geospatial data. The western central and north portions of the City include higher proportions of non-white residents and score lower in TCAC Opportunity Areas indices for Composite, Economic, and Education scores. These areas also contain higher percentages of households that are categorized as LMI, are overcrowded, have lower access to jobs, and may lack access to a primary banking system. Additionally, these areas contain communities that are vulnerable to displacement. The geospatial data show that areas with concentrations of non-white residents have poorer economic conditions than areas with concentrations of white residents. Citywide data also shows that in Santa Maria, Hispanic or Latino residents and residents of two or more races are more likely to experience poverty and are less likely to own their home than other racial groups.
The primary fair housing issue is the impact of disproportionate housing needs for most Santa Maria residents, including residents of protected classes. The contributing factor to this primary issue is potential displacement of residents due to economic pressures. The evidence for this contributing factor includes the presence of vulnerable communities in areas that exhibit overpayment by homeowners and renters and that also contain high percentages of LMI households. This suggests that these residents could be at-risk of needing to relocate in the event of changes to housing costs and economic conditions.
F-46 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing The second contributing factor under this issue is a lack available affordable units in a range of sizes, which contributes to the disproportionate housing needs in Santa Maria. High levels of overcrowding and severe overcrowding rates among about half of the City area indicate the need for more affordable housing, which could be provided through smaller unit sizes and a mix of housing types. The presence of overcrowded households in combination with higher proportions of LMI households indicates that many residents are having difficulty affording housing costs which can lead to increased homelessness rates for at-risk populations.
The secondary fair housing issue is disparities in access to opportunity due to two factors: 1) the location and type of affordable housing, and 2) the presence of environmental health hazards in the City. Affordable housing options for LMI households are limited and should be expanded in areas of relatively higher opportunity and/or improvements made to the quality of the areas where affordable housing is currently located. Access to opportunity in regard to environmental health hazards stems from the potential of less positive health outcomes for residents in areas with higher environmental risk, and that the TCAC methodology includes environmental risk as a factor for categorizing areas of opportunity. Several areas throughout the City are potentially exposed to high levels of pesticide use, soil and groundwater contamination, and hazardous waste facilities.
Housing located in poor environmental conditions may result in worse health outcomes for inhabitants.
Section F.3 Sites Inventory
AB 686 requires a jurisdiction’s site inventory to be consistent with its duty to affirmatively further fair housing. This section evaluates the City’s site inventory locations against various measures in the Assessment of Fair Housing that includes income level, racially and ethnically concentrated areas of poverty, access to opportunity, and environmental risk to determine any socio-economic patterns or implications.
F.3.1 Sub-Area Analysis
This section describes the five sub-areas of Santa Maria that were analyzed to compare conditions across the City (Figure F-26). Sub-areas 1, 3, 4, and 5 contain sites, while Sub-area 2 does not and therefore is not included in the analysis below.
The sub-area geographies reflect areas that share similar qualities such as income levels, race and ethnicity, and concentrated areas of poverty, although some characteristics are quite similar across Santa Maria. The sub-area boundaries are also based on census tract boundaries that approximate the City’s boundaries. The goal of the sub-area analysis is to ensure that the City’s housing policies do not contribute to existing fair housing challenges.
As Shown in Table F-10, demographic characteristics and other conditions vary across Santa Maria. Sub-area 3, which contains the City’s downtown area, has the greatest share of Non-White Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-47 residents (90 percent), low to moderate-income households (79.7 percent), and overcrowded households (29.6 percent). It also has the lowest share of children in married households (48.4 percent). Sub-areas 1 and 5 have the next highest share of Non-White residents (82.8 percent and 71.5 percent, respectively) and low to moderate-income households (53 percent and 54.6 percent, respectively). The share of overcrowded households is higher in Sub-Area 5 (17.8 percent) compared to Sub-Area 1 (9.8 percent). Sub-area 4 has the lowest share of Non-White residents (57.1 percent), low to moderate-income households (40 percent), and overcrowded households (3.3 percent). Sub-area 3 has the lowest share of people who are disabled (6.4 percent) and Sub-area 5 has the highest share (13.4 percent). The share of rent burdened households is similar across the sub-areas except for Sub-area 1 where the share is significantly lower at 20 percent. Across the sub-areas, there are similar shares of children in female-headed households and cost-burdened homeowner households.
Sub-areas 1, 3, 4, and 5 contain low-resource TCAC areas, but most sites and pending projects within Sub-Area 4 score as a moderate-resource area. Sub-Area 1 contains one site, which is above moderate income, and Sub-areas 3, 4, and 5 contain a mix of lower, moderate, and above moderate sites and pending projects. While a there is a mix of incomes in these sub-areas, the most lower income sites are located in Sub-area 3 (Downtown), which has the highest shares of Non-White, low to moderate income households, and overcrowding. Therefore, Program 5.I includes capital improvements in low-income areas, targeting Downtown. Additional programs would promote lower and moderate-income housing throughout Santa Maria, such as through inclusionary zoning, accessory dwelling units, rezoning, and other programs that facilitate the development of below market rate housing.
F-48 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-26: Santa Maria Sub-Areas
Source: HCD AFFH Geospatial Data and LWC
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-49 Table F-10 Sub-Area Analysis Summary
F-50 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-51 F.3.2 Potential Effects on Patterns of Segregation
A comparison of a jurisdiction’s site inventory against its LMI households and R/ECAP area can reveal if the City’s accommodation of housing is exacerbating or ameliorating segregation and social inequity. Figure F-26 shows the locations of the Santa Maria sites inventory relative to LMI concentrations, and Figure F-27 shows the distribution of sites area relative to the area of LMI concentrations within the City.
