Santa Maria City Council
March 3, 2026

2025
General Plan
Annual Report
SP2026-0002

City of Santa Maria

Prepared by the
Community Development Department

March 2026

ATTACHMENT A

CHAPTER I
Introduction and Summary

I - 1

CHAPTER I –

INTRODUCTION AND SUMMARY
A.

Purpose of the Annual Report
Section 65400 of the California Government Code requires the City to file an annual report addressing the status of the General Plan and the progress made toward goals and objectives. The annual report provides a means to monitor the implementation of the General Plan and determine if changes need to be made in the plan or its implementation programs.

In conformance with Government Code, the City submits this report to the California Department of Housing and Community Development (HCD) and to the Governor’s Office of Planning and Research (OPR) each year.

B.

Purpose of the General Plan
A General Plan is a policy document required by State law that provides long-range guidance for the plans and actions of the City. The General Plan articulates the community's vision through goals, policies, and the implementation measures established to achieve those goals and policies. The General Plan is a public document and is available for all to read and use as needed. Copies are available for review at the Santa Maria Public Library, the City Clerk's Office, a nd on the City website. Each member of the City Council and the Planning Commission, as well as each City department, has a copy of the General Plan.

As an informational document, the General Plan describes existing conditions, makes projections, and establishes a vision for the community's future. The General Plan provides the public with information about the City and the direction that it seeks to move.

As a policy document, the General Plan establishes guidelines for decision-makers. Using these guidelines, the City Council and Planning Commission take incremental steps toward achieving the larger goals of the City. The City applies implementation programs contained in the General Plan through day-to-day operations of the City.

C.

Status of the Adopted Elements of the City’s General Plan State law requires that a General Plan address the following topics: Land Use, Circulation, Housing, Safety, Noise, Conservation, Open Space and Environmental Justice. The General Plan may present each topic as a distinct Element or may combine the topic discussions as appropriate. For example, the City’s current Resource Management Element combines the Conservation and Open Space topics, and includes discussions on Growth Management, Recreation and Parks, Public Facilities and Services. Optional subjects may also be included as an element of the General Plan, such as the City’s Economic Development Element.

In November 2019, the City Council authorized a comprehensive update of the General Plan to update each of the existing Elements. Since that time the Santa Maria General Plan Update has been prepared consistent with the requirements of State law and addresses the relevant items addressed in Government Code section 65300, et seq.

The effort has included multiple years of General Plan public outreach including pop-up events, online surveys, communitywide workshops, stakeholder interviews, Technical Planning Advisory Committee (TAC) meetings, Planning Commission and City Council presentations, joint Planning Commission and City Council Study Sessions, and circulation of the Draft Policy Document and Environmental Impact Report for public comments. Input from the Santa Maria community has been collected through a multipronged public outreach effort spanning the entire

planning process (from late 2019 through today). In addition to the public outreach activities, preparation of the General Plan Vision Statement, Preferred Land Use Alternative Map, and policy frameworks were reviewed by the Technical Advisory Committee (TAC).

The Public Draft General Plan was released for public review from August 14, 2025, through September 28, 2025. The Draft Environmental Impact Report was also circulated for the required 45-day public review during this same time frame.

State Government Cod e Section 65580 includes deadlines which only apply to Housing Elements. In order to comply with these deadlines, the City prepared the update to the Housing Element separately from the other Elements. The City Council adopted the Sixth Cycle Housing Element on December 5, 2023, and HCD certified the adopted housing element, finding it to be in substantial compliance with State Housing Element Law (Gov. Code, § 65580 et seq) , on January 2, 2024. The adopted Housing Element will be amended as necessary to ensure consistency across all of the Elements.

CHAPTER II
Implementation of the
General Plan

CHAPTER II –

IMPLEMENTATION OF THE GENERAL PLAN
The City of Santa Maria ’s implementation programs identified in the General Plan include tools already in place and used on a day -to-day basis in the City. Some of the various tools available to further the City’s goals and objectives include the Budget/Capital Improvement Program , Specific Plans and Master Plans, Zoning and Subdivision Regulations, Growth Impact Mitigation (AB1600) Fees, CDBG/HOME Funds and Grants, Development Agreements, and Improvement Districts .

These and other implementation activities are described below.

A.

Planning Commission
The City of Santa Maria’s Planning Commission is designated as the “Planning Agency,” as authorized by Section 65100 of the State Government Code and Section 12 -2.117 of the Santa Maria Municipal Code. The Commission has discretionary and advisory responsibilities that are authorized by Chapter 2 -15 of the Municipal Code and delegated under Title 11 (Subdivision Ordinance) and Title 12 (Zoning).

During 2025, the Commission held 10 public meetings and 13 study sessions. Seven of the study sessions had an educational component, providing information on updates to the General Plan , Objective Design Standards and Accessory Dwelling Unit Ordinance . The Planning Commission acted on 11 discretionary permits during 2025. In the advisory rol e, the Planning Commission forwarded two written Downton Permit recommendations to the City Council, and a recommendation for the Council to approve the City’s Objective Residential Design Standards.

