Recovery Updates

On Tuesday, at a special Montecito Planning Commission (MPC) hearing that was also attended by the Montecito Board of Architectural Review (MBAR), the MPC discussed proposed ordinance amendments pertaining to rebuilding following the 1/9 debris flow and made a recommendation to the Board of Supervisors to wait on approving the new ordinance language, until more topography studies and revised FEMA maps are made available. The proposed ordinance amendments, if approved by the Board of Supervisors, will revise existing regulations, development standards, permit procedures, and definitions to accommodate the rebuilding of structures that were damaged or destroyed during the debris flow event. 

Planning staff outlined statistics for the MPC: there are currently 42 red-tagged structures (deemed unsafe to occupy) in the coastal zone and 80 in the inland portion of the County. There are 64 yellow-tagged homes (limited entry) in the coastal zone and 92 inland, and 64 green-tagged (habitable) structures in the coastal zone and 67 inland. This is not including the homes that were 100-percent destroyed during the debris flow: 2 in the coastal zone and 57 inland. 

In addition to structural damage, the debris flow events also resulted in significant changes to topography, expanded creek beds and banks, and general alteration of drainage features. As a result, the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM) for Santa Barbara County are no longer representative of on-the-ground conditions, according to the Staff report. The topographical and drainage feature changes will result in new base flood elevations for numerous properties in the Montecito area. To address changes to floodways, flood hazard areas, and base flood elevations, FEMA is preparing new FIRM maps for the Santa Barbara County area, which is anticipated to take three to five years. 

In the meantime, the County is working with FEMA to produce Flood Hazard/Recovery Mapping (which will include advisory base flood elevations, among other items) that is anticipated to be completed by June 11. This map will provide property owners with critical data needed for rebuilding on their lots, so that rebuilding can occur prior to the completion of new FIRM maps. “The reason we think these interim maps are important, is that we want rebuilding to take place sooner rather than later, and we need some type of practical guidance to make prudent decisions moving forward,” said Jon Frye, the County’s Flood Control engineering manager. “All parcels that want to rebuild will be allowed to rebuild,” he added. 

The proposed MLUDC Ordinance Amendments provides specific standards for the “like-for-like” replacement or restoration of a structure that was damaged or destroyed as a result of the debris flow event. The amendment specifies that the replaced or restored structure 1) may be relocated, as necessary, on the lot to meet top-of-bank setbacks; 2) may exceed the height of the destroyed or damaged structure (as measured from existing grade) if necessary to account for the post-event grade (i.e., the grade on the lot after the debris flow or other catastrophic event that resulted in a change in topography) and comply with the base flood elevation that exists for the lot after a debris flow event; and 3) shall not require Design Review unless the exterior design of the structure is substantially different from the prior structure. 

Thus, if a structure needs to be relocated on the lot or have a higher finished floor elevation, and is otherwise substantially the same as it was before the event, it may be considered to be within the like-for-like rebuild exemption. According to staff, residents may make interior changes to their rebuilt home, also without review. While Land Use and Coastal Development Permits may not be necessary under the exemption, building permits and grading permits would likely be required. 

Public comment included several community members, most of whom asked the commission to move forward with the ordinance amendments. Cori Hayman, speaking on behalf of the Montecito Association, asked that the County wait for the final hazards map before adopting the ordinance amendments, and for property owners to inform their neighbors of their plans for rebuilding. “I would suggest that we have notice provisions both inland and coastal,” Hayman said. 

MBAR member Bob Kupiec suggested that any homeowners moving their structure on their property due to topographic changes should be required to have design review by MBAR. Member Claire Gottsdanker added that not having design review for properties which have varied base flood elevations is “inappropriate.” John Watson suggested setting thresholds related to relocation of structures, height after new grading, and setbacks, to determine if a property should be seen by MBAR. 

After hours of discussion and deliberation, the Commission recommended to the SB Board of Supervisors that they obtain more information from FEMA, including a comprehensive resiliency plan, before approving the ordinance amendments. They also made suggestions to staff on how to revise the ordinance amendments to address concerns including drainage, height, and relocation of structures. The board of supervisors will hear the proposed amendments in May. 

Also happening in the recovery process: United Way of Santa Barbara County announced last week that individuals and families affected by the Thomas Fire and/or January 9 floods can apply for direct financial assistance through the United Way Thomas Fire & Flood Fund as of April 16. The application window will be open through Friday, May 11. 

The fund was jointly established by the United Ways of Santa Barbara and Ventura counties to help the region recover. It has has raised more than $4.2 million in generous community donations; 100 percent of these donations will go directly to affected individuals and families, as well as the organizations serving them. To date, more than $3 million has been allocated from the fund and additional distributions are forthcoming. A total of $600,000 will be available for this distribution. 

In Santa Barbara County, the Fund’s goal is to assist with the long-term recovery of the families of the 23 individuals who lost their lives, the hundreds of individuals and families whose homes were damaged or destroyed, and the many others who were unable to work and are now struggling to make ends meet. For the second phase of United Way Thomas Fire & Flood Fund distributions, applications from affected individuals and families will be solicited and approved for direct grants. This funding cycle will be carried out in partnership with Family Service Agency, UWSBC’s designated case management agency for the fund.

The following classes of individuals are eligible to apply for funding: next of kin for individuals who lost their lives as a result of the January 9 debris flow. Eligible claimants include the estates of individuals who lost their lives as a result of the January 9 mudslide; Santa Barbara County residents who have suffered damage or total loss of their primary residence (including renters) and/or personal property (includes vehicles) due to the Thomas Fire or January 9 debris flow; and Santa Barbara County residents who were unable to work during or after the Thomas Fire or January 9 debris flow. Applicants must be able to demonstrate that they were residents of Santa Barbara County and/or employed in Santa Barbara County at the time of the disasters. In order to be eligible for funding, individuals must submit an application for individual assistance. For expedited review, applications may be submitted online at www.unitedwaysb.org/thomas-recovery. 

Applications will be accepted through Friday, May 11, and must be received by 5 pm on May 11 to be eligible for funding from this distribution. Late applications will be accepted past May 11, but will only be reviewed at a later date, should additional funding become available.