Gary Bennett Publishing

Pub Crawling St. Patrick’s Day

By Gary Bennett

Getting an early start on St. Patrick’s Day celebrating at Bushwallers in downtown Frederick are, from left, Donna Brannen, Linda Price and Mary Brill. The restaurant opened to a capacity crowd at 8 a.m. on St. Patrick’s Day in 2023.

This article appears in the March 13, 2025, issue of Frederick News-Post’s “72 Hours” entertainment insert.

Along with being Irish for a day, “kiss me — I’m Irish” proclamations, and wearing green, for many people, St. Patrick’s Day means it’s time for a pub crawl.

The term “crawl” refers to the slow and steady pace of moving from one bar to the next, as opposed to rushing in and out — although it could also refer to the slower pace of movement as the evening wears on and inebriation sets in. But let’s hope not.

Pub crawls differ from bar hopping because of the organized nature of the event. Bar hopping is spontaneous. Pub crawls are planned. Bar hopping typically takes you to the same old haunts. Pub crawls should take you to places you have never tried. Typically, with crawls, there is a set route to follow from bar to bar.

Crawlers can walk, take taxis or sometimes even a special “pub crawl” bus, and costumes are often encouraged — or at least tolerated.

HISTORY

Inconceivably, pub crawls do not necessarily trace their origins back to St. Patrick’s Day. Other holidays — Halloween, Cinco de Mayo, Christmas and New Year’s Eve — were often used to build pub crawls around. But often, no holidays were needed at all!

By most accounts, pub crawls date back to early 20th-century London, home to closely situated pubs on just about every street. The first pub crawl is credited to Oxford University students in 1910, who visited 18 English pubs in one night to blow off steam and socialize with likeminded colleagues.

Today, much of the civilized world celebrates pub crawls for birthdays, bachelor and bachelorette parties, random get-togethers and yes, St. Patrick’s Day. There are even tour organizers who specialize in pub crawls.

For a pub crawl to be fun and exciting, you need a substantial number of closely situated bars to visit. We are fortunate to have plenty of bars, breweries and distilleries situated in downtown Frederick.

Unfortunately, as of this writing, there are no official pub crawls scheduled for Frederick on March 17. There are many scheduled in D.C., Alexandria, Baltimore and even Westminster and Cumberland.

But Frederick’s lack of a pre-planned pub crawl doesn’t mean you can’t organize your own!

MARKET STREET CRAWL

For your crawling pleasure, here is a suggested list of 10 bars in the downtown Frederick area to visit on St. Patrick’s Day, listed by the most efficient walking route. It stretches for about a mile.

Be sure to check websites for the most up to date information on St. Patrick’s Day specials. Please drink responsibly, go with friends and don’t drink and drive.

1. Begin at Olde Towne Tavern on North Market Street, where parking is plentiful. Olde Towne has a warm, neighborhood-bar feel and features several specials on Monday nights. Happy hour lasts from 4 to 7 p.m. with $1 off all drinks and $5 personal pizzas. Enjoy ping pong, pool, darts and foosball.

2. Head south on Market Street for about two blocks to really get your Irish on at Bushwaller’s, one of Frederick’s two traditional Irish pubs. For early risers, the green-adorned Frederick institution opens at 8 a.m. on March 17 for “Kegs and Eggs.” They will also host live music throughout the day.

3. Turn the corner onto Second Street and head into Frederick’s other Irish pub, Magoo’s. Proprietor Jennifer Daugherty has planned a special St. Patrick’s Day menu with traditional Irish dishes, Guinness on tap, Smithwick’s Irish Ale, Harp Lager and Kilkenny Irish Cream.

Note: Because our two Irish pubs are in such close proximity, the area around Market and Second streets are sure to be packed with humanity, spilling out into the street. Be advised it might be hard to belly up to the bar at either location. You may be better off making a reservation for dinner.

4. Next, turn into Agave 137, less than a block away on North Market. Agave is typically closed on Mondays but will open on St. Patrick’s Day with extended hours.

5. Next up is Shuckin’ Shack Oyster Bar, just steps away from Carroll Creek on North Market and just a block or so from Agave 137. Co-owner Eric Weller has big plans for March 17. They will be hosting their fourth annual fundraiser for muscular dystrophy in conjunction with Frederick Career Firefighters. The event will go on all day, enhanced by live music and a party atmosphere very possibly at the large parking lot right next door.

6. Next door to Shuckin’ Shack is pleasantly named Hootch and Banter. Their lounge is not usually open on Mondays, so please check their website for any St. Patrick’s Day activities.

7. Head just around the corner from Hootch and Banter to try out Frederick’s “pour your own” destination, Frederick Social. Here, you’ll have plenty of room to spread out. With a large patio area and Carroll Creek as a backdrop, you can choose from a selection of dozens of beers, wines and cocktails on tap to toast St. Patrick.

8. After your stop at Frederick Social, turn around, get your bearings, and head back up North Market for one block. Take a slight detour onto East Patrick Street and arrive at JoJo’s Restaurant and Tap House. On March 17, enjoy an all-day happy hour featuring $2 off draft beers, $1 off bottle and can beers, and $2 off all wine by the glass.

9. After JoJo’s, keep walking north on Market Street to a Frederick favorite, Brewer’s Alley, which will offer a “Kegs and Eggs” breakfast buffet along with special drinks and Irish-themed food on St. Patrick’s Day. Their rooftop bar will be open the entire weekend.

10. After Brewer’s, tuck in behind their building to finish your evening at White Rabbit Gastropub. Plans had not yet been finalized at the time of writing but, I’m told, may include a block party in their sizable parking lot. Call 240-651-1952 for information closer to the holiday. You can expect specials though, such as green beer, shamrock shakes and Shepherd’s Pie pizza among other unusual offerings.

If you prefer to get off Market Street and venture down Carroll Creek, you can make a night of it at RAK Brewing, Idiom Brewing, Attaboy Beer and Steinhardt Brewing, all of which are within close proximity.

RAK Brewing promises several specialty beer releases on St. Patrick’s Day, including a Dublin stout. Idiom will host live music, green beer and food specials. Steinhardt will feature live music along with $1 off pints of celebration (Dry Irish Stout), Irish Red and Green Kolsch from March 14 to 17.

Gary Bennett is a longtime Frederick resident who spends his time hiking, biking, volunteering and providing childcare for grandchildren. He is married and retired from his career as a nonprofit marketing executive.

Regional Housing Infrastructure Gap Act

By Gary Bennett

This article appears in the March 2025 edition of the Woodsboro-Walkersville News-Journal, page 5.

Municipalities around Frederick County that deny housing projects because they will “change the neighborhood character” or because they simply “don’t want any more housing,” should be ready to prove in an objective, measurable way how new housing will adversely affect their community if Maryland House Bill HB053 (cross-filed with Senate Bill SB0430) passes the Maryland legislature and ends up on Governor Moore’s desk.

