Gary Bennett Publishing

The role of tax credits in affordable housing

By Gary Bennett and Hugh Gordon

This articxe appears in the Opinion section of The Frederick News-Post on Saturday, August 3, 2024.

How do moderately priced dwelling units actually get built in Frederick? The short answer: It’s not easy.

It takes a lot of players coming together to make these units happen. The prices of land, material, labor costs and building fees force developers to concentrate on market rate developments to turn a profit.

All you have to do is drive around Frederick County and see all the “From the $500,000s” signs and $2,500 monthly rent ads to see this is so. Even though city and county ordinances encourage developers to build moderately priced units, many are not built because of fiscal realities.

For the last three decades, when these affordable units do get built, the federally funded low-income housing tax credit (LIHTC, pronounced “Li-tech”) has been the driving force. It is a rare congressional bipartisan success story. It finances about 90% of all affordable developments nationwide.

But these tax credits are limited, and getting one is an uncertain and highly competitive process for developers.

And, the kicker is that counties and municipalities like Frederick have little say in them. Our local governments can sweeten the pot with things like impact fee exemptions, negotiated taxes and deferred loans, but they only hear about these affordable projects when the developer approaches them for a letter of support during the competitive process.

Here’s how LIHTC works:

Federal tax credits are allocated to state housing agencies by a formula based on population. Each state agency, including Maryland’s Department of Housing and Community Development, establishes its affordable housing priorities.

Developers then compete for an award of tax credits based on how well their project satisfies the state’s housing needs.

Developers receiving an award use the tax credits to raise capital from investors. The tax credits are claimed over a 10-year period, but the property must be maintained as affordable housing for a minimum of 15 years.

Units funded by LIHTC must be affordable for people earning no more than 60% of the Area Median Income (AMI). Rent may not exceed 30% of their income.

What about those making less than 60% of AMI?

That’s a big problem if you believe safe, decent, affordable housing is a basic necessity for everyone like the Affordable Housing Council does. The sad truth is most LIHTC buildings are unaffordable to families with incomes below 60% AMI.

Here’s why:

There are two types of low-income housing tax credits: 4% and 9%. The 9% rate provides more tax credit to the developer, of course, but is ultra-competitive.

Therefore, most affordable units are developed using the 4% credit, which is a “matter of right,” meaning these credits are usually automatically available.

Unfortunately, not as much tax credit for the developers means most low-income developments are not affordable to those with the lowest incomes.

There is a clear need to reconsider how affordable housing is financed in America. Relying on LIHTC is not producing nearly enough units to address the huge deficit of affordable housing.

HUD should adjust rates to ensure that all low-income families can qualify to live in LIHTC buildings.

One way to expand access for very low-income households would be to better coordinate housing vouchers and tax credit projects to help families make up the difference in rent payments.

Frederick’s low-income developments

In recent years, due to efforts by the county’s Division of Housing and the city’s Department of Housing and Human Services, Frederick County and the city of Frederick have attracted a sizable number of affordable rental developments that utilize these tax credits. See the attached chart.

Among a few of the successful older developments not on the chart include Sinclair Way at 350 W. Patrick St., Orchard Park at Ballenger Run at 5234 Black Locust Drive and The Fred on Waverley Drive.

The new Prospect Center campus at the Old State Farm building on Himes Avenue is slated to be mostly affordable units. The plan is for 200 in four years.

The Junction at 511 W. South St. will add roughly 175 units. The Madison at 1724 N. Market St. will add another 60 affordable units.

Frederick County is quite active, but still has a long way to go in providing affordable homes for its residents.

The chart shows a total of about 1,350 affordable units in service now or soon to be. A 2016 housing needs assessment study (scheduled to be updated in 2025) shows a gap of 5,700 units.

To find an affordable home of your own, your best bet is to go to the development’s website and apply or get on a waiting list.

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.

The unlikely TV stars of 1974

By Gary Bennett

Senator Sam Ervin (D) North Carolina, 1974

This article appeared in the August 1, 2024, issue of Frederick News-Post’s “72 Hours” entertainment insert.

