In the latest twist ArchPlan designed rowhouses for homeowners in the EBDI area which want to return to their homes after the work is done and who get the work paid by the East Baltimore Development Inc. at the same tune as those who moved away received "relocation funds". After up to nine months in temporary quarters and after reviewing the construction process a couple of times these homeowners recently returned ecstatically to the fully refurbished places. In one case we combined two narrow houses horizontally for an artist studio in a former corner store and expanded living quarters upstairs. The result is stunning!
In West Baltimore's National Register Historic District we tried out the use of the Homeowner Historic Tax Credits offered by the State. The twist: These were used in the "developer option", i.e. by the Druid Heights Community Development Corporation for a group of ten. ArchPlan prepared the plans, filed for the tax credit and oversees the construction. Once completed these homes will be sold to individual first time home buyers as affordable units. It is the home-buyer who will actually get the the tax credit, effectively a write down of the full purchase price.
However, we learned that this is not a simple process, especially when these houses start out as unstable devastated shells that one cannot even enter due to their poor condition. Yet, careful documentation of the historic features, room by room is a prerequisite by the Maryland Historic Trust who oversees the tax credit program. When floors have fallen into the basement and there is no roof then room by room documentation is hard to do. Yet, the rehabs must have historically correct wood windows, wood floors, casework and base boards and cornices. Stairs need newel posts and balusters matching exactly whatever damaged elements are visible on the photos taken of the initial wreckage. Over and over we had to send amendments and additional documentation to the Trust trying to establish what was there and what not. But now, with the houses about finished, the result seems well worth it. Unlike the cheap vinyl ersatz "town"-houses out in the boonies, these houses have stature and character with their marble steps, marble wainscots in the vestibules, parlors with sliding doors brick fronts and double entry doors.
Now the development corporation has to find buyers who can qualify for funding and are willing to move into blocks with still many remaining vacant houses and are able to maintain their new property. Another challenge.
Yet, only if we are willing to have the patience and endurance to fill the city back block by block with folks that prefer urban living over suburban townhouses without towns will we be able to contain sprawl, stabilize once glorious neighborhoods, bring services back into "food deserts", reduce the tax rates and bring Baltimore back as a great city.
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| Condition of a house before rehab: Where are the historic features? |
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| No roof, no floors |
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| EBDI rowhouse: two houses connected |
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| EBDI double: Second floor hallway |
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| Restored newel post in rehabbed West Baltimore home |
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