Welcome to my website. Feel free to e-mail me at BakerKarljr@aol.com
if you have any questions or wish to talk with me. This site is updated
regularly, and the most recent was on Wednesday, November 07, 2007.
The
following is a copy of a research paper I did as a student in the Masters of
Public Administration Program at CSUSB. All the residents of DHS should
find the information interesting.
PA
680 Research Project
Karl
Baker, Jr., June
18, 2007
The
Sidewalks of Desert Hot Springs
1.
The
Background of the Problem
The
City of Desert Hot Springs Was incorporated in 1963 and, according to
the proponents of incorporation, somehow, magically, the dirt roads
would be paved, there would be sidewalks and streetlights and the
City would have emergency health resources. To date, except for the
paving over of many dirt paths – none of these goals has
materialized – primarily due to the lack of an adequate tax
base.
Specifically,
regarding sidewalks, there were no requirements that sidewalks be
installed when houses were built. Unlike modern subdivisions Desert
Hot Springs was simply subdivided into building lots and these lots
were not developed by a builder of tract homes. Some lots were
purchased by individuals who built “spec” houses but
these houses were not contiguous to one another and were located
“spottily” through out the City.
No
one that I interviewed, not could I locate it in the City records,
could the date for a “required sidewalk in conjunction with a
building permit”, be located. It would appear by researching
real estate records that some time during the late 1980’s this
requirement was put in place. However, in the mid 1990’s this
requirement was eliminated and replaced by a re2quired “in
lieu” fee that was collected at the time a building permit was
issued. This “in lieu” fee was to be collected and
sidewalks were to be installed using these funds at a point in time
when an entire block would benefit.
The
net result is that there are areas in the City where sidewalks exist
in front of some houses but, not in front of others. The following
map indicates in blue lines where sidewalks exist. (This map
included only a small portion of the City but is an example of how
“spotty” the sidewalks are.) The areas of solid lines on
the left of the map are within a more traditional subdivision where
all the homes were built at the same time – therefore,
sidewalks on both sides of the street in front of all the houses.
Another interesting feature regarding
the development of sidewalks is that the area north of Mission lakes
Blvd. included traditional vertical curbs and gutters – but no
sidewalks. The entire area south of Mission lakes Blvd. merely had a
poorly defined end of blacktop vs. the beginning of private property.
Those individual homes with sidewalks (the blue lines) have the
vertical curb/gutter.
(Here
is a picture with a home that has a sidewalk installed next to a home
with landscaping down to the street. This is in the curbed section
of town.)
(The
picture above is the “main drag” through town – 4
lanes – sidewalks-partially on one side- none on the other. )
(This
picture shows how, without a cement curb/gutter the street runs to
the property line. Since this in on a “main drag” there
is a more pronounced separation between the street ant the property.
Generally there is no separation and the juncture is more like the
driveway above.)
The
green and blue areas of the map below define the RDA’s within
the City. This will become a significant factor in later discussion.
The
current city boundaries extend far beyond the map above and virtually
all of the development in the extended area is via the traditional
subdivision or “planned community” style. The
development in the map area and to the area to the north is known as
“in fill” development as homes are being – or have
been – built on vacant lots that were subdivided in the 1960’s and 1970’s.
2.
The Significance of the Problem
If
one were to go to a City Council meeting horror stories of
unprotected children and adults are bandied about due to the lack of
protection that sidewalks would provide. However, there are no
police statistics to support these fears.
Realtors
can attest to the fact that houses in areas with sidewalks have a
greater value. Observation shows that those areas with sidewalks
show a greater ‘pride of ownership” than those without.
Without a sidewalk and a corresponding curb and gutter it is far too
easy for a homeowner to park extra vehicles on the front lawn area
creating an unsightly situation and a code enforcement problem.
3. The Problem Statement
To
what extent can a policy or incremental policies regarding the
installation of sidewalks in Desert Hot Springs be created to enhance
the safety of its residents and the value of residential property in
the core area of the City?
