By: Artie Valencia
On April 18th, 2024, the San Joaquin Area Flood Control Agency Board authorized balloting for a proposed property assessment to fund levee construction and maintenance for the Mossdale Tract Area which includes portions of South Stockton (Weston Ranch), Lathrop, Manteca, and adjacent unincorporated areas. Assessment ballots have been mailed to affected property owners. Ballots must be returned by June 20, 2024. The SJAFCA’s property assessment can be calculated here.
Restore the Delta encourages property owners to vote for the assessment so state and federal money can come to our region for flood control because if passed, will result in enhanced flood protection to save lives, reduce the risk of flood damages to properties, and give the local economy an opportunity to adapt to their changing needs (redevelopment and improvements to existing commercial and retail properties).
Our Community is Threatened by Massive Flooding
As California’s weather becomes more extreme, floods and drought are becoming the new normal. Unfortunately, San Joaquin County and cities like Stockton are not ready to combat it. Floods aren’t new for Stockton, but the upcoming climate change storms and the faulty integrity of our 100-year-old levees do not stand a chance against them.
This flood risk only increases with climate change and sea level rise due to increased rainfall and runoff in the San Joaquin watershed compared to the Sacramento watershed. Furthermore, Stockton faces flood risk from all sides: both the San Joaquin and Calaveras rivers flood during rain events, and high tides from the Pacific can exacerbate flooding via the Delta. Though overtopping and levee breaks are a major concern for the city and San Joaquin region, localized flooding can also occur due to high groundwater tables that can seep into foundations from the Delta during Ark storm events and street design/infrastructure that are not equipped to drain or move high volumes of water.
Stockton is ranked one of the most diverse cities in California. Due to decades of disinvestment, the city’s only defense against flood are decade-old, leak-prone levees. In the Mossdale Tract area, the only safeguard for properties from flooding are the levees along the San Joaquin River and its tributaries like French Camp Slough. Currently, they are at 100-year-old levee protection and do not meet the state’s requirement for 200-year flood protection. Should these levees fail, your property is at risk of flooding, which could result in significant financial losses. Even just a small amount of water, such as an inch, could lead to $10,000 worth of damage in a home spanning 1,000 square feet. It’s crucial to note that standard homeowners insurance policies typically do not cover flood damage, and many properties lack specific flood insurance coverage. Therefore, it’s essential for properties to have both physical barriers like levees and financial protection against flooding to mitigate risks effectively. Upgrading these levees to 200-year level protection will protect lives, property, and the local economy, while standing up to changes to state and federal flood protection regulations.
Facing the Flood Threat in San Joaquin County
The San Joaquin Area Flood Control Agency is responsible for reducing flood risk for the greater-Stockton metropolitan region through planning, financing, and implementing projects that will improve levee construction and maintenance, and support programs to enhance protection. Though they have garnered support to access areas and create master plans, the major constraint in completing these projects is funding. At the same time, state and federal regulations for flood protection are changing and becoming stricter. As a result, properties in Stockton face two types of risk: physical flooding, and financial impacts from changes to state and federal regulations (mandatory flood insurance and building restrictions). In the Mossdale Tract area, approximately 50,000 residents, 22,000 properties (mostly residential), 32 schools, several major medical facilities, police and fire stations, correctional facilities, the Manteca Wastewater Treatment Plant, and portions of I-5 and Hwy 120. The area is at risk of flooding from the east bank of the San Joaquin River and south bank of French Camp Slough. The best way to combat both risks in the greater Stockton metropolitan region is to improve and properly maintain levees.
Complicated Funding Requires Local Cost-Sharing
Currently, SJAFCA is proposing to partner with state and federal agencies on a $473 million levee improvement project to protect lives, property, and the local economy, and meet state requirements for 200-year flood protection. It will also meet anticipated changes to federal flood protection regulations. The majority (77%) of all project costs are expected to be paid by state and federal agencies, but SJAFCA must pay for the remaining 23% (local cost share). Seventy percent (70%) of the local cost share will be paid by development and growth. SJAFCA is proposing an annual assessment for benefitting properties to provide the remaining 30% of the local cost share. Due to state funding constraints, local money is needed to match and qualify for available federal and state funding and achieve a higher level of protection for life and property.
While looking at near and long-term financial impacts, SJAFCA finds that properties will likely be mapped into a FEMA Special Flood Hazard Area which can trigger flood insurance requirements, restrictions on property improvements and insurance premiums cost as much as $3,300 per year.
Voting Yes Means…
- The assessment for new properties will commence in Fall 2024.
- SJAFCA will secure funding from both state and federal sources for a project aimed at providing 200-year level flood protection.
- The project aims to decrease the risk of flood-related damages to properties, safeguarding lives and bolstering the local economy.
- Communities within the Mossdale Tract will comply with both state and federal regulations concerning flood protection.
- Communities within the Mossdale Tract will avoid being mapped as FEMA Special Flood Hazard Areas, thereby avoiding mandatory future flood insurance requirements.
- The local economy will be able to adjust to the evolving needs of its residents.
- Redevelopment and enhancements to existing properties, along with the advancement of commercial and retail sectors, can proceed.
Voting No Means…
- If SJAFCA is unable to meet the local cost share, levee improvements will not proceed. Consequently, state and federal funding will be directed to other communities for their flood risk reduction efforts.
- Failure to secure these improvements will result in communities falling short of state regulations and facing potential non-compliance with evolving federal standards. This carries both short-term and long-term consequences:
- Elevated risk of flood-related property damages and loss of life.
- Potential failure to meet evolving federal regulations, leading to mandatory flood insurance requirements in the future.
- Stagnation and inflexibility in the local economy, hindering the community’s ability to adapt to residents’ changing needs.
- As a result:
- There will be no progress in the redevelopment or significant enhancement of existing properties.
- New development initiatives, including retail and commercial ventures, will be halted.
- Plans for community amenities such as grocery stores, retail outlets, restaurants, and other conveniences will be abandoned.
- Existing commercial and retail properties will remain stagnant if businesses relocate or cease operations.
Want to Learn More?
If residents have any further questions on details concerning the Mossdale Tract Assessment, their property, or anything related, please contact the assessment hotline at (209) 475-7009 or email info@sjafca.com.