June 2024 – Gary Bennett Publishing

Primer on the basics of affordable housing

By Gary Bennett and Hugh Gordon

Affordable housing project in Frederick, MD

This article appears in the Opinion section of the Saturday, June 22, 2024 edition of the Frederick News-Post.

A lot of written and spoken words have been devoted to the lack of affordable housing in Frederick County. This periodic column has discussed at length how we got into this mess and the possible long-term fixes for getting out of it.

But what exactly is meant by the terms “affordable housing,” “moderately priced dwelling units” and “payment-in-lieu fees,” among others? We will explain these terms and how the affordable housing market works in Frederick County.

What is affordable housing?

A house that costs $400,000, $500,000 or even up to $1 million can be considered affordable to those with adequate resources. But for local governments and the housing industry, the term “affordable housing” generally means housing (not just owned homes, but also rental homes) that is affordable to those with low to moderate incomes.

How do we judge low to moderate income?

The housing industry and their regulators use “area median income” (AMI) as the statistic for which the concept of affordability is based. The 2022 area median income for Frederick County is around $116,000 per household or about $51,000 for an individual. AMI is based on the most recent U.S. Census Bureau information available.

Many in the affordable housing industry consider those in lower-income households to make 40% to 60% of the AMI. In other words, Frederick County households with incomes of $46,000 (low end) to $70,000 (moderate end) can usually qualify for a government-subsidized home, also known as a moderately priced dwelling unit.

How much of your monthly income should you spend on a home?

It is generally accepted that an individual or family shouldn’t spend more than a third of their disposable income on housing. If you do, you are considered cost-burdened or, in more colloquial terms, “house poor.”

Therefore, if you make around $46,000 per year (low end), you shouldn’t spend more than $14,000 on your home. That works out to a monthly mortgage or rental payment of $1,150. When is the last time you saw a monthly rent payment such as that, much less a monthly mortgage payment, advertised in Frederick County?

Hence, the problem: For folks in this income category and below, there is simply not enough affordable housing to go around in Frederick County. According to United Way’s ALICE report, more than one-third of Frederick County residents cannot afford market-rate housing.

Where do the government’s “moderately priced dwelling unit” (MPDU) programs come in?

For many reasons, it is very difficult for market rate developers to build new homes or rental communities that are affordable to those with moderate to low incomes.

It is often left to nonprofit builders such as Habitat for Humanity or Interfaith Housing Alliance to build moderately priced homes, but their capacity is not adequate to meet the need.

Both the city and county have MPDU ordinances that try to get market-rate builders to do their share. They require market rate builders to build 12.5% of new homes in a development as moderately priced.

If they can’t or won’t, they must pay a fee to the jurisdiction in lieu of building the moderately priced units. In most instances, builders pay this fee instead of building the units.

These substantial MPDU fees go into a housing initiative fund, which helps fund such laudable programs as housing rehabilitation, homebuyer assistance, rental assistance and deferred loans for future affordable housing projects that will come to market several years down the road.

In effect, while the MPDUs are not built when the builder pays the fees, those funds are repurposed into other effective affordable housing programs.

But one thing remains clear: There is no replacement for actually building the affordable units. We’ve heard that loudly and clearly from the Board of Aldermen and County Council.

Payment-in-lieu fee

Both the city and county charge $2 per square foot as a “payment-in-lieu” fee to the developer for the entire size of the development, rather than a flat fee, in the hope that more affordable units will be built rather than the builder simply paying the fee.

Because of the length of the development process, it’s still too early to know if the change to the fee is working as a strategy.

The dwelling units that are constructed, sold or rented under the MPDU ordinance are rent-controlled in order to be affordable to those with low to moderate incomes.

Income eligibility for an MPDU is set at 70% of the area’s median household income and adjusted for family size.

Sales and rental prices are set by the appropriate governmental housing director or their designee. In general, the sales or rental prices are set as to not exceed 30% of the applicant’s monthly household income.

