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1. WHAT IS A FLOOD
HAZARD MAP OR FIRM?
Flood hazard maps, also called “Flood Insurance Rate Maps” or “FIRMs”, show
the flood risk to your home or business as determined by FEMA.
2. What is
the FEMA Map Modernization Program?
As part of the National Flood Insurance Program, the U.S. Department of
Homeland Security’s Federal Emergency Management Agency (FEMA) develops
Flood Insurance Rate Maps (FIRMs) to identify areas at risk of flooding and
to determine flood insurance rates. The Map Modernization Program is an
effort by FEMA to update old FIRMs nationwide. FEMA has now updated the
FIRMs for San Joaquin County and all the cities in the County.
3. WHEN DO THE NEW MAPS
BECOME EFFECTIVE?
The new Flood Insurance Rate Maps (FIRMs) will become effective and
regulatory on October 16, 2009.
4. WHO IS RESPONSIBLE
FOR THE MAPS?
The FIRMs are FEMA’s maps, used to administer the National Flood Insurance
Program. In the process of creating the updated maps, FEMA consulted with
the U.S. Army Corps of Engineers (USACE) and state and local agencies
regarding levee inspections and adequacy. Local agencies submitted comments
and suggested corrections to the proposed maps.
5. WHY IS SAN JOAQUIN COUNTY GETTING NEW FLOOD INSURANCE RATE MAPS?
San Joaquin County’s current maps are out of date. Some formerly rural
areas were never mapped in detail, and other areas haven’t been re-mapped in
more than 26 years. Over time, water flow, levee conditions and drainage
patterns have changed due to erosion, land use and natural forces. The
likelihood of flooding in certain areas has changed along with these
factors.
6. WHEN
DID WE HAVE SERIOUS FLOODING IN THIS AREA?
San Joaquin County has experienced major flooding several times during the
20th Century. The City of Stockton experienced flooding in 1955
and 1958. McDonald Island flooded in 1982 when the levee failed. 1983 saw
area wide local flooding from heavy rains, with levee failures in the Delta
and along the San Joaquin River. In 1986 flooding affected Delta
islands and the town of Thornton following a levee break. And there was a
near “100 Year” storm event during the winter of 1997 which caused flooding
in the Delta and along the San Joaquin and Stanislaus Rivers including areas
between Manteca and Tracy. The most recent levee break occurred in 2004 at
Jones Tract west of Stockton.
7. WHAT IS MY RISK? IS
MY FAMILY SAFE?
Floods are the most likely natural disaster to occur in our area. Your local
government is doing its best to make wise investments in flood protection to
safeguard lives and property. Still, just as people who live in earthquake
or wildfire-prone areas should have a plan in case of emergency, all San
Joaquin County residents should know their flood risk and have an emergency
plan. The Office of Emergency Services website provides guidance on disaster
preparedness to protect your family in case of emergency, including a flood:
www.sjgov.org/oes/. To learn how to prepare your family for an
emergency, visit
www.plan2survive.org.
8. WHAT IS A FLOODPLAIN?
A floodplain is the part of the land where water collects, pools, and flows
during the course of natural high-water events. San Joaquin County is
located in a historic natural floodplain. Before we had levees and other
flood protection infrastructure, our entire area was frequently covered with
water. The levees and other flood control infrastructure provide limited
protection to certain areas by forcing high water to flow past us without
flooding. For the Map Modernization process, we speak of a property as
being “in the floodplain” if it is within an area not considered to be
protected from a “100 year flood”. This includes some properties that are
not protected by any levees, or properties that are protected by levees that
are not expected to provide protection against a 100-year or greater flood.
9. What is a “100-year flood
event”?
A “100-year flood event” is fairly large, historically infrequent flood. To
be precise, it is a flood of a size that is projected to have only a
1-percent chance of being equaled or exceeded each year. However, this does
not mean that this size of flood will only occur once every 100 years. The
likelihood of a 100-year flood occurring within a 100-year stretch of time
is very high, but there is no way to predict when the next flood will occur
– or the one after that. We could have several 100-year floods in a short
period of time, or we might not see a 100-year flood in our lifetimes or our
grandkids’ lifetimes.