4. Goals and Objectives
Until
about two years ago all of the “in lieu” fees for
sidewalks were lumped into the general fund and not kept as a
separate interest bearing account. The net result is that without a
major accounting undertaking, it is virtually impossible to account
for the available funds. In any event it is generally agreed that
even if the accountability was accurate, there would still not be
enough funds to provide sidewalks to the areas eligible.
A
public records request yielded the following information regardint
the current “in lieu” sidewalk funds:
As
of 6/30/2007 there is a fund balance of $1,497,107.07. This fund is
uniquely labeled “Fund 10 – Off Site Streets and
Sidewalks”. In the last two years $890,840.11 has been
expensed from this fund for a water pipe/bridge re-alignment and
Arroyo Park Street improvements. (How this “in lieu” fee
became labeled as “sidewalks AND street improvements” is,
to date a mystery.)
Therefore,
a primary goal must be to establish a policy that can incrementally
bring about the installation of sidewalks. Curiously, the City
zoning code, in essence, has already established the policy. The
implementation of that policy is what is lacking.
City
of Desert Hot Springs Zoning Ordinance
150.086
Requirements designated.
A. 1. No
applicant for a building permit to erect, construct, place, install,
replace or relocate a building or structure, or to enlarge or make an
addition to an existing building or structure, in the City, which
enlargement or addition exceeds 650 square feet in area, shall be
granted a building permit for such work until a deed restriction has
been recorded with the County certifying that the property owner or
any future property owner shall approve and participate in an
assessment district established for the purpose of construction of
off-site public improvements, subject to the provisions of Section
150.088, or in lieu
of constructing street lights and fire hydrants, has paid a charge,
as provided by subsection F of this section: curbs, gutters,
sidewalks, driveway approaches, adequate base courses for street
paving, street paving, street barricades, redwood headers, street
lights, fire hydrants, catch basins and stormwater drain pipes.
Except as provided otherwise in this article, and except for street
lights and fire hydrants, all public improvements required under this
chapter shall be constructed along the entirety of that portion of
the subject property which constitutes a frontage contiguous to a
public street. Street lights and/or fire hydrants shall be
constructed in those locations as determined by the City Engineer and
Fire Chief in accordance with a general plan therefor. All public
improvements required to be constructed by this subsection, and other
provisions of this chapter, shall be in accordance with the City’s
standards therefor at the time of the application for the building
permit.
2. Notwithstanding
anything to the contrary stated in this subsection, the provisions of
this subsection as to any of the designated public improvements shall
not apply if such improvement exists at the time of the building
permit application, and it has been determined by the City Engineer
that at the time the improvement is in accordance with the City’s
standards and planned location therefor, and it is not reasonably
necessary that such improvement be reconstructed, altered, enlarged
or relocated for the protection of the public health, safety and
welfare of users and occupants of the building or structure for which
the application is sought or of the immediate neighborhood in which
such building or structure is proposed.
B. Any
combination of permits issued within a 12-month period which provide
or result in enlargements or additions of 650 square feet, or more,
to an existing building or structure shall be considered as a single
permit for the purpose of applying the requirements of this section.
C. Where
existing driveway depressions or approaches are abandoned or are not
required for access to the property because of the proposed
improvements, they shall be removed and replaced with adequate curb,
gutter and sidewalk
meeting the City’s specifications.
D. In
addition to the other improvements required in this chapter,
applicant for such building permit shall do all grading necessary to
install such improvements, and shall, at his or her own expense,
relocate or remove all structures, utilities, trees, irrigation lines
and other objects within the right-of-way which interfere with the
installation of such improvements.
E. Where
additional street or alley right-of-way is required in order to
properly align the required improvements with existing or planned
improvements on the same block frontage, or in accordance with the
planned street lines established in conformance with the master plan
of land use, streets or highways, or in accordance with existing or
planned alley right-of-way, or to provide corner cut-offs, the
applicant shall dedicate the necessary right-of-way; provided, that
these requirements for dedication of additional right-of-way shall
apply only when permits are issued for the construction of new
buildings and shall not apply to any additions or enlargements of any
existing structure.
F.