Editor’s note: Gary Bennett is a retired marketing executive. Hugh Gordon is the association executive for the Frederick County Association of Realtors and has decades of experience in the real estate world, including 24 years as a mortgage banker. They are longtime Frederick County residents and members of the Frederick County Affordable Housing Council.

Hardy County, WV: Where to celebrate romance

By Gary Bennett

This article appears in DayTripper Magazine, June 2024.

There’s nothing like clean mountain air to inject some romance back into a relationship or stoke the fire on one that’s going strong. And there’s no shortage of romantic destinations in Hardy County to help couples kindle or rekindle passion.

Head out to West-Whitehill Winery in Moorefield and let its unique wines add fuel to your romance. You’ll see where they make the wine and get a free tasting. Be sure to check out the popular dessert wines, blended with fruit and spice flavors. Call 304-668-9934 in advance.

Staying overnight? Consider accommodations at the Guesthouse Lost River. This award-winning bed-and-breakfast and inn is on 70 acres next to the George Washington National Forest. Book a massage, then luxuriate in the indoor steam sauna or in the jetted tub. For dinner, Guesthouse Kitchen and Bar serves up farmhouse-style American dishes and cocktails in a comfortable, quaint, farmhouse setting. Most selections are prepared with locally-sourced ingredients and in-season fruits and vegetables. Reservations are strongly encouraged. Call 304-897-5707.

If camping is more your style, book a cabin at Lost River State Park and enjoy a pizza from Lost + Found Pizza and Provisions while you snuggle around a campfire under the stars. Many camping options are available. Two primitive campsites are only accessible by hiking to them. This unique camping opportunity is seasonal and concludes at the end of September, opening again in mid-spring. Three modern campsites are available near a ballfield. These sites feature showers, restrooms, a pool, fire ring, picnic tables and parking.

The park also has 26 cabins available to rent. Classic cabins and vacation cabins are available all year. Legacy cabins are available from April through October. All cabins include an outdoor campfire ring. Call 833-WV-PARKS.

If you’d rather glamp, Hardy County has you covered there, too. Book a stay at Loves Way Village. You’ll enjoy a “King Hot Tub Love Pod,” which is a spacious tent with bubbling hot tub. The oversized tents feature king beds, fresh linens, air-conditioning, heat, a fridge, microwave, coffee machine and Wi-Fi. Upon arrival, each guest receives a “love box,” an easy-to-prepare meal for two. Call 304-538-5707.

Hardy County, WV: 5 things to do with kids this summer

Breezewood canoe on South Branch Potomac River

This article appears in DayTripper Magazine, June 2024.

1. Enjoy the parade, festivities and fireworks with locals at Moorefield’s Independence Day Celebration.

Head over to Moorefield Town Park on Saturday, July 6, to enjoy an old-time “Americana” Fourth of July hosted by the Moorefield Lions Club. The whole shebang kicks off at 9 a.m. Throughout the day, enjoy free swimming, the club’s “famous BBQ chicken,” live music, games, free bouncy houses and a three-on-three basketball tournament. Catch the parade starting at 6 p.m., and then, of course, the grand finale – a fireworks display at 9:30 p.m.

226 Spring Ave., Moorefield

304-530-2420

visithardywv.com/listing/independence-day-celebration-fireworks

2. Go with the flow and rent a canoe or kayak at Breezewood Adventures.

Breezewood offers customizable excursions on the south branch of the Potomac River. The south branch is a pristine portion of the waterway, fed by bucolic streams and snowmelts. Breezewood offers trips up to 35 miles and provides shuttles. Whether you prefer lazily paddling a canoe or zipping down rapids in a one- or two-person kayak, it will show your family a good time. Plus, kids of all ages are sure to love the guided fishing tours. Be on the lookout for bald eagles soaring overhead as you approach The Trough, a 6-mile gorge in this branch of the river.