The City contains three LMI percentage quartiles. The City’s lowest LMI percentage category (25 to 50 percent) encompasses 49 percent of the City. The amount of proposed available site area including pending projects within this category is 12 percent.
The third quartile LMI category (50 to 75 percent) covers 44 percent of the City and contains 85 percent of the sites inventory area including pending projects. While the majority of the site and pending project area is in areas where the LMI households already comprise 50 to 75 percent of households, large sites in these LMI areas are identified for above moderate-income housing.
Therefore, this would improve conditions by integrating more higher income housing into these areas.
The highest LMI category (over 75 percent) contains seven percent of City area and three percent of the proposed sites inventory area. While lower income sites are identified in the Downtown area, which is located in the highest LMI category, various programs for mobility and place-based strategies are included in the Housing Element to improve opportunities and living conditions for lower income households in the area of highest LMI household concentration. This includes the Downtown Streetscape Catalyst, Chapel Plaza Renovation, and Veterans Memorial Park Renovation projects. These projects will create pedestrian enhancements, new cultural and recreational amenities including walking trails and playground equipment, additional trees and landscaping, signage, and security lighting and cameras.
F-52 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-27: Site Inventory including Pending Projects and LMI Households Source: HCD AFFH Geospatial Data and LWC
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-53 Figure F-28: Distribution of Site Inventory including Pending Projects across LMI Population Percentages Source: HCD AFFH Geospatial Data and LWC
Figures F-28 and F-29 show the site inventory area associated with R/ECAPs. As previously noted, Santa Maria does not have any R/ECAPs within its boundaries. The amount of City and site inventory areas not within a R/ECAP is therefore 100 percent. 0 49 44
7 0
12 85
3 0
25 50
75 100
<25% 25 - 50% 50% - 75% 75% - 100%
Percentage of Total Area
Santa Maria Low to Moderate Income Population Percentages Percentage of City Area Percentage of Site Inventory Area F-54 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-29: Site Inventory including Pending Projects and R/ECAPs Source: HCD AFFH Geospatial Data and LWC
Figure F-30: Distribution of Site Inventory including Pending Projects across R/ECAP Source: HCD AFFH Geospatial Data and LWC
0 25
50 75
100
0 - Not a R/ECAP 1 - R/ECAP Area
Percentage of Total Area
Percentage of City Area Percentage of Site Inventory Area 0 0
100 100
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-55 F.3.3 Potential Effects on Access to Opportunity
Figure F-30 shows sites inventory locations across the City’s TCAC Opportunity Areas. The City is categorized as either moderate or low resource areas based on the TCAC Composite Score.
These areas have been scored based on limited economic opportunities and higher environmental risk.
Figure F-31 shows the distribution of Santa Maria sites across the TCAC Opportunity Area Composite Score categories. The City is comprised of two categories: moderate resource at 21 percent of the City and low resource 79 percent of the City. The sites inventory area distribution is generally aligned with the City’s Opportunity Areas at 11 and 89 percent, respectively. The sites inventory is therefore considered to mitigate fair housing concerns regarding access to opportunity because housing development potential in the City is generally aligned with resources overall.
Figure F-31: Site Inventory including Pending Projects and TCAC Composite Scores Source: HCD AFFH Geospatial Data and LWC
F-56 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Figure F-32: Distribution of Site Inventory including Pending Projects across TCAC Composite Scores Source: HCD AFFH Geospatial Data and LWC
Figure F-32 shows the locations of the sites inventory across the City’s CalEnviroScreen scores.
The City contains seven CalEnviroScreen scores ranging from the lowest one (first decile, lowest risk) to nine (81 to 90 percent).
Figure F-33 shows the distribution of sites across the range of CalEnviroScreen scores presented as deciles in Santa Maria. The highest environmental risk to residents (score nine) accounts for about one percent of City area and does not contain any sites inventory area. The majority of the sites inventory area is in decile seven at 83 percent, which accounts for only 24 percent of the City’s area. Most of the City area is in decile five at 41 percent but only contains five percent of the sites areas including pending projects. Decile six contains 17 percent of City area and just one percent of sites area. Sites inventory locations including pending projects are more concentrated in areas associated with higher environmental risk according to the CalEnviroScreen scores. The Housing Element programs includes actions to improve the quality of conditions in areas with higher concentrations of low-income households. 0 0 0
21 79
0 0 0 0
11 89
0 0
25 50
75 100
1. Highest
Resource
2. High
Resource
3. Moderate
Resource
(Rapidly
Changing)
4. Moderate
Resource
5. Low
Resource
6. High
Segregation &
Poverty
Percentage of Total Area
Santa Maria TCAC Composite Scores
Percentage of City Area Percentage of Site Inventory Area Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-57 Figure F-33: Site Inventory including Pending Projects and CalEnviroScreen Scores Source: HCD AFFH Geospatial Data and LWC
Figure F-34: Distribution of Site Inventory including Pending Projects across CalEnviroScreen Scores Source: HCD AFFH Geospatial Data and LWC
1 0
7 0
41 17
24 9
0 0 1 0
6 0
5 1
83 4 0 0
0 25
50 75
100
1 2 3 4 5 6 7 8 9 10
Percentage of Total Area
Santa Maria CalEnviroScreen Scores
Percentage of City Area Percentage of Site Inventory Area (Lowest Risk) (Highest Risk)
F-58 | City of Santa Maria Appendix F: Affirmatively Furthering Fair Housing Section F.4 Contributing Factors and Meaningful
Actions
Table F-10 lists the prevalent fair housing issues and their corresponding contributing factors for the City of Santa Maria, as prioritized through the findings from the above assessment, as outlined in Section F.2.8 (Summary of Fair Housing Issues).