10.
IS THERE A PROBLEM, AND WHAT IS BEING DONE TO PROTECT US?
San Joaquin County’s existing flood control facilities, including levees,
have been improved and maintained to provide the level of flood protection
that our area currently has. However, stricter standards from the federal
and state governments will necessitate additional improvements and will
require some property owners to purchase flood insurance. In addition,
newly enacted State law will require an even higher level of flood
protection in future years for our urban areas, to guard against
historically infrequent but potentially severe high-water events.
The San Joaquin County Flood Control and Water Conservation District formed
a Technical Advisory Committee (TAC) in May 2006. The TAC has been meeting
regularly since formation and includes representatives from the County,
several of our cities, reclamation districts, and other flood protection
interests. The group is continually working to monitor our flood protection
situation and recommend flood protection improvements, both short-term and
long-term, to our local elected officials.
11. What is a Special Flood Hazard Area, aND HOW DO I DETERMINE IF MY PROPERTY WILL BE LOCATED IN THIS AREA ON THE NEW
MAPS?
FEMA classifies land as a Special Flood Hazard Area (SFHA) if it is located
in a 100-year flood zone based on the current effective Flood Insurance Rate
Map (FIRM). The floodplain administrator for your community can determine
which parcels will be included in the “100-year floodplain” when the new
FIRMs become effective on October 16, 2009. This determination is done
using computerized mapping software that integrates FEMA’s flood zone data
with Assessor’s Parcel Number (APN) data. (Please refer to the contacts at
the end of these questions for the telephone number of the appropriate
floodplain administrator to contact for your property.)
12. HOW WILL THE NEW FLOOD INSURANCE RATE MAPS AFFECT ME?
By showing the extent to which areas of San Joaquin County – and individual
properties – are at risk for flooding, the new flood maps help home and
business owners understand their flood risk and make more informed financial
decisions about protecting their property. All property owners are advised
to become educated about their property’s flood risk and consider purchasing
insurance; in some cases, insurance will be required based on your flood
hazard zone. The new FIRMs will also allow community planners, local
officials, engineers, builders and others to make important determinations
about where and how new structures and developments should be built to
minimize flood risk.
13. Why will only certain parts of the County have changes to their
flood insurance requirements?
Flood insurance requirements are based on your flood risk zone shown on the
FIRMs. During the Map Modernization process, FEMA evaluated the current
condition of our flood protection levees and compared our levees to their
standards. Based on these inspections, as well as the updated water flow and
drainage patterns, FEMA redrew the boundaries of the flood risk zones for
our county. This will change flood insurance requirements for some property
owners, on October 16, 2009 when FEMA’s new FIRMs go into effect.
14. WHAT WILL HAPPEN IF MY PROPERTY IS PLACED IN A SPECIAL FLOOD HAZARD AREA
(100-YEAR FLOODPLAIN) ON OCTOBER 16, 2009?
If the new FIRMs – once they become effective (regulatory) on October 16,
2009 – indicate the building on your property is now located in a Special
Flood Hazard Area (an “A Zone”), you will be required to purchase flood
insurance if you carry a mortgage, loan, or note from a federally-regulated
lender.
If you do not have a mortgage, it is still recommended that you purchase
flood insurance. Over the life of a 30-year loan, there is about a 3 times
greater chance of having a flood in your home than having a fire. Most
homeowner’s insurance policies do not provide coverage for damage due to
flooding.
15. WHAT
IS A “FEDERALLY-REGULATED LENDER?”
Virtually every mortgage lender is federally regulated. If your lender is
subject to the laws, rules, and regulations of any of the following, it is a
federally-regulated lender:
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Federal Deposit Insurance Corporation (FDIC)
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National Credit Union Administration (NCUA)
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Farm Credit Administration (FCA)
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Office of Thrift Supervision
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Office of the Comptroller of the Currency
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Board of Governors of the Federal Reserve System
Additionally, if your lender ever sells any loans to the Federal National
Mortgage Association (“Fannie Mae”), or to the Federal Home Loan Mortgage
Corporation (“Freddie Mac”), or to any other Government-Sponsored
Enterprise, it is federally-regulated.
