Questions & Answers ForumContact Evelyn Tolbert with any questions you have on Tracy issues. You will receive a direct response. Additionally, if your question is of general interest, your name will be omitted, but the question and answer will also be posted in this Forum. Thank you for your input and participation. Question
Regarding: Regarding Affordable and Work Force Housing QUESTION: There is a lot of talk about "affordable housing" and now "workforce housing". What is your position on these two types of housing? ANSWER: Below this answer you will find a list of the affordable housing currently available in Tracy. But you asked me my position on affordable housing and here it is: The median price of housing in Tracy today was widely reported to be $420,000. More recent data has led a leading local real estate entity to place the average price for a single-family home at $500,000, with an additional rise expected before the end of the year. Currently the market has slowed down, but experts say this is a temporary situation and the rise will continue shortly. The marketing elements in place in Tracy dictate that the price of housing will increase for the next fifteen (15) years provided there are not drastic overall market vacillations and downturns. It is projected, by this writer, that the median price of homes in Tracy will be in excess of $580,000 by 2012, if not sooner. The cessation of housing construction for an estimated three-year period, followed by a permit allocation process, which will be half of that previously in place, will be a major factor in this price escalation. The cost of construction materials is rising. But the increase of such items as lumber and cement will continue to be but a small portion of the increased market price which we will face in the next eight (8) to ten (10) years. Even adding in the increasing cost of land, the increasing cost of infrastructure, and the increasing cost of environmental and other regulatory requirements, the most significant portion of our future cost of housing will, in fact, remain market driven, "supply versus demand" appreciation. As the cost of housing increases, Tracy will become a more homogeneous community. It will continue to enjoy the social diversity we cherish in most areas for some time to come, but what will disappear rapidly is economic diversity. It is the lack of economic diversity that in many ways has a more direct impact on our daily lives. When our children, our parents, and our workers must all live in other, less costly areas, our community loses a key element that goes into our "Tracy way of life". I have not been a proponent of "Inclusionary Developments". I believe that the reduced price of the affordable units is simply mathematically passed on to the other home purchasers. However, I also do not believe that if a house can be constructed for $250,000 true cost, that a businessperson is going to put it on the market for $300,000 just to be nice. If the market will pay $450,000, the house that costs $250,000 to construct will be sold for $450,000. I believe we have reached a consensus that we want Tracy to be a broad based economic community. We agree that we want children to live near their parents. We recognize that the strength of our families many times hinges on our seniors being near their family support members. We emphatically believe that workers should have an opportunity to live near their jobs for various reasons. We understand that local residences for workers helps protect limited natural resources and could help stem the tide of increasing air pollution. This may be our last opportunity to act. I would like to see Inclusionary Development included in our General Plan in its Vision Statement, Policies, and Action Plans. I would like to see a point system developed where those who construct houses will received various numbers of points for constructing the housing mix that we want to see in our community. This housing mix would include: affordable units, high density units, cluster homes, zero lot line homes, granny units, and other creative means to provide choice to our citizens. I would like to see the City set a minimum number of points under which if a particular development fell, it would not be built. Those housing developments with the highest number of points would go to the front of the line for ECU's and therefore construction. Download (pdf) list of Tracy affordable housing. QUESTION: What is the City of Tracy doing about switching to solar energy and making sure future buildings use less of our precious resources? What is your position on these two vital issues? ANSWER: I agree that these two issues are rarely discussed but are of vital importance to our future. As the price of housing increases in Tracy, let us not settle for the same old house. Let us require that the houses, which are constructed with a drastically increased profit margin because of "supply and demand" market elements, be houses that are built with integrity, and a consciousness of our limited resources. Not the same old houses of yesterday, but houses that will help us conserve our resources into the future for our children. Our General Plan's policy states, "New development projects should be designed for solar access and orientation…" The related Action Plan states "Develop design guidelines for residential construction to address the placement of solar panels. Such an indefinite Action Plan, with no requirement language, will not result in Work Programs that gets us what we want. Our General Plan's policy states, "New development projects should include measures to reduce energy consumption through site and building design, material selection, and mechanical systems." The related Action Plan says "…study programs that encourage "green" building…consider code amendments that