Table F-11: Contributing Factors
Priority Contributing Factor Fair Housing Issue
1 Displacement of residents due to economic pressures Disproportionate Housing Needs 2 Availability of affordable units in a range of sizes Disproportionate Housing Needs 3 Location and type of affordable housing Disparities in Access to Opportunity 4 Location of environmental health hazards Disparities in Access to Opportunity Table F-11 consists of proposed housing programs the City will pursue to specifically overcome identified patterns and trends from the above assessment and proactively affirmatively further fair housing in Santa Maria. The programs’ detailed metrics, milestones, and geographic targeting are identified in Section IV of the Housing Element.
Appendix F: Affirmatively Furthering Fair Housing City of Santa Maria | F-59 Table F-12: Meaningful Actions
Contributing
Factor AFFH Strategy Housing Implementation Programs
Displacement of
residents due to
economic
pressures
Housing mobility strategies
5.B: Tenant-Based Assistance
5.C: Rental Deposit Assistance
Protecting existing
residents from
displacement
2.D: At-Risk Affordable Housing Units
2.E: Replacement Housing Requirements
4.I: Support for Farmworkers
5.D: Fair Housing Program
5.E: Tenants Rights Information
5.H: Condominium Conversions
Availability of
affordable units
in a range of
sizes
Housing mobility strategies 5.A: Homebuyer Assistance Program New housing choices and
affordability in areas of
opportunity
3.A: Residential Permit Process Monitoring and Improvements
3.B: Objective Design Standards
3.C: Conditional Use Permits and Planned Development Permits
3.E: Parking Standards
3.F: R-2 and R-3 Zoning District Densities and Development Standards Location and
type of
affordable
housing
Housing mobility strategies
1.D: Accessory Dwelling Units
5.J: Housing Mobility
New housing choices and
affordability in areas of
opportunity
1.A: Incentives for Affordable Housing
1.B: Density Bonus
2.A: Minor Home Repair Programs
4.A: Accommodations for Seniors and Persons with Disabilities
4.H: Housing for Extremely Low-Income Households
Location of
environmental
health hazards
Place-based Strategies to
Encourage Community
Conservation and
Revitalization
5.F: Environmental Issue Identification and Action
5.G: Environmental Justice
5.I: Capital Improvements in Low-Income Areas
Housing Resources City of Santa Maria | G1
Appendix G: Housing Resources
Contents
Appendix G: Housing Resources .................................................................1 Contents........................................................................................................................................1 Section G.1 Financial and Administrative Resources ...............................................................2 G.1.1 Local Resources....................................................................................................2 G.1.2 Regional Resources ..............................................................................................4 G.1.3 State Resources....................................................................................................6 G.1.4 Federal Resources ................................................................................................9 Section G.2 Opportunities for Energy Conservation ...............................................................12 G.2.1 Central Coast Community Energy Resources.....................................................12 G.2.2 CommUnify Resources........................................................................................12 G.2.3 Pacific Gas and Electric Resources ...................................................................13 G.2.4 SoCalGas Resources..........................................................................................14 G.2.5 State Energy Resources .....................................................................................15 G.2.6 Federal Energy Resources..................................................................................15 G-2 | City of Santa Maria Housing Resources
Section G.1 Financial and Administrative Resources
G.1.1 Local Resources
• CDBG: CDBG funding is used to assist various non-profits that provide emergency shelter to those who are experiencing homelessness and victims of intimate partner violence. The City Council-appointed Block Grants Advisory Committee (BGAC) oversees the process that includes an assessment of the needs in the community, development of funding priorities, review of applications, participation of site visits, and recommendation of allocations which are presented to the City Council as a drafted Action Plan. Programs funded through CDBG address special needs populations:
HOMELESS
Domestic Violence Solutions (Emergency Shelter) The Santa Maria Emergency Shelter provides up to 60 days of safe, confidential housing along with necessities (food, clothing, household goods) and wrap-around services that support clients in their goals to heal from trauma, go forward to establish independent households and enjoy a life that remains free from violence. The program is built on a client advocate and case management model supplemented with professional psychological counseling. DVS maintains a safe house in the City of Santa Maria that has nine (9), two-bedroom apartments, a triple and a single room and can accommodate a maximum of 97 occupants.
Client advocates and clinicians staff this shelter and assist clients with a wide range of case management and counseling services. The north county housing navigator works with clients to secure transitional and long-term housing after the 60-day shelter stay is complete.
Domestic Violence Solutions (DVS) Emergency Shelter will serve an overall total of approximately 160 unduplicated persons with 5,120 bed nights, counseling services, meals, case management, etc. With the $15,000 of allocated CDBG funds, DVS plans to serve approximately 4 unduplicated persons with 132 bed nights, counseling services, meals, case management, etc.
DVS plans to eliminate domestic violence (DV) or Intimate partner violence (IPV) caseby-case in the short term by helping victims to establish independent lives. Working together, the client and advocate conduct an initial individual assessment and outcome plan. Goals are set in areas such as financial security, housing, legal issues, healthcare, childcare, and parenting concerns. Due to the increase in demand for shelter and for services (clinical counseling), DVS implemented a HIPPA compliant telehealth system for its therapists. This has resulted in an increase in non-residential clients utilizing clinical services. Prior to the pandemic, the agency only saw clinical clients who were in our shelter. CDBG funding will be used to cover a portion of the salary expenses for the Santa Maria client advocate.
Housing Resources City of Santa Maria | G3
Good Samaritan Shelter (Emergency Shelter and Warming Shelter): The Good Samaritan Shelter (GSS) is the only homeless emergency shelter provider in the Santa Maria Valley, providing critical services to the residents of Santa Maria. GSS's Emergency Shelter facility serves up to 90 clients per night, and residents have an extended length of stay of up to 90 days per year.
