Age-restricted: Santa Maria follows the county’s lead by passing protections for senior mobile home parks

A Proactive Step for Senior Housing

Families and retirees flock to the 805 region for its weather and community, but preserving affordable housing for seniors has become an increasing priority for local governments. In a decisive move to protect affordable housing, the Santa Maria City Council unanimously adopted a new zoning ordinance on Aug. 4 that safeguards the city’s 55-and-over mobile home parks.

The freshly minted senior mobile home park overlay establishes strict parameters around how and when a park can change its demographic designation. Covering five specific properties—Casa Del Rio, Casa Grande, La Maria, Rancho Buena Vista, and Trailerancho—the ordinance directly impacts more than 1,000 senior residents who call these communities home, the Santa Maria Sun reported.

Set to take effect in early September, the new rule dictates that if park ownership wishes to convert more than 20 percent of its existing senior-designated units to all-ages housing, they must first navigate a rigorous bureaucratic process. Park owners would be required to apply for a formal zoning amendment, triggering public reviews that would wind through the Santa Maria Planning Commission before ultimately requiring final approval from the City Council.

The Catalyst: Lessons from Orcutt's Del Cielo Dispute

While no current park owners in Santa Maria had expressed interest in converting their properties to all-ages communities, city officials viewed the ordinance as a necessary preventative measure. Chenin Dow, Santa Maria’s Community Development Director, told the council that the overlay is designed to "get ahead of the game" before any conversion desires take root within the city limits.

The push for local protection was heavily inspired by a contentious and ongoing dispute just south of the city. In 2024, the Del Cielo Mobile Estates in Orcutt came under new ownership. Management subsequently notified its senior tenants of an intent to convert the property into an all-ages community. This sparked immediate backlash and prompted the Santa Barbara County Board of Supervisors to adopt a comparable senior mobile home park zone overlay to protect the residents.

However, the county's intervention did not come without legal friction. Park owners sued Santa Barbara County in November 2024, arguing over property rights and the sudden implementation of the guardrails. That legal battle is currently heading toward a court trial, which is scheduled to begin on Sept. 14.

City Attorney Thomas Watson noted that Santa Maria’s approach is uniquely insulated from the immediate legal entanglements facing the county because it is proactive rather than reactive. Watson explained that past litigation in neighboring districts typically arises because a governing body attempts to implement rules only after an owner has already initiated a conversion. By establishing the overlay preemptively, the city ensures that any prospective buyers fully understand the zoning restrictions before purchasing a park.

Community Pushback and Property Rights Concerns

The Aug. 4 City Council hearing drew significant attendance from the community, particularly from seniors residing within the five impacted parks. Among them was Gary Hall, an active member of the North Santa Barbara County Manufactured Homeowners Team, who spent two years advocating for these protections alongside other residents.

"Following the swift action taken by Santa Barbara County, … it seemed there was a good model for Santa Maria to follow," Hall told the Santa Maria Sun via email. "I was cautiously optimistic that the ordinance would be approved, [and] very grateful for the City Council’s unanimous support."

Despite the widespread support from tenants, the ordinance faced pointed opposition from park owners and their legal representatives. Lisa L. Toke, an attorney representing three of the impacted parks (Casa Del Rio, Casa Grande, and Rancho Buena Vista), cautioned the council against adopting the overlay. Toke argued that the ordinance violates private property rights and potentially exposes the city to inverse condemnation lawsuits.

In communications with the Sun, Toke forwarded a letter on behalf of her clients stating that the ordinance exacerbates affordable housing shortages and discriminates against non-seniors seeking housing in Santa Maria.

The Western Manufactured Housing Communities Association (WMA) also stood in opposition. WMA spokesperson Jarryd Gonzales noted that the association shares the concerns of manufactured housing community owners. "Today, park owners retain the flexibility to open their communities to all ages if market conditions or residents needs change," Gonzales stated. "This ordinance strips that flexibility away."

What Comes Next for the 805 Region

Despite the warnings from property rights advocates, city leadership remains confident in the legal standing of the overlay. City Attorney Watson firmly addressed the legal critiques during the hearing, noting that Toke’s clients currently have no standing for damages because they do not intend to change their parks' current senior designations. Furthermore, Watson affirmed that the ordinance is entirely consistent with federal housing laws, giving the city the legal "green light" to move forward.

Notably, even in opposition, Toke clarified that her clients intend to continue operating their properties as senior mobile home parks for the foreseeable future. This aligns with the city's primary goal: preserving the status quo to ensure housing stability for the Central Coast's aging population.

As the new ordinance rolls out in September, Santa Maria sets a precedent for the 805 region, proving that local governments are willing to utilize zoning tools to balance affordable housing preservation with private property operations—potentially warding off the courtroom drama currently unfolding in neighboring Orcutt.