Chart II -1 provides a comparison of the Planned Developm ent Permits, Conditional Use Permits, and General Plan Land Use /Zoning Amendment applications acted upon by the Planning Commission during the past five years. As Chart II -1 identifies, no General Plan Land Use/Zoning Amendment applications were presented to Planning Commission in 2025.

* Considers amendments to previously approved discretionary projects and project denials 7 3 3
12 10
1 14
9 1
11 3
4 7
4 00
2 4
6 8
10 12
14 16
Planned Development Permits Conditional Use Permits General Plan Land Use/Zoning Map Amendment Recommendations
Chart II-1
Planning Commission Actions*
2021 2022 2023 2024 2025

B.

Zoning Text Amendments
The Planning Commission provides recommendations to the City Council on proposed text amendments of Santa Maria Municipal Code Title 12, referred to as the Zoning Ordinance .

The Planning Commission made recommendations on two Title 12 technical text amendments in 2025, one which updated the Accessory Dwelling Unit Ordinance f or consistency with State Law changes, and the other regarding Battery Energy Storage Systems.

C.

General Plan Map Amendments
No General Plan (Land Use) Policy Map amendments were presented to the Planning Commission in 2025.

D.

Land Divisions
No Subdivision or Parcel Map applications were brought before the Planning Commission in 2025.

E.

Specific Plans
The Planning Commission provides recommendations to the City Council on new Specific Plans and proposed amendments to existing Specific Plans . There were no Specific Plan amendment applications acted upon during the year.

F.

Building and Safety Division
The Building and Safety Division is responsible for administration and enforcement of state and local codes, ordinances and regulations dealing with the construction, alteration, maintenance and use of structures, appurtenances and land. These regulations include the building, housing, dangerous building, mechanical, electrical, plumbing, swimming pool, and sign codes, as well as the California State Mobile Home Park re gulations and City zoning ordinances.

The Building and Safety Division continues to publish Monthly Building Permit Reports.

Copies of the reports from past years are also available as public information on the City webpage.

1. Board of Appeals
The Building and Safety Division also provides staff support to the seven -member Board of Appeals which hears appeals of decisions made by the City Building Official, and makes recommendations regarding California Building Code provisions. No appeals were submitted or heard in 2025.

2. Title 9 – Building Regulations
The following building regulations were in effect in 2025: The 2022 California Building Code, Residential Code, Historical Building Code, Existing Building Code, Energy Code, Fire Prevention Code, Plumbing Code, Electrical Code, Mechanical Code, Green Building Standards Code, and the 20 21 International Property Maintenance Code.

3. Permits and Inspections
In 2025, the Building Division received 3,331 building permit applications, issued 2,658 building permits, and received 70 sign permit applications and issued 56 sign permits.

Building Division staff inspected 16,026 individual construction, safety, site and building improvements during the past year, 312 of which were in association with new Business Licenses.

4. Issued Permits – Residential Units
In 2025, the City issued 521 building permits for 930 new residential units (5 permits for 5 single-family units, 1 mobile home, 479 permits for the same number of accessory dwelling units, and 36 permits for 445 multi-family units).

5. Completed Residential Units
After conducting final inspections, t he City issued c ertificates of occupancy for 886 completed residential units (18 single-family, 1 mobile home, 327 accessory dwelling units, and 540 multi-family units) in 2025.

Chart II-2 below provides a comparison of the overall number of building permit applications received, building permits issued and new residential unit building permits issued during the past five years.

2670
2417
514
2837
2503
503
2726
2366
449
3036
2427
476
3331
2658
521
0 500
1000
1500
2000
2500
3000
3500
Building Permit Applications Received Building Permits Issued Building Permits Issued for New Residential Units
Chart II - 2
Building Permit Activity
2021 2022 2023 2024 2025

G.

Planning Division
Planning Division activities include administration of the City's General Plan, development and subdivision review, preparation and improvement of specific plans, preparation of zoning ordinances, processing annexations, bikeway implementation, providing demographic and census information, conducting environmental review, and providing customer services such as informing the public of the City's land use policies an d development ordinances. The Planning Division reviews federal, state, and county legislation, and responds to survey and data reporting mandates from the State.

The Planning Division provides staff support to the Planning Commission and the Zoning Administrator. Administrative functions include the scheduling of meetings, preparation of agendas, posting hearing notices, and preparation of minutes. The City posts Planning Commission and Zoning Administrator meeting agendas and minutes on the City webpage.

Planning staff provides land use analysis, environmental review as required under the California Environmental Quality Act (CEQA), and prepares draft discretionary permits , resolutions, ordinances, and staff reports for the Planning Commission and City Council.

The Planning Division also manages work on policy documents, such as the General Plan Update. Planning Division coordinates the consultants working on the update effort, and oversees State grant funds which the Division obtained for the effort.

The Planning Division publishes a city -wide list of proposed and approved development projects in the City , depicting each project’s location on an attached summary map. This ‘Major Development List’ is updated every six months, with the current and past development activity reports maintained and publicly accessible on the City webpage.

H.