Good Samaritan Shelter plans on serving 550 homeless through the program with approximately 24,000 shelter bed nights. With the CDBG $18,553 funds allocated, about 11 homeless individuals will be assisted with approximately 498 shelter bed nights.
The emergency shelter provides shelter, food, mental/physical health care and clothing for homeless persons and families on a year-round basis. CDBG funding from the City of Santa Maria will support GSS’s shelter services, including the utilities and supplies needed to provide shelter services. CDBG funding will be used toward program supplies and to cover utility expenses for the shelter located at 401 West Morrison, Santa Maria.
Samaritan Shelter also operates The Freedom Warming Center which provides overnight shelter to homeless and chronically homeless individuals. The center operates on nights of inclement weather conditions and serves anyone who presents themselves. Freedom Warming Centers (FWC) are operated and centrally located in the city creating easy access to services.
Good Samaritan Shelter plans on serving 50 homeless individuals through the Freedom Warming Shelter with approximately 150 shelter bed nights. With the $18,553 CDBG funds allocated, about 23 homeless individuals will be assisted with 70 shelter bed nights.
The warming center will operate November 15th through March 30th. The center activates (opens) when winter conditions can be life threatening for individuals experiencing homelessness. Activation hours are from 6:00 p.m. to 6:00 a.m. There are no restrictions/barriers for staying at the warming center, pets are welcome. Overnight guests receive a safe warm overnight place to sleep. Guests receive a hot dinner meal; as well as information and resources for seeking housing solutions, drug and alcohol counseling, mental health services, and other appropriate support. During nights of inclement weather, conditions can be life-threatening for these individuals experiencing homelessness. The warming center is a life-saving service, providing these individuals essential warmth and rest. CDBG funding will be used to cover a portion of the salaries for the staff operating the overnight shelter.
DISABLED
Independent Living Resource Center: Independent Living Resource Center (ILRC) serves individuals with disabilities in Santa Maria to further their independence goals in living in the community with the crucially needed housing services and other support needed to achieve those goals.
G-4 | City of Santa Maria Housing Resources
ILRC plans on serving 130 disabled consumers with approximately 650 units of service.
With the $15,000 CDBG funds allocated, about 11 disabled consumers will be served with approximately 54 units of service. A unit of service is defined as the number of times engaged with disabled consumer to reach desired service outcome; the service topics vary.
ILRC works to remove barriers while assisting consumers to achieve their independence goals to help them become self-sufficient, contributing members of the community.
Communication access services are critical in bridging gaps in Santa Maria. CDBG funding will be used to cover a portion of the rent, telecommunications, and utilities in the Santa Maria location.
• Tenant Based Rental Deposit Assistance (TBRA) program: The City of Santa Maria does not receive a direct entitlement from HUD. Instead, the City is part of the County of Santa Barbara’s HOME Consortium, through which the City receives approximately $300,000 annually. The City uses part of this funding for Tenant Based Rental Deposit Assistance (TBRA) program and affordable housing construction projects. TBRA is a program that has successfully been offered by the City since 2010. It provides rental deposits for those who income-qualify (up to 60% AMI).
G.1.2 Regional Resources
• CAPSLO Minor Home Repair Program: Community Action Partnership of San Luis Obispo County's (CAPSLO) Minor Home Repair Program provides home adaptation and modification services that will enable disabled and/or elderly low-income clients to live within their own homes for as long as possible. The program will also target very lowincome households with general home repair needs that present health and safety and/or building code violations. Projects vary in size and scope, ranging from replacing a water heater to reconfiguring bathroom for access or removing a bathtub and installing an accessible shower.
With the $125,000 CDBG funds allocated for fiscal year 2022-23, it is estimated that CAPSLO will serve approximately 18 low-income households. Household size per home repair project will vary, but the goal is to complete repairs and improvements for 18 households. The actual number will depend on the cost of each individual project.
The program will benefit low- and very low-income households in Santa Maria by the construction and installation of handicapped access improvements; removal of architectural barriers; correcting health/safety problems and building code violations in the homes of eligible homeowners. A basic goal of the Home Repair Program is to help people to remain in their own homes. As people age and, in some cases, become disabled or are faced with mobility challenges, access to their home or the ability to access and use a bathroom become critical problems. By providing essential accessibility improvements, the program allows people to remain in the homes. Other individuals face lack of heating, Housing Resources City of Santa Maria | G5
hot water, or lack of resources to make carpentry, drywall, and plumbing repairs. By providing those essential repairs, program beneficiaries are able to remain in homes in living situations that are safe and healthy.
• CommUnify Safe at Home Minor Home Repair Program: The program in association with the Community Action Commission of Santa Barbara County will assist with elderly seniors and disabled persons who are forced to choose between paying for living essentials or addressing health and safety issues in their home as well basic upkeep needs. The agency's goal is to provide structural repair services that focus on health and safety (aside from slip and fall) such as improved exterior lighting for security, extended exterior rails, and handicap toilet installations. It will also offer non-emergency maintenance services to assist with upkeep of current senior occupied housing stock. Safe at Home will provide simple home repairs, such as fixing broken windows, damaged walls, or flooring, and minor electrical or plumbing issues, as well as installation of slip-and-fall prevention devices tailored to each client's needs.
With the $75,000 CDBG funds allocated, the agency is expected to serve approximately 42 households. The Minor Home Repair program will serve elderly seniors (age 62 and above) and low-income disabled adult residents between the ages of 21-61 years. Overall, the program will serve 50 households. The actual number will depend on the cost of each individual project. Rehabilitation projects will take place Citywide.