3709 U.S. Highway 220 South, Moorefield

304-703-9975

breezewoodadventures.com

3. Mount a horse and experience Lost River State Park from a new perspective.

The park’s nearly 4,000 acres of woodlands provide a peaceful getaway. It opened in 1937 and was named after a disappearing river that flows underground for a time before resurfacing.

In the park, you’ll find a restored Lee Cabin, “the summer retreat of Henry ‘Lighthorse Harry’ Lee, a Revolutionary War general and father of Civil War General Robert E. Lee,” across the creek from Lee Sulphur Spring. That spring is known for its rumored healing properties, according to West Virginia State Parks’ website.

Experience the park’s trails on horseback with Hidden Trails Stables, which offers guided tours. Be sure to ascend to Cranny Crow Overlook on Big Ridge Mountain to take in the view of five counties.

Hidden Trails Stables

6849 Dove Hollow Road, Mathias

304-897-5621

hiddentrailsstableswv.com

4. Swim at historic Lost River State Park.

Staying in a cabin or at a campsite at Lost River State Park won’t be too hot to handle with the kids this summer, as you can all cool off in the park’s pool. It’s open Tuesday through Sunday through Labor Day. When you tire of swimming, try out the park’s archery, tennis, volleyball, badminton and horseshoes.

321 Park Drive, Mathias

304-897-5372

wvstateparks.com/park/lost-river-state-park

5. Raining? Go bowling at South Branch Potomac Lanes.

This modern facility offers “kids bowl free” times, as well as bumper bowling lanes specifically for the young ones. On Friday and Saturday evenings, the action revs up with cosmic bowling, which involves “laser lights, disco lights, black lights and runway lights with LOUD heart pounding music,” according to its website. Bonus: The lanes glow in the dark.

185 Hyde St., Moorefield

304-530-2695

potomaclanes.com

Patriotic songs to honor America

By Gary Bennett

This article appears in the June 13, 2024 edition of Frederick News-Post’s “72 Hours” entertainment insert.

The six weeks from Memorial Day to the Fourth of July (with Flag Day on June 14 thrown in there for good measure) should be known as the “Honor America Sesquimonthly.” (If no one is claiming that phrase, I’ll be glad to.)

The feeling of pride we get this time of year is unlike any other. Thanksgiving to New Year’s Day is close, but different. The “holidays” are warm, cozy and faith- and family-oriented. This patriotic time of year is sometimes boisterous or somber, proud and neighbor-oriented.

There is something special about these six weeks. We make it a point to honor our fallen war heroes, Old Glory and our bold declaration of independence from Great Britain. It doesn’t hurt that all of this celebrating is done in front of a backdrop of delightfully mild weather so we can all get outside and share our good fortune with each other.

And, as with most human endeavors, a soundtrack of great music makes it even better.

There are many great traditional patriotic songs beginning with Frederick’s own “Star Spangled Banner.” Just watch any July 4 fireworks show and you are sure to hear the “who’s who” of patriotic music: “America” (My country ‘tis of thee), “America the Beautiful,” “God Bless America,” “Stars and Stripes Forever,” “1776 Overture,” “1812 Overture” (with canons firing), “Washington Post March,” “This Land is Your Land,” “Yankee Doodle,” “Battle Hymn of the Republic,” “You’re a Grand Old Flag” and the stirring themes from our five military branches.

But did you know that recent country, pop and rock artists put pen to paper and came up with some fabulously patriotic songs to help us mark the season? Of course you did! But someone has to list them, so I’ll take it from here!

Here are my top 10 present-day patriotic songs from well-known artists. They deserve our gratitude for tackling a tough assignment and adding to our pride and warm feelings at this special time of year.

You won’t find many country songs here, because I’m not much of a country music fan. But my No. 1 song is proudly country.

1. “GOD BLESS THE USA”
Lee Greenwood, 1984

This classic tune came into prominence after 9/11 and became an instant standard. Stirring and proud, it is played at most large events.

“And I’m proud to be an American, where at least I know I’m free. And I won’t forget the men who died, who gave that right to me.”