16.
WHAT IS THE “GRANDFATHERING RULE” AND HOW CAN IT HELP ME?
The NFIP has “grandfathering” rules to recognize policyholders who complied
with the flood map in place at the time of construction or who maintain
continuous flood insurance coverage. These rules allow such policyholders
to maintain a lower premium rating for their building even if their property
changes to a high-risk designation when maps are redrawn.
If your property is going to be placed into an A Zone (a SFHA), there are
lower-cost options available through the National Flood Insurance Program (NFIP)
“grandfathering” rule. Please note that the lower grandfathered rates are
probably only available if you buy insurance BEFORE the new FIRMs become
effective and regulatory on October 16, 2009. To be eligible for
grandfathering rates, you may have to buy flood insurance by October 15,
2009.
17. HOW CAN I TELL IF I WILL BE required to purchase insurance?
The new FIRMs are available for viewing by the public online at
www.sjgov.org/pubworks or at the County Public Works Building at 1810 E.
Hazelton Avenue in Stockton. You can also look up an address or parcel
number using the Flood Zone Viewer at
www.sjmap.org/floodzoneviewer.
By viewing these maps, you may be able to tell if your property is going to
be re-mapped into a Special Flood Hazard Area (A-Zone) on October 16, 2009.
Contact your floodplain administrator (see information below) if you have
any questions about how to interpret these maps.
18. WHAT WILL HAPPEN IF I DO NOT BUY FLOOD INSURANCE BY OCTOBER 15th?
If you have not purchased flood insurance by October 15th,
and your property is located in a Special Flood Hazard Area on the new maps,
your lender will notify you that you are now required to purchase flood
insurance.
19. IS THERE ANY WAY I CAN PAY LESS THAN THE EXPENSIVE “A-ZONE” PREMIUM IF
I WAIT UNTIL AFTER OCTOBER 15th TO BUY FLOOD INSURANCE?
In certain cases, IF your home was built AFTER the first FIRM was published
for your area, and you supply your insurer with extra documentation, they
will charge you only the “Standard X” rate for your flood insurance policy.
This is more expensive than buying a Preferred Rate Policy by October 15,
but if you are willing to gather the documentation for them, you will pay
less than you would for an “A-Zone” policy. Please see below for the
effective dates of the first FIRM for your area. Please ask your insurance
agent about the details of this National Flood Insurance Program
regulation.
If your property is being mapped into a SFHA and your home was built BEFORE
the effective date of the first FIRM for your area, you must purchase
insurance NO LATER THAN October 15, 2009 in order to secure a “grandfathered
Standard X” rate for your property.
20. WHAT HAPPENS IF I REFUSE TO PURCHASE FLOOD INSURANCE WHEN I HAVE BEEN
NOTIFIED BY MY LENDER THAT I AM REQUIRED TO DO SO?
If you do not purchase flood insurance when required, your lender will be
forced to buy a policy for you in order to keep your loan in compliance with
federal regulations. Your lender will then charge you for the expense,
adding it to the outstanding balance of your loan. These “force place”
policies are much more expensive than flood insurance purchased by the
property owner.
21. WHAT WILL HAPPEN IF MY PROPERTY CHANGES FROM A HIGH-RISK TO A LOWER-RISK
DESIGNATION?
When a building moves to a low- or moderate-risk area, there is no longer a
federally mandated requirement to purchase flood insurance. However, the
risk has only been reduced, not removed. Flood insurance is still
recommended. Upon the adoption of the new maps, you may be eligible for a
lower-cost Preferred-Risk Policy (PRP). Through your insurance agent, it is
simple to submit a PRP application to avoid any gaps in your flood coverage.
22. HOW
MIGHT THE NEW FLOOD MAPS AFFECT ME FINANCIALLY?
A financial impact from the new flood maps is a possible change in your
property’s insurance requirements and rates. These changes may influence
property values. Your local agencies are working together and with the State
and federal governments to continue to improve flood protection in our area
in order to increase public safety and decrease financial burdens and risk.