Project Application Activity
The Planning Division received the following types of applications during 2025 (project type prefix in parenthesis):

3 General Plan Land Use Map and Zoning Map amendments (GPZ) 10 Planned Development Permits (PD)
16 Conditional Use Permits (U)
4 Lot Line Adjustment/Mergers (SUB)
14 Project amendments (A)
9 Downtown Permits (DT)
7 Planning Permits (P)
6 Pre-Applications (PRE) (fee estimates and/or conceptual reviews) 10 Special Projects (SP), all were City initiated
92 Temporary Activity Permits (TUP)
15 Zoning Verifications (ZA)

Chart II -3 provides a comparison of the Planned Development Permits, Conditional Use Permits, and General Plan Land Use/Zoning Amendment applications received over the past five years.

The Community Development Department also received 292 business license applications, many of which included Home Occupation requests. The City did not receive any applicant- initiated applications to amend the text of the Santa Maria Municipal Code Title 12 (the Zoning Ordinance) during 2025.

I.

Housing Element Annual Reporting
As with prior years, Chapter III of this Annual Report describes the actions taken (by the City) in implementing the Housing Element , including meeting the Regional Housing Needs Assessment allocation, during the previous calendar year (Government Code Section 65400).

State legislation requires that the City provide substantial amounts of data for every stage of a residential unit’s progress, from initial discretionary application, entitlement approval, building permit application and issuance, and ultimately the completion of each unit as documented by the issuance of a certificate of occupancy. Per State Law, this information must be provided in forms and tables provided by HCD. As the resulting HCD tables require extremely large multi- page spreadsheets, the following Chapter III provides summaries of the table information.

The raw data spreadsheets and tables provided to HCD and OPR are available for review at the Community Development Department.

12 20
3 17
12 3
20 24
1 4
9 1
10 16
3 0
5 10
15 20
25 30
Planned Development Permits Conditional Use Permits General Plan Land Use/Zoning Amendment
Chart II - 3
Discetionary Applications Received
2021 2022 2023 2024 2025

CHAPTER III
Housing Element
Annual Report
(CCR Title 25 §6202)

III - 1

California Department of Housing and Community Development Housing Element Annual Progress Report Forms and Tables – 2025 Summary

Table A – Housing Development Applications.

For this HCD reporting, an “application” is a formal submittal of a project for approval and is either an application for a discretionary entitlement, or a project where only a ministerial process is required (e.g., ‘by right’ projects and building permit applications).

Between January 1 and December 31, 2025, the City deemed 633 residential application submittals (for a total of 896 residential units) complete for processing.  Two of these were for discretionary project entitlement applications, consisting of 66 units. Seven are low-income units and 59 are above moderate.  The remaining 631 applications are building permit applications currently in review by City staff , consisting of ADUs, single-family dwellings, duplexes and building permit applications associated with recently approved discretionary projects in the Downtown Specific Plan and the Bellecrest project.

Table A2 – Annual Building Activity Report Summary
The City issued discretionary entitlements, building permits, and issued certificates of occupancy for competed residential units during 2025. The unit types included Single - family attached, single family detached, units in multi -family structures, Accessory Dwelling Units, and mobile homes. These actions resulted in housing being made available for the following income level households:

Building Permits Issued – Total 930 Units
125 Acutely Low-Income Non-Deed Restricted
15 Very Low-Income Non-Deed Restricted
339 Low-Income Non-Deed Restricted
451 Above Moderate-Income

Certificates of Occupancy – Total 886 Units
86 Acutely Low-Income Non-Deed Restricted
104 Very Low-Income Deed Restricted
10 Very Low-Income Non-Deed Restricted
239 Low-Income Deed Restricted
231 Low-Income Non-Deed Restricted
1 Moderate Income Deed-Restricted
215 Above Moderate-Income

III - 2

III - 3

Table B – Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
Income Level
RHNA
Allocation by
Income Level
Projection
Period -
06/30/2022-
02/14/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total
Units
to
Date
Total
Remaining
RHNA by
Income
Level

Acutely Low
Deed
Restricted
-
-
-

-

-

-

-

-

-

-

-
125

- Non-Deed
Restricted -
-

-

125

-

-

-

-

-

-
Extremely
Low
Deed
Restricted
-
-
-

-

-

-

-

-

-

-

-
-

- Non-Deed
Restricted -
-

-

-

-

-

-

-

-

-
Very Low
Deed
Restricted
1,032
-
-

-

-

-

-

-

-

-

-
140

892 Non-Deed
Restricted -
-

-

15 -

-

-

-

-

-
Low
Deed
Restricted
536
184
-

-

-

-

-

-

-

-

-
1,567

- Non-Deed
Restricted 254
355

435

339

-

-

-

-

-

-
Moderate
Deed
Restricted
731
-
-

-

-

-

-

-

-

-

-
-

731 Non-Deed
Restricted -
-

-

-

-

-

-

-

-

-
Above
Moderate

3,119 17
36 47

451

-

-

-

-

-

-

551

2,568
Total RHNA

5,418
Total Units 455

391

482

930

-

-

-

-

-

-

2,258

4,191

III - 4

Table C – Sites Identified or Rezoned to Accommodate Shortfall Housing Need Completion of this table is only required if a jurisdiction has a shortfall of available sites for the development of housing pursuant to Government Code Section 65583. Through the Sixth-Cycle Housing Element, the City of Santa Maria documented sufficient available sites for the development of the City’s fifth-cycle Regional Housing Needs Assessment allocation.

