The Best in American Living Award (BALA) - 2005

Sandtown Winchester Square II/III

Baltimore, Maryland (Silver Award)

Median Home Price in MSA: $198,000

Home Price: $86,000 - $110,000

Description: Sandtown is a new development of 134 scattered-site affordable single-family townhomes located in the heart of a 72-block residential neighborhood in a West Baltimore, Maryland empowerment zone. This development is preceded by completion of over 300 units of affordable housing since 1989. The homes, priced at $86,000 -$110,000, are for first-time home buyers and affordable to families with incomes ranging from 30 to 80 percent of the median area income.

Sandtown is conveniently located near downtown Baltimore. In the 1980s, Sandtown was in social distress - half of its residents were living in poverty, nearly half were unemployed, nearly three-fourths of the housing was substandard, student achievement was poor, and crime was rampant. A partnership of residents, community organizations, government agencies, political leaders, private developers, and financial institutions reversed the neighborhood's decline, however. Vacant, blighted homes were bought and rehabilitated, and new homes were built, providing first-time homeownership opportunities.

Today, Sandtown is a revitalized area with affordable housing and the support systems to help sustain its successes. New streets connect public alleys with rear-yard access, widened streets provide emergency vehicle access, insulated blocks allow more houses to face each other, and there are open green spaces with professionally landscaped streetscapes. Sandtown adds quality construction, larger units with more amenities, optional add-ons, and more open space. Unit design features include energy efficient appliances, safety devices (smoke detector, fire sprinkler system, front and rear door deadbolts), and a mix of architectural styles that blend with the neighborhood.

Acquiring the land for Sandtown required dealing with numerous complexities of the land and building ownership created by Maryland law that allows owners to have a leasehold interest in property. Not all regulatory obstacles were overcome, but 283 lots were finally acquired—the largest land acquisition in Baltimore City history. The complexity of the acquisition process took longer than anticipated, however, making it necessary for the project to be completed in phases.

The developer, Baltimoreans United in Leadership Development (B.U.I.L.D.)/Enterprise Nehemiah Development, used a Design-Build contract, an effective cost-control measure that resulted in no major architectural change orders. The development team was able to review the design and resolve issues in the field. In addition, the developer was more involved in selecting materials and hardware. If changes were necessary, there was open dialogue, a lot of flexibility, and a closer relationship with the contractor. This process was especially fruitful for a scattered site development, in that the development team was able to coordinate the work and delivery plans of various trades and utility companies. As a result, units were completed on time, keeping costs down.

In addition to housing development, community stakeholders helped improve the social condition of Sandtown with critical services in job placement and training, health, ex-offender support, parent education, teacher incentives, libraries, and physical improvements in schools.

2005 Awards Winners