To say that 2024 has been a momentous year in presidential history is putting it mildly. Attempted political assassinations and a sitting, first-term president declining to run for a second term have certainly happened before, but never in the same week!

In this regard, perhaps 1974 was a kinder and gentler year politically, but it certainly didn’t seem that way at the time.

As we mark the 50th anniversary of Watergate and President Richard M. Nixon’s impeachment, near-conviction and subsequent resignation, it’s easy to forget what a trying, yet strangely entertaining, time this was for our nation.

Bear with me on the “entertaining” part. I’ll explain.

Nowadays, if you take out the extraordinary recent events, we view history, if we consider it at all, through a lens of multiple modern presidential impeachments (and threats of impeachment) reaching back to the late 1990s and the seemingly never-ending indictments and possible trials of a former president.

Nothing shocking about 1974 then, right? Wrong.

You must remember that the Watergate scandal was new territory for all of us back then. The government was largely trusted (quaint, I know). Even the oldest among us could only read about our one and only presidential impeachment in the history books. Even then, Andrew Johnson wasn’t convicted and removed from office. It was a slap on the wrist in 1868, and we all expected the same for Nixon.

There are also stark differences in how broadcast news is gathered and disseminated now compared to 1974. Today, Mr. Trump’s troubles were largely relegated to manageable bites on the nightly network news and talk shows. You can throw in social media information and misinformation for good measure, too. Saturation? Sure, but there’s enough variety that we can avoid depressing news if we want to.

Senator Howard Baker (R) Tennessee, 1974

In 1974, we had exactly three major TV channels: NBC, CBS and ABC. All three covered Watergate wall-to-wall. There was no escaping Mr. Nixon’s troubles. And there were no cell phones, Facebook, TikTok or Instagram to distract us.

But strangely enough, most people were enthralled by the inner workings of government and the race to get to the unadulterated truth, something that seems unobtainable today. We even found us a few heroes along the way.

As a rising senior in high school during most of 1974, I was just becoming politically aware. The threat of being drafted and sent to Vietnam was lifted after my junior year in 1973, when the U.S. and North Vietnam announced an end to hostilities and the draft ended. The last few Americans “in country” were famously and haphazardly extracted from rooftops in North Vietnam by choppers, and that was that. We moved on.

Things were looking pretty good until early 1974, when we heard about a clumsy 1972 break in at Democratic National Headquarters in Washington, D.C., by a bunch of inept burglars, inexplicably called “plumbers.” Turns out they were Republican operatives working on behalf of the Committee to Re-Elect the President, or “CREEP” for short.

I would come home after school in the spring and fall or after working my part-time job in the summer, flip on the TV, and find a bunch of overweight white guys, i.e., congressmen and senators, sitting at large, mahogany tables, grilling other overweight white guys (mostly with crew cuts) about “what the president knew — and when he knew it.”

Day after day. Even during prime time. But it was all so fascinating!

Except for a few, congressmen and senators were fairly obscure back then. But soon, along came a fellow named Sam Ervin, a folksy, white-haired Democrat from North Carolina with eyebrows that were seemingly alive and a Southern drawl right out of central casting. People just ate him up. He arrived day after day as the chair of a Senate select committee to investigate the 1972 presidential campaign. He had a way of skewering people with kindness and a sleepy, “aw shucks” demeanor.

His top lieutenant was Howard Baker, a much younger, urbane Republican from Tennessee. Smooth, handsome and self-effacing, he was made for the cameras. He killed with a kind of cool, “I-already-know-the-truth” manner. And get this: He was widely described as a “liberal” Republican. Those don’t exist today, unless you want to consider the wayward RINOs.

Together, “Senator Sam” and Howard Baker were the dynamic duo of prime-time TV all summer long and into the fall. They were on TV more than Hawkeye Pierce or Archie Bunker.

The senators did battle against a rogue’s gallery of grim-looking TV villains all within the president’s circle.