1. If the City determines that the health, safety and welfare of the
occupants of the proposed building, as described in the building
permit application, or their invitees and guests, or of the local
neighborhood in which the particular building or structure is
proposed, or of the general public, will not be endangered by the
nonconstruction of a street light and/or fire hydrant or by the
replacement, reconstruction, relocation, enlargement or alteration of
a street light and/or fire hydrant and has further determined that
the owner of the subject property, or his or her predecessor in
interest thereto, neither constructed a street light and/or a fire
hydrant to service the property, or has not paid a street light
and/or fire hydrant construction charge as provided in this
subsection the applicant, in lieu
of constructing the street light and/or fire hydrant, shall pay to
the City, in full, a construction charge for a future street light
and/or fire hydrant prior to a building permit being issued to
applicant. The amount of the construction charge and the manner of
payment thereof shall be established by resolution of the City
Council or any amendments thereto.
2. Any
construction charge paid under this chapter to the City for street
lights and/or fire hydrants shall be deposited by the City in
separate special funds entitled “street light fund” and
“fire hydrant fund,” respectively. The moneys in the
street light fund shall be used by the City only for the
construction, replacement, alteration, relocation or reconstruction
of street lights in that local area of the City wherein is located
the property for which such charges were paid. The City Council shall
establish such local areas. The moneys in the fire hydrant fund shall
be used by the City only for the construction, replacement,
alteration, relocation or reconstruction of fire hydrants in that
local area of the City wherein is located the property for which such
charges were paid. The City Council shall establish such local areas.
G. 1. In
addition to all other improvements and fees required by this code, as
a condition of issuance of a building permit, the applicant shall pay
a park development fee
for each dwelling unit proposed to be constructed pursuant to the
building permit; provided, that this subsection shall not apply to
the construction of any dwelling unit which is built or located as
part of a subdivision, as defined in California Government Code,
Section 66424, for which approval thereof was or is conditioned upon
the dedication of lands for park and recreational facilities or the
payment of in-lieu
fees.
2. The
amount of the park development fee
established shall be set by resolution of the City Council. All park
development fees collected pursuant to this section shall be
deposited by the City into a park development fund and shall be used
exclusively for the acquisition of park lands and the development and
rehabilitation of new and existing parks.
H. Should
any abutting property currently have curb, gutter, or sidewalk;
or any one of these improvements, then the subject property shall be
required to have constructed the same improvements.
I. Notwithstanding
subsection H of this section, any property abutting curb, gutter, or
sidewalk
which the curb, gutter, or sidewalk
does not meet proper elevations and location requirements as
determined by the Director of Public Works of the City, or designated
appointee, shall not be required to construct curb, gutter or
sidewalk.
(’68 Code, § 5-43) (Ord. 81-11, adopted - - ; Am. Ord.
85-16, adopted - - ; Am. Ord. 86-21, adopted - - ; Am. Ord. 91-2,
adopted 1-15-91; Am. Ord. 95-11, adopted 10-17-95)
5.
Selection of a Policy Model
Since
the total project is too large to be accomplished with one definitive
action, an incremental policy must be established and defined. The
primary reason to separate the policy into a minimum of two
incremental stages is that the engineering – and corresponding
expense – for the curbed areas vs. the non-curbed areas is
substantially different. It could fairly be assumed that in the
curbed area of the City the slope of the street and the drainage flow
of the gutters was established when the curbs and gutters were
installed. The same case cannot be presented for the non-curbed
areas of the City.
The
details of an recommended incremental policy will follow.
6.
Analysis of Alternatives
I
shall separate this portion of the paper into three main topic areas:
1.) an alternative that can apply to the entire City, 2.)
Alternatives that can be applied to the curbed area of the City and,
3.) Alternatives that can be applied to the non-curbed areas of the
City.
Since
available funding would be the primary hindrance to an implementation
of sidewalk construction, the first area that can be addressed is
grant funds that might apply. In the past the City applied for and
was granted funds for sidewalk construction along a 2 mile stretch of
West d=Drive leading to an elementary school. The funds were under a
“school safety” umbrella and the subsequent sidewalk
construction resulted in enhanced safety for young people on their
way to school as well an a vehicle to create a pride of ownership on
the part of property owners who now had a “new front” to
their yard.