CommUnify’s Safe at Home Minor Home Repair programs serves low-income elderly seniors and disabled adults. The program addresses the housing of special needs populations including the elderly and physically disabled by offering minor home repairs and installation services that will help improve their living conditions. Program services include structural repair services that focus on health and safety, such as improved exterior lighting for security, extended exterior rails, and handicap toilet installations, nonemergency maintenance services to assist with the upkeep of senior occupied housing, and interior grab bars for disabled adults; thereby promoting safer, healthier, and more comfortable living conditions for these at-risk populations. As the majority of program participants live on fixed or limited incomes, these measures and repairs provide program participants with more discretionary funds to be applied to essential daily needs such as rent/housing, and medical costs.
• Meals on Wheels Santa Maria Valley: Meals on Wheels provides medically specific or a nutritious meal to homebound elderly clients. The meals that MOW provides goes well beyond the delivery of a meal, as the agency also provides "informal" welfare visits as the volunteer drivers are often the first line of defense in the health and well-being of the clients to live at home safely.
Meals on Wheels Santa Maria Valley is estimated to serve approximately 180 seniors with a total of 23,600 meals through the overall Santa Maria program. With the $18,553 CDBG funds allocated, the agency will serve 20 extremely low-income elderly disabled clients with approximately 2,576 meals.
G-6 | City of Santa Maria Housing Resources
Meals on Wheels Santa Maria Valley plans to reduce hunger and food insecurity for lowincome homebound elders and disabled persons by delivering nutritious meals that promote health and well-being, and reducing unnecessary emergency room visits, or longterm hospitalizations due to a diet that does not meet their medically specific dietary needs. CDBG funding will be used toward direct assistance to individuals which includes expenses related to meal preparation and delivery supplies. • Santa Maria/Santa Barbara County Continuum of Care (CoC): The City does not directly receive these forms of funding, rather the City is part of a collaborative with the County of Santa Barbara who receives these funds and allocates the funds that assist everyone countywide. The County of Santa Barbara Community Services Department, Housing and Community Development Division (HCD) serves as the collaborative applicant for the Santa Maria/Santa Barbara County Continuum of Care (CoC), which includes representatives from homeless service providers, affordable housing providers, public housing agencies, and mental health and service agencies. • Permanent Local Housing Allocation (PLHA): Part of the City’s portion of the PLHA funding that comes to the city through the County’s PLHA Consortium will be used to provide funding for closing costs as part of a workforce homebuyer down payment assistance loan program offered by the Housing Trust Fund of Santa Barbara County (HTF). The HTF received a significant amount of CalHOME funding from the state to provide a 30-year, deferred down payment loan of 20 percent of the home purchase price, up to $100,000 per qualified homebuyer. Santa Maria, in collaboration with Santa Barbara County, is assisting the HTF by using its PLHA funds to provide additional funding for closing costs of up to $5,000.
G.1.3 State Resources
• Affordable Housing and Sustainable Communities Program (AHSC): Administered by the Strategic Growth Council, this program provides grants and/or loans to fund landuse, housing, transportation, and land preservation projects that support infill and compact development that reduce greenhouse gas emissions.
• CalHome: HCD provides grants to local public agencies and non-profit housing developers to assist first-time homebuyers become or remain homeowners through deferred-payment loans. Funds can also be used to assist in the development of multipleunit homeownership programs. • California Emergency Solutions and Housing (CESH): This program provides funds for a variety of activities to assist persons experiencing or at risk of homelessness, such as housing relocation and stabilization services (including rental assistance), operating subsidies for permanent housing, flexible housing subsidies, emergency housing operating support, and homeless delivery systems.
Housing Resources City of Santa Maria | G7
• California Housing Finance Agency (CalHFA): CalHFA offers a variety of low-cost loan programs to support the development of affordable multi-family rental housing, mixedincome housing, and special needs housing. • California Housing Finance Agency (CalHFA), Mortgage Credit Certificate Program:
The MCC program is a homebuyer assistance program designed to help lower‐income families afford home ownership. The program allows home buyers to claim a dollar‐for‐ dollar tax credit for a portion of mortgage interest paid per year, up to $2,000. The remaining mortgage interest paid may still be calculated as an itemized deduction. • California Self-Help Housing Program (CSHHP): Provides grants for sponsor organizations that provide technical assistance for low and moderate-income families to build their homes with their own labor.
• Elderlink: A senior care referral service licensed by the Department of Public Health. This organization provides independent and free personalized senior care placement services to fully screened and approved nursing home, board and care, and assisted living facilities. • Golden State Acquisition Fund (GSAF): This $93 million fund provides low-cost financing aimed at supporting the creation and preservation of affordable housing across the state. GSAF makes up to five-year loans to developers for acquisition or preservation of affordable housing.
• Homekey: Homekey provides grants to acquire and rehabilitate a variety of housing types, such as hotels and residential care facilities, to serve people experiencing homelessness or who are also at risk of serious illness from COVID-19. • Housing for a Healthy California (HHC) Program: This program provides funding to deliver supportive housing opportunities to developers using the federal National Housing Trust Funds (NHTF) allocations for operating reserve grants and capital loans. The HHC program is intended to create supportive housing for individuals who are recipients of or eligible for health care provided through the California Department of Health Care Services’ Medi-Cal program.
• Housing Navigator’s Program: This grant program allocates funding to counties for the support of housing navigators to help young adults aged 18 to 21 years secure and maintain housing, with priority for individuals in the foster care system. • Infill Infrastructure Grant Program (IIG): This program promotes infill housing development by providing grant funding, in the form of gap assistance, for infrastructure improvements required for qualifying multi-family or mixed-use residential development. • Joe Serna, Jr. Farmworker Housing Grant (FWHG) Program: This program provides deferred payment loans for both owner-occupied and rental housing for agricultural workers, with a priority for lower income households.