The City adopted the Sixth-Cycle Housing Element on December 5, 2023, with HCD finding the Element to be in substantial compliance with State Housing Element Law (Gov. Code, § 65580 et seq) on January 2, 2024. The City has a total allocation of 5,418 units for the 2023 through 2031 RHNA planning period. The Sixth-Cycle Housing Element documents the presence of sufficient sites available within the City to accommodate this current RHNA cycle; therefore, the completion of this table is not necessary.

III - 5

Table D – Program Implementation Status
Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 1.A:

Incentives for
Affordable
Housing
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.
2031 6th Continuous 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.

Units Perlman Apts. (DT2025-0003) entitled for
149 Deed restricted Low Income Units on
8/5/2025
Santa Maria Seniors: Senior (5-story
Modular) (B21-0920) C of O issued to 104
Very Low, 55 Low, and 1 Mod. Income Deed
Restricted Units on 5/2/2025
Centennial Square Apts.: C of O issued to
184 Low Income Deed Restricted Units on
6/12/2025
Major
Development List
Jan. 2026

(See Table A and
A2)

Program 1.B:

Density Bonus
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).
2027 6th Continuous Government Code Section 65915 requires that a jurisdiction adopt a local Density Bonus Ordinance consistent with State law.

The City’s local ordinance is c ontained 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 a re 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.

Units Centennial Gardens: C of O issued to 160
units, including a 21% Density Bonus (26
additional units) (2024).

Chapter 12-48
Density Bonus
Program 1.C:

Mixed-use
Development
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.
2031 6th Continuous 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.

Units Gateway Mixed Use Apts.: 18 Units (C of O
issued Jan. 2025)
Elements Mixed Use Apts.:167 Units (C of O
issued Feb. 2025)
Chapter 12-49
Mixed-Use
Projects

III - 6

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 1.D:

Accessory
Dwelling Units
Facilitate production of 1,512
ADUs by 2031.
2031 6th In progress,
Continuous
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.

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.

Units The City issued Final Certificates of
Occupancy for 326 ADUs in 2025.
1,027 ADUs have been issued occupancy in
the 6th Cycle to date.

The survey of rents for the 2025 occupied
ADUs indicates affordability levels are
consistent with Housing Element projections.

See past year’s
General Plan
Annual Reports for
Finaled and
Occupied ADU
counts.
(General Plan |
City of Santa
Maria)

See Table A2 for
ADU affordability
Program 1.E:

Prioritization of
Services
The City will continue to grant
priority for sewer hook-ups and
service to lower- income housing
developments
2031 6th Continuous 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.

Other The City provided Golden State Water with a
copy of the Housing Element immediate after
its adoption.

The City continues to provide prompt
response to residential developments
requesting Water and Sewer service.

Before a unit receives a certificate of
occupancy (C of O) the unit must be
connected to City water and Sewer. 886
units were issued C of O’s in 2025, including
670 units affordable to lower income
households
See Table A2
Program 1.F:

Annexation
Program
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
2031 6th In process 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.

Units The update to the City of Santa Maria 2045
General Plan includes proposed annexation
of 985-acres with conceptual zoning to
accommodate a mix of uses, including
residential zoning sufficient to accommodate
over 3,500 future units.

The Annexation is subject to future
application approval by the Santa Barbara
County LAFCO.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

III - 7

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 1.G:

Manufactured
Homes
Zoning Ordinance amended to
clearly define manufactured
homes on a permanent
foundation as a conventional
single-family home consistent
with State Law.
2024 6th Continuous,
In process
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.

Other –
Code
Amendment
The City continues to treat manufactured
homes on a permanent foundation as a
conventional single-family home, consistent
with State Law.

The Planning Division has developed a draft
definition to be added to the Municipal Code
which will be presented to the City Council
upon conclusion of the General Plan Update
in April 2026.

Title 12 Definition -
SF Dwelling
Program 1.H:

Housing on
Religious
Institution Sites
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.
2031 6th Not yet started 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.

Other -
Outreach
The City has not been contacted by religious
facility property representatives regarding
adding housing under AB 1851 in 2025.

Program 1.I:

Surplus Land
Act Sites
Over 200 lower -income units
permitted on identified sites by
January 2031.

2031 6th In progress 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, t he City subsequently selected the development proposal for the four sites which provides for the highest number of housing units, including affordable units.

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.

Units Pearlman Apts. Surplus Lands Project
entitled on 8/5/2025 for 150 Low Income
Deed Restricted units.

Alvin-Newton Apts Surplus Lands Project
entitled on 10/3/2023 for 82 non-deed
restricted units.

Pearlman Apts.

Council Approval
8/5/2025

Alvin-Newton
Apts. Council
Approval
10/3/2023

Program 1.J:

Infrastructure
Funding
Opportunities
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.

January
2031
6th Continuous 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.

Other –
Infrastructure
to support
units
Church St. Sewer Project. 2,500 feet of
upgraded sewer line in the Downtown core
with REAP Grant funds used.