Further
research to identity and implement similar grants could be one
incremental step- perhaps in conjunction with a ”Citizens
Committee” to establish area priorities, etc.
While
monies already collected for sidewalks in the “curbed areas”
could more readily bring about construction of sidewalks in these
areas, inflation will have so substantially eroded the effectiveness
of these monies that they will have to be enhanced. The easiest way
to bring about these individual funds would be the creation of a
Proposition 218 Benefit Assessment District which would levy a
proportionate tax on each of the property owners that would benefit.
This is generally done via a mail in “weighted” ballot
and can be discontinued when there is no more need for the funds.
The general opposition to “more taxation” is often the
downside to this means of funding.
Grant
funds, a benefit assessment district and RDA funds would be the most
desirable funding mechanisms for the non-curbed area. Once again,
because this area encompasses a fairly large part of the center of
the City- incremental implementation would be a necessity. Much of
this area has yet to have sewer lines installed. In a cooperative
agreement with the Water District who has already been successful in
passing a benefit assessment district for sewer installation, paving
of the streets with sidewalks, curbs and gutters could be a joint
effort. The incrementalization of this effort would have to be
coordinated with the Mission Springs Water District which is a
separate governmental entity.
7. Conclusion and Recommendations
This
is the easiest part of the paper. The first action that needs to be
taken is a political one by the City Council and that would be the
prioritizing of sidewalk construction as outlined in the City Zoning
Code. My next recommendation would be to create an ad hoc Citizens’
Committee to establish geographical priority areas and to recommend
an appropriate course of action for the City Council to follow. Due
to other urgent matters before the Council “baby steps”
would have to be the word of the day with an eye to a long haul
sidewalk construction project.
The
adage, “inch by inch it is a since” needs to be the
hackneyed mission statement for the project.
READER
COMMENTS
I am pleased to share the following comments
that I have received in response to my website. I have not included the names of
the individuals – but if you are interested - I will contact them to provide
authentication.
each
comment is highlighted in a different color
Last week DHS lost hundreds of millions
of dollars generated from Freeway retail that could have paid for police, fire
and city services. Now we have less to stand on, having cut off one of our legs.
Loss of 1/2 of Palm Drive today is a bigger loss than giving away the north side
of Indian was 20 years ago. Karl Baker understands this better than our present
City Council.
Cathedral City has now announced grand development plans for the East side of
Palm Drive... commercial, retail and housing on land that last week was Desert
Hot Springs. Smart and rich Cathedral City might now be able to make a logical
offer for a strategically located West Campus of COD on the edge of DHS. Our
City Council has given away the prize.
Desert Hot Springs is a poor town compared to the richer cities of Palm Springs
and Cathedral City. We didn't trade or sell this valuable property. The City
Council unanimously ENDORSED the give away. The DHS Chamber of Commerce opposed
this give away. Karl Baker stands united with voters of DHS who agree that
giving this valuable land away to another city is a bad idea.
Millions and millions and millions of tax dollars were lost with this fast
decision last week. The strange decision was made in the light of day by a
united and oddly silent DHS City Council. Our poor, little town has been
crippled for too long by a City Council out of touch with reality. It's time for
a change.
I believe that Karl Baker is an honest man and an independent thinker who
understands the issues and has a positive impact as a champion for good
decisions.
xx
Mr. Baker,
I am convinced that you are the only qualified candidate for this
election. Furthermore, I think you are more qualified then anyone on the
current council. You can count on my receiving my vote on March 6.
I am married with three children and own a home here in the City of Desert
Hot Springs. I work for the Postal Service in a different city, and my
wife is a school teacher at Bubbling Wells Elementary. I have become very
concerned about the way the City is being ran. This is a city with a lot
of potential if it were ran correctly.
With the slow down in the housing market, is the City even more financially
strapped? Can we expect more layoffs and budget cuts coming in the near
future? This City need commercial tax dollars. It can not rely on
just new housing alone.
Here is what I think needs to happen. Start at square one.
We need to find out just what this City has and/or does not have. A
full blown audit and inventory of everything. Also, need to look
at contract services. I don't care if it is to hire gardeners
to mow the grass at the parks. We have to bring back some
form of Code Enforcement. Driving down West Drive between
Hacienda and Two Bunch Palms looks like used car lots in the
yards. I stand on my patio and look at house directly below me
and there are six cars parked in the drive way and/or
yard. Only two of them are used.