White House chiefs John Ehrlichman and H.R. “Bob” Haldeman; the sitting attorney general no less, John Mitchell; White House counsel John Dean (who cooperated with the prosecution and is still alive); lead “plumber” James McCord; break-in planners G. Gordon Liddy and E. Howard Hunt; and a slew of other slimy characters are all indelibly imprinted on my brain from that breathtaking time. Suffice it to say, after this fiasco, government was no longer trusted.

Of course, kind of like the Wizard of Oz, the key character in this melodrama rarely appeared onscreen in 1974. When he did, Nixon sat stoically alone in the oval office, peering into a TV camera complaining that “I am not a crook” and “when the president does it, it’s not a crime.” To Nixon’s everlasting credit, or more likely because it really was a more innocent time, that sentiment never reached the Supreme Court for a ruling.

Maybe I was a naive teenager, but it never felt like a constitutional crisis to me, at least not in the sense that we hear about today. I can’t recall that term ever being used. Nixon had the good sense to appoint a grandfatherly-looking, soft spoken, obscure congressman from Michigan, a fellow named Jerry Ford, to be his vice-president. This, after his first vice president, Maryland’s own Spiro Agnew, resigned in 1973 due to corruption. Naturally.

Nixon also never incited violence to hold onto his job. I suspect it was indeed in his nature to do so, but thankfully several fellow Republicans urged him to resign to save the country from going through an impeachment and a painfully certain conviction. Republicans declined to save him even though they could have. With two-thirds of the Senate (67%) needed for conviction, Democrats held that chamber by a margin of 57% to 43%.

It may seem quaint today, but country truly came before party back then. It also didn’t hurt that Nixon was a wholly unlikeable character. The hero-worship that seems to extend to some politicians today didn’t really exist back then. OK, maybe for the Kennedys.

Simon and Garfunkel summed up the times in their song “Bookends”: “Time it was, and what a time it was. It was a time of innocence, a time of confidences.” So true.

I leave you with a rough timeline of “our long, national nightmare,” as Jerry Ford put it when he pardoned Nixon in late 1974 when he became president.

Most wanted to see Nixon in jail for his actions. I felt ambivalent about that. He did end the Vietnam War, after all, and did some other good things like create the Environmental Protection Agency. A jailed Nixon may have hurt the country more than a pardoned Nixon. I guess we’ll never know.

This mess extended for the near entirety of that fateful year of 1974. I remember it well but certainly don’t miss it.

1974 TIMELINE

March 1 — Seven former White House officials are indicted for their role in the 1972 break-in of the Watergate Hotel and Democratic National Headquarters in Washington, D.C.

May 9 — The House of Representatives Judiciary Committee opens formal hearings in the impeachment process against Richard Nixon.

May 17 — The Senate Select Committee on Presidential Campaign Activities opens hearings into the Watergate scandal.

June 27 — The Senate Select Committee issues a damning seven-volume, 1,250-page report implicating the president.

July 24 — The Supreme Court rules 8-0 in United States vs. Nixon that the president cannot withhold subpoenaed White House tapes proving he knew about the break-in and orders him to surrender them to the Watergate special prosecutor. Nixon refuses, citing “executive privilege.”

July 27-30 — The House Judiciary Committee adopts articles of impeachment, charging Nixon with obstruction of justice, failure to uphold laws and refusal to produce material subpoenaed by the committee.

Aug. 5 — The country is shocked when the “smoking gun” tape of June 23, 1972, is revealed, in which Nixon and White House Chief of Staff H.R. “Bob” Haldeman discuss (in very colorful language) using the CIA to block an FBI inquiry into Watergate. Let that sink in.

Aug. 6 — Nixon’s support in Congress collapses, even among fellow Republicans.

Aug. 7 — Three Republican Congressional leaders, Barry Goldwater, Hugh Scott and John Rhodes, visit Nixon in the White House to inform him that he does not have the votes to escape impeachment in the House or conviction in the Senate. He is urged to resign.

Aug. 8 — In a shocking evening address to the nation, Richard M. Nixon announces his resignation as president, effective at noon the next day. Nearly 100% of all American TV sets are tuned to this address. I can still remember my mom and dad sitting there, stone-faced.

