Commission backs zoning text amendment to limit ADUs on parcels created under state Starter Home Revitalization Act

The Santa Maria Planning Commission voted to recommend that the City Council adopt a zoning text amendment (Z2025-001) updating the city’s accessory dwelling unit (ADU) regulations (Title 12, Chapter 12-56) to reflect recent state law changes and to decline the state’s optional allowance to permit ADUs on parcels created under the Starter Home Revitalization Act.

Frank Alpera, the city’s principal planner, summarized prior study sessions and noted the city had already prepared most of the proposed changes to align with statewide ADU statutes and the July 1, 2025 effective date of amendments to the Starter Home Revitalization Act. The draft amendments incorporate renumbered state code references, state-mandated provisions on legalization of unpermitted ADUs (permit cannot be denied except for specific health and safety violations), and limits on separate sale of ADUs (allowed only in narrow circumstances tied to affordability and nonprofit developers).

The new, added provision before the commission addresses Government Code section 66499.41 (the Starter Home Revitalization Act), which allows streamlined subdivision of single-family and some multifamily parcels into up to ten parcels under state law. Alpera said the state also allows cities the option of whether to permit ADUs or junior ADUs on parcels created under that subdivision authority. Staff recommended—and the commission voted to recommend to council—that the City of Santa Maria choose not to permit ADUs or JADUs on parcels created through that specific state subdivision process. The draft ordinance language is intended to prevent a rapid, unanticipated increase in dwelling units in established single-family neighborhoods.

Commissioner questions focused on what the Starter Home Act could allow on typical local lots (the city said single-family lots under 1.5 acres could be subdivided down to parcels of at least 1,200 square feet in some configurations) and on infrastructure implications (utilities, access, sewer and stormwater capacity). Staff noted that while other state ADU law changes are mandatory, this particular allowance is optional and the city is using its option to decline ADUs on Starter Home‑created parcels.

During discussion Commissioner Seifert, Commissioner Lopez and others expressed concern about unanticipated increases in density and infrastructure strain from ADUs and other state-driven housing changes. Staff reported the city issued 239 ADU permits in 2024 and emphasized the city tracks state changes closely and will return with further amendments if the Legislature continues to change ADU rules.

Vote: The commission voted by roll call to recommend approval of the zoning text amendment to city council; recorded ayes included Commissioner Lopez, Commissioner Mohajer, Commissioner Seifert and Vice Chair Blanco.

What happens next: The Planning Commission’s recommendation will be forwarded to the City Council for public hearings and a final decision. If council adopts the amendment, the ordinance will take effect after the required post-adoption waiting period.

Speakers (article source list): Frank Alpera, Principal Planner (City of Santa Maria); Commissioners Seifert, Lopez, Mohajer, Vice Chair Blanco; staff participants and planners.

Actions: Motion to recommend City Council approve zoning text amendment Z2025-001 (Title 12 ADU chapter update and opt‑out of ADUs on Starter Home Revitalization Act parcels); motion seconded and approved by roll call.

Authorities referenced in hearing: Government Code §66499.41 (Starter Home Revitalization Act); state ADU statutes and renumbered code sections; Santa Maria Municipal Code Title 12 (zoning code).