Downtown Sewer
Improvements |
News | City of
Santa Maria

Church St Sewer
Bid Award -
Council
11/19/2024
Agenda - Item

11.e.5

III - 8

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 1.K:

Accessory
Dwelling Unit
Ordinance
Updates
Zoning Ordinance amended to
regulate ADUs consistent with
State law.
2031 6th Completed The City will update the ADU Ordinance to comply with current State law based on HCD review.

Units The City regularly updates our ADU
Ordinance (Chapter 12-56) for consistency
with State Law. The most recent update was
adopted by Council 10/21/2025
ADU Ordinance
Amendment
Council Agenda
10/21/2025 Item

14.a
Program 2.A:

Minor Home
Repair Programs
Over the Planning Period, 50 lo w-
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 t o 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
program.

2031 6th Continuous 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), 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.

Units As of July 1, 2025, the City did not dedicate
CDBG funds toward residential
rehabilitation/minor home repair; however,
housing rehabilitation services continued to
be available to eligible residents through an
alternative funding source through the
County of Santa Barbara’s grant funding
consortiums. The City designated Permanent
Local Housing Allocation (PLHA) funds to
ensure that minor home repair services
remain accessible. The City may consider
allocating CDBG funds for housing
rehabilitation again in future program years.

The draft General Plan Update Health and
Environmental Justice Element proposes a
new policy (HEJ2.2) Advance Housing
Rehabilitation with four action strategies.

Community
Development
Block Grant
(CDBG) Program |
City of Santa
Maria

Annual Action
Plan 2025-26

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045
Program 2.B:

Code
Enforcement
Program
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).
2031 6th Continuous 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 En forcement 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 improve ment programs (e.g., minor home repair programs) so that certain repairs and safety hazards may be addressed through these available funding programs

Other
Preservation
of Units /
Health and
Safety
Code Enforcement Division responded to
over 800 service requests involving
residential properties in 2025.

Residential
Neighborhood
Codes Brochure

Service Request
Form

III - 9

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 2.C:

Energy
Compliance and
Conservation
Increased participation in local
utility upgrades programs.
2031 6th Continuous 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.

Households The City of Santa Maira is a member of

CENTRAL COAST COMMUNITY ENERGY
(3CE), a Community
Choice Energy agency established by local
communities to source
clean and renewable electricity for Monterey,
San Benito, and Santa
Cruz counties while retaining the utility
provider’s traditional role
delivering power and maintaining electric
infrastructure as well as
billing.

One member of the City Council sits on the
Policy Committee, with the City Manager on
the Operations Committee
Home - Central
Coast Community
Energy

Program 2.D: At-
Risk Affordable
Housing Units
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.).
2031 6th Continuous 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 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.

Units The City contacted one project considered to
be at-risk (‘Moderate Risk’ per the Housing
Element) New Visions, which contains six
senior units. The operator, SMILE
Corporation, indicated they do not intend to
convert these units to market rate.

OPTIONS Family
of Services
Program 2.E:

Replacement
Housing
Requirements
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.
2031 6th Continuous 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 non- vacant site as required by SB 330 and State law.

Units There were no instances of low or very low-
income affordable units needing being
demolished in 2025.

Program 3.A:

Residential
Permit Process
Monitoring and
Improvements
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)
2031 6th Continuous 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.

Units The City has adopted Objective Residential
Design Standards (Program 3-B).

To ensure consistency with new General
Plan policies, Program 3-C regarding
Conditional Use Permit and Planned
Development Permit processing will be
developed upon conclusion of the General
Plan Update and Adoption process in April
2026.

Objective
Residential Design
Standards | City of
Santa Maria

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

III - 10

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 3.B:

Objective Design
Standards
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).
2025 6th Completed 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.

Units,
Efficient
Residential
Project
Processing
On June 3, 2025 the City Council
adopted the Objective Residential Design
Standards.

Objective
Residential Design
Standards | City of
Santa Maria
Program 3.C:

Conditional Use
Permits and
Planned
Development
Permits
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.

2025 6th In progress 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 mixed- use 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.

Units,
Efficient
Residential
Project
Processing
To ensure consistency with new General
Plan policies, Conditional Use Permit and
Planned Development Permit processing as
codified in the Zoning Ordinance will be
developed upon conclusion of the General
Plan Update and Adoption process in April
2026.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
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Program 3.D: SB
35 Process
SB 35 application form and
checklist and written policy or
project review and approval
guidelines created and published
on the City’s website.
2023 6th In Progress 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.

Other,
Efficient
SB35
Project
Processing
The City has received two SB35 project
applications and has determined each
qualifies for streamlined ministerial approval.

These determinations were made using
Government Code Section 65913.4. These
two examples to guide the creation of an
application form and checklist.

Program 3.E:

Parking
Standards
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.

2024 6th In Progress 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.

Units To ensure consistency with new General
Plan policies, Zoning Ordinance Parking
Requirements will be developed upon
conclusion of the General Plan Update and
Adoption process in April 2026.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

III - 11

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 3.F:

R-2 and R-3
Zoning District
Densities and
Development
Standards
Higher allowed densities adopted
into Zoning Ordinance. Also see
Program 3.B, 3.C and 3.E.
2025 6th In Progress 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 (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.

