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.

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.

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.