Every property service available in Livingston
There is a Livingston page for each trade, drawn from the city's own drainage agreements, well system and housing ages. Five answer around the clock; the others are put on the schedule from the form.
Emergency restoration and mitigation
Debris and hauling
Construction and reconstruction
Building envelope and structure
Site and paving
Maintenance
What Livingston buildings need, and when
Livingston was platted in 1871 as eighty blocks either side of the railroad. William Little laid them out hoping to win the county seat, which the town lost to Merced by 200 votes the following year; the city incorporated on 11 September 1922 and built its water and sewer systems in 1928. Of 3,299 occupied homes, 37.4 percent are more than forty years old.
Two cycles run the maintenance year here: the wet months and the growing season. January averages a 53.7 degree maximum and a 38.1 degree minimum, July 94.6 and 62.6, and the long-run average rainfall is close to eleven inches, almost all of it in winter. Merced County's tule fog season runs November through March and can reach into May. Basins, pump stations and roof drains are cleared before it; paving, painting and roofing sit in the hot half of the year.
Storm water here leaves by pump, not by gravity. The city drains through underground pipes, twelve detention and percolation basins, twelve pump stations and five discharge points into the irrigation district's canals, with limited discharge to the sanitary sewer; each basin's lift station pumps out at a controlled rate, and the district has told the city it has no capacity for more. The flooding problems are in the north, nearest the Merced River.
The recorded weather events here come in spring, not winter. The storm database logs heavy rain over Livingston on 28 March 2006 and funnel clouds on 25 March 1998, 3 May 2003 and 27 March 2019. The ground has also moved: the city was shaken by the 1872, 1906, 1952, 1966, 1984 and 1989 earthquakes, all centred elsewhere, with major damage here in 1906.
Livingston areas served
Livingston's twelve areas are handled separately on every service page, because the housing north of Highway 99 is nothing like the south.
Downtown and Main Street
Older commercial and residential buildings south of Highway 99 with alleys and overhead lines; new curbs, sidewalks and crossings have gone in recently.
Central Livingston east of Lincoln Boulevard
Lots typically under 5,000 square feet, the city's largest high-density zoning, and the concentration of substandard housing Code Enforcement records.
B Street corridor
The medical clinic complex stands here, near shops, Downtown, bus stops and schools, alongside affordable apartment developments including Casitas Del Sol at 1001.
Winton Parkway interchange
Highway 99 carries 60,000 to 62,000 vehicles a day here, and widening the parkway sits in the city's capital list.
Hammatt Avenue interchange and the Highway 99 frontage
Land south of the highway here is mainly commercial and medical, and the overpass is on the same capital improvements list.
North Livingston
Mostly single-family: about a third built before 1985 and the rest after 2000, with alleys and overhead lines on the older blocks.
Industrial west side and Foster Farms
West of North Main Street there are very few homes: industrial, commercial and agricultural land, with the poultry plant treating its wastewater on site.
Northern edge along the Merced River
The part of the city with flooding problems, including a small Zone A area, with most of the northwest corner in the 100-year floodplain.
South Livingston west of Prusso Street
Larger houses on lots of 7,000 square feet or more, nearly all of them built within the last two decades.
South Livingston east side and The Villages at Main Street
Most of South Livingston's higher-density zoning, with an entitled 480-unit apartment project whose owner was working to underground a canal crossing the site.
South Livingston mobile home park
One large park, described in the Housing Element as about half occupied with new mobile homes.
Arena and Livingston canals and the detention-basin watersheds
Two irrigation canals cross or border the city and take storm water from parts of it; several small local basins are to be phased out.
Questions from Livingston owners and managers
The emergency window is 120 to 140 minutes, any hour of the day, over twenty-four road miles up Highway 99 from the Modesto base. Merced County's tule fog season runs November through March and sometimes into May, and it slows the run; harvest truck traffic does the same. Planned work is scheduled from the request form.
The City's own Building Division runs plan check, permits and inspections for residential, commercial and industrial work, with plan checks and inspections staffed through an outside consulting contract. Tenant improvements, room additions, remodels and repairs are checked over the counter. Floodplain work goes through Community Development and the City Engineer as Floodplain Administrator. The contractor assigned to the request pulls the permit.
Yes. An owner with an older rental near Downtown, an apartment block on B Street and a unit in a South Livingston tract raises a request against each address, and every one keeps its own scope, schedule and photographs in the client area. A loss that runs from drying into rebuilding stays with a single contact.
Five: water damage restoration, fire and smoke damage, mold remediation, storm damage and board-up, and biohazard cleanup. The Building Division separately offers inspections at night, at weekends and on holidays for serious, urgent life-safety concerns. The remaining seventeen trades come in through the request form and are scheduled once the scope is agreed.
Many Livingston lots sit under Subdivision Drainage Agreements with the irrigation district, which carry a one-time connection charge per lot and an annual maintenance charge collected on the Merced County property tax bill. The agreement is about how storm water from the subdivision reaches the district's canals through a basin and lift station; it does not cover drying, repair or reinstatement inside a building after water gets in.
Property services near Livingston