Units To ensure consistency with new General
Plan policies, the Densities of residential
zones will be developed upon conclusion of
the General Plan Update and Adoption
process in April 2026.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
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Program 4.A:

Accommodation
s for Seniors and
Persons with
Disabilities
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).
2024 6th Continuous 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).

Persons The Community Programs Division, in
partnership with the Legal Aid Foundation of
Santa Barbara County, hosted a tenant’s
rights workshop for Mixtec
speakers on January 29, 2025, and on April
23, 2025, a housing rights clinic to address
Fair Housing issues/concerns.

City of Santa
Maria, CA

REASONABLE

ACCOMMODATI
ON

Program 4.B:

Supportive
Housing for
Homeless
Persons
The City will continue to strive to
allocate CDBG funding to public
service agencies and non-profits
providing emergency shelter and
services.
2031 6th Continuous 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.

Persons The City continues to allocate CDBG and
HOME funded resources to non-profit
agencies providing emergency shelter and
services.

Community
Development
Block Grant
(CDBG) Program |
City of Santa
Maria

Annual Action
Plan 2025-26
Program 4.C:

Zoning for Low
Barrier
Navigation
Centers and
Emergency
Shelters
The City will amend its Zoning
Ordinance to explicitly allow
LBNCs to be permitted as
provided by State law.
2026 6th Not yet started 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.

Persons To ensure consistency with new General
Plan policies, the Zoning Ordinance Title 12
will be amended to allow LBNCs to be
permitted as specified by State law upon
conclusion of the General Plan Update and
Adoption process in April 2026.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
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III - 12

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 4.D:

Zoning for
Transitional and
Supportive
Housing
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.
2026 6th Not yet started 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.

Units,
Persons
The City will amended the Zoning Ordinance
to list transitional and supportive housing as
permitted uses in the appropriate City zones.

To ensure consistency with the General Plan
update, the amendment will occur after the
conclusion of the General Plan Adoption in
April 2026.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
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Program 4.E:

Zoning for
Employee
Housing
The City will amend the Zoning
Ordinance to allow employee
housing consistent with State law.
2026 6th Not yet started 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.

Units,
Persons
The City will amended the Zoning Ordinance
to allow employee housing consistent with
State law. To ensure consistency with the
General Plan update, the amendment will
occur after the conclusion of the General
Plan Adoption in April 2026.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

Program 4.F:

Zoning for
Residential Care
Facilities
The City will amend its Zoning
Ordinance to facilitate residential
care facilities consistent with
State law.
2025 6th In Progress 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 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.

Persons To ensure consistency with new General
Plan policies, the Zoning Ordinance Title 12
will be amended to allow Residential Care
Facilities as specified by State law upon
conclusion of the General Plan Update and
Adoption process in April 2026.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

Program 4.G:

Zoning for Child
Family Care
Homes
The City will amend its Zoning
Ordinance to facilitate child family
care homes consistent with State
law.
2025 6th In Progress 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.

Persons The City will amend the Zoning Ordinance to
bring City child family care home provisions
into consistency with State law. The
amendment will occur after the conclusion of
the General Plan Adoption in April 2026 to
ensure consistency between the Zoning
Code and General Plan Policies.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

III - 13

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 4.H:

Housing for
Extremely Low-
Income
Households
Approve 50 new units for special
needs populations, and 50 new
extremely low-income housing
units by 2031.
2031 6th In Progress 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 hou sing affordable to extremely low - income 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 P rogram

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.

Households The City continues to support methods to
assist in the development of affordable
housing for those with special needs and
those who are extremely low-income.
2025 ADU rent survey results indicates
approximately 25.8% (86 units) of the ADU’s
receiving final occupancy in 2025 were
affordable to Extremely Low or Acutely Low-
income households.

Annual Action
Plan 2025-26

See Table A2,
Column 10.

III - 14

Program 4.I:

Support for
Farmworkers
Approve 50 new farmworker
housing units by 2031.
2031 6th Continuous 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 Low- Income 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 farmw orkers 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 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.

Households The draft General Plan Update Health and
Environmental Justice Element proposes
new policies, each with action items, to
support all types of housing including
housing for farm workers and special needs
groups including:
• HEJ-2.1: Implement the Housing Element
• HEJ2.2: Advance Housing Rehabilitation
• HEJ-2.3: Bolster housing diversity
• HEJ-2.4: Support multi-generational
housing
Information on the
General Plan
Update may be
found here: Home
| Santa Maria
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III - 15

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents

Program 5.A:

Homebuyer
Assistance
Program
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.
2031 6th Continuous 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.

Households Permanent Local Housing Allocation (PLHA)
funding comes to counties and cities in
California from Senate Bill 2 (SB2), also
known as the Building Homes and Jobs Act
Fee. SB2 established a $75 recording fee on
real estate documents to increase the supply
of affordable housing in California. Partial
funding coming to the County’s consortium
(which the city is part of) from the State’s
PLHA grant will be set aside and used
towards the Workforce Homebuyer Program.

In addition, the City continues to seek
various forms of grant funding to provide
appropriate housing.

Annual Action
Plan 2025-26
Program 5.B:

Tenant-Based
Assistance
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.
2027 6th Continuous 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.

Households The City continues to support methods to
assist families in overcoming housing
obstacles.