encourage "green" construction." "Study" and "consider" are actions, but they are not the Action Plan that constitutes a Work Program that is needed to get houses built in a new way using materials that protect our environment and resources. Let us take action now! Let us not have the same old houses, built in the same old ways, using the same depletable materials, resulting in the use of excessive energy. Let us not build the houses of yesterday, but the houses of our children's tomorrow. This may be the last opportunity we have to protect our future in this critical area. Regarding Supporting Local Businesses QUESTION: What does the City do in a practical way to support local business. ANSWER: One of the things we do is allow local businesses and product sellers to exceed the lowest bid by 1% and still get the bid when the City of Tracy is purchasing products. I am proposing that we increase this percentage to give local business an even larger advantage. City of Tracy rules require that its needs for services and products be widely publicized in order to obtain the most responsive price. We need to be good stewards of the taxpayers' monies and such rules are designed to provide the public protection from a number of possibly untoward results. But this rigid rule has resulted in a situation that is not in Tracy's best interest. In 2001, I made a proposal as a Director of the Chamber of Commerce that the Chamber begin a "Buy Tracy" promotional program. The "Shop Where You Live $ Buy Local" program is now an active reminder that when we buy locally, we help our City provide the services we require and desire. Last year, the City of Tracy made a new commitment to begin making more of our municipal purchases, such as automobiles, locally from our own businesses. Let us be mindful of the following: (1) The City of Tracy has a consistent and effective Economic Development program in place to entice additional business to Tracy. (2) The City of Tracy prides itself on being supportive of the local business community. (3). The City of Tracy receives 1% of all sales tax collected from local businesses. (4) Car dealerships, in particular, provide a large portion of the City of Tracy's overall tax base and are among our top revenue sources. (5) Businesses in Tracy, including car dealerships, are consistent and generous donors to charitable fundraising events in Tracy. (6) Businesses in Tracy, including car dealerships, are consistent supporters of Tracy non-profit organizations. A number of our most effective non-profit organizations would find survival very difficult if it were not for the willing and generous contributions of our local businesses. I proposed that we incorporate a 5% rule regarding our purchases of products and services within or outside of Tracy. This new level of incentive would mean that if a local business is within 5% of the cost of purchase from a business outside the area then the local Tracy business gets our Tracy taxpayers money. The adopted Five Percent rule is a fair rule. This rule strengthens our stated objectives of attracting and supporting Tracy business. The 5% rule is our collective way of saying "Thank you" for the support our business community provides our community. A Five Percent rule is good for Tracy. It was the right thing to do. Regarding "Who is Coming to Tracy?" QUESTION: I keep hearing that all these new businesses are coming to town. Which ones are actually coming? ANSWER:
Yours is a frequent question, and always a pleasure to answer. The following
is a list of businesses that have recently opened: There are numerous other businesses that are in ongoing talks with City of Tracy Economic Development staff, but who have not "signed on the dotted line," yet. I am very pleased that the hard work and diligent efforts of various City of Tracy officials and staff members is finally coming to fruition. For a number of years, it seemed that the only construction going on in Tracy was of residential units. We continued, however, to reach out to commerce and let them know that it is not just Tracy that is their consumer base, but this entire area. Yet, many businesses would not seriously consider Tracy until it surpassed the 50,000 mark in population making it an "urban center." The enactment of Measure A does not seem to have dampened the spirits of those interested in Tracy, although it was feared by some that a slow growth measure would scare off business. Thank
you for contacting me. Please continue to provide me with your input.
It makes me a more effective Council member. QUESTION: Why is the City Council approving the train station downtown when the people have made it clear that they do not want the train to run downtown? NOTE: Subsequent to this question being asked and answered, the environmental study has been completed and approved, schematic drawings are underway, and the San Joaquin COG is now committed to assisting the City of Tracy in making this project a reality. Also, a Multi-modal Station Advisory Committee has been established and anyone who is interested in participating should contact City Hall. ANSWER:
I believe that enhancing the transportation system, not only in Tracy but also in this entire geographical area, is what is needed for the future. We are obligated to be good stewards of our environment; trains help reduce pollution in our environment. Trains provide an economically feasible alternative to many who cannot afford to drive their automobiles to the Bay Area for jobs. Trains are historically one of the key methods of transportation for Tracy. I like trains!
QUESTION:
I noticed that other cities have some type of statue or something artistic
placed in prominent places throughout their towns. Why is it that Tracy
has no city art? QUESTION:
I read an article recently that referred to "Green Building."
