Free of FEMA's decision?

Most Woodbridge residents may not be required to purchase flood-control insurance after all. But it's not a done deal.

San Joaquin County submitted revised elevation maps to the Federal Emergency Management Agency Monday that county officials hope will remove most of Woodbridge from being designated as a high-risk flood area. The maps submitted by the county's Public Works Department are intended to show that most of Woodbridge isn't as likely to flood during a 100-year storm as FEMA officials thought.

The exception may be the Windwood subdivision, the westernmost neighborhood north of Woodbridge Road. The exact boundaries the county submitted aren't crystal clear.

Deputy Public Works director Steve Winkler, who submitted the elevation information to FEMA, told the Woodbridge Municipal Advisory Council last week that "most areas east of Benedict Drive north of Woodbridge Road may be eligible for consideration as 'high ground.'"

Benedict Drive is the easternmost street in the Windwood subdivision, indicating that all of Windwood would continue to be within the flood plain. But Winkler is on vacation this week and unavailable to clarify what he submitted to FEMA. Several Public Works employees told the News-Sentinel they didn't know about Windwood's proposed status.

Property owners in Woodbridge and northwest Lodi became alarmed in January when FEMA included those areas in a potential 100-year flood-zone region where they would be required to purchase insurance.

In a preliminary map issued in January, property owners generally west of Lodi Lake and Mills Avenue and south to White Oak Way were faced with flood insurance that could cost them more than $2,200 per year.

FEMA still recommends flood insurance

Whether or not Lodi-Woodbridge property owners will be required to purchase flood insurance, the Federal Emergency Management Agency advises property owners to buy insurance anyway.

If insurance is purchased before FEMA adopts its final map, it will cost $317 for a $250,000 house containing $100,000 worth of contents. The premium will go up to $769 annually once FEMA adopts its map designations in 2009. An optional $482 premium is available to cover contents.

If a property owner in a high-risk flood area purchases insurance after FEMA makes its final determination, premiums will cost $1,390, plus another $856 for the contents annually.

Source: Federal Emergency Management Agency

However, the city of Lodi surveyed the Park West, Bridgetowne and Towne Ranch neighborhoods, and urged FEMA in May to remove those areas from the flood plain.

And this month, San Joaquin County is attempting to get most of Woodbridge off the hook.

It's up to FEMA to determine whether either Lodi or Woodbridge is in or out of the flood plain, and that won't be determined for a few months, FEMA officials say. The new FEMA flood plain maps will take effect in April.

Property owners with homes that are paid in full are exempt from the flood insurance requirement.

Contact reporter Ross Farrow at rossf@lodinews.com.

Reader Feedback

edumacation wrote on Aug 1, 2008 6:34 AM:

" Hu T&C: Its called "curb appeal" or what it looks like not what it is. A little abracadabra and voila sleeping beauty's castle. Would you rather live on a concrete slab or in a house with a real foundation. The first thing that happens during a flood is that the storm drains can't handle the runoff. The second thing, is the attaempt to sandbag "

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T&C wrote on Jul 31, 2008 9:52 PM:

" Edumacation, now is a great time for Lodi real estate, buy, buy,buy. LOL I see foreclosyres in the paper for a home on 300 East Locust for $320,000. Tellme, edu, how much more than 75K is that home worth? Just look at the foreclosures and every one is now worth half what they foreclosed for. I suppose those in the Woodbridge flood plain in those beautiful homes don't think their prices haven't sunk either. And I'll bet that garbage scow smell will attract new buyers? Nearly all of north Lodi should be included in that flood plain also. Most homes in the older neighborhoods are built 18-24 inches above ground level. If that area of Lodi has a possibility of flooding, those in Woodbridge and the Lodi Lake area should be very worried. I'd just pay the flood insurance and pray that the next rains we have aren't too heavy. Our storm drain system is always clogged up in the same places every year and two of the worst are in woodbridge by the canal. "

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edumacation wrote on Jul 31, 2008 9:19 PM:

" The bottom line is that if the area is in FEMA flood zone a few homeowners (actually mortgage debtors), and a few promoters will have to spin some long tales to promote this "estate" area. Its sad that some capitalists need to depend on government to bail them out when they make bad decisions. Examples are the Sacramento North Natomas flood areas which have ALWAYS been under water.. Now developers have this area carpeted with houses. In the last few months Uncle Sam has been throwing money at banks and home developers so they won't fail. When is the last time somone stuffed money in your pockets because your hot dog stand had overpriced hot dogs? Its the same thing. Overpriced $50 hot dogs = $1,000,000 1950's ticky tacky houses. Why bail out the banks, developers and idiots who bought $50 hot dogs? Hot dogs sell at $1.00. Two for $1.50. When will housing prices come back from Mars? "

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edumacation wrote on Jul 31, 2008 9:10 PM:

" To T&C: Correct! That Woodbridge area was expanded by local developer, builder, and Realtors. There is irony in that the MLS listing for the vacant lot at $299,000, is only one of over 20 more lots sitting waiting for an idiot to buy them. Less than 1/2 mile away (walking distance) are 1/2 to 5 acre parcels with houses on them for about the same price. Its like a story from Alice in Wonderland. Big is small and small is big. A flood plain becomes a desireable homesite ad nauseum. And the Woodbrodge waste treatment plant smells like Chanel No 5? If you have the time, bicycle or drive over there. You will see some familar names on the signs, and its not Donald Trump. I figure these promoters still think this is 2003. But wait! Does this (wannabe development) explain their interest in supporting an Redevelopment Agency? Did Phil vote?