Housing Authority
of the County of
Santa Barbara

Housing Authority
Housing Choice
Voucher
Program 5.C:

Rental Deposit
Assistance
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.

2031 6th Continuous 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.

Households Forty-eight households received rental
assistance in 2025.

The City continues to support methods to
assist families in overcoming housing
obstacles, including rental deposit
assistance. The City estimates helping 60
households annually with $150,000 from the
HOME Investment Partnership Grant
Program. The assistance is provided in the
form of a grant for up to 100 percent ($2,500
maximum) of the required security deposit to
low-income families to assist with
overcoming obstacles to obtaining housing.

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.

Tenant Based
Rental Assistance
(TBRA)* / HOME
Program | City of
Santa Maria

Annual Action
Plan 2025-26

III - 16

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 5.D:

Fair Housing
Program
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).
2024 6th Completed,
Continuous
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 Cou nty, 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.

Households The City maintains its support for Fair
Housing Programs, particularly those which
focus on Extremely Low-Income Households.

Fair Housing | City
of Santa Maria

Human Services
Guide English

Human Services
Guide Spanish
Program 5.E:

Tenants Rights
Information
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).

2031 6th Continuous 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 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.

Households The City maintains its support of tenants’
rights and informs the public by teaming up
with the local non-profit, Legal Aid
Foundation of Santa Barbara County and
other organizations that have a good
relationship with the public. The City offers
several tenants; rights workshops annually
and are offered in several languages,
including English, Spanish, and Mixtec.

Rental Housing
Mediation
Program | City of
Santa Barbara

Human Services
Guide English

Human Services
Guide Spanish
Program 5.F:

Environmental
Issue
Identification
and Action
Develop and implement actions
to address environmental health
issues most effectively in the
lowest resource areas. Also see
Program 5.G.
2031 6th In Progress 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 w ell closures and
hazardous waste clean-up resources;
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
Persons The draft General Plan Update includes a
new Health and Environmental Justice
Element, analyzing existing conditions and
trends, key issues and
opportunities, identifying Disadvantaged
Communities and
the City’s proposed goals, policies, and
implementation actions. These include:
• reducing pollution; promoting safe and
affordable housing;
• access to healthy food, active
transportation, public facilities, and
healthcare facilities;
• and fostering greater civic engagement
opportunities.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

III - 17

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 5.G:

Environmental
Justice
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
(Housing Element Appendix F,
Figure F-13). Also see Program

5.I (Capital Improvements in Low-
Income Areas).
2025 6th Continuous 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.

Households The draft General Plan Update includes a
new Health and Environmental Justice
Element identifies 19 census tracts and 3
block groups as Disadvantaged Communities
within the City. The EJ Element includes
goals, policies, and implementation actions
to address EJ issues.

Information on the
General Plan
Update may be
found here: Home
| Santa Maria
GPU 2045

Program 5.H:

Condominium
Conversions
Preserve existing rental stock
from being converted to
condominiums throughout the
planning period.
2026 6th Not yet started 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.

Households The City has not received any Condominium
Conversion Proposals within the Sixth Cycle.

III - 18

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 5.I:

Capital
Improvements in
Low-Income
Areas
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.
2026 6th Continuous The City will complete projects to improve conditions in areas with higher concentrations of low- income 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 conce ntrations 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 expans ion 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.

Units In October 2025 the City approved just
under $600 thousand for an ADA Self
Evaluation and Transition Plan Update to
assess City-owned facilities, parks,
sidewalks, and public rights-of-way; review of
policies and procedures; conduct community
engagement; and for the preparation of an
updated ADA Transition Plan for barrier
removal.

The Chapel Plaza project (over One Million
Two Hundred Twenty Thousand dollars) is
now complete, providing a recreation and
community gathering space in the
Downtown.

The City was granted over two million four
hundred and eighty thousand dollars of
REAP grant funding to increase sewer
capacity and construct multi-modal
improvements in the downtown.

In 2025 the City awarded contracts for phase
II of the Veterans Memorial Park new
pedestrian plaza and event space (over eight
hundred thousand dollars)
Council Agenda
Item ADA
Services 12.d.6

REAP Grant
Council Agenda
Item 11.e.1

Veterans Mem
Park Council
Agenda Item

10.d.1

III - 19

Name of
Program
Objective Projected
Completion
Date in
Housing
Element
Applicable
Cycle
Status of
Program
Implementation
Program Implementation Details Quantified
Outcomes:

Category
Quantified Outcomes: Count Supporting
Documents
Program 5.J:

Housing Mobility
Provide 300 housing
opportunities affordable to lower
income households by February
2031.
2031 6th Complete,
Continuous
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 ar eas in the northeast and southeast, see Housing Element 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 a ctions 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.

Units During the Sixth Cycle, the City continues to
promote housing choice by permitting 1,832
Lower Income units, including ADU’s, and
deed-restricted and non-deed units
throughout the community to date.

Over 110 ADUs affordable to lower income
households have been constructed in
moderate resource areas to date.

III - 20

Table E – Commercial Development Bonus Approved
Section 65915.7 of the Government Code allows commercial projects to request reductions in parking requirements, increased building height and/or increased floor area when that project contributes to the development of affordable housing in the jurisdiction. The City did not receive any requests under Government Code Se ction 65915.7 during 2025; therefore, the completion of this table is not necessary.

