San Joaquin County HOA Guide
River Islands Guide: Levees, Districts and Who Maintains What
River Islands is a master-planned community on nearly 5,000 acres of the Stewart Tract in Lathrop, planned for about 15,000 homes. A levee district, the city and a separate financing authority each maintain part of it, and owners pay for all three.
Owners, buyers and association boards in River Islands deal with more public agencies than most. This guide sorts out who maintains what, so you know where to take a question.
Facts on this page were checked against City of Lathrop reports, the Lathrop Municipal Code and state records on October 26, 2026. City records do not name a River Islands homeowners association, and some district rates are a few years old, so confirm details with the offices listed before you rely on them. Sources are listed at the bottom of the page.
Who does what in River Islands
We could not confirm who owns and maintains the lakes. City records show lake fill and aeration lines and exclude parks next to lakes or rivers from city maintenance, but none we read names the lake operator. No city record we read names a River Islands homeowners association either. Whether your home is in an association, and which one, appears in your title report and the seller’s disclosures.
Read next: What Are HOA Assets? and Who Pays for Repairs in an HOA?
The levee district and 200-year findings
Island Reclamation District No. 2062 is the local agency that maintains the levee system protecting River Islands, and its boundary matches the project area. It is funded by its own annual assessment, and each new tract must be annexed into it. The district’s office is at 73 West Stewart Road, (209) 879-7900.
The Stewart Tract is ringed by federally authorized project levees, and as of 2016 the interior and cross levees around the first stage were certified for the 100-year flood and accredited by FEMA. State law required urban areas like this one to reach a 200-year level of protection by 2025. From 2016 through 2024 the city adopted yearly findings that the district was making adequate progress, which let it keep issuing permits for new homes. The 2024 finding ran through December 31, 2025, and expected a final 200-year finding in spring 2025. We found no city record confirming that final finding, so check with the city or the district before assuming it was made.
What to do about it: What HOA insurance covers and Understanding HOA Reserve Studies.
The layers on your tax bill
These charges are on the property tax bill, not in any association’s dues. A board that answers owners’ questions about them should point to the agency that levies each one, and an association should not budget to maintain anything one of these districts already pays for.
Design review for new homes and changes
The Stewart Tract Design Review Committee is a three-member advisory body appointed by the River Islands master developer. It reviews new homes and plans and sends its recommendations to the city’s Community Development Director, who decides. It does not review additions, remodels or accessory structures such as pools, gazebos and sheds (sections 17.61.160 to 17.61.190).
After you move in, changes go through city permits and through any architectural review your own governing documents require. ADUs are allowed in the River Islands residential districts.
City rules
Lathrop rules owners run into
Short-term rentals
Rentals of 30 days or less are prohibited citywide outside city-approved hotels.
California rules: For the California rules, see our guide to buying, selling and renting in a California HOA.
RVs, boats and trailers
RVs, boats and trailers must be kept in an enclosed side or rear yard, a garage or a carport, and may be on the street no more than 48 hours for loading and trip preparation.
California rules: For the state rules on enforcement, fines and hearings, see California HOA enforcement, fines and disputes.
Trash carts and weeds
Carts go out no earlier than 24 hours before collection and come in within 24 hours after. The fire district asks that weeds stay under 4 inches, with full compliance by June 1.
More: the Lathrop HOA Guide covers the rest of the city rules.
Sorting out who does what?
A levee district, a financing authority, two city service districts and your own association all have a role in River Islands. If your board is deciding between managing itself and hiring help, start with Self-Managed vs. Professional HOA Management, or tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsQuick answers
Questions River Islands owners ask
Who maintains the levees?
Island Reclamation District No. 2062, a separate public agency funded by its own assessment.
Does River Islands have 200-year flood protection?
The city made yearly adequate progress findings through 2024 and expected a final finding in 2025. We found no record confirming it, so ask the city or the district.
Who maintains the lakes?
We could not confirm it from city records. Ask the seller, the developer or the association named in your disclosures.
Does the design committee review pools and sheds?
No. It reviews new homes only. Pools, sheds and additions go through city permits and any association review your documents require.
Can I rent my home short term?
No. Lathrop bans rentals of 30 days or less citywide.
Who to call
River Islands contacts
| Office | Phone | Use it for |
|---|---|---|
| Reclamation District 2062 | (209) 879-7900 | Levees and flood protection |
| City of Lathrop | (209) 941-7200 | Permits, city services, district questions |
| Code Compliance | (209) 647-6430 | City code violations |
| Police non-emergency | (209) 249-1800 | Street parking |
| Lathrop-Manteca Fire District | (209) 941-5101 | Fire protection and weeds |
Keep going
Where to go next on How2HOA
Sources for this guide
These sources open in a new tab.
City of Lathrop: River Islands at Lathrop; adequate progress finding for RD 2062, June 3, 2024; RD 2062 report of adequate progress, 2016; acceptance of River Islands public improvements, April 8, 2019; C2 Community Park acceptance, July 8, 2024; Phase 2 joint facilities agreement, July 8, 2019; CFD 2013-1 annual report, 2019-20; CFD 2023-1 formation, April 10, 2023; consolidated joint facilities agreement, September 11, 2023; River Islands Parkway acceptance, April 10, 2023; Lathrop Municipal Code chapter 17.61, River Islands.
State of California: CEQAnet, River Islands at Lathrop (SCH 1993112027); Department of Water Resources, Stewart Tract groundwater agency; SB 5 (2007).
Professional management
Thinking about management help?
Tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsGet the free board checklistsThis page is general educational information, not legal, financial or insurance advice. How2HOA is not affiliated with the associations or agencies named here. Ownership and maintenance vary parcel by parcel, so check your recorded maps and governing documents and talk with your association’s attorney or another qualified professional about your situation.