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  PUBLIC WORKS DIRECTOR
    Thomas R. Flinn
    1810 East Hazelton Avenue
    Stockton, CA 95205
    (209) 468-3000 Phone
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IMPORTANT NEW FLOOD  PROTECTION  INFORMATION
FOR SAN JOAQUIN COUNTY RESIDENTS

FREQUENTLY ASKED QUESTIONS
FAQ's
 


 

 

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San Joaquin County’s current maps are out of date.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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