I would like the City to contract with Riverside County Sheriff's
Department for police and dispatch services. Here is my reasoning for
doing that. It is my opinion that the biggest liability that the City
has is the Police Department. There is pending litigation against the
department. By contracting the Sheriff's Department, the city no
longer has the liability. You also get more services with
the Sheriff's Department. It will cost more, but in the long run
the City will save more in civil litigation expenses. I was
told that the Police Department is looking at contracting dispatching
services in the future.
This City is a mess and needs the right people on board to turn
this around or this is a train wreck waiting to happen.
Hopefully, you can win this election and with the November election
remove those who are not getting the job done.
Sincerely,
xxx
Hi Karl
I like your website. I hope you are able to maintain it and pass along
information after your election.
Got your web site looks very good and I will support you.Good luck.
Thank you for doing our homework and reducing the spin.
Site looks good, sir. Continue adding to it. I enjoy
that you've actually done your homework on these
issues, and some of them (I-10 overpass, windmills,
allowing other cities to annex land which would seem
to be de facto ours) are issues I've puzzled about
many times. My mother and grandmother both live in
this city, and I've lived in DHS for 21 of my 26
years. Our city has a terrible case of arrested
development.
Should you get elected (and I certainly hope you do),
please make sure that someone is confirming that
infrastructure is in place (water, power, and
ESPECIALLY roadways) before we develop any more
residential properties! Traffic is bad NOW. Getting
onto I-10, across to Palm Springs, or onto 62 will be
a NIGHTMARE when Skyborne finishes and the other
developments finish selling. Naturally a market base
is necessary for commercial expansion, but I think
code inforcement is the key to all this. It may be
somewhat draconian to write and enforce restrictive
codes, but I believe a few good rounds of code
enforcement sweeps could potentially drive out those
who are a detriment and beautify the city. At one
point, I was dragging my feet about a mess left behind
in a front yard by an evicted tenant of mine, code
enforcement got on me about it and that lit a fire to
get it cleaned up. In less than a week, it was gone.
How many residences in the "DHS Trailer Park" on 5th
Street are up to code?
Sorry to talk your ear off. It's refreshing to hear
someone address issues rather than just littering the
town with posters.
Yours in service,
xxxxxxxxxxxxx
Being that DHS has been long populated by members of
the permanent underclass, is it any surprise that
we've had the kind of elected leadership we have? Who
was it who says, "People have the government they
deserve?"
Hopefully all that is changing. I was going to allow
apathy and indifference to keep me from the polling
place on March 6, but now I will make time to go cast
my vote for you. Well done with the paper. Minor
revision, and then get it out to the people. They
deserve to know what has happened. Continue to fight
the good fight, sir.
NEWS
September
2007 The
lawsuit against the city's choice of Karl Baker as their Coachella
Valley Vector Control District representative has been dismissed by a
Riverside County Judge on the basis of protecting free speech. more August
2007 Ann
Marie Galant, city manager for the last 15 months, resigns to the
dismay of many DHS citizens. Some are calling for her return and
questioning why this happened. She provided us with an extremely
well run city financially, a general plan which we didn't have before,
and a whole lotta HOPE. more Russell
Betts becomes candidate for City Council. Russell has been
actively involved in this city, attending many council meetings.
more Al
Schmidt is also running for city council and has been on the planning
commission. more
March
2007
On
election day, March 6, 2007, the voters of Desert Hot Springs decided to
give City Council seat in this special election to Scott Matas. Measure
A has been defeated so we will have no playing "merry-go-round"
of the Mayor's seat. This is the way it should be, leaving it up to
the voters to ELECT their mayor and allow him or her to remain in
their position for their full term, just as the voters want. I
wish to extend very sincere and gracious thanks to all of you who have
contributed and assisted in my campaign.
I expect for us to all move
forward in making our city great!
A Reader Asks and I
Answer
Comments &
Responses
Karl
Baker's credentials and vision for the City
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