Known as the Regional Housing Infrastructure Gap Act (or Housing for Jobs Act), this proposed legislation will tie a region’s number of jobs to the housing needed to support those jobs. The legislation purposely aims to make it more difficult for jurisdictions to oppose reasonable housing projects.

The proposed legislation is similar to “Fair share” planning and zoning rules in New Jersey, Connecticut and other states that require each municipality or region to provide a proportional amount of affordable housing based on factors like population, jobs and land availability, essentially ensuring that the burden of providing low-income housing is distributed equitably across different areas, preventing concentration of affordable housing in only certain neighborhoods.

The housing gap in Frederick County was estimated to be 5,700 units in 2016, and we all know the gap has widened since then. It is especially dire for those at the bottom rungs of the economic ladder. To update our estimated gap, Frederick County is now in the early stages of a new housing study that will also lead to the county’s first housing strategic plan.

Even with people suffering with homelessness, overcrowding at others’ homes and doing without enough food, medicine and clothing to pay their exorbitant housing costs, some municipalities around Frederick County (excluding Frederick City) have made it abundantly clear that no residential growth or very slow residential growth are the only policies they will accept and support. We read about this time and again.

It shouldn’t be this way. Just like it takes a village to raise a child, it will take the entire county to solve our housing problem.

All municipalities in the county should share in the expected growth we cannot stop. There is not much we can do to quell demand to live in our county short of ripping up Carroll Creek, razing our delightful downtown and walling off our picturesque scenery and open spaces, which are already protected by the state and county and can’t be built upon.

Sure, we could shutter our windows and stop all housing projects in their tracks if we wished, but then we would become like other no-growth counties that eventually wither and then try to get back on track. This stance may work for people who live here now, but what about our children and aging parents who wish to stay. Where do they go?

The proposed legislation aims to peg needed housing to jobs. Specifically, the bill says that for every 1.5 jobs within our county, there should be one housing unit. Under our current jobs-to-housing ratio, the county would need to build 7,000 homes to reach that ratio, a number not far from our estimated 2016 gap of 5,700.

Pegging housing to jobs makes sense. People want to live close to where they work, and for a host of environmental, energy, family and community reasons, we should want that, too. Under the bill, planning and zoning boards and town councils must approve housing projects unless there’s a very good and objective reason not to.

Municipalities would be able to stop housing development projects only if:

It would have a specific adverse impact on the public health or safety to the residents who would live there, and there is no feasible way to mitigate it.
It is in an area with inadequate water or wastewater facilities to adequately serve the project, and there is no feasible way to mitigate it.
It is in an area zoned for heavy industrial use or on conservation property.
It is in a school attendance area that has verifiable current or projected full-time enrolment that exceeds 100% of the school’s estimated or state-rated capacity, and there is no feasible method to comply.

The bill authorizes the state’s Department of Housing and Community Development and Department of Planning to calculate regional housing infrastructure gaps, provide the apportionment of regional housing infrastructure gaps to all counties and incorporated municipalities and establish that certain local jurisdictions have an affirmative obligation to expeditiously approve housing development project applications.

The “affirmative obligation” clause is a big one and a paradigm shift in how business is done now.

Currently, municipalities are under no obligation to help solve our county’s housing problem and often do not even see it as their problem. They are perfectly happy for most of the development to happen in Frederick City. Under the bill, a local jurisdiction may not deny a housing development project unless it has a justification that “clearly outweighs the need for housing and is supported by clear and convincing evidence.”

Indeed, if a local jurisdiction denies a housing development project, the local jurisdiction must provide in writing the reason for denial, specifying how the denial complies with the law. The proponent of a housing development may bring an action in the appropriate circuit court to enforce it. If passed and signed by the governor this session, which is likely, the Act will take effect on January 1, 2026.

This potential shift in state housing policy is not surprising. We should remember that land use control is constitutionally guaranteed to states, not municipalities. States have often delegated this authority to municipalities, as they’ve done in Maryland. But it can be taken back when local decision makers misuse the privilege.

It’s too bad doing the right thing has to be mandated, but we suspect the state has had enough new housing developments stopped in their tracks for specious reasons to warrant action. The days of simply not wanting more housing to stop projects may become a thing of the past.

The bill is still in draft form and there’s a very long way to go. It is currently in the House of Delegates with a hearing scheduled for March 4 at 1:00 pm. Frederick County Delegate Ken Kerr is a co-sponsor.

Breakup songs to drive home the message

By Gary Bennett

If you’re celebrating National Breakup Day on Feb. 21,sorry and good luck.

This article appears in the February 20, 2025, issue of Frederick-News Post’s “72 Hours” entertainment insert.

Valentine’s Day is nice, but because real life happens, Feb. 21 is National Breakup Day. It should be no surprise. It comes only one week after the big day because, you know, love can be fleeting.

This anti-est of Valentine’s Day is sad, sure, but necessary. Who among us has never had trouble ridding ourselves of that certain someone who seems to just hang on and won’t take no for an answer?

Despite your protests, you might need help in this area. Maybe not today and maybe not tomorrow, but the day might come when you’ll find yourself hiding in the bushes rather than spending another evening with Mr. or Ms. Wrong.

Here are my Top 10 Breakup Songs for your life-skills pleasure. I know what you’re thinking, but no, I’m actually happily married. Keep in mind, though, I’m an older guy who enjoys rock and pop tunes from the ‘60s, ‘70s and ’80s, so that’s what you’re getting here.

As I’m sure you know, breakup songs come in two flavors. There are the “I’m so sad we broke up, I’m just going to wallow in it” songs and the “please go away” songs. This list is comprised of the latter. Enjoy your breakup!

1. HIT THE ROAD, JACK

Ray Charles, 1960

This classic from a legendary artist is a verbal jousting match between a frustrated woman and a no-good man.

“Now baby, listen baby, don’t ya treat me this way, ‘cause I’ll be back on my feet someday, don’t care if you do ‘cause it’s understood, you ain’t got no money, you just ain’t no good.”

2. DON’T GO AWAY MAD (JUST GO AWAY)

Motley Crue, 1990

The hard rockers were at their peak with this gleeful, sleeper hit.

“Seasons must change, separate paths, separate ways, girl, don’t go away mad, just go away.”

3. ONE LESS SET OF FOOTSTEPS

Jim Croce, 1973

The mustachioed, blue-collar rocker shows the door to his old squeeze in no uncertain terms.

“If that’s the way that you want it, well that’s the way I want it more, ‘cause there’ll be one less set of footsteps on your floor in the morning.”

4. GO YOUR OWN WAY

Fleetwood Mac, 1977

Lindsey Buckingham wrote the song about his breakup with fellow band member Stevie Nicks.

“Tell me why everything turned around, packing up, shacking up is all you want to do, you can go your own way.”

5. IT’S OVER

Boz Scaggs, 1976

Scaggs writes about a fed-up lover who has had enough … but not really.

“Why can’t you just get it through your head, it’s over, it’s over now, yes, you heard me clearly, now I said it’s over. It’s over now.”