Aug. 9 — As Nixon famously departs by helicopter for his home in California, Vice President Jerry Ford becomes the 38th president of the United States, the only one who was never elected.

Sept. 8 — President Ford pardons private citizen Nixon for any crimes he may have committed while in office.

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.

What to do with grandkids: A Frederick grandparent’s guide

By Gary Bennett

Kady and Brandon Bennett at Adventure Park

This article appears in the July 2024 issue of Frederick News-Post’s “Prime Time” magazine.

Since day care can be prohibitively expensive for many working parents, grandparents may be called upon, at least temporarily or on a steadier basis, to help with the grandkids. If you’re like me, the mind and spirit are willing, but the body is not so sure.

Don’t worry! As the last days of summer draw near and the weather is still nice, I offer here more than 25 activities (in no order) you can confidently do with the grandkids in and around Frederick.

I guarantee these activities will stave off boredom, while giving you a fighting chance at self-preservation.

Me Land

Tucked into an office park behind Chili’s and Texas Roadhouse off Buckeystown Pike is a hidden gem. This large indoor playground is perfect for rainy days — or overly hot days. The play structure is best for grandkids 2 to 5 who are mostly self-sufficient. Trust me: You won’t want to spend much time in the structure because of the small spaces. Me Land is very cost-friendly.

Francis Scott Key Mall

I know what you’re thinking. The mall? Yes! It’s also a great option for the rainy and too-hot days. Start your visit at the free romping area next to Value City Furniture. Then go to Macy’s or Barnes & Noble and play with the toys that are conveniently laid out for your enjoyment. If your budget allows, visit Z Planet, a kid’s fun center that features rides, games and bouncy houses. It can be pricey, however. Finish off your visit with a treat from Auntie Anne’s or the GTC Rock Shop.

Urban Air Adventure Park

On Ballenger Creek Pike, Urban Air features trampolines, ball pits, play structures and indoor zip-lining. Your kids will love this place, but go early, as it gets crowded in the afternoon and evening. It can be expensive, too, so I would position a visit here as a special treat.

Gavin and Logan Bennett at Z Planet at the mall

Tree Trekkers

Billed as an outdoor aerial adventure and zip-line park, Tree Trekkers on Old National Pike is best for grandkids that are at least 7 or 8. The ropes courses can be quite challenging and hard work, too. Plus, some of them are very high, which may frighten smaller children. Overall, it’s worth a visit, especially on cool, sunny days.

Adventure Park USA

Frederick’s very own theme park sits just off I-70 near New Market. I recommend going for the outdoor activities on nice days, such as the roller coasters, go-karts and mini-golf. The indoor arcade games can be overwhelming and are not always included with admission. Whistle Stop, their in-house restaurant, has very good barbecue. This can be another expensive outing, however.

Fourth Dimension Fun Center

This indoor fun center and restaurant is in an office park just off Buckeystown Pike about halfway to Adamstown. They feature an impressive video arcade, bowling lanes, laser tag, escape room and other cool attractions. My only complaint is they try to cram too much into their space. It’s also a very welcoming place for adults without the kids or grandkids in tow.

Chuck E. Cheese

This old standby in a shopping center off Buckeystown Pike never fails to delight our 4-year-old grandson. They do a good job keeping the place clean and games updated and age-appropriate. They even trot out Chuck E. himself for a periodic meet and greet. Chuck E. Cheese is best suited for the under-6 crowd, as it gets uncool very fast. Bonus: Their pizza is actually very good!

Burger King in Mew Market

This may seem like an odd choice, but this specific Burger King comes equipped with an outdoor playground and seating area, making it a terrific place to take the grandkids for lunch while you sit comfortably, watching them play while you enjoy your Whopper.

McDonalds in Mount Airy

This is similar to Burger King, except this small play area is inside, making it a desirable destination for lunch with the little ones on rainy days. The play structure is designed for kids ages 2 to 5.

Walkersville Bowling Center

Located in the most unassuming of buildings on the outskirts of Walkersville, this is Frederick’s home for family-friendly duckpin bowling. Remember to ask for bumpers to keep kids’ balls in play. This makes for an unusual but delightful outing. Very budget-friendly.

