San Mateo seeks new protections from floods

The city is aiming to address requirements created when the Federal Emergency Management Agency in 2001 drew new maps that pulled several neighborhoods into the flood zone after deeming them susceptible to a 100-year storm.

In response, San Mateo has worked toward a $23.5 million project to improve a nearly 1,300-foot-long stretch of levee and enhance two pump stations that would discharge water during a storm. The goal is twofold — reduce the risks of homes being inundated with stormwater and alleviate FEMA’s costly flood insurance requirements.  

“The council’s been committed to getting the neighborhood out of the flood zone,” said City Manager Larry Patterson.

With plans in hand, the city is now looking toward funding options and, on Tuesday, will review a survey of how much affected property owners are willing to contribute.

In the North Shoreview and North Central neighborhoods, some of the highest insurance rates reportedly cost thousands of dollars a year. Consultants initially considered base rates of $150 or $350 for annual assessments, which respectively are expected to generate $3.4 million or almost $8 million, according to a staff report.

Community survey

The city surveyed property owners and about 63 percent of respondents said they’d support the $150 base rate while 57.3 percent supported the higher amount, according to a report. Either rate includes two zones with those at risk of higher flood levels paying more. The rates would also vary based on size and type of lot, such as a single-family home, condominium, commercial or office space, and parking lot, according to the report.

“It was intended to gain some understanding of the community, and how willing are they to pay for some of the improvements,” said Steven Machida, deputy Public Works director, who noted the council’s meeting Tuesday is a study session to consider options.

Staff is recommending an assessment equal to fund the estimated $2.4 million cost of the levee improvements, which could actually be less than $150 a year for many parcels. For the costlier pump station improvements and other work, the city is seeking grants and will likely bond while using its general fund and voter-approved Measure S sales tax proceeds to help, Machida said.  

But more study, including a benefit analysis, and an official mail-in ballot must take place before an assessment district is formed with financial levies issued ideally sometime next fiscal year, according to the report.

Working to meet the complex federal mandates, design requirements and mapping amendments is a complicated process with which the city became familiar in 2003 when it began to remove 8,000 parcels in the Shoreview neighborhood from the flood map. That effort was helped with residents to the south agreeing to tax themselves through an assessment district averaging about $80 a year to raise $7.5 million over 20 years, according to the city. While there were more residents to pool funds in that neighborhood, the goal its to implement similar parameters having the 1,600 or so North Shoreview and North Central property owners contribute an amount equivalent to pay for the $2.4 million levee improvements, Machida said.

Federal maps

Local governments in the Bay Area are frequently at the mercy of the federal agency that outlines flood maps and aims to increase insurance coverage for those who might be at risk of an extreme storm. Neighboring Foster City is also in the midst of its own $90 million levee project aimed at meeting updated FEMA requirements or face the entire community being mapped in the flood zone.

FEMA often changes requirements as risks are reassessed or new modeling methodologies are used, and it’s not yet clear whether Hurricane Harvey’s recent devastation in Texas could have rippling effects. 

In the meantime, San Mateo is staying its course of aiming to assist homeowners who never imagined they’d be mapped in a flood zone.

Patterson, who served as the director of Public Works before becoming city manager, recalled residents’ initial reaction when they were mapped in a flood zone.

“I remember at the time that many of the residents had lived in the neighborhood for 50 years and one of the really frustrating parts for them was that in the 50 years they’d never seen any flooding,” Patterson said, while adding there may be lessons learned from recent national events as “clearly Harvey, and Texas and Louisiana remind us not all storms are precedented and not all flood risks are precedented.”

FEMA’s mapping and the National Flood Insurance Program aims to require property owners who might be at risk to protect themselves, thus helping to alleviate the federal government’s potential need to fund repairs. For those not mapped in a flood zone, flood insurance is typically optional and isn’t included in standard homeowner protections.

Being proactive

But flood insurance can be costly, leaving many to forgo the protection if they’re not required to carry it. For reference, the Associated Press reported rising insurance premiums likely led to drops in coverage rates for thousands of Houston property owners in the years leading up to Harvey, which is believed to have caused billions of dollars worth of damage. Congress is being asked for a nearly $8 billion down payment for FEMA to assist.

Machida said he’s hopeful the city will remain competitive for federal grants aimed at flood control projects. Although there’s no guarantee, he noted FEMA does “like communities that are proactive in trying to reduce flood losses and certainly this is one of those projects.”

The design of the project is 95 percent complete and most of the permitting has been secured, Patterson said. A critical component was to have FEMA sign off on the plans. But there’s a variety of unknown factors that could affect for how long residents will be protected including sea level rise, and whether FEMA one day decides to increase requirements.

Fluctuating numbers

The number of San Mateo residents who’ve been in a flood zone has fluctuated over the years. For the first time, in 2015, a new map counted for residual flooding of creeks or drainage, and led some new property owners to be pulled under insurance requirements.

While there are no guarantees, Patterson said the city is steadfast in doing what it can to help those in the North Shoreview and North Central neighborhood.

“I would love to say we’re 100 percent sure this will never change, but that just doesn’t play out with what we’ve seen in other communities, so we’re doing the best we can to try to predict what’s needed,” Patterson said. “There are still uncertainties but I think what we’re doing is creating a window of time where people are out of the map and will remain out of the map for at least the foreseeable future.”

The City Council study session begins 5:30 p.m. Tuesday, Sept. 4, at City Hall, 330 W. 20th Ave.

samanth@smdailyjournal.com

(650) 344-5200 ext. 106

Twitter: @samantha_weigel