6. IT’S TOO LATE

Carole King, 1971

This classic from the great ‘60s and ‘70s songwriter tries to gently (maybe too gently) explain why their relationship just isn’t working.

“And it’s too late, baby, now it’s too late. Though we really did try to make it, something inside has died, and I can’t hide, and I just can’t take it.”

7. ALREADY GONE

The Eagles, 1974

The most successful American band struck gold with an early hit that declared victory over a failed relationship.

“So oftentimes it happens that we live our lives in chains, and we never even know we have the key, but me — I’m already gone and I’m feelin’ strong.”

8. SMOKE FROM A DISTANT FIRE

Sanford-Townsend Band, 1976

A terrific, rollicking, one-hit wonder song with the best breakup line ever (involving a screen door). It tells the story of an unfaithful girl who is now getting her comeuppance.

“This lying and cryin’ is upsettin’ and gettin’ nowhere. It don’t stack up, so slack up and pack up, I just don’t care. Don’t let the screen door hit you on your way out.”

9. YOU’RE NO GOOD

Linda Ronstadt, 1974

This bluesy version, from early ’70s queen of pop Linda Rondstadt, congratulates herself for finally coming to her senses. She really lets her ex have it.

“Feelin’ better now that we’re through, feelin’ better ‘cause I’m over you. I learned my lesson, it left a scar, now I see how you really are: You’re no good.”

10. RAMBLIN’ MAN

Allman Brothers Band, 1973

These Southern rockers explain they will be leaving soon because it’s in their DNA and can’t be stopped.

“And when it’s time for leavin’, I hope you’ll understand, that I was born a ramblin’ man.”

American R&B and Soul musician and band leader Ray Charles (born Ray Charles Robinson, 1930 – 2004) plays piano as he performs during a JVC Jazz Festival concert at Avery Fisher Hall at Lincoln Center, New York, New York, June 29, 1994. (Photo by Jack Vartoogian/Getty Images)

HONORABLE MENTIONS

• The All American Rejects’ “Gives You Hell”

• Bob Dylan’s “Don’t Think Twice, It’s Alright”

• Greg Kihn Band’s “The Breakup Song”

• J. Geils Band’s “Love Stinks”

• Elton John’s “I’m Still Standing”

• Led Zeppelin’s “Babe I’m Gonna Leave You”

• Marshall Tucker Band’s “Heard it in a Love Song”

• Paul Simon’s “50 Ways to Leave Your Lover”

• Rod Stewart’s “Maggie May”

• Styx’s “Babe”

• Taylor Swift’s “Picture to Burn”

• Carrie Underwood’s “Before He Cheats”

• Gotye’s “Somebody That I Used to Know”

Retired and Inspired: FCC’s ILR offers courses that pique interest

By Gary Bennett

People takes notes and listen during a class at the Institute for Learning in Retirement.

This article appears in the Winter 2025 issue of Frederick News-Posts “Prime Time” magazine.

Think back to your high school or college days. Do you fondly remember opening textbooks, considering issues and exploring the world through history and literature? I sure do. Back then, our brains were like sponges, soaking up every bit of information made available.

As we grow older, the pace of learning changes. Research shows that by the time we reach adulthood, many of us notice certain mental tasks, like quickly processing new information or tackling a complex problem, become more challenging. Scientists have identified physical changes in our brains that help explain this shift as we age.

But there’s good news: While the speed of learning might slow as we age, the ability to learn never stops. Research also shows that we can continue to expand our minds and acquire new skills as long as we’re willing to put in the effort.

COURSES FOR EVERYONE

Luckily for us, seniors in Frederick can rely upon the Institute for Learning in Retirement for a professionally organized and reliable destination for mature intellectual discovery.

Kelli Ackiewicz, the ILR program manager and a civil engineer by trade, came on board in 2016. She jumped at the chance to lead this program after assisting with women-to-women mentoring at FCC. She jokes that she helped “engineer some issues they had going on at the college” and then brought her prowess to ILR.

Linda Funsch instructs a class at the Institute for Learning in Retirement at FCC.

No one knows for sure how many Frederick County seniors have been served since 1998, but Ackiewicz did share that the Institute has served an average of 700 students annually over the past 10 years, resulting in more than 18,000 enrollments during this time. On average, students take about three courses per year.

Offered in conjunction with Frederick Community College and mostly on its campus, the Institute offers a wide range of diverse, college-style courses. Enroll and you’ll get lectures, handouts, slides and vibrant discussion, but the one thing you won’t get (thankfully) are tests and grades. Courses are designed for adults by adults. They are fun but can also be described as “no-nonsense.” More than 175 courses are offered each year.

The IRL curriculum team offer courses for just about anyone. Each course is designed to be casual, fun and with the needs of older adults in mind, though there is no age minimum requirement. Those not yet retired are more than welcome to join.

Included in the curriculum are courses in arts, crafts and music; computers and technology; food and drink; health and wellness; history, culture and current events; home and hobbies; learning a language; life planning and finances; philosophy, religion and exploration; photography; science and nature; and writing. A full list of the spring 2025 courses is at ILRFCC.org.

According to Ackiewicz, some of the more popular courses are in the history realm, current events and their “learning on location” bus trips.

There are also many unique courses you might not expect to find, like Discover Your Past Lives, Why is a Ghost a Ghost?, Crochet for Beginners, Writing Your Life Story, Maryland Whiskey 101, Successful Aging in Place, Chickenology (how to raise chickens), Beeconomics (how to make money as a beekeeper!) and Introduction to Ballroom Dancing.

A typical course is held in person, although some are virtual and others are offered on location. Most include 8 to 12 sessions, span one or two months, last for an hour or two at a time, and can occur on any day of the week. Offerings vary widely, so it is advisable to check online or ask for a printed catalog to see what best meets your personal interests and schedule.

In general, most winter/spring courses begin in late January or early February (although others may begin later in the year) and finish by late May or early June.

Richard Kaplowitz of Frederick types notes during a class at the Institute for Learning in Retirement at FCC.

Tuition and fees are reasonable. Most of the course costs are comprised of fees that can range from free for courses that last only one session to just over $100 for multi-session courses. Course costs average $59 to $69. If you try a course and find it is not for you, you may be able to transfer into another course or request a refund.

Some courses are free, made possible through the FCC Foundation. The Institute partners with Frederick County Public Libraries, Frederick County Senior Center and others to offer free courses at those locations.

Instructors are usually passionate experts with lived experience in the subject area. IRL does welcome new instructors with new course ideas (if interested, submit a course proposal form at ILRFCC.org). Ackiewicz promises that all new courses selected are given every chance to succeed, offering them at least two or three times before re-evaluating.

STUDENT PERSPECTIVES

Margie Shattuck has taken ILR courses since she moved to Frederick in 2011. She’s studied a number of subject areas and most enjoys courses on subjects she knows little about.

“It’s a great way to learn a few things and see if I would like to study it further,” she said.

She is currently an ambassador for the program, helping to get the word out about the Institute and staffing booths at expos, festivals and meetings.