Warehouse Cinemas weekday matinees

All summer long, you are virtually assured of finding a grandkid-friendly movie during the weekday hours at this impressive theater on the west side of town on the Golden Mile. Matinee prices are affordable, especially on Tuesdays, when everyone pays $7 a ticket.

Frederick’s many parks and playgrounds

Why not tour them all? If you’re not sure where to start, that’s easy. Start at Baker Park.

Wooden slide in Rocky Ridge

Owned by Mount Tabor Lutheran and United Church of Christ, Mount Tabor Park at Rocky Ridge is home of the “big slide.” The grandkids will love sliding down this 40-foot slide into a soft pile of sawdust.

Frederick’s many ice cream parlors

Because who doesn’t like a trip to get ice cream?

Green Meadows Petting Farm

Kids will squeal with delight as you pet all the animals you wish (and even feed some) at this Frederick staple near Urbana.

South Mountain Creamery

This family-owned farm just to the west of Middletown features up-close mingling with cows and calves, fresh ice cream and a nice outdoor play structure. It’s also very budget-friendly.

Fountain Rock Nature Center

Many live critters residing here are just waiting for some attention from the kiddos. Many exhibits are hands-on. Plus, kids will enjoy the playground, pond and historic well and kiln on the grounds.

Earth and Space Science Lab

Located next to Lincoln Elementary School, this Frederick County Public Schools planetarium offers special evening shows for kids that will mesmerize. Best for school-aged children.

Cunningham Falls and Hunting Creek Lake

What a special treat to hike up to the falls and luxuriate in the cool, showering water. Then go to the lake for a canoe rental. This outing is very budget-friendly.

Brunswick Heritage (Railroad) Museum

The kids will love the huge, interactive HO-scale model railroad set.

Frederick County Public Library, et al

Any branch will do. Our grandkids like storytime on weekday mornings at C. Burr Artz Public Library, followed by playing with the free toys available in the Children’s Room. We like to follow up with a snack at Beans & Bagels and a visit to Dancing Bear Toys and Games.

Public Pools

Don’t forget about the Edward P. Thomas Memorial Pool and the William R. Diggs. Memorial Swimming Pool on those hot days when only a dip in cool water will do. Our grandkids love the water shower feature at Thomas and the tiny water slide at Diggs.

Others: Walkersville Southern Railroad, Summerfest Family Theatre at the Baker Park Bandshell stage, Rose Hill Manor, Skate Frederick, Catoctin Wildlife Preserve and local carnivals.

The Drive-in life: Where to go for movies, popcorn …. and a dash of nostalgia

By Gary Bennett

Bengie’s Drive-In Theater in Middle River, just east of Baltimore.

This article appears in the July 25, 2024 edition of the Frederick News-Post’s “72 Hours” entertainment magazine.

There’s something so nostalgically American about drive-in theaters.

Where else can you enjoy the great outdoors from the comfort of your own car, balance the fun of socializing with the expectation of privacy, take the kids and go in your pajamas (if you want), and enjoy a good movie and the smell of popcorn and fries wafting through the air, too?

Then, too, there’s something magical about dusk in the summer. It is the perfect confluence of night and day and transition from hot to warm and work to play.

Who wants to come inside on a beautiful summer evening at dusk when the heat of the day is finally over? If you need a reason to stay outside at night, drive-in theaters are it!

At the drive-in at dusk, folks may be outside their cars, talking with friends or neighbors (or making new friends), getting food maybe playing with kids. Anticipation and wonderful aromas are in the air. Music is playing over loud speakers. A huge screen is standing sentinel over all the proceedings. A feeling of community and shared experience is evident.

Of course, we all know drive-in theaters have seen better days. According to the United Drive-In Theater Owners Association, only about 300 drive-in theaters still exist in the U.S. In their heyday in the late ‘50s, over 4,000 populated America, mostly in rural areas where land is cheaper.