If your property is in a floodplain and you have purchased flood insurance
under the “grandfathering” rules, when you sell your home the new owner
can continue to pay the lower “grandfathered” insurance rate, so long as
there is no lapse in the policy. This is a selling point, should you decide
to sell your home, even if you personally do not have a mortgage that
requires you to purchase the flood insurance now.
Another possible financial impact would be the need to raise local funding
for additional flood protection construction projects. This would likely be
done through voter-approved assessments. An investment in improved flood
protection infrastructure protects lives and property from floods. It can
have additional beneficial financial effects such as decreasing insurance
premiums and increasing property values.
23. WHAT IF MY HOME OR BUSINESS IS MAPPED INTO A HIGH-RISK AREA BUT I
BELIEVE THE DESIGNATION IS IN ERROR?
Flood map designations are always based on the best data available to
engineers and local officials at the time areas within a community are
surveyed and assessed. Every effort is made to ensure that the maps reflect
the most accurate and reliable information about the flood risk for all
properties. However, re-examining and updating flood hazard information for
an entire community is often a multi-year process, and you may feel that you
have more accurate data about your property than what is shown on the new
maps.
As a mechanism to ensure that residents’ and property owners’ questions or
concerns about the new map designations were addressed, a Public Comment
Period took place between January 15, 2008 and April 16, 2009. During this
period, citizens had the opportunity to submit technical and/or scientific
data to support a claim that their property had been improperly placed in a
high-risk area. Several areas of the County were removed during this
period, including the town of Woodbridge and areas in Lodi and Ripon. The
new maps are now in the final production stage, and no additional changes
will be made. Once the new FIRMs become effective and regulatory on
October 16, 2009, property owners can still correct flood zone designations
using the standard FEMA “Letter of Map Change” (“LOMC”) procedure. More
information about this process can be found on FEMA’s website:
www.msc.fema.gov. [Click on Homeowners/Renters.]
24. WHY
WERE SMITH CANAL LEVEES DECERTIFIED BY FEMA?
In order for FEMA to recognize a levee as providing 100-year flood
protection, the community must demonstrate that the levee meets all of the
certification requirements of the Code of Federal Regulations, Title 44,
Section 65.10 which include criteria for design, operation plans,
maintenance plans, and certification by a registered civil engineer. The
Smith Canal levees were not able to meet all of the requirements to gain
certification.
25. ONLY DRAINAGE WATER FROM WITHIN THE CITY OF STOCKTON FLOWS TO SMITH
CANAL DURING STORMS. WHERE WOULD THE FLOOD WATER COME FROM?
During a 100-year flood, water from the San Joaquin River to the west will
back up into Smith Canal. Should the Smith Canal levees overtop or fail,
the Country Club area, which lies at or near sea level in most areas, would
be inundated by flood waters flowing through the canal from the San Joaquin
River.
26. WHAT IS BEING DONE TO PROVIDE 100-YEAR FLOOD PROTECTION FOR THE COUNTRY
CLUB AREA?
The San Joaquin Area Flood Control Agency (SJAFCA) is currently pursuing the
design and construction of a gate structure at the mouth of Smith Canal.
The gate would normally rest on the bottom of the channel, allowing for boat
traffic and normal tidal fluctuations. During high water periods, the gate
would be raised, preventing floodwaters from the San Joaquin River from
entering Smith Canal. The project is estimated to cost $30 million.
27. CAN NEW HOMES, BUSINESSES, AND OTHER STRUCTURES BE BUILT IN SPECIAL
FLOOD HAZARD AREAS (SFHAs)New
homes, business, and other structures can be built in SFHAs, however they
must meet special design and construction requirements aimed at minimizing
potential flood damage to the structure. Among the requirements, habitable
spaces must have the floor elevated above the 100-year flood elevation,
which can be 10 feet or more above grade in some areas. Contact your
community floodplain administrator for all requirements specific to your
proposed project.
28. CAN IMPROVEMENTS, SUCH AS ADDITIONS AND REMODELS, BE MADE TO EXISTING
HOMES, BUSINESSES, AND OTHER STRUCTURES WITHIN SPECIAL FLOOD HAZARD AREAS?