Shattuck highly recommends ILR.

“It’s helped enrich my life,” she said. “I’ve learned about a lot of subjects I had a slight interest in, such as learning about past lives, technical things like Photoshop, photography on my phone and medical things. There’s a great program called Medically Curious, where a doctor comes in and talks about things like how to research medical issues online and how to avoid incorrect info on the web.”

Curious students can try a wide swath of courses, although it would behoove you to choose areas of interest. If you have a change of heart, partial refunds can be requested after a class begins, but they are not promised.

Also, be ready for a few know-it-alls who seem to know the teacher and the subject matter inside and out. Laugh it off and remember, some things never change.

The author (far right) and some new friends at a Learning on Location class on the Appalachian Trail.

Gary Bennett is a longtime Frederick resident who spends his time hiking, biking, volunteering and providing childcare for grandchildren. He is married and retired from his career as a nonprofit marketing executive.

Get (way) out of town for Valentine’s Day

By Gary Bennett

This article appears in the February 13, 2025, issue of Frederick News-Post’s “72 Hours” entertainment insert.

Folks, you don’t need to surprise your honey with a romantic trip to Paris, Venice or Rome for Valentine’s Day. Oh no, that’s too expensive anyway. Believe me, you’ll feel right at home at one of these romantic destinations I’ve carefully curated for you right here in the good old U.S.A.

When you arrive in one of these dreamy destinations, your significant other will be overcome with emotion. In fact, they won’t look at you the same way again. Plus, some of these towns are so inexpensive to visit, they will actually pay you to come!

I must warn you, though, not all of these towns are large enough to have a romantic bed and breakfast (or running water, for that matter.) But I can assure you, they all have “Welcome to” signs that will be just right for that selfie.

Please note that all these places are real! Only the descriptions have been changed to protect the town leaders and, of course, the innocent. Plus, the real descriptions are lame.

Accident, Maryland

A charming burg in nearby Garrett County. You may want to skip this one, though, if you don’t wish to have one of those kinds of romantic mishaps.

Bangor, Maine

Our northernmost destination (pronounced Bang-er) is snow covered at Valentine’s Day and action-oriented (I mean skiing! C’mon, get your mind out of the gutter!).

Boody, Illinois

This restful, bootylicious heartland community will make you feel like sitting down and taking a load off.

Butternuts, New York

This tiny upstate enclave is named after the tasty squash that is plentiful here (what did you think?). Be advised, you may come away from here with a new nickname, if you play your cards right.

Climax, Georgia

You’ll burst with excitement when visiting this small but satisfying Southern town.

Cockeysville, Maryland

A close-by Maryland destination that specializes in goofy little pet names. Your honey pie will love it!

Conception, Missouri

Like Accident, this one is not for the faint of heart. Skip this one if you’re not feeling lucky.

Conquest, New York

A delightful upstate borough perfect for the goal-oriented, won’t-take-no-for-an-answer folks. (You know who you are.)

Diamond, California

Now we’re talking. This one is for the big spenders among us, or at least folks who appreciate syrupy pop songs from a ‘70s icon.

Flowers, Mississippi

If you’re not ready for Diamond (and who is?), this is your next best bet.

French Lick, Indiana

Home of NBA legend Larry Bird. Townsfolk will be glad to show you around and provide an oral history.

Fertile, Minnesota

If you’re not going to Accident or Conception, I doubt you’ll go here. But I say take a chance! What could go wrong?

Heart Butte, Montana

I can see you snickering out there, but it’s pronounced Byute. You know, like a lovely, shapely mountain.

Heartwell, Nebraska

This destination sounds nice but I’m sorry to say it’s actually full of cardiologists. I include it here for the over-70 readers.

Hell, Michigan

This is the final, frozen-over destination for those love-on-the-rocks, can’t-be-saved relationships. Heck, you can even be mayor here for a day if you pay the price.

Honeyville, Utah

Take your honey to this little hamlet in the Mormon state. Be advised: If you’re not married, a church leader might harangue you about going back home.

Hooker, Oklahoma

Maybe not the best choice for a romantic weekend, but I say give it a try. Be sure to take advantage of the welcoming committee found on most street corners. Bring cash and low expectations.

Intercourse, Pennsylvania

Finally! Slip into the most famous romantic getaway on the list. And, because it’s positioned just up the road from us in Frederick, you’ll be thrust into a great time. Trust me.

Love, Arizona

This is what’s it’s all about, right?

Lovers Leap, Cumberland

This nearby attraction beckons lovers to show how much they really care. Perfect for the nothing-to-lose folks just a step ahead of an angry, shotgun-toting father.

Pee Pee Township, Ohio

If Cockeysville is just too cutesy for you, there’s always this surprisingly tiny community in Ohio that is folded into its southern region. Blink and you could miss it.

Romance, Arkansas

Be sure to visit the world’s largest thesaurus factory in this exciting, joyful, dreamy, starry-eyed, romantic village in the Ozarks.

Roses, Pennsylvania

This burg in the Keystone State is not far from Intercourse. Everyone knows it’s hard to visit Intercourse unless you do Roses first.

Rough and Ready, California

Named after California’s proud gold-mining past (sure it was), lovers here must be open-minded and up for just about anything.

Screamer, Alabama

An obvious choice for you overachievers. But unless you’ve been here before, you’ll marvel at how noisy this town can be, especially on Saturday nights.

Sweet Lips, Tennessee

If Butternuts is not your cup of tea, I wholeheartedly recommend Sweet Lips.

Surprise, New York

There are lots of Surprises in the U.S., but the one in New York was founded by the same folks who settled Conception, Missouri. They got out of there fast.

Truth or Consequences, New Mexico

You can’t get away with anything in this well-named community, so don’t even try.

Valentine, Indiana

Finally, a town worthy of this list that has gone terribly off the tracks. Fun fact: This town was just recently renamed from Greeting Card, Indiana, to honor the handsome agent on the television show “FBI.”

Weiner, Arkansas

Last but not least, this tiny town is pronounced the way you think, and they are damn proud of it. Home to world-famous Chihuahua races and snow birds from Pee Pee Township, Ohio.

A new way to finance affordable housing in Frederick County

By Gary Bennett and Hugh Gordon, members, Frederick County Affordable Housing Council.

Affordable Housing Crisis newspaper headline and related economic news, with coins

This article appears in the February 2025 issue of the Emmitsburg New-Journal, page 46.

In our last affordable housing column, we talked about all they ways developers scramble to fully fund affordable housing projects. This is important because a project is not feasible unless it covers 100% of its funding gap.

That is why Frederick County and the State of Maryland try to be aggressive when helping affordable housing developers. The county and state often step in with funding options such as:

Waivers or deferrals of impact of fees charged to buyers that meet income requirements for affordable housing purchases from a developer.
Loans from Frederick County’s Housing Initiative Fund’s (HIF) Deferred Loan Program. The purpose of this fund is to provide flexible loans to support affordable housing in Frederick County.
Maryland’s Department of Housing and Community Development’s (DHCD) nearly $24 million in federal funding to provide gap financing to affordable housing projects statewide in the form of HUD’s HOME Investment Partnerships American Rescue Plan Program (HOME-ARP).
County guidance in using “rental housing works,” a fund through DHCD providing $3.5 million in gap funding.
The use of some county owned-land for affordable housing projects combined with a federal loan for pre-development costs thereby reducing two key costs.