Table F – Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c)(2)
Jurisdictions are asked to use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved consistent with the standards set forth in Government Code section 65583.1, subdivision (c)(2 ). The affordable housing work completed by the City in 2025 did not include any of these activities ; therefore, the completion of this table is not necessary.

Table F 2 – Above Moderate Income Units Converted to Moderate Income Pursuant to Government Code section 65400.2
Jurisdictions are asked to use this table to report units in an existing multifamily building that were converted to deed -restricted rental housing for moderate -income households by the imposition of affordability covenants and restrictions for the unit. In 2025 the City did not receive any applications for conversion of existing units to deed-restricted units.

Table G – Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of, pursuant to Government Code section 65400.1 State Law requires local agencies to list sites owned by the locality that were included in the housing element sites inventory and were sold, leased, or otherwise disposed of during the reporting year. The City did not sell any land identified as a Housing Element available site in 20 24; therefore, the completion of this table is not necessary.

Table H – Locally Owned or Controlled Lands Declared Surplus Pursuant to Government Code section 54221, or identified as Excess Pursuant to Government Code section 50569 State Law requires local agencies to create an inventory of surplus lands it owns or controls. “Surplus land” means land owned by any local agency for which the local agency’s governing body takes formal action in a regular public meeting declaring that the land is surplus and is not necessary for the agency’s use. The City did not declare any property as surplus land in 2025.

Table J – Student housing development with a density bonus approved pursuant to Government Code section 65915 (b) (1) (F)
State law requires that student housing development that received a density bonus be reported in the APR. The City did not receive application for, or process any student housing development in 2 025; therefore, the completion of this table is not necessary.

III - 21

Table K – Tenant Preference Policy Pursuant to Government Code section 7061 State law requires that local governments inform HCD about any local tenant preference ordinance the local government adopts or maintains, including the requirements the City create a webpage on their internet website containing authorizing local ordinance and supporting materials, no more than 90 days after the ordinance becomes operational. The City does not currently have a local tenant preference ordinance.

Table L – Historical Resources
Pursuant to Government Code section 65400(a)(2)
Chapter 723, Statutes of 2024 (AB 2580) amended Government Code section 65400(a)(2) requires that local governments inform HCD of all historic designations listed on the National Register of Historic Places, the California Register of Historic Resources, or a local register of historic places by the city or county in the past year, and the status of any housing development projects proposed for the new historic designations. No new historic designations took place in the City during 2025, therefore the completion of this table is not necessary.

Local Early Action Planning (LEAP) Grant Reporting
Recipient Agencies of Local Early Action Planning (LEAP) grants shall annually report by April 1 of the year following receipt of those funds on the status of proposed uses in the application.

The City has
received the full LEAP grant fund ($500,000) reimbursement awarded for the General Plan Update and associated Environmental Impact Report, and th e Sixth Cycle Housing Element Update. The Sixth Cycle Housing Element is adopted and serves to facilitate the development of new housing in the City.

Work on the General Plan Update and EIR continue, with adoption anticipated in April 2026.

III - 22

Summary Table:

Jurisdiction Santa Maria
Reporting Year 2025 (Jan. 1 - Dec. 31)
Housing Element Planning Period 6th Cycle 02/15/2023 - 02/15/2031

Building Permits Issued by Affordability Summary
Income Level Current Year
Acutely Low
Deed
Restricted 0
Non-Deed
Restricted 125
Extremely Low
Deed
Restricted 0
Non-Deed
Restricted 0
Very Low
Deed
Restricted 0
Non-Deed
Restricted 15
Low
Deed
Restricted 0
Non-Deed
Restricted 339
Moderate
Deed
Restricted 0
Non-Deed
Restricted 0
Above Moderate

451
Total Units 930

Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 2
Single-family Detached 0 5 16
2 to 4 units per structure 0 21 11
5+ units per structure 150 424 529
Accessory Dwelling Unit 0 479 327
Mobile/Manufactured Home 0 1 1
Total 150 930 886

Infill Housing Developments and Infill Units Permitted # of Projects Units Indicated as Infill 783 1965
Not Indicated as Infill 0 0

III - 23

Housing Applications Summary
Total Housing Applications Submitted: 633
Number of Proposed Units in All Applications Received: 896 Total Housing Units Approved: 246
Total Housing Units Disapproved: 0
Use of SB 423 Streamlining Provisions - Applications
Number of SB 423 Streamlining Applications 0
Number of SB 423 Streamlining Applications Approved 0

Units Constructed - SB 423 Streamlining Permits
Income Rental Ownership Total
Acutely Low 0 0 0
Extremely Low 0 0 0
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0

Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022) 0 0
SB 6 (2022) 0 0
SB 423 (2023) 0 0

Ministerial and Discretionary Applications
# of
Applications Units
Ministerial 631 830
Discretionary 2 66

Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 1 Number of Units in Applications Submitted Requesting a Density Bonus 52 Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0

Housing Element Programs Implemented and Sites
Rezoned

Count
Programs Implemented 36
Sites Rezoned to Accommodate the RHNA 0