We need to leave mother nature alone. If it floods it floods. We need to be prepared so the government won't have to bail us out like they did for the floods of Sacramento. "

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Neo wrote on Jul 31, 2008 8:51 PM:

" Uh, wudbridgGal, I think you might want to put down the bottle, have one last smoke and call it a night. You`ll feel better tomorrow I hope. "

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T&C wrote on Jul 31, 2008 5:14 PM:

" edumacation ROFLMAO, who'll get the payoff on this one? The schemes never end with the RE market in the tank. "

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T&C wrote on Jul 31, 2008 5:11 PM:

" Wudbridge gal, that's great. So those are some of the good ol' boys out there at the lodge and the country club that're tossing those doubles of Kessler with that Bud Light backer! No wonder they're always bragging about all of their back door deals and partnerships. I believe some of you have husbands that always have been drunks by the way I see them pouring down those double shots. I also feel this flood insurance is just a ploy for the developers and builders to further their profits and if you can afford to buy those homes out there, you should, and certainly would, pay for flood insurance. "

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wudbridgGal wrote on Jul 31, 2008 4:14 PM:

" I lost my job, my husbands a drunk and now this! What`s next? "

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wudbridgGal wrote on Jul 31, 2008 4:10 PM:

" Paying this flood insurance sure would put a dent into my beer and Kessler purchases! "

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edumacation wrote on Jul 31, 2008 4:03 PM:

" Can someone explain how the law of gravity is changed by local government? Fact: Water flows downhill. Fact: The street level at the two bridges over the Mokelumne river is four feet higher than at Lucas Road and West Woodbridge (see latest USGS terrain map - LODI NORTH). If you take a bowling ball and toss it toward the west on E Woodbridge, it will roll right on down to Lucas which is two blocks west of the new flood wary development.

If the bowling ball rools freely west, why won't water from a flood?

Will the water "ask permission" of homeowners before it floods out the area?

Of course not. This is just one more ploy by local developers, Realtors, builders and even home owners to keep already inflated house prices high. If the area is a "flood zone" , it will cost all homeowners with a mortgage, a hefty flood insurance premium. House affordability will drop, followed by house prices. Watchout if you have a HELOC! Realtors will lose money on their 6% commissions, and builders have 20 new homesites sitting vacant waiting for Noah's ark. "

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backncardr wrote on Jul 31, 2008 11:47 AM:

" FEMA is and has been hijacking homeowners for this stupid flood insurance for years and is always on the lookout to victimize homeowners-then each time there is a disaster like Katrina the premiums get jacked. Once you have been kissed by FEMA for having a residence in a flood plain they deem-yer a sitting target by them-not by any unforseen flood. "

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t&c wrote on Jul 31, 2008 10:37 AM:

" nellie, you're funny! "

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Tom Carlson wrote on Jul 31, 2008 10:35 AM:

" Note to Ross Farrow - your story has a technical ommission that you should be aware of. In the box on the side, those requirments are ONLY if you have financed your property with a Federally Insured bank or lending institution. Many people have loans from companies that are not federally insured (I happen to be one). I called my lender and I would be required to get flood insurance if the designation is applied to my property, but I can get it on the open market.

So I have a follow up question that you may be able to find out about and add to this story. Suppose you have a conventional mortgage with an exempt lender but a HELOC with a Federally insured lender, would you have to buy the expensive FEMA insurance or could you buy the open market insurance? "

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Whoa Nellie! wrote on Jul 31, 2008 8:00 AM:

" Unbelievable. Somehow ol' doom and gloom T&C is able to turn another issue back on the Lodi CC and our utility rates. Buddy, give it a rest. EVERY regular reader online knows you opinion on the Lodi CC and our high utility rates. You're like a record that skips, "Lodi CC is bad, raise utility rates. Lodi CC is bad, raise utility rates. Lodi CC is bad..."

I'm just surprised you're not saying those richie-rich folks in Windwood can afford the $200 a month for flood insurance compared to you. You think anyone who earns more than $40Kyr is "affluent." "

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T&C wrote on Jul 31, 2008 7:39 AM:

" You're so right, Tom, except Lodi opts for higher electric, water, and sewer rates. "

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Tom Carlson wrote on Jul 31, 2008 7:24 AM:

" Finally, some common sense in this mess.

Now, the question really is - Will the levy hold or not in a 100 year flood? If not, maybe that should be FEMA's priority - preventing a disaster. But of course, the only thing our government knows how to do in an emergency is raise taxes. "

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