2. “AMERICA”
Simon and Garfunkel, 1968

Bittersweet and soulful, this song represents a search for America that has seemingly disappeared. You’ll recognize the Paul Simon signature melody instantly.

“Let us be lovers. We’ll marry our fortunes together. I’ve got some real estate here in my bag. So we bought a pack of cigarettes and Mrs. Wagner pies and walked off to look for America.”

3. “AMERICA”
Neil Diamond, 1980

An immigrant’s anthem as they try to make a better life in America at a time when they were more welcome here.

“Free, only want to be free. We huddle close, hang on to a dream. On the boats and on the planes, they’re coming to America.”

4. “BORN IN THE USA”
Bruce Springsteen, 1984

The Boss’ hard-rocking, explicitly anti-war anthem drips with defiance but recovers with a deceptively patriotic chorus.

“Born down in a dead man’s town, the first kick I took was when I hit the ground. End up like a dog that’s been beat too much till you spend half your life just coverin’ up. Born in the USA.”

5. “R.O.C.K. IN THE USA”
John Cougar Mellencamp, 1982

A light-hearted but hard-driving spelling bee of a song that harkens back to the music of the ’60s.

“They come from the cities, and they come from the smaller towns, and beat up cars with guitars and drummers goin’ crack boom bam. R.O.C.K. in the USA!”

6. “AMERICAN GIRL”
Tom Petty and the Heartbreakers, 1976

This is a tuneful song from an artist that left us too soon about making the most of your life in America.

“Take it easy, baby. Make it last all night. She was an American girl.”

7. “AMERICAN WOMAN”
The Guess Who, 1970 (covered by Lenny Kravitz, 2013)

A bunch of Canadian rockers intimidated by American women who seem full of attitude and self-assurance. Kravitz made it relative again.

“Don’t come knockin’ ’round my door. I don’t wanna see your shadow no more. Colored lights can hypnotize, sparkle someone else’s eyes. So woman, get away from me-e.”

8. “PINK HOUSES”
John Cougar Mellencamp, 1983

A tribute to the everyday folks that built America and wanted nothing more than a little piece of the American dream.

“Ah, but ain’t that America for you and me? Ain’t that America? Somethin’ to see, baby. Ain’t that America? Home of the free … little pink houses for you and me.”

9. “AMERICAN PIE”
Don McLean, 1971

A 9-minute tribute to the day the music died in 1959 is layered with surreal imagery and a great sing-along chorus.

“So, bye-bye, Miss American Pie. Drove my Chevy to the levee, but the levee was dry. Them good ol’ boys were drinkin’ whiskey and rye, singin’ this’ll be the day that I die.”

10. “I WON’T BACK DOWN”
Tom Petty and the Heartbreakers, 1989

A defiant, “take-no-prisoners” song that captures the fighting spirit of America.

“Well, I know what’s right. I got just one life. In a world that keeps on pushin’ me around, but I’ll stand my ground. And I won’t back down.”

HONORABLE MENTIONS

Chuck Berry’s “Back in the USA,” Brooks and Dunn’s “Only in America,” James Brown’s “Living in America,” Johnny Cash’s “Ragged Old Flag,” Jimmy Hendrix’s “Star Spangled Banner,” Faith Hill’s “American Heart,” Toby Keith’s “American Soldier,” Kiss’ “Rockin’ in the USA,” Led Zeppelin’s “Immigrant Song,” Lynyrd Skynyrd’s “Red White and Blue,” Brad Paisley’s “American Saturday Night,” Katy Perry’s “Firework,” Paul Simon’s “American Tune,” Steve Miller Band’s “Living in the USA,” Carrie Underwood’s “All-American Girl” and Neil Young’s “Rockin’ in the Free World.”

County’s new housing director wants to gauge shortage

By Gary Bennett and Hugh Gordon

This article appears in the Saturday, June 8, 2024 issue of the Frederick News-Post.