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• Local Housing Trust Fund (LHTF) Program: This program provides matching funds to local or regional housing trust funds for the creation, preservation, and rehabilitation of affordable housing, transitional housing, or emergency shelters. • Mobilehome Park Rehabilitation and Resident Ownership Program (MPRROP): This program provides financing to support the preservation of affordable mobilehome parks through conversion of the park to ownership or control by resident organizations, nonprofit housing sponsors, or local public entities.
• Multifamily Housing Program (MHP): This program provides deferred payment loans for the construction, preservation, and rehabilitation of permanent and transitional rental housing for lower-income households.
• No Place Like Home Program: This program invests in the development of permanent supportive housing for persons who are in need of mental health services and are experiencing homelessness, chronic homelessness, or who are at risk of chronic homelessness.
• National Housing Trust Fund: This program provides deferred payment or forgivable loans for the construction of permanent housing for extremely low-income households.
The required affordability covenant is for 55 years.
• Permanent Local Housing Allocation (PLHA) Program: This program provides a permanent source of funding to all local governments in California to help cities and counties implement plans to increase affordable housing stock. Funding for this program is provided through a $75 recording fee on real estate transactions. • Predevelopment Loan Program (PDLP): This program provides financing to cover predevelopment costs to construct, preserve, or rehabilitate assisted housing. • Supportive Housing Multifamily Housing Program (SHMHP): This program provides low interest deferred loan payments to developers building affordable rental housing that contain supportive housing units.
• Transit-Oriented Development (TOD) Housing Program: This program provides lowinterest loans as gap financing for higher density affordable rental housing within onequarter mile of transit stations. Grants are also available to localities and transit agencies for infrastructure improvements necessary for the development of specified housing developments or to facilitate connections between these developments and the transit station. The maximum total award amount for a single project is $15 million. • Transitional Housing Program (THP): This program provides funding to counties for child welfare services agencies to help young adults aged 18 to 25 years find and maintain housing, with priority given to those formerly in the foster care or probation systems.
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• Veterans Housing and Homelessness Prevention Program (VHHP): This program supports the acquisition, construction, rehabilitation, and preservation of affordable multifamily housing for veterans and their families.
G.1.4 Federal Resources
• Community Development Block Grant (CDBG): Federal funding for housing programs is available through the U.S. Department of Housing and Urban Development (HUD).
CDBG funds may be used to provide a suitable living environment by expanding economic opportunities and providing decent housing to low-income households (80 percent AMI).
The City is an entitlement jurisdiction that is allocated annual federal CDBG funds.
The City of Santa Maria is a Community Development Block Grant (CDBG) entitlement city. It receives roughly $1,500,000 annually to address a variety of needs. The City of Santa Maria has been participating as an entitlement city under this program since its inception and receives a yearly grant. The City of Santa Maria Special Projects Division administers and manages the CDBG program in close coordination with the U.S.
Department of Housing and Urban Development (HUD), including the supervision of a variety of programs and projects designed to build a stable economic environment, maintain suitable living conditions, and expand the supply of decent, affordable housing.
The Block Grants Advisory Committee assesses the community's needs, conducts public workshops and hearings, reviews applications for funding, and makes recommendations to the City Council for the allocation of CDBG funds.
One of the four adopted funding priorities for the City’s Community Development Block Grant (CDBG) funding is to provide affordable housing. To be more specific:
• Develop and support programs and projects to increase the supply of affordable housing for low to moderate income persons.
• Maintain and upgrade existing low to moderate income neighborhoods and preserve the affordable housing stock.
• Provide services that will assist low to moderate income homeowners and renters to continue living in their homes safely.
The City’s CDBG funding comes directly from HUD. It is federal funding provided to the City. All the funding must be used to benefit the City and its residents. During FY 2022- 23, approximately 20 percent of the City’s CDBG Capital funds will go towards the maintenance of affordable housing.
• Continuum of Care (CoC) Program: The Continuum of Care (CoC) Program is designed to promote communitywide commitment towards ending homelessness. It provides funding to nonprofits, state, and local governments to provide shelter and services to people experiencing homelessness.
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• Emergency Solutions Grants (ESG) Program: This program provides funding for cities, counties, and states to engage homeless individuals and families living on the street; improve the number and quality of emergency shelters for homeless individuals and families; help operate these shelters; provide essential services to shelter residents; rapidly rehouse homeless individuals and families; and prevent families/individuals from becoming homeless.
• Home Investment Partnerships Program (HOME Program): Participating jurisdictions may use HOME funds for a variety of housing activities, according to local housing needs.
Eligible uses of funds include tenant-based rental assistance; housing rehabilitation; assistance to homebuyers; and new construction of rental housing. HOME funding may also be used for site acquisition, site improvements, demolition, relocation, and other necessary and reasonable activities related to the development of non-luxury housing.
Funds may not be used for public housing development, public housing operating costs, or for Section 8 tenant-based assistance, nor may they be used to provide non-federal matching contributions for other federal programs, for operating subsidies for rental housing, or for activities under the Low-Income Housing Preservation Act.. The City of Santa Maria, as part of a consortium with the County is eligible for funding under the HOME Program. Funds from the County of Santa Barbara In-Lieu Mitigation Fund are used to satisfy the matching fund obligations. The Tenant Based Rental Assistance Program funded through the HOME program provides security deposit assistance through a Qualified Referring Agency (QRA) to qualified low-income households that provides grants for up to 100 percent of the required security deposit ($2,500 maximum assistance) to low-income families to assist with overcoming obstacles to obtaining housing. The City of Santa Maria Special Projects Division administers and manages the HOME program through the local Qualified Referring Agencies (QRA) including the Housing Authority of the County of Santa Barbara, People's Self-Help Housing Corporation, Good Samaritan Shelter, and NSBC United Way – Home For Good.