The reasons for their decline are many, but chief among them is the sheer cost of land, which has skyrocketed in the U.S. It takes about 15 acres of land to park enough cars for economies of scale to kick in at a drive-in theater. Drive-in owners must own or lease all that land to comfortably park their patrons. Indoor multiplex owners don’t have to worry about their parking situation.

There is no doubt the land is typically more valuable than the theater business itself, making it ripe for selling off for housing, retail strips or office complexes. As car culture began to wane in the late ‘70s and ‘80s and as the middle-class decamped for a more suburban lifestyle of box stores and multiplexes, drive-in theaters became nearly extinct.

Drive-ins, too, tend to be owned by individuals as small businesses. When they want to retire, owners often find it difficult to find a buyer who wishes to continue in the theater business. It doesn’t help that indoor multiplexes are dominated by a few large, well-funded companies. Finally, movie watching tastes have changed, too, to more in-home viewing.

By the ‘90s when a nostalgia craze kicked in, new drive-in theaters began to be built. Today, the industry has stabilized and fewer are closing. Nevertheless, drive-ins must follow a difficult business model.

Drive-in theaters are like gas stations but without the support of a big parent company. Most of the price consumers pay for the main product (gas or a movie) goes back to the oil company — or movie studio. Owners are left to make most of their money through extras, like food. That is why outside food is either prohibited or severely limited at drive-in theaters today. “Car-load” prices are typically a thing of the past, too.

One would think that Southern states, with their warmer weather, would dominate the drive-in theater business since they can show movies year-round without the need for car owners to run their engines for heat. But that would be wrong. Large states with mostly pleasant year-round weather like California and Texas have only 13 drive-in theaters each. Florida only has four. It is New York, Pennsylvania and Ohio that have the most, with 28, 27 and 23 respectively.

Most experts credit this anomaly to cultural differences that encourage the handing down of businesses from generation to generation in “the rust belt.” The northern drive-in theater owners have also been creative in finding other uses for their theaters in the “off season,” such as holding car rallies, auctions or flea markets. Or, they run their movies year-round and promote the cozy feeling of drive-ins in the winter.

In Maryland, we only have one drive-in theater left to call our own: Bengie’s in Middle River, just east of Baltimore. It takes a little over an hour to get there. They bill themselves as having the largest outdoor screen in the U.S. They show first-run movies. Ticket prices are per-person and are similar to ticket prices at our local multiplexes. Outside food is limited.

Frederick’s last drive-in theater, The Family Drive-in (later named the Frederick Drive-in) on Jefferson Pike between Frederick and Jefferson, closed in 1982. Before that, we had the Braddock Drive-in, which was owned by the same person.

Frederick’s closest drive-in theater now is in Pennsylvania. Haar’s Drive-in Theater on Route 15 in Dillsburg (just north of Gettysburg) is a pleasant one-hour car ride from Frederick. They show first-run movies. Ticket prices are $10 per person with children under 5 admitted free. Outside food is prohibited.

In Virginia, the Family Drive-In Theater in Stephens City is about an hour and 15 minutes away. It is the closest of Virginia’s six drive-ins. Stephens City is just south of Winchester. They show first-run movies. Adult tickets are $12 and tickets for children ages 3 to 12 are $7.

COMING OF AGE AT THE DRIVE-IN

I didn’t know it at the time, but I had the good fortune to grow up right beside a drive-in theater in extremely rural Western Maryland. Later, it became my first employer. Unfortunately, the screen angled away from our house and toward the house on the other side of the drive-in.

Growing up, I knew the Hi-Rock Drive-in Theater near McCoole more as a daytime playground than a movie theater. Settling into bed at night, it was somehow soothing to hear the bustle of humanity as evidenced by the car horns honking for the next movie to start after intermission. Pleasant food aromas wafted into my bedroom window, too.

It was our closest “restaurant” — and one within easy walking distance. I vividly remember my dad sending me over to get tasty hot dogs just about every Saturday evening as we got ready to watch “Gunsmoke.” It was one of those strange family traditions that no one knew how began, but one we could never abandon. The kindly box office attendant always let me pass by with a promise that I would be right back with my family’s food order. Naturally, I got to sneak many peeks at the movies playing as I wandered over to the snack bar.