The first director of Frederick County’s new Division of Housing, Vin Rogers, knows he has his work cut out for him. In this era of nationwide affordable housing shortages, he believes there are many ways, however, to help solve this problem in Frederick County.

This year, Housing was elevated from department to division, with a director for the first time. This change was based on a recommendation from County Executive Jessica Fitzwater’s transition team.

“It elevates us to a comparable position as other large divisions within the county,” Rogers said. “And most importantly, it’s a recognition that the county executive sees this as a key issue going forward.”

Rogers’ top priority is to update the 2016 Frederick County Affordable Housing Study, to know exactly how big the problem is.

The updated study is a key piece of the county’s affordable housing puzzle and will include the needs of Frederick County and the incorporated municipalities. In 2016, the study showed a deficit of over 11,000 units for those making less than $50,000 per year.

After measuring the scope of the housing gap, Rogers plans to devise a strategic plan to address it.

He feels it’s imperative to consider real-life circumstances in the affordable housing debate. “What happens when your adult children want to stay in the area and be close to their families? What happens when you have an elderly parent who can’t afford to stay in the home they have now? I think it is critical for us to help people understand why it is so important for our entire community.”

Rogers alsov expects to further refine and expand upon proven programs and policies that will be addressed in the study.

Rogers said the county’s moderately priced dwelling unit (MPDU) ordinance, which recently changed its fee structure, will need time to kick in. The ordinance requires developers to pay the county $2 per square foot of total development if they opt to not build affordable units.

Developers used to pay a relatively modest, static fee, but now must pay a larger, more dynamic one, which could cause them to build smaller, more affordable units.

Since the cost of land is the highest in construction, Rogers is eager to consider how much county-owned land can be devoted to affordable housing. The county recently applied for $7.5 million in federal funds to be earmarked for pre-development costs on county-owned land.

“If we are able to use county-owned land for affordable housing and have funds available for pre-development costs, we believe developer savings would be substantial enough to require deeper subsidized units or more overall units,” Rogers said.

Rogers said developers are hamstrung by red tape and suggested that a speedier, streamlined process, or “green taping,” is needed.

“We’d like to make it less burdensome for developers to bring projects to the table because it can take so long. I’d like to raise affordable housing projects to the top.”

Other jurisdictions of Frederick County’s size sell bonds to finance housing projects, replacing private equity firms as the main source of investment. This typically saves developers millions and allows more below-market units to be built.

“What I’m used to is a housing authority that can issue bonds. Unlike the city, Frederick County doesn’t have a housing authority. If we had something like that, we could be a bond issuer,” Rogers said.

Since there’s a clear need for more senior housing, which typically doesn’t add to school overcrowding and not much to crowded roads, Rogers sees substantial community value on focusing on seniors, but strategically.

“What I’ve found is that you must be able to demonstrate success before people will get on board with affordable housing development, including senior housing. You need to produce a property so impressive that people are open to more of it.”

Rogers sees accessory dwelling units (ADUs) as part of the solution. ADUs, sometimes called “granny flats,” are independent, self-contained units that can be within a single-family dwelling, as an addition, or on the same lot as the dwelling.

“I don’t know why we wouldn’t look at expanding opportunities for homeowners to provide ADUs on their own properties. I don’t think the impact of ADUs pushes us to the point where we shouldn’t go forward with them.”

More manufactured housing could help, he said. “The speed of building housing is a problem that manufactured housing could help address. The stigma of what some people call ‘trailer homes’ is slowly disappearing. The way they’re built now, it’s almost hard to distinguish them from other types.”

Rogers wants to continues the policy exempting developers from paying impact fees when they develop affordable housing units. He sees that as a key tool that requires careful consideration based on the site and the populations served.

“There’s no easy answer on how to balance the need for more housing with the clear strain on county infrastructure. But I don’t think the two are mutually exclusive. We need to build, but we also need to preserve and make homeownership more affordable for the existing housing stock we have.”

On a practical level, Rogers hopes to build on a good working relationship with the city of Fredrick.