Other funding possibilities in various stages of discussion and could come online in the future include:

Implementing a Frederick County Rental Registration and Inspection Program to mimic the one Frederick city has in place and using the proceeds for rental assistance and affordable housing projects.
Waiving development fees for housing projects meeting certain income requirements.
Increasing the portion of the County Recordation Tax revenue going into the Housing Initiative Fund, which is then used to support affordable housing projects.

IDAs and TIFs

Even more creative help may be on the way soon.

The Affordable Housing Council wholeheartedly supports a push for enabling legislation to allow Frederick County to expand the use of funds under the State of Maryland’s Industrial Development Authorities (IDAs) to include affordable housing.

IDAs were created long ago to establish an entity that captures future tax growth for an area slated for development and reinvests it. It has been used mostly for industrial parks. It was never intended for affordable housing but could be used for that purpose in the future. Prince George’s County has this authority now.

If enacted, the County Council would create the tax capturing entity, adopt a project area plan and how the funds can be used in that area. The board of the new entity would then approve specific projects like affordable housing.

This would be an important new revenue source for affordable housing projects. It has the possibility to be the gap financing that allows new projects to happen faster.

IDAs are based on well-established tax increment financing (TIF) districts. TIFs have been used in the past as a mechanism to fund public infrastructure improvements in connection with private development projects.

In the affordable housing realm, TIFs could be used for infrastructure needs for site readiness such as water, gas, and sewerage. Items like these need to be ready and paid for before an affordable housing project kicks off. As we’ve said before, tax credits are fine but developers need money upfront.

How do TIFs provide financing?

Under the TIF process, special obligation debt would be issued by the county to provide funding for infrastructure improvements benefiting a certain district. The incremental future real property tax revenues are pledged to the repayment of the special obligation debt. There will be incremental real property taxes created because the assessed value of the TIF district properties increases as a result of the planned new infrastructure.

Because only a portion of the future incremental tax revenue is pledged to repay the debt service, the TIF structure allows the county to continue to receive the tax revenue today that existed prior to the new development and to also receive today the future tax benefit of the project to fund the project.

It is important to note that this is not a new tax on citizens. The plan takes the place of issuing bonds.

Currently in Frederick County, commercial entities are responsible for 22% of the tax base. Citizens pay the rest. We cannot bring in more commercial development unless we have more affordable housing.

The plans for future housing development in the South Frederick Corridor is a specific example where this could work well since developers know the county plans to add value by creating affordable housing there.

Frederick is not alone. Many Maryland counties have expressed interest in this type of affordable housing funding.

A bill has been drafted to allow TIF districts in Frederick County and other counties to be used for more than industrial development. It is before the legislature’s Ways and Means Committee right now. Delegate Fair and Senator Lewis-Young are supportive now. Maryland Secretary of Housing Day and Maryland’s Affordable Housing Coalition are also supportive of this.

Financing for affordable housing projects is intricate and arcane, but the more you know, the better you can help us advocate for creative financing that gets these critical projects off the ground. If we don’t, we’ll have few options for our children and parents to live in Frederick County, and economic development will suffer as a result.

Live from New York, it’s 50 years!

By Gary Bennett

Saturday Night Night Main Stage, Rockefeller Center, New York

This article appears in the Fredrick News-Post’s February 6, 2025, “72 Hours” entertainment insert.

It’s difficult to overstate the cultural significance of Saturday Night Live. It may not seem so today, but the show literally changed the way young people approached Saturday nights in the 1970s.

Saturday Night Live will celebrate its 50th anniversary in 2025 with a three-hour prime time special on NBC on Feb. 16. As of this writing, a host has not been named, but one thing is certain, the show will be chock full of hilarious clips from its 50-year reign.

Much about Saturday Night Live, especially the early years, has passed into legend. But when the show hit the airwaves in October 1975, no one knew what to expect. A young writer named Lorne Michaels talked NBC executives into taking a chance on a live, late-night, weekend comedy show. This had not been tried before.

He wanted nothing less than to redefine comedy the way the Beatles, 10 years earlier, had redefined pop music. “That required not pandering, and it also required removing neediness, the need to please,” Michaels says in the book “Live from New York” by Tom Shales and James Andrew Miller. “We were only going to please those people who are like us, and that’s what we did.”

The show aired at 11:30 on Saturday night. If you were a college student at that time, like I was, 11:30 was prime time for parties, drinking, dancing and blowing off steam. Many of us didn’t even head out until that time. Once word got around that you had to see this new show, it didn’t take long for us to adjust our loose schedules accordingly. NBC banked that we would do both — stay in to watch the show but still go out before, after or both — and we did.

A little known fact is that Johnny Carson is largely responsible for the airing of Saturday Night Live. Carson ruled late-night TV during the week. By 1975, he had had enough of NBC airing his reruns on Saturday night; he wanted to use the reruns himself during the week so he could take more time off. NBC had the option of returning this weekend time to the local affiliates, and thereby giving up a chunk of ad revenue, or trying to fill the time with other programming.

It was no surprise when word went out from NBC executives to develop a late-night weekend show. Had the powerful Carson never made this demand, it’s quite possible there would never have been a Saturday Night Live. After all, Carson did not retire until 1992.

The man NBC took a chance on, 30-year-old Lorne Michaels, gave them much more than I’m sure they bargained for: an adventurous, topical, satire series with a live studio audience that, had executives and advertisers known of its content in advance, might never have seen the light of day.

Michaels wanted the show to be the first one in the history of television to talk the same language being talked on college campuses, streets and everywhere else young people gathered. In this, he succeeded wildly.

The show was originally called NBC’s Saturday Night. It was the first show the television generation — baby boomers, as we are now called — could call their own. It was unlike anything else on the air, and it would be years before rivals even tried to imitate it. It was new, unusual, surprising and boy, did it make us laugh. It had the proverbial inmates running the asylum, and it showed.

The show made stars of unknowns and superstars of stars. The brash young players that comprised the Not Ready for Prime Time Players in those first few seasons are now household names. Belushi, Chase, Aykroyd, Radner, Murray, Murphy, Piscopo and more delighted in trashing TV taboos.

Many of these would-be stars wanted no part of TV but took on the gig anyway because they could look down on even the most successful prime-time show — because their show was different. It was one of a kind. It made fun of television. John Belushi made his feelings about television known at the time by famously saying, “My television has spit all over it.”

And who in the boomer generation can forget the Coneheads, Mad Samurai, Nick the Lounge Singer, Fred Garvin (Male Prostitute), the Wild and Crazy Guys, Killer Bees, Blues Brothers, Roseanne Roseannadanna, Wayne and Garth, Mr. Bill, Fernando, Hans and Franz, Lisa Loopner and Todd, The Church Lady, Pete Schweddy and the Greek deli owner selling “chee-burger, chee-burger, and Petsie.”

