Analysis of Gas Prices in Howard County, Maryland
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Analysis of Gas Prices in Howard County, Maryland Prepared for Talkin and Oh, LLP Daraius Irani, Ph.D., Executive Director Susan Steward, Economist Jessica Varsa, Senior Research Associate Rebecca Ebersole, Senior Research Associate Kierran Sutherland, Research Analyst December 27, 2013
Towson, Maryland 21252 | 410-704-3326 | www.towson.edu/resi Table of ContentsTable of Figures 3 Acronyms and Abbreviations 4 1.0 Executive Summary 6 1.1 Economic Analysis Findings 6 1.2 Land Planning Analysis Findings 7 1.3 Conclusion 7 2.0 Introduction 8 3.0 Economic Analysis 9 3.1 Annual Analysis 9 3.2 2012 Cross-Sectional Analysis 11 4.0 Land Planning Analysis 14 4.1 Zoning Considerations 14 4.2 Examples of Gas Station Approvals and Denials in Howard County 19 4.3 Number and Location of Gas Stations 20 4.4 Underlying Zoning 25 5.0 Conclusion 28 6.0 References 30 Appendix A—Economic Modeling Assumptions and Explanations 36 A.1 Assumptions 36 A.2 Results 37 A.3 Technical Discussion—Variables 38 A.4 2012 Cross-Sectional Analysis Variable Discussion 45 Appendix B—Summary of County Zoning Regulations 47 B.1 Howard County 47 B.2 Anne Arundel County 47 B.3 Baltimore City 48 B.4 Baltimore County 48 B.5 Carroll County 49 B.6 Frederick County 49 B.7 Harford County 49 B.8 Montgomery County 49 Appendix C—County Zoning Regulations Pertaining to Gas Stations 51 C.1 Anne Arundel County 51 C.2 Baltimore City 56 C.3 Baltimore County 60 C.4 Carroll County 66 C.5 Frederick County 68 C.6 Harford County 71 C.7 Howard County 73 C.8 Montgomery County 81 Appendix D—List of Relevant News and Cases 88 D.1 Anne Arundel County 88 D.2 Baltimore City 88 D.3 Baltimore County 88 D.4 Carroll County 88 D.5 Frederick County 89 D.6 Harford County 89 D.7 Howard County 89 D.8 Montgomery County 90 Table of FiguresAcronyms and AbbreviationsA listing of economic and fiscal impact terminology frequently used throughout this report can be found in Figure 1. Figure : Acronyms and Abbreviations
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