101 York Road project releases parking study
Developers for the proposed student housing project on York Road have planned an additional two stories to accommodate the new total of 495 parking spaces and 611 beds at the site.
Originally, the project proposed 367 parking spaces and 571 beds.
A parking study completed by Chance Management Advisors, an independent parking, transportation and access management consulting company, determined that not only does the 101 York Road project provide more parking spaces than are required by the Baltimore County Zoning Regulations, but more than will be necessary for the expected student population and commercial use.
“We didn’t really want to have to make the project bigger, because now it’s a bigger expense, bigger banking, bigger everything,” DMS Development partner Michael J. Ertel said. “But we felt we had to address this parking issue even though we’re well over the requirements.”
The project was put on hold until the developers completed a parking study to address the already existing community concerns of parking and traffic, which were voiced at a community input meeting on Oct. 30, 2013.
Zoning regulations require 227 parking spaces for the now $75 million project, according to the parking study. The regulations require parking at a ratio of one space for every four beds,16 spaces per every 1,000 square feet of non-drive thru restaurant floor space and five spaces per 1,000 square feet of general retail floor space.
On the other hand, “ CMA’s projected parking demand for 101 York is 383 spaces, 156 spaces greater than the zoning code requires, and 112 spaces less than is being provided on-site,” the study states.
“We had to add the beds to help pay for the [additional] parking,” Ertel said.
The study evaluated the demand for parking by analyzing the parking at Millennium Hall. Out of the 420 residents of Millennium Hall, there are 187 parking spaces and 76 TU permits for the hall’s residents. The estimated driving ratio for Millennium Hall residents is 63 percent.
Based on the evaluation, the study used a demand ratio of .55 spaces per bed to calculate the estimated parking demand for the student housing portion of the 101 York Road project.
“Sixty-eight percent of the students themselves would be able to get parking space in the garage and we still have the potential for 150 more [parking spaces],” Ertel said, referring to the option to lease 150 spaces from the Towsontown Garage, which is about a quarter mile away next to the Towson Library.
The project would include alternatives to driving, including bicycle parking, a Towson University Shuttle stop and two Zipcar vehicles, Ertel said.
The building, as proposed now, will be 13 stories, 11 above the two below-ground parking garages. There will be 60 four-bed units, 183 two-bed units, one one-bed unit and four studios at 101 York Road.