The very first show featured a “cold opening” that portended of things to come. Belushi appeared as a semi-literate immigrant dutifully keeling over with a heart attack because his English teacher suddenly dies of one. With that, Chevy Chase, as stage manager with clipboard in hand, looks in at the dead bodies and flashes that fake Hollywood smile and says, “Live from New York, it’s Saturday Night!” Then cue the saxophone-infused music. Those words from Chase, the music and the accompanying scenes from New York’s shady underbelly had an exciting feel to them. We were hooked.

Another instant hit from the early shows was Chase as the bumbling but cooler-than-you newscaster for Weekend Update, an absurdist view of the goings-on in Washington and around the country. The segment was so topical and up-to-date that writers tell stories of being under Chase’s desk live on air handing notes up to him.

His goofy but sincere opening line of the newscast — “Good evening. I’m Chevy Chase and you’re not” — became a national catchphrase that even President Ford used. Because of this segment and the stage manager schtick when opening the show, Chase became the first breakout star, leaving after only one season to act in movies.

He was replaced by none other than Bill Murray in season two. The show barely skipped a beat. In short order, Belushi and Dan Aykroyd became major stars, too.

Feuds, fights and romances among staff members were in the paper seemingly every week. Boozy after-parties were legendary. Sex and drugs were rampant backstage. Network executives tended to steer clear of the 17th floor, where the show was written and performed, not wishing to be enmeshed in marijuana smoke and other strange aromas that would be hard to explain. Better to not know.

By the beginning of the second season, Saturday Night Live was the talk of television, a national phenomenon.

Even the performers who joined the cast later are legendary in their own right: Eddie Murphy, Billy Crystal, Martin Short, Phil Hartman, Chris Farley, Mike Meyers, Dana Carvey, Chris Rock, Darrell Hammond, Will Ferrell, Adam Sandler, Jimmy Fallon, Tina Fey, Julia Louis-Dreyfuss, Jon Lovitz, Dennis Miller, Kevin Nealon, Tracy Morgan, Amy Poehler … the list goes on and on. Big stars like Hanks, Martin, Baldwin and Timberlake fell all over themselves wanting to host.

For better or worse, Saturday Night Live lives on as a testament to what you can accomplish if you really believe in something — and “don’t give a flying f— if it fails,” as Chase put it in 1975, when a reporter asked him how the show succeeded.

How Jimmy Carter did it

By Gary Bennett

After Jimmy Carter died December 29 at age 100, much was made of his remarkable post-presidency, and rightfully so. He not only lived longer and spent more time out of office than any other ex-president, he carved out an extraordinary charitable and statesmanship portfolio for himself that culminated in the Nobel Peace Prize in 2002.

In 1976 I was a young political science major at a small liberal arts college in Maryland. My professors spent countless hours discussing Jimmy Carter’s rise to the presidency and his four years inhabiting the office, which happened to coincide exactly with my college career.

I feel super qualified to give my two cents here.

I decided that Carter was an undeniably attractive candidate. He was governor of a large southern state, even so was untainted nationally by racist or segregationist policies, was relatively young and active, had a brilliant naval career, was a businessman, and perhaps most importantly, had an “everyman” quality about him.

Carter’s timing was impeccable, too.

In 1976 the country was still reeling from Vietnam, Watergate and Richard Nixon’s resignation. Oil shortages were rampant. The economy was in free-fall. Trust of government was at an all-time low. Republicans oversaw this mess, and Washington democrats had no answers either.

Jerry Ford was in the White House, but he had never been elected to that post. He hadn’t even been elected vice-president. Many saw Ford as a best-case temporary caretaker and worst-case presidential imposter.

To me, Ford seemed like a nice enough guy. He appeared to be a loving husband and father, was purported to be a Christian, was moderate in temperament and his politics and had lots of government experience after a long career in Congress. Not too bad; I could have voted for him.

But then he did the unthinkable: he pardoned Richard Nixon. Most of the country did not want that.

I do believe Ford truly wanted to “end our long national nightmare” as he said, get the country moving again and give some peace to Nixon. This act of political courage was probably the right thing to do, but as most pundits now agree, almost certainly cost Ford the election in 1976.

That was not clear at the time, however.

Polls insisted the election was going to be tight, and they were right. During the primary season of 1976, Ford came out swinging, doing all he could to hold onto his job. He somehow fended off an aggressive challenge by Ronald Reagan and went on to accept his party’s nomination for president that summer.

Into this swirling, unsettled political mess came an unknown governor and peanut farmer from Georgia named Jimmy Carter. He started off 1976 as one of many democrats vying for the nomination. Think of the dozen or so republicans who competed for the republican nomination in 2016 before Trump emerged. That’s how it was for the democrats in 1976. As Trump did in 2016, Carter survived primary season, picking off his competitors little by little until there was no alternative.

Along with good timing, there may have never been a luckier politician than Carter.

There was no de facto leader of the democratic party in 1976 who would be the natural heir apparent to the White House like Ronald Reagan was for the republicans in 1980. George McGovern was not a good option; he was swamped by Nixon in 1972. Hubert Humphrey lost narrowly to Nixon in 1968 and was the choice of the party apparatus, but he chose not to run. Teddy Kennedy was scandal-ridden and not an option.

Carter was unknown, but he was the only large state governor, other than ultra-liberal Jerry Bown of California, to run in a year when the electorate was looking for an outsider. Governors were attractive. The other choices were all long-time Washington insiders: Mo Udall, Birch Baye, Lloyd Bentsen, Frank Church, Fred Harris, Henry “Scoop” Jackson and Sargent Shriver. They were sometimes chided as the “seven dwarfs.”

None of these politicians came off as trustworthy. Carter did. He wisely embraced his “outsider” image to perfection and hammered away at it in commercials and debates, telling us he would never lie to us. He eventually emerged as the easy democratic winner.

Not so for the republicans. Reagan took his candidacy all the way to the convention floor and nearly upended Ford. This bitter rift damaged the republican party and, along with the Nixon baggage, was too much to overcome.

Even with all these advantages, Carter eked out only a narrow win over Ford, 297 to 240 electoral votes. The popular vote was 51% to 49% in Carter’s favor.

That part of history is well known. What is not so well known is how Carter rose to the governorship of Georgia, thereby positioning himself for this improbable presidential run.

The answer is he leveraged a superior intellect and ambition with good old-fashioned hard work. Carter, much like Harry Truman, used county-wide community service activities, numerous business contacts statewide, and his national naval contacts to become a well-known activist and rising star in his state. As a born-again Christian and church leader he was also well known and respected among Southern Baptists who dominated Georgia politics.

His resume was almost pitch-perfect for the times.

