A small corner of Woodbridge and sections of Thornton will be the only parts of the Lodi area that will be subject to costly mandatory flood control insurance.
In the final maps issued by the Federal Emergency Management Agency, nearly 50 parcels in Windwood subdivision off Woodbridge Road are affected, because they are subject to a major flood on the average of once every 100 years, according to a San Joaquin County flood zone map.
However, the requirement to purchase flood insurance doesn't take effect until Oct. 16. The agency had planned to release its final maps last fall, but the decision was put on hold for six months.
In early 2008, residents of parts of northwest Lodi and all of Woodbridge became alarmed when FEMA announced that a larger portion of the Lodi area would be required by FEMA to purchase hundreds or even thousands of dollars of flood insurance once the new maps were finalized.
About a year ago, FEMA removed some 900 homes in the Bridgetowne, Towne Ranch and the area of Park West north of White Oak Way were off the hook.
Then most of Woodbridge got some good news in July, when FEMA tentatively removed all but parts of Windwood from its map.
Developer Jeff Kirst, who is building a subdivision in the northern area of Windwood near the Mokelumne River, has reportedly asked FEMA to remove the entire Windwood subdivision from the flood insurance requirement.
Nevertheless, FEMA officials still recommend that people purchase flood insurance whether it's mandatory or not. Being out of the mandatory zone doesn't mean your property won't get flooded by water overflowing the Mokelumne River's banks.
Areas remaining in FEMA flood plainWindwood subdivision: Includes Windwood Drive north of Riverwood Drive; Rivermist, Meadow Oak and Willow Wood drives; Riverwood Drive east of Windrift Drive, a small part of Windrift, Rosewood and Benedict drives. Homes north of the Mokelumne River are not affected.
Rural areas west of Woodbridge: Generally north of Woodbridge Road to Dry Creek.
Thornton: Much of the community except for the central area on Thornton Road.
Source: San Joaquin County Public Works Department
Details on flood insurance
If insurance is purchased before the Federal Emergency Management Agency 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. An optional $482 premium is available to cover additional contents.
If a property owner in a high-risk flood area purchases insurance after FEMA makes its final determination, premiums will instead be $1,390 annually, plus another $856 for the contents.
Source: Federal Emergency Management Agency