CITY OF SANTA MARIA
TITLE 12 ZONING TEXT AMENDMENTS
SENIOR MOBILE HOME PARK OVERLAY – CHAPTER 12-25B
August 4, 2026
PURPOSE AND INTENT
Housing Preservation
Mobile homes represent a critical component of Santa Maria's naturally occurring affordable housing. This ordinance establishes a legal shield to protect these long-term homeownership opportunities.
Anti-Displacement Safeguard
Designed specifically to protect low-to-moderate-income seniors on fixed incomes, mitigating the risk of rapid displacement caused by park conversions to all-ages properties.
Policy & Legislative Framework
Directly implements the City's Housing Element policies to expand housing choices and affordability, while codifying guidelines compatible with the federal Housing for Older Persons Act (HOPA).
APPLICABILITY & SCOPE
Rancho Buena Vista
Casa Grande
Casa Del Rio
La Maria
Trailerancho
Targeted Application: Overlay applies strictly to
existing active senior-restricted manufactured
housing communities in Santa Maria.
Designated Senior Communities: Rancho Buena
Vista, Casa Grande, Casa Del Rio, La Maria, and
Trailerancho.
Over 1,100 Spaces Protected: Ensures standard
residential land use protections are established
across the entire local portfolio.
Zone Consistency: Operates concurrently with
existing Residential Mobile Home (RMH) primary
zone development standards.
ORDINANCE OVERVIEW
Regulations
Core Rules protecting Senior Park status:
• 80% Occupancy Rule: At least 80% of units must have at least one resident who is aged 55 or older. • Mandatory Disclosures: Leases, park rules, & signs must declare the senior-only occupancy status. • Vacancy Ads: Vacancy listings must state intentions for 55+ senior occupancy.
Compliance Procedures
Streamlined administrative oversight:
• Biennial Certification: Operators submit age-verification lists to the City every two years. • Reliable Proof: Standard government photo ID (driver's license) or signed rental lease affidavits. • Alternative Paths: Allows alternate proof (prior records, statements under perjury) if residents refuse or are unable to comply.
Conversion Process
Controlled transition safeguards:
• Preservation First: Zoning safeguards prevent unreviewed park conversions to all-ages status. • Official Amendment: Transition requests require a formal Zoning Amendment • Public Hearing: Public review by the Planning Commission with final approval by City Council.
ENVIRONMENTAL
The proposed Zoning Text Amendments are exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) “common sense” exemption.
RECOMMENDATION
1. Waive first reading and introduce an Ordinance amending Title 12, Zoning, by adding a new Chapter 12-25B, Titled “SMHP Senior Mobile Home Park Overlay District” and amending the official Zoning Map of the City to add a new SMHP Senior Mobile Home Park Overlay District; and
2. Set for adoption said Ordinance at the next regular City Council meeting.