“The city is so important to affordable housing objectives. That is where the need is the greatest. We have a good relationship now, especially through the Affordable Housing Council, which has representatives from both the city and county. But the incorporated municipalities are very important, too. We hope to get them more involved in affordable housing issues.”

Field General: Nymeo Field groundskeeper Mike Dunn

By Gary Bennett

Frederick Keys Head Groundskeeper Mike Dunn

This article appears in the June 6 issue of the Frederick News-Post’s “72 Hours” entertainment insert.

When the Frederick Keys kick off their 2024 season with their first home game on June 11, a steady hand will be at the tractor wheel, keeping Nymeo Field at Harry Grove Stadium in tip-top shape, as he has for years.

Head groundskeeper Mike Dunn is beginning his seventh year with the Keys. He is a 59-year-old married Army veteran with four kids and three grandchildren — and is one of the lucky ones who found his life’s calling. He is not only a master landscaper but counts himself as a big baseball fan, too.

Dunn has 27 years of professional groundskeeping experience. Before joining the Keys, he completed high-profile stints in the Sports Field Division of the Brickman Group at the Cooperstown All Star Village in New York, the Cocoa Beach Sports Field Complex in Florida and in the New York Penn League for a farm team of the Detroit Tigers.

He won the Atlantic League of Professional Baseball’s Ray Cipperly Groundskeeper of the Year Award in 2023 when he served both the Frederick Keys and Spire City Ghost Hounds during 88 home games, more than even Major League Baseball groundskeepers deal with.

The Ghost Hounds will not field a team in 2024, allowing Dunn a more manageable workload. The Keys play in the MLB Draft League and will host 40 home games from June through August. The official season kicks off June 4 with an away game against the West Virginia Black Bears. Opening day at Harry Grove Stadium is June 11 against the Trenton Thunder.

The head groundkeeper position is a full-time gig that reports directly to the Keys general manager. Dunn leads a staff of one full-time assistant and a part-time, game-day staff of eight.

A typical game day includes a fresh mowing in the morning followed by a heavy watering of the infield. In the early afternoon, Dunn and his staff set up the field for batting practice. After both teams bat, Dunn preps for the game, which includes dragging the infield, another watering, striping the batter’s boxes and changing out the bases. “Above all, we make sure the field is safe to play on,” he said. “The league insists upon that.”

The work does not stop when the team is out of town. Dunn is at the stadium every day sweating the details, whether a game is scheduled or not. “We cut the grass every day and drag the infield three times a day to move the conditioner around evenly to make sure it is level and there are no bad hops.”

Other responsibilities include edging the infield, spraying for weeds and pests, and completing any repairs to the mound or home plate area as needed. The height and slope of the playing mound and bullpen mounds must be precise. At home plate, Dunn makes sure the batter’s boxes and catcher’s box are level. He also edges the warning track and adds material to the soil as needed.

After the season ends in the fall, Dunn prepares the field for the threat of winter snow. “We do a spray application in November to combat against snow mold,” he said. “The application protects the grass if we get a lot of snow and it sits on the grass for too long. Snow mold disease is very bad for the grass.”

In late February or early March, Dunn begins his preparations for summer baseball. “We concentrate on getting the grass healthy by over-seeding, fertilizing, watering, aerating and top dressing with sand.”

Once the season begins, the Keys have lots of on-field promotions that put stress on the field but nothing that Dunn hasn’t overcome before.

“We have dogs on the field occasionally,” he said. “It can be a problem because dog urine can kill the grass. The Candy Drop and kids running the bases are no problem. Fireworks can be challenging. We always hope the wind is blowing out so the fireworks don’t land on the field. If they do, they need to be picked up quickly, and that can be a long process.”

Dunn’s advice for anyone wishing to get into baseball field management?

“Take pride in the work you do, enjoy what you do, and always have the field looking good and safe for the players. You must want to do this and be willing to put in long hours in all kinds of weather.”

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.