Every property service available in Tracy
All 22 carry their own Tracy page, written from the city's drainage, soils and building years. The five emergency trades answer at any hour; everything else is booked and scheduled through the form.
Emergency restoration and mitigation
Debris and hauling
Construction and reconstruction
Building envelope and structure
Site and paving
Maintenance
What Tracy buildings need, and when
Tracy stayed a railroad town of about 11,000 people into the 1960s. The population doubled between 1990 and 2004, from 33,500 to 74,070, and the 2020 Census counted 93,000. Forty percent of homes predate 1990 and single-family houses are about 84 percent of the stock. Work on parcels outside the city limits follows San Joaquin County's own permit steps.
More than 85 percent of the year's 9.9 inches of rain falls between November and April. January averages 1.9 inches, July averages a maximum of 93.6 degrees and summer days often pass 100, so paving, roofing and painting run through the dry half of the year. Winter tule fog can last for weeks. Street drains and grates clog with leaves: that flooded streets in December 2014, and a 1.41 inch storm in November 2015 put water across the older parts of town.
Groundwater in the flat central and northern city is often only four to eight feet down. Old agricultural tile drains still influence it, and southern soils are highly permeable where northern soils are not. The Zone AE land north of I-205 sits behind Old River levees, with base flood elevations of 13 feet west of the Sugar Cut. Banta-Carbona Irrigation District irrigates about 17,000 acres south-east of town.
The creek south of town is a rural hazard the city's storm plan places outside its boundary. Corral Hollow Creek reached Deuel Vocational Institution on Kasson Road in March 1983, closed Corral Hollow and Lehman roads in February 2019 and brought evacuations on Bird Road near Linne Road in January 2023. In October 2021 gusts hit 47 mph and a snapped branch blocked Adam Street.
Tracy areas served
Each Tracy service page covers these areas in turn: drainage, soil and build year change between the bowtie and Tracy Hills.
Downtown and the bowtie
The city's first development, north of the rail crossing, holding its oldest housing and the most multifamily and rental units.
South of the bowtie along Central Avenue
Blocks cut off by the tracks, with lower-income housing and a concentration of the oldest stock in the city.
The unincorporated pocket along Larch Road
Semi-rural county land with no storm drain infrastructure, where rain collects in low spots and a field turned to pond in 2023.
North of I-205 and the Old River floodplain
Zone AE land behind Old River levees, with base flood elevations of 13 feet west of the Sugar Cut and 22 feet east.
Northeast Industrial Area
About 870 acres in the Eastside Channel watershed, where temporary retention basins were serving as the interim storm solution.
North MacArthur Drive and Pescadero Avenue
Food processing, distribution and manufacturing buildings at the addresses the city lists among its largest employers.
Cordes Ranch Specific Plan area
About 1,780 acres at Mountain House Parkway and I-205, planned for 27.8 million square feet of industrial space.
Plan C subdivisions, Byron Road to Linne Road
A dozen substantially completed residential projects in the Westside Channel watershed, with their storm drainage already built.
Presidio and Tracy Community Park
About 150 acres south of Eleventh Street, with a joint-use basin that can overflow onto two soccer fields.
Ellis Specific Plan and the Avenues
About 416 acres in south Tracy, approved in 2013 and amended in 2021, with 700 units built by the end of 2022.
Tracy Hills
The southernmost growth area, planned for 7,265 homes, with 1,952 built by the end of 2022 and parts in Seismic Zone 4.
Corral Hollow Creek farmland
Rural homes and farms on Lehman, Linne, Bird and Kasson roads, where the creek fans out past Chrisman Road.
Questions from Tracy owners and managers
The five emergency trades work to the 90 to 120 minute window shown above, 24 hours a day, from the Modesto base. Winter tule fog here can last for weeks and pushes any address toward the far end of that window. Planned work is arranged with the contractor assigned to the request once the scope is agreed.
Inside the city, plan review and permits go through the Building Safety Division at 333 Civic Center Plaza, which issues permits every working day, and the contractor assigned to the request pulls it. Parcels in the unincorporated area around Tracy follow San Joaquin County's own steps for obtaining a building permit.
Yes. An owner with a MacArthur Drive plant, a rental in one of the Plan C subdivisions and a downtown storefront sends a request for each property, and the three sit side by side in one client area with their own files and schedules. A loss that moves from drying into structural repair and rebuilding stays on one file.
Water damage restoration, fire and smoke damage, mold containment, storm damage and board-up, and biohazard cleanup carry the emergency line. Junk and debris hauling, roofing, stucco, dry rot, structural repair, paving, concrete, grading, construction, remodelling and maintenance are requested through the form and scheduled, with the exterior trades set around the dry season.
The City's building criteria say most of Tracy has expansive and corrosive soils, that ferrous underground piping has to be protected against corrosion, and that liquefaction has been noted to occur; termite damage is rated very heavy. A slab leak, a cracked footing and a rotted sill can follow from the same ground conditions, so the cause is established before the repair is scoped.
Property services near Tracy