The Housing Authority of the County of Santa Barbara provides the following data regarding the Section 8 Choice Housing Voucher program County-wide:
• Units/households: 2,869
• Total residents: 5,256
• Average household size: 2
• Average age of head of household: 57
• Average income: $22,840
• Average rent: $356
• Percentage of extremely low-income
household: 75%
• Percentage of households with children
(aged 0-17): 23%
• Total children: 1292
• Senior head of households: 51%
• Disabled head of households: 46%
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• Low-Income Housing Preservation and Residential Home Ownership Act (LIHPRHA): This program requires all eligible HUD Section 236 and Section 221(d) projects at risk of conversion to market-rate rentals from mortgage pre-payments be subject to LIHPRHA incentives, which include subsidies to guarantee an eight percent annual return on equity.
• Low-Income Housing Tax Credit: Administered through the California Tax Credit Allocation Committee (TCAC), the Low-Income Housing Tax Credit (LIHTC) subsidizes the acquisition, construction, and rehabilitation of affordable housing by providing a tax credit to construct or rehabilitate affordable rental housing for low-income households. • Section 108 Loan Guarantee Program: Allows CDBG entitlement jurisdictions to leverage their annual grant allocations to access low-cost financing for capital improvement projects. Eligible activities include housing, economic development, public facility, and infrastructure. This program is often used to catalyze private investment in underserved communities or as gap financing.
• Section 202 Supportive Housing for the Elderly Program: Provides an interest-free capital advance to cover the costs of construction, rehabilitation, or acquisition of very lowincome senior housing. The program is available to private, nonprofit sponsors; public sponsors are not eligible for the program.
• Section 811 Project Rental Assistance: HUD offers long-term project-based rental assistance through a NOFA published by the California Housing Finance Agency (CalHFA).
• U.S. Department of Agriculture (USDA) Housing Programs: These programs provide homeownership opportunities for individuals and below market-rate loans/grants to public and nonprofit organizations for new construction, preservation, or rehabilitation of farmworker/rural multi-family rental housing.
• Veterans Affairs Supportive Housing (VASH) Program: HUD-VASH is a collaborative program between HUD and VA combines HUD housing vouchers with VA supportive services to help veterans who are homeless and their families find and sustain permanent housing. See Housing Authority of the County of Contra Costa Resources for more information.
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Section G.2 Opportunities for Energy Conservation
The cost of energy can greatly impact housing affordability, as energy costs can constitute a significant portion of total housing costs. High energy costs also particularly impact low-income households that are less likely to have the ability to cover increased expenses.
The City prioritizes energy conservation as shown through policy documents, such as the General Plan. The Building Division is tasked with enforcing the minimum standards found in the various model codes adopted by the State of California through the Building Standards Commission and as adopted and amended by Santa Maria’s City Council. The City maintains its active compliance with Title 24 and strongly endorses all relevant energy conservation programs sponsored by Santa Barbara County and private utility companies.
G.2.1 Central Coast Community Energy Resources
Central Coast Community Energy (CCCE) is a Community Choice Energy agency established by local communities to source clean and renewable electricity for Monterey, San Benito and Santa Cruz counties and parts of San Luis Obispo and Santa Barbara counties. CCCE offers an alternative energy option to customers by allowing the jurisdictions the ability to procure electricity from clean, renewable energy sources while retaining the utility provider’s traditional role delivering power and maintaining electric infrastructure as well as billing. CCCE has various programs including energy education and the following programs that are directly available to homeowners:
• Light-Duty Electric Vehicle and Private Charging Program: This Program aims to reduce emissions from light-duty vehicles and increase market penetration of electric vehicle (EVs) by providing CCCE customers with rebates to purchase EVs and install Level 2 EV service equipment (also known as Electric Vehicle Supply Equipment or EVSE) at their homes or workplaces.
• Residential Electrification Program: This Program intends to decarbonize existing residential buildings in the CCCE service area by helping customers switch out fossilfuel water heating, space heating, and cooking appliances and equipment with high efficiency electric appliances and equipment.
G.2.2 CommUnify Resources
CommUnify (formerly the Community Action Commission of Santa Barbara County) was formed in 1964 as a Community Action Committee appointed by the County Board of Supervisors to address the causes and conditions of poverty. Today, CommUnify is a nonprofit organization working in partnership with the community to find innovative and sustainable solutions for Santa Barbara County residents to improve and maintain their health, resilience, and financial security.
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• Utility Payment Assistance: Low-Income Home Energy Assistance Program (LIHEAP) can help those in financial need prevent service interruption or restore disconnected utility services. LIHEAP can also help families that just want to get ahead on their bills to free up funds for other living needs. Assistance payments are provided for gas, electric, oil, wood, or propane services. Intake centers are located throughout the county for easy access.
• Weatherization Services: These services provide no cost or low-cost home energy upgrades and education designed to provide safe, healthy, and energy efficient homes for our clients. The services we provide can help reduce client utility bills and increase client awareness on energy saving tips. Services may include:
o Home safety testing
o Energy Star appliance upgrades
o Air sealing/insulation
o Heater/hot water repair or replacement
G.2.3 Pacific Gas and Electric Resources
Pacific Gas and Electric (PG&E) provides gas and electricity services for Santa Maria. PG&E assists low-income, disabled, and senior citizen customers through several programs and community outreach projects, including:
• CARE (California Alternate Rates for Energy): The CARE program offers up to a 35 percent discount on electricity bills and a 20 percent discount on natural gas bills consistent with Public Utilities Code Section 739.1. This program is eligible to qualified low- or fixed-income households and housing facilities. • FERA (Family Electric Rate Assistance): The FERA program offers an 18 percent discount on electric bills to qualifying low to middle-income households. • Energy Partners Program: The Energy Partners Program provides qualified lowincome customers free weatherization measures and energy-efficient appliances to reduce gas and electricity usage.