Improvements, such as additions and remodels, can be made to existing homes,
businesses, and other structures within SFHAs, however if the cost of the
improvement equals or exceeds 50% of the market value of the existing
structure, it must be brought into compliance with current SFHA construction
requirements, which may involve significant alterations, including elevating
all habitable areas of the structure above the 100-year flood elevation.
Contact your community floodplain administrator for all requirements
specific to your proposed project.
29. WHY SHOULD AN OWNER SUFFER WHAT SEEMS TO BE A PENALTY FOR UPGRADING
AND/OR IMPROVING A STRUCTURE?
When a structure located in a Special Flood Hazard Area (SFHA) is improved,
additional real property is thereby put at risk for flood damage. In an
effort to discourage building in SFHAs, higher restrictions are imposed on
substantial improvements. Structures located in a special flood hazard area
that are not elevated to or above the BFE pose threats to the health and
safety of the occupants of these structures, as well. Over time it is not
only important to protect the property of the existing structures through
substantial improvement, but also to protect the health and lives of the
public citizens that occupy them.
30. IF A HOME, BUSINESS, OR OTHER STRUCTURE WITHIN A SPECIAL FLOOD HAZARD
AREA IS DAMAGED BY FIRE, FLOOD, WIND, OR OTHER SOURCE OF DAMAGE, CAN IT BE
REPAIRED?
Homes, businesses, and other structures within SFHAs can be repaired if
damaged by fire, flood, wind, or any other source of damage, however if the
cost of the repair equals or exceeds 50% of the pre-damage market value of
the structure it must be brought into compliance with current SFHA
construction requirements, which may involve significant alterations,
including elevating all habitable areas of the structure above the 100-year
flood elevation (the “BFE”). Contact your community floodplain
administrator for all requirements specific to your proposed project.
31. THE NEW SPECIAL FLOOD HAZARD AREAS ARE DESIGNATED “ZONE A” WITH NO BASE
FLOOD ELEVATION (BFE) SHOWN. WHO WILL DETERMINE THE REGULATORY BFE FOR
THESE AREAS?
Once the new FIRMs become effective and regulatory on October 16, 2009, the
community floodplain administrators will use study methods and engineering
analyses accepted by FEMA to determine regulatory BFEs for the new SFHAs.
32. WHAT IF OUR COMMUNITY DID NOT PARTICIPATE IN THE NFIP?
There would be several consequences if our community did not participate in
the NFIP. The biggest consequence is that affordable flood insurance would
not be available for any buildings, including residential and commercial. If
someone wanted to obtain flood insurance, they would have to go through a
private insurance company and pay exorbitant premiums. As a result of
non-participation, there would be no Federal grants, loans, or mortgage
insurance for structures located in a Special Flood Hazard Area. Federal
disaster assistance would be unavailable following a declared disaster.
Owners of buildings with conventional loans would also be required to notify
buyers or lessees that the property is in a Special Flood Hazard Area and
that Federal disaster relief is not available in a declared disaster.
33. WHERE CAN I GET MORE
INFORMATION?
Visit www.sjgov.org/pubworks/ for more information. The website is
periodically updated to include new information about the floodplain
remapping process and any upcoming public meetings, as well as links to
other sources of flood protection information. FEMA also has the new FIRMs
available on their website.
GENERAL RESOURCES:
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General information about flood insurance:
www.floodsmart.gov
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To find a local agent: 1-888-FLOOD29 or check your local Yellow pages
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Public Meetings: Dates and locations will be announced as scheduled.
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Please visit
www.sjgov.org/pubworks to get more information about San Joaquin
County Flood Insurance Rate Maps, and flood protection information.
LOCAL RESOURCES:
THE COUNTY’S FIRST FLOOD INSURANCE RATE MAP EFFECTIVE DATES:
SAN
JOAQUIN COUNTY (UNINCORPORATED) MAY 15, 1980
CITY
OF STOCKTON JANUARY 3, 1979
CITY OF TRACY JUNE 18, 1987
CITY OF LODI MARCH 1, 1978
CITY OF MANTECA DECEMBER 16, 2005
CITY OF LATHROP MAY 15, 1980 (SJC)
CITY OF RIPON SEPTEMBER 24, 1984
CITY OF ESCALON N/A
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