Question:
We have to pay flood insurance due to the 100
year flood zoning for the Guadalupe River (people who live 3 doors down
do not -- go figure). I read an article in the Merc that said now that
the Guadalupe River Park project was complete, people could look for
their flood insurance premiums to be lowered in the next few months.
We just received our premium notice, due in Feb, and it has not been
lowered.
Any suggestions on where we can find out when/how this re-zoning will
impact premiums? -Joyce on Bird
Short Answer:
You will be paying flood insurance for at least 4 years and maybe until
2016 or longer unless WGNA continues to work on the issues as we have
been for at least 2 years.
Long answer:
1) The recently completed downtown part of the Guadalupe River Flood
Control project will not affect the flood area in Willow Glen per the
Water District. This is an point that WGNA does not necessarily agree
with since the completed section will potentially clear the flood waters
faster from the flooded Upper Guadalupe River an potentially prevent
flood water flowing west of the river. Ross Creek is primarily responsible
for the flood that occurs on the west side of the Guadalupe River that
flow north through Willow Glen to the Cal Train line ( parallel to Fuller
Avenue ). We ( residents / property owner in the flood area ) would
have to privately pay for a flood resurvey to prove or disprove our
point unless we could convince the water district or someone else to
pay for it in a time of government budget problems.( local / state government
expenses growing faster than tax revenues ).
2) The next part of the Upper Guadalupe River Flood
Control project will be from Interstate 280 to Alma / Minnesota then
further south through Willow Glen to where Ross Creek joins to Guadalupe
River. See this
link.
3) Currently we are in the preconstruction engineering
and design. stage with recent questions as to the effect of the California's
taking of Water District funds and the potential delay of the project.
See this link:
Tax
Raid Puts Local Water Programs at Risk
States unprecedented $51 million grab from the Water District
may reduce key County water programs and flood-management services
4) The current Water District proposal is that the
entire project would be completed ( most recent estimate December 2016
make be later due to funding issues ) before a resurvey of the 1% Federal
Flood area would be done.
4) WGNA has been discussing with the Water District the proposal for
doing a partial resurvey when the flood control project is completed
to in sections to Willow Street or Alma /Minnesota or Willow Glen Way.
5) The Water District has expressed concerns that the resurvey may or
may not take everyone out of the flood area and there is a possibility
some currently not in the flood area after a new resurvey might be included
in the flood area requiring flood insurance which would potentially
result in legal issues or lawsuits.
6) Additionally there is the issue of who would pay for the additional
costs of a sectionalized resurvey rather that a single resurvey at the
end of the project. The counter argument from WGNA is that our residents
would be paying large amount of money for flood insurance from the actual
time they are not going to be flooded ( i.e.. when the project is completed
to or south of their property ) until 6-10 years late r when the entire
project resurvey would be done and submitted to the federal government
to redraw the flood area.
7) WGNA has determined at this time to wait until the flood control
project work is completed at least to Willow Street or further south
before looking at the possibility of a sectionalize resurvey for part
of Willow Glen with the associated financial and legal issues ( i.e..
additional cost of sectionalized resurvey, difficulty of raising the
private flood resurvey funds or convincing government to pay for it
,and the potential that a early resurvey may not be successful in removing
many of us from the flood zone and could put some in the flood zone
who are not in it now which could result in lawsuits. )
8) WGNA is proceeding to work on 2 other related Water District issues
that may affect the flood area issues:
(a) Recent request to San Jose Planning Department / Public Works
to look at the recently proposed Hervey Lane - 22 home development
on the Willow Glen Spur Rail roadbed to see if the proposed public
street could be designed and graded to potentially drain flood water
back to the Guadalupe River as well as look at grading the Water District
property adjacent to the proposed development that is next to the
river so that flood water flowing down the area streets could flow
back to the river.
(b) Development of a Water District Public Outreach / Community Participation
Policy ( none currently exists ) by Tamien Vision Coalition ( 8 Area
neighborhood associations - WGNA /North Willow Glen etc ) with United
Neighborhoods similar to the recently updated San Jose City Council
Policy 6-30 Public Outreach that was developed by a community group.
(SEE
ARTICLE) A written policy will give residents / neighborhood associations
clear notification and participation procedures, as now exists in
San Jose, that are very lacking with most governments / agencies since
many times they only follow the minimum legal requirements which are
many times not
acceptable to residents or WGNA.
WGNA in cooperation with North Willow Glen, Palm Haven,
other neighborhood associations and United Neighborhoods are actively
addressing Planning and Land Use / Traffic and Transportation issues
( currently 21 active projects or policies ) as well as developing policies
and procedures that will result in early notification and make the citizen
participation process better documented and more predictable. WGNA has
written a number of recent position papers on proposed development /
policies (see Position Papers on the WGNA website).
Ken Yeager and his staff ( especially Tony Filice ) have been very supportive
and proactive in monitoring proposed projects / policies and our citizen
participation efforts.
If you have an interest in volunteering to work with other neighbors
on WGNA Planning and Land Use / Traffic and Transportation / Water District
flood control project issues please contact me
Ed
408-297-2800
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