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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 is now in the process of updating FIRMs for San Joaquin County and all
the cities in the County.
WHO IS RESPONSIBLE FOR
MODERNIZING THE MAPS?
FEMA is responsible for modernizing the maps. In
this process, FEMA is consulting with the Army Corps of Engineers and state
and local agencies regarding levee inspections and adequacy. Local agencies
are able to submit comments and suggest corrections to the proposed maps.
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.
WHY IS SAN
JOAQUIN COUNTY GETTING NEW FLOOD HAZARD 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San Joaquin County’s current maps are out of date.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.
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 ofThornton 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 east of Stockton.
WHAT ARE THE
BENEFITS OF THE NEW FLOOD HAZARD MAPS?
New digital mapping techniques will provide
current data on San Joaquin County flood hazards. The result: a better
picture of the areas most likely to be impacted by flooding and a better
foundation from which to make key decisions to protect lives and property.
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
property that is not protected by any levees, or property that is protected
by levees that are not expected to provide protection against a 100-year or
greater flood.
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, very high, but there’s 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.
WHAT IS A SPECIAL FLOOD HAZARD AREA AND HOW DO I DETERMINE IF MY PROPERTY IS
LOCATED IN THIS AREA?
FEMA classifies land as a Special Flood Hazard
Area (SFHA) if it is located in a 100-year flood zone based the current
effective Flood Insurance Rate Map (FIRM). The floodplain administrator for
your community will determine which parcels are included in the floodplain
when the final effective FIRMs are issued. This determination is done using
computerized mapping software that integrates FEMA’s flood zone data with
Assessor’s Parcel Number (APN) data.
HOW WILL THE NEW
FLOOD HAZARD 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 will help home and business owners understand their current
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 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.
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 will evaluate the current condition of our flood protection levees and
compare our levees to their standards. Based on these inspections, as well
as the updated water flow and drainage patterns, FEMA will be redrawing the
boundaries of the flood risk zones for our county. This will change flood
insurance requirements for some property owners, but FEMA and your
Floodplain Administrator won’t know definitively which properties are
affected by the Map Modernization Program until final maps are completed by
FEMA in early 2009.
WHAT WILL HAPPEN IF MY PROPERTY IS PLACED IN A SPECIAL FLOOD HAZARD AREA
(100-YEAR FLOODPLAIN)
If the final evvective maps – once adopted – indicate the building on your
property is now at a high risk for flooding, you will be required to
purchase flood insurance if you carry a mortgage 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.
If your property is placed into a high-risk
zone, there are lower-cost options available through the National Flood
Insurance Program (NFIP) “grandfathering” rule. Please note that the lower
grandfathered rates are only available if you buy insurance BEFORE the
final, regulatory maps are issued.
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 flood: www.sjgov.org/oes/.
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