As I grew into my teen years, the drive-in became my place of employment. Good thing, too, because there wasn’t much else available in rural Allegany County, especially for teens. The county had three drive-ins up until about 1980: the Potomac in LaVale, the Super 51 just outside of Cumberland on Route 51, and “my drive-in,” as I like to call it, the Hi-Rock in McCoole, just over the state line from Keyser, West Virginia.

At the Hi-Rock, I sold tickets, worked in the concession stand and was even a “ramp boy,” the person who assisted any cars who had any problems, re-attached speakers that nearly left with patrons and chased down scofflaws who tried to enter the drive-in for free through the exit. I even picked up trash left on the ground after the movie.

I have many wonderful and funny drive-in stories that involve streaking; food fights; beer runs; naughty, cryptic messages broadcast over the PA system; cars with steamed-up windows that wouldn’t leave; and the requisite piling out of humanity from trunks.

It was clear, too, that my friends thought I had the very best high school job of anyone. I would have to agree. I even parlayed the part-time job into a full-time job managing an indoor movie theater during college.

A few drive-in movie theaters remain in the area and continue to bring a nostalgic feeling to movie-goers.

ENJOY A (RELATIVELY) NEARBY DRIVE-IN THEATER

Bengie’s Drive-In Theater
3417 Eastern Blvd., Middle River
Located in a suburb of Baltimore, Bengie’s has the largest movie screen remaining in the U.S.
410-687-5627
bengies.com
Opened: 1956

Family Drive-In Theatre
5890 Valley Pike, Stephens City, Va.
This family-owned business is one of the state’s few remaining drive-in theaters.
540-665-6982
thefamilydi.com
Opened: 1956

Haar’s Drive-In Theater
185 Logan Road, Dillsburg, Pa.
Haar’s has been in continuous operation for more than 70 years. It hosts auctions and concerts, too.
717-432-8246
haars.com
Opened: 1952

Cumberland Drive-In Theatre
3290 Ritner Hwy., Newville, Pa.
Located about an hour and a half from Frederick, it has been operated by the same family for more than 60 years.
717-776-5212
Opened: 1952

Starlight Cinema
5875 Trinity Pkwy, Centreville, Va.
This modern facility is about an hour and a half from Frederick and features family-friendly films, food and activities for kids.
703-324-8700
Opened: 2012

Twin Cities: a breath of fresh air

By Gary Bennett

The headwaters of the Mississippi River divide St. Paul and Minneapolis, MN

This article appears in the July 25, 2024 edition of the Frederick News-Post’s “72 Hours” entertainment magazine.

I’ve been to the Twin Cities of Minneapolis and St. Paul, Minnesota, on several occasions, for business and pleasure, and have been impressed each time.

For pleasure, it was summer baseball and an Eagles/Jimmy Buffet concert that landed me twice in the beautiful Target Field in Minneapolis. For business, it was the rare wintertime business conference that spanned locations in both cities.

You might be wondering why these cities have the nickname they do.

“Twin Cities” refers to the region’s two core cities of Minneapolis and St. Paul, which are about the same size and border each other on either side of the Mississippi River. They share many of the same political, educational and cultural institutions. St. Paul is the state capitol, as well as the political and architectural center, while Minneapolis is the cultural and business center.

The two cities revel in the fact that they share the headwaters of the Mississippi River. If you’ve ever been to New Orleans and seen the wide expanse of the mighty river as it meanders to the Gulf of Mexico, you’ll be amazed at its relatively modest and approachable size as it begins its southward journey near Minneapolis.

Indeed, the river not only serves as a natural boundary between the two cities but also as an unusual calling card. I highly recommend taking a walk along the shore and then across the historic Stone Arch Bridge for a spectacular scenic view of the river. Historic Rice Park in St. Paul snuggles up against the river. You can even book kayaks and canoes for an easy paddle down the river — or the Minneapolis Queen paddle wheeler, for a scenic, narrated cruise.