He received a B.S. degree from the United States Naval Academy in 1946. He served in the Navy from 1947 to 1953 as a submariner, serving in both the Atlantic and Pacific, rising to the rank of lieutenant. He completed graduate work in reactor technology and nuclear physics. He served as senior officer of the crew on the nuclear submarine Seawolf.

When his father died in 1953, he resigned his naval commission and moved back to Georgia, taking over the Carter farm. He quickly became a leader in the community, serving on county boards that supervised education, the hospital authority, and the library. In 1962 he won election to the Georgia Senate. He lost his first gubernatorial campaign in 1966, but won the next one, becoming Georgia’s 76th governor on January 12, 1971.

Carter famously declared in his inaugural address as governor that “the time for racial discrimination is over.” This was a shocking pronouncement for a southern governor at the time and came after months of wisely downplaying his feelings about discrimination during the election.

He was ineligible for a second term in 1975 so began planning his run for president. His moderate democratic policies, ability to get southern votes, and ability to champion social justice positioned him well in 1976.

And, as they say, the rest is history.

Journey out to the Outer Banks

By Gary Bennett

The Wright Brothers National Memorial in Kill Devil Hills, NC.

This article appears in the January 9, 2025, issue of Frederick News-Post’s entertainment insert “72 Hours.”

My wife and I have been up and down the East Coast from Maine to Florida many times. We’ve enjoyed the Atlantic Ocean in Bar Harbor and Kennebunkport, both Ocean Cities (New Jersey and Maryland), Cape May, Virginia Beach, Myrtle Beach, Jacksonville, Miami Beach and Key West.

But, somehow along the way, we missed the Outer Banks of North Carolina.

We finally made it this past fall, and I’m so glad we did.

The Outer Banks (or OBX as signs and license plates proclaim everywhere) is well-known around Frederick. Many families tell stories of renting a house on this narrow sliver of land that spans about 200 miles of coastline, inviting the entire extended family to join them. I can only imagine what fun this must be.

The Outer Banks is an interesting name. It is a barrier island (or more correctly, a series of barrier islands) sitting in the Atlantic Ocean a few miles from the North Carolina mainland. On a map, it resembles a wayward violin string or a dog’s crooked hind leg. “Barrier” means that the islands will eventually surrender to the ocean, but hopefully not for millions of years.

The islands are separated from the mainland by sounds, which we don’t have here in Maryland. With exotic names like Albemarle, Currituck and Pamlico, these large bodies of water are bigger than a bay or river but not as big as a sea. This gives the islands a secluded feel. Also, there are only a few access points, which increases the feeling of seclusion. You can reach the Outer Banks by highway, of course, but other areas to the south can only be accessed by ferry or small plane.

Sunrise over the shores of Outer Banks, NC.

We arrived at Outer Banks via North Carolina Route 158, which winds its way down the coast from the Hampton Roads area of Virginia. We crossed over the Albemarle Sound and landed near the small village of Southern Shores. From there, it was just a short, pleasant ride to our hotel in Kill Devil Hills.

From Frederick, our drive totaled about 5 and a half hours, covering 320 miles. Overall, it was pleasant. It helps to leave on a Saturday morning if you can, thereby minimizing the traffic around D.C. and Richmond. Once you hang a right at Hampton Roads and head south, traffic thins out nicely.

The Outer Banks begin at Corolla, far to the north, and stretches down to Ocracoke to the south. We didn’t have time on this trip, but one can traverse the entire length of the Outer Banks on picturesque NC Highway 12 (or Beach Road, as the locals call it) and never be more than 3 miles from the ocean. At its narrowest, this spit of land is only 150 yards wide from ocean to sound.

The best-known OBX towns are mostly clustered near the center of the island and have perplexing names. Perhaps the most well-known is Nags Head. No one is certain, but one popular theory is the town got its name from pirates tying lanterns to the necks of horses, or “nags,” to trick ships loaded with booty to run aground.

Kill Devil Hills got its name, so the story goes, from rum, which had washed ashore from wrecked ships and was so strong, it could “kill” the devil.

Kitty Hawk’s name is not quite as interesting. It most likely derives from the Algonquin word “Chickahawk,” which means “a place to hunt geese.” The name first appeared on English maps in the 1700s. Kitty Hawk, of course, will be forever linked to the daring Wright Brothers and their ingenious flying contraption.

The Outer Banks is known for pristine but sometimes wild beaches, majestic sand dunes, wild horses and its many lighthouses. The central OBX beaches of Kitty Hawk, Kill Devil Hills and Nags Head each have their own distinctive personality but share pebbly, off-white sand, skinny shorelines, large oceanfront homes (including Millionaire’s Row), easy access, grassy barriers and numerous fishing piers.

Currituck Beach Lighthouse in Outer Banks, NC.

If it’s a boardwalk you’re looking for, we recommend the peaceful, winding one along Currituck Sound in the tiny village of Duck. The Duck Boardwalk encourages a leisurely pace and can be accessed from the town park and other locations throughout the village. It extends for over a mile and offers beautiful views, a variety of wildlife and some retail establishments and restaurants.

The stars of the show at OBX are, without a doubt, the rolling, majestic and seemingly never-ending sand dunes. Jockey’s Ridge State Park in Nags Head has the tallest active sand-dune system in the Eastern U.S., stretching up to 110 feet tall. The chain of dunes is protected by thick maritime forests and grasses. When we visited, families with young children were happily exploring the dunes on nearby trails.

Other must-sees when visiting OBX include the Cape Hatteras Lighthouse and National Seashore, Currituck Beach Lighthouse and Maritime Museum, Jennette’s Pier (home to an excellent science and educational center) and the Wright Brothers National Memorial.

The Wright Brothers National Memorial, inexplicably in Kill Devil Hills and not Kitty Hawk, includes a full-scale reproduction of the original plane that is not much bigger or sturdier than a hang glider, numerous exhibits, educational talks by docents, the 1902-‘03 camp buildings where the brothers performed their experiments, the carefully maintained 3,000-foot airstrip, a mesmerizing sculpture of the brothers and other helpers preparing for takeoff, the “First Flight” boulder marking the takeoff point of the three experimental flights and the dominating, 60-foot memorial to their achievements at the top of a huge sand dune.

One of the last remaining Ben Franklin stores is in OBX.

For food, Miller’s Seafood and Steakhouse in Kill Devil Hills serves breakfast, lunch and dinner, specializing in fresh seafood and aged steaks. For dinner, I tried the North Carolina sea scallops, which were seared and grilled to perfection, and my wife, Ellen, had the sesame-seared bourbon tuna. Both were excellent. The Miller family also owns the “American Pie” shop right next door that offers delicious homemade pies and ice cream.

For lunch, try Cosmo’s Pizza, the local, New York-style pizza shop. It sits unassumingly in a strip mall near Corolla, but the tasty food and friendly atmosphere make it worth the trip. Their red brick, wood-burning oven gives the place a warm, homey feel and provides a crispy, slightly burnt pizza crust that is so hard to find in Frederick.