It had something to do with how buildings are constructed. Does the City
of Tracy require "Green Buildings?" Regarding Defense Logistics Agency (formerly known as the Tracy Defense Distribution Depot) QUESTION: I recently moved to Tracy. What is the Defense Distribution Depot? How long has it been here? What do they do out there? ANSWER: The Tracy section of the federal Defense Distribution Depot of San Joaquin County, otherwise known as the "Tracy Depot" receives, stores and ships supplies to military customers located mainly in the western U.S. and the Pacific Theater of Operations and, in some cases, worldwide. During 1999, the Defense Department began transferring the employees working at the Sharpe Depot section located in Lathrop to the Tracy Depot. That move has now been completed for approximately 700 affected employees. History of Tracy Defense Distribution Depot: The Tracy facility first entered the military supply system in 1942 as a sub-depot of the California Quartermaster depot of Oakland. It played a vital role during World War II by supplying Quartermaster items to troops and installations in the U.S. and the Pacific overseas combat areas. Soon after World War II, Tracy became a sub-depot of Sharpe Army Depot. In the late 1950s, Tracy became part of the Department of Defense "Single Manager Supply System," receiving, storing and shipping food, clothing and textiles and medical and dental supplies to all branches of the military services. When former Secretary of Defense McNamara established the Defense Supply Agency in 1962, Defense Depot Tracy became the first principal depot in a distribution system located near military installations and ports of embarkation. Starting with approximately 700 civilian employees, the depot's mission and size soon expanded, reaching a peak in mid-1967 with a total of 3,300 civilian employees. At that time, the depot stored about 600,000 tons of supplies; shipping and receiving a combined total of more than 22,000 tons each month. More than 900 rail cars and 4,500 large commercial trucks were required monthly to handle the workload, most of which went to support military operations in southeast Asia. In 1973, the depot's mission was expanded to include direct support of overseas Army and Air Force commissaries by supplying name brand, semi-perishable subsistence products.
Impact of Employee Transfers: It was envisioned that some of the Sharpe
employees who were living as far north of Lathrop as Lodi and other cities,
would seek to relocate to the Tracy area. The extent of this move and
its economic impact on Tracy has not yet been determined. Regarding Wastewater Treatment QUESTION: I keep hearing that the City of Tracy is going to expand its wastewater treatment plant. What is going on? ANSWER: The existing wastewater treatment plant provides secondary treatment and disinfection before discharging to Old River and has a design flow capacity of 9.0 million gallons per day. Over the next decade, new commercial, industrial and residential development within Tracy is expected to increase the average wastewater flow to the plant from 6.5 to 16.0 million gallons per day. The proposed expansion project will increase plant capacity by installing additional facilities, while simultaneously upgrading the plant in anticipation of more stringent effluent discharge requirements. QUESTION: Why did the City Council terminate the subsidized taxi service for seniors and handicapped people? The subsidized taxi service is much better for the disabled and senior riders because you have to make an appointment for the Transit to come get you, and even then the Transit drivers won't help you get on the bus. Also, you cannot take bags onto the Transit buses. ANSWER: The elimination of the subsidized taxi service was recommended (following public hearings) in the 1998 City Transit Analysis and Action Plan, which was adopted by the City Council. The fixed route system began in August 2001 and the elimination of the subsidized taxi service began to be phased out at that time. The first step was to certify all taxi riders by issuing them a card to use the subsidized taxi service in the same way as Paratransit riders. The second step was to discontinue the subsidized taxi service during the times that the Paratransit service is available. This step was implemented on March 1, 2003. The third step will be implemented on July 1, 2003 when the subsidy will be reduced from 75 cents on the dollar to 50 cents on the dollar. The fourth step will be the final evaluation and review to see how we can minimize the use of the subsidized taxi and provide it only as a support of the transit system when something prevents a disabled or senior rider from using the Paratransit or fixed route service. A rider does NOT have to make an appointment to ride the TRACER Paratransit bus. However, appointments are encouraged to reduce your waiting time. Without an appointment, the average waiting time is 34 minutes. The subsidized taxi service has not been terminated; it is used anytime after the hours that the Paratransit service is available. The cost of the TRACER Paratransit is $1.00 per trip. This is usually far less expensive than the rider's portion of the subsidized taxi trip. The TRACER Paratransit drivers are required to offer assistance from door to door in their contract with the City. There is a guideline of three bags to carry on for each passenger, but no one has ever been refused a ride because they had too many bags. The bus drivers also provide assistance with getting the packages on to the bus for the disabled and seniors. Parts of this page were updated: June 2006 |