• Medical Baseline Allowance: The Medical Baseline Allowance program allows residential customers who are medically dependent on electricity to receive more gas and electricity at the lowest residential rate.
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G.2.4 SoCalGas Resources
SoCalGas provides natural gas to Santa Maria. SoCalGas assists low-income, disabled, and senior citizen customers through several programs and community outreach projects, including:
• CARE (California Alternate Rates for Energy): See CARE under Pacific Gas and Electric Resources, above.
• Energy Savings Assistance Program: The Energy Savings Assistance Program provides energy-saving home improvements at no cost to eligible low-income renters and homeowners. The program is funded by California utility customers and administered by SoCalGas under the auspices of the California Public Utilities Commission. Energy improvements completed under this program are made by thirdparty providers contracted by SoCalGas. • FERA (Family Electric Rate Assistance): See FERA under Pacific Gas and Electric Resources, above.
• Gas Assistance Fund: The Gas Assistance Fund provides eligible customers with a one-time grant for the amount of the gas bill, not to exceed $100. Funds are allocated on a first-come, first-served basis and eligible customers are able to apply until the funds are depleted
• Medical Baseline Allowance: See Medical Baseline Allowance under Pacific Gas and Electric Resources, above.
• Past Due Bill Forgiveness: The Arrearage Management Plan (AMP) provides an opportunity for qualifying SoCalGas residential customers to have their eligible past due bills forgiven. Once enrolled, every time a current bill is paid in full and on time, SoCalGas will forgive 1/12 of the eligible debt. After 12 consecutive monthly natural gas bills are paid in full and on time, the full amount of the eligible debt will be forgiven (up to a maximum of $8,000 per enrollment period).
• Residential Direct Install Program (RES DI): This Program provides eligible SoCalGas customers who live in single-family homes a complimentary walkthrough energy assessment and the installation of energy technologies to help make their homes more comfortable and help conserve energy, which could lead to lower utility bills. These technologies include no-cost furnace and water heating optimization measures and SoCalGas’s best incentives for upgrading to clean high efficiency furnaces, tankless water heaters, and fireplace inserts.
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G.2.5 State Energy Resources
• California Department of Community Services & Development Programs LowIncome Weatherization Program (LIWP): California’s Low-Income Weatherization Program (LIWP) provides low-income households with solar photovoltaic (PV) systems and energy efficiency upgrades at no cost to residents. LIWP is the only program of its kind in California that focuses exclusively on serving low-income households with solar PV and energy efficiency upgrades at no cost. The program reduces greenhouse gas emissions and household energy costs by saving energy and generating clean renewable power. LIWP currently operates three program components: Multi-Family, Community Solar, and Farmworker Housing. According to CDS’s Nov. 2020 Low-Income Weatherization Program Impact Report, LIWP has received $212 million from the Greenhouse Gas Reduction Fund since 2014. Note:
The multi-family energy efficiency and renewables program component is estimated to end in June 2022.
• California Public Utilities Commission Energy Savings Assistance Program (ESAP): ESAP provides no-cost weatherization services to low-income households who meet the CARE income guidelines. Services provided include attic insulation, energy efficient refrigerators, energy efficient furnaces, weatherstripping, caulking, low-flow showerheads, water heater blankets, and door and building envelope repairs which reduce air infiltration.
G.2.6 Federal Energy Resources
• Federal Housing Administration Energy Efficient Mortgage Program (EEM): This program helps families save money on their utility bills by enabling them to finance energy efficient improvements with their FHA-insured mortgage. The EEM program recognizes that an energy-efficient home will have lower operating costs, making it more affordable for the homeowners. Cost-effective energy improvements can lower utility bills and make more income available for the mortgage payment. • Low-Income Home Energy Assistance Program (LIHEAP): The program is funded by the federal government and the State Department of Community Services & Development (CSD) administers LIHEAP. The federal Department of Health and Human Services distributes funds to states annually to assist with energy bills, weatherization, and offset heating and/or cooling energy costs for eligible low-income households. California’s annual share is approximately $89 million which CSD distributes to contracted community energy service providers. Active. During March 2020, the CARES Act allocated California an additional $49 million to supplement its LIHEAP program, which totaled $203 million for Federal Fiscal Year 2019-2021. Also, see CommUnify Resources.
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
October 25, 2023
Dana Eady, Manager
Planning Division
Community Development Department
City of Santa Maria
110 South Pine Street, Suite 101
Santa Maria, CA 93458
Dear Dana Eady:
RE: City of Santa Maria’s 6th Cycle (2023-2031) Revised Draft Housing Element Thank you for submitting the City of Santa Maria’s (City) revised draft housing element update received for review on September 8, 2023, along with revisions received on October 19, 2023 and minor technical edits on October 23, 2023. Our review was facilitated by a conversation on October 4, 2023 with you and Frank Albro Jr., Principal Planner. In addition, the California Department of Housing and Community Development (HCD) considered comments from David Kellogg pursuant to Government Code section 65585, subdivision (c). Pursuant to Government Code section 65585, HCD is reporting the results of its review.
The revised draft element, incorporating the revisions and minor technical edits, meets the statutory requirements described in HCD’s May 3, 2023 review. The housing element will substantially comply with State Housing Element Law (Gov.
Code, § 65580 et seq) when it is adopted, submitted to and approved by HCD, in accordance with Government Code section 65585.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
ATTACHMENT B
Dana Eady, Manager