We considered trying some North Carolina-style barbecue, but after learning the Eastern-style Carolina type is made using the “whole hog,” we demurred. Using the whole hog means the entire pig is barbecued, chopped up and mixed together. It is served with a vinegar-based sauce, also not one of my favorites. The locals claim that pork served this way is the most tender with a deliciously distinct flavor. I guess I’ll never know.

For shopping, I recommend four local favorites: The Cotton Gin, Farmer’s Daughter, Gray’s and Kitty Hawk Kites.

The Cotton Gin provides high-end shopping and seems to have something for everyone. True to its name, 100% cotton clothing dominates the offerings. This local landmark has been around nearly 100 years and is the go-to place for gifts and souvenirs.

Farmers Daughter (there is no apostrophe to be found) is the quintessential beach shop with 16 OBX locations. The Kill Devil Hills location we visited specializes in what they call “fish hippie apparel.” You’ll need to check that out to see for yourself.

Gray’s Outer Banks Lifestyle Clothing Company (its long, official name) in Kitty Hawk specializes in coastal, casual resort wear. As soon as you step inside, you’re greeted by local history and friendly faces.

To really get into that beach vibe and double down on the “first in flight” mojo, visit Kitty Hawk Kites in Duck. It is celebrating 50 years in business. The colorful kites and hang gliders appear ready to jump into the air at any moment.

Two locals favorites we couldn’t resist are Brew Thru, a drive through convenience store offering everything you need, including beer and wine, and one of the last remaining Ben Franklin stores left standing in the U.S.

Outer Banks, NC, is kn0wn for its huge sand dunes.

The former offers more than 100 brands of beers and wines you simply point to and pay for. That, my friends, is America at its best! The latter is a proud member of the five-and-dime retail empire that once numbered over 2,500 stores, mostly in smaller locales nationwide, but now are fewer than 250. According to the manager, the Nags Head Ben Franklin has stood the test of time by adapting to the needs of its customers. It has become an immaculately neat beach gift shop, but its proud history is front and center thanks to the gigantic, unmistakable, red Ben Franklin sign and the ocean-themed mural that adorns the facade of the building.

Gap Financing: A Barrier to Affordable Housing

By Gary Bennett and Hugh Gordon, Members, Frederick County Affordable Housing Council

This article appears in the January 2025 issues of the Woodsboro-Walkersville News Journal and the Emmitsburg News Journal.

It is true that most developers are not hurting for money. No news there. But it is equally undeniable they provide great community value, particularly when working to provide affordable housing.

Unfortunately, there’s a huge barrier affordable housing developers must overcome: the ability to fully fund development and pre-development costs without the promise of market-rate revenues. As one developer put it: “Providing housing at rents low- and moderate-income folks can afford and still cover our costs is like trying to solve a Rubik’s cube.”

Think of it this way: To build any development, a developer must pay for land, materials and labor, not to mention taxes and myriad permitting and other government fees. During the last two decades these costs have skyrocketed while renter and homeowner salaries have stagnated. Therefore, rents that low- and moderate-income households can afford are often too low to cover the full costs of building, owning and managing an affordable property. Add to this the seemingly never-ending delays in the governmental approval process, and you have a recipe for possibly abandoning a project.

When development and pre-development costs can’t be met by traditional methods such as taxable and tax-exempt bonds, local bank loan funds, General Partner (GP) capital, or Federal Home Loan Banks (FHLBs), developers must turn to other methods to fill the gap.

Hence the need for what is known in the affordable housing world as “gap financing.”

Gap financing, also known as bridge or interim financing, is a short-term loan that can help affordable housing developers fill the gap between the cost of a project and the funds available. To fill the gap, developers usually need help in the form of subsidies. Those subsidies most often come from local, state or federal governments, but can also come from other sources.

The sources include tax credits in various forms, mortgages with below-market interest rates, tax-exempt bonds, federal grants or loans from programs like the HOME Investment Partnerships Program, local grants, land donations, contributions from charitable foundations and deferred developer fees.

Almost all affordable housing projects begin with tax credits awarded by the state. The most common of these is the Low-Income Housing Tax Credit (or LIHTC, pronounced LIE-TECH.) It finances about 90% of all affordable housing developments nationwide. This U.S. Department of Housing and Urban Development (HUD) program was enabled by Congress in the 1990s, was an undisputed bipartisan success and is operated by each state’s housing agency including Maryland’s Department of Housing and Community Development (DHCH).

Tax credits are greatly needed to make the books work, but the problem is that LIHTC is ultra-competitive and extremely limited. In Maryland, DHCD establishes its affordable housing priorities and then developers compete for the tax credits based on how well their project satisfies those priorities. Developers receiving an award use the tax credits to raise capital from investors. Only a handful of Frederick projects have won these tax credits in recent years.

Because a project is not feasible unless it covers 100% of its funding gap, every source of funding matters. A relatively modest local contribution can be the critical investment that makes a project work and allows the community to benefit from a large amount of federal subsidy that would otherwise flow to a different community.

That is why Frederick County and the State of Maryland try to be aggressive when helping affordable housing developers. The county and state often step in with funding options such as:

Waivers or deferrals of impact of fees charged to buyers that meet income requirements for affordable housing purchases from a developer.
Loans from Frederick County’s Housing Initiative Fund’s (HIF) Deferred Loan Program. The purpose of this fund is to provide flexible loans to support affordable housing in Frederick County.
Maryland’s Department of Housing and Community Development’s (DHCD) nearly $24 million in federal funding to provide gap financing to affordable housing projects statewide in the form of HUD’s HOME Investment Partnerships American Rescue Plan Program (HOME-ARP).
County guidance in using “rental housing works,” a fund through DHCD providing $3.5 million in gap funding.
The use of some county owned-land for affordable housing projects combined with a federal loan for pre-development costs thereby reducing two key costs.

Other funding possibilities in various stages of discussion and could come online in the future include:

Implementing a Frederick County Rental Registration and Inspection Program to mimic the one Frederick city has in place and using the proceeds for rental assistance and affordable housing projects.
Waiving development fees for housing projects meeting certain income requirements.
Increasing the portion of the County Recordation Tax revenue going into the Housing Initiative Fund, which is then used to support affordable housing projects.
Standardizing the eligibility criteria and process for approval for Frederick County’s tax abatement policy known as Payment in Lieu of Taxes (PILOT) for all LIHTC projects.

Even more creative help may be on the way soon.

The Affordable Housing Council recently learned about a push for enabling legislation to allow Frederick County to expand the use of funds under the State of Maryland’s Industrial Development Authorities (IDA) to include affordable housing.

IDA was created long ago to establish an entity that captures future tax growth for an area slated for development and reinvests it. It has been used mostly for industrial parks. It was never intended for affordable housing but could be used for that purpose in the future. Prince George’s County has this authority now.

If enacted, the County Council would create the capturing entity, adopt a project area plan and how the funds can be used in that area. The board of the new entity would then approve specific projects like affordable housing.

Financing for affordable housing projects is intricate and arcane, but the more you know, the better you can help us advocate for creative financing that gets these critical projects off the ground.