Having traveled to the Twin Cities in the summer and winter months, I wouldn’t recommend visiting in winter or early spring (unless you can’t get enough of cold weather and huge snow totals).

I must admit, however, there is a palpable charm and coziness to the Twin Cities in the cold months. Locals and visitors alike enjoy winter sports like ice fishing, cross-country skiing and ice skating. Their famous winter carnival arrives in St. Paul in January, featuring amazing ice sculptures, hot air balloon rides and a jazz festival.

A curious but vital manmade phenomenon in Minneapolis allows reasonably comfortable winter living. The climate-controlled “Skyway” hovers one floor above street level and connects miles and miles of residences, businesses, hotels, shops and restaurants in the downtown area. You do not need to go outside in the winter in the downtown area unless you really want to. It’s wonderful! I’ve not seen anything like it in any other American city.

From about May through October, the Twin Cities are delightful. They are well known for their remarkably clean air, tidy downtown streets, miles of bike paths and thousands of lakes and green spaces. Minnesota is known as the “Land of 10,000 Lakes,” after all.

On the grounds of the Walker Art Center in Minneapolis, you’ll find the spoon and cherry fountain

Even without the Skyway, the Twin Cities, with their perfectly flat terrain, are very walkable most of the year. It is easy to crisscross the area on foot to Target Field to catch a Twins baseball game, to U.S. Bank Stadium (previously The Hubert H. Humphrey Metrodome) for a Vikings football game or to dozens of fine restaurants known for their Scandinavian-tinged culinary prowess. There’s even an F. Scott Fitzgerald walking tour and the wildly popular Victorian ghost tours. If walking is not your thing, the Twin Cities provide lots of bike, Segway, motor coach or paddle-board tour options.

For the shoppers or curious among you, I recommend a road trip to Bloomington to the world-famous Mall of America. Once billed as the largest shopping mall in the world, MOA features more than 600 stores (with tax-free shopping on shoes and apparel!), 75 restaurants, 40 theater screens and even a 7-acre theme park known as the Nickelodeon Universe Experience. It comes complete with rollercoasters, a Ferris wheel, ropes and adventure courses, and bumper cars.

“Overwhelming” is not quite the word for spending an afternoon there, but it comes close. People-watching turns into a contact sport. But it’s one of those things you should do once in your life. MOA is about 12 miles south of the Twin Cities. I drove there, but it is serviced by light-rail that will pick you up at or near your downtown hotel and deposit you steps from MOA and back.

Of course, there are many fine theaters, zoos, aquariums, amusement parks, and museums to spend your time. Among the best are the Minnesota Landscape Arboretum, American Swedish Institute, Minnesota History Center, the Minnesota State Capitol in St. Paul, and, just outside of Minneapolis, Valleyfair Amusement Park with its Peanuts theme (creator Charles Schulz was a proud Minnesotan).

Mall of America in nearby Bloomington, MN.

The Twin Cities also feature a few eclectic sculptures that are just right for that perfect selfie. In downtown Minneapolis, catch the Mary Tyler Moore sculpture with her iconic “throwing her tam in the air” pose. On the grounds of the Walker Art Center in Minneapolis, you’ll find the spoon and cherry fountain: a humungous spoon balancing an equally large red, ripe cherry. It is a must-see. And, if you’re a Peanuts fan like me, you’ll have to search out the bronze sculptures at Rice Park that portray the carefree happiness of Schulz’s beloved characters.

It’s not particularly easy to get to the Twin Cities. I have driven and flown. If you drive, it’s roughly a two-day drive of eight hours each along routes I-70, I-80 and I-90 (pretty easy to remember!). The midpoint is somewhere between Indianapolis and Chicago for your stopover.

Frontier has many affordable flights out of BWI to Minneapolis International Airport for under $150 each way. Southwest starts at about $300 each way.

There is a well-earned toughness about Twin City residents who point out how happy and healthy they are. Indeed, Forbes consistently ranks Minnesota as one of the top healthiest states in the U.S. There must be something to breathing all that cold air!

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.

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.”