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revised memo 311 hammond

Other August 27, 2025 · 5 page(s)

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MEMORANDUM
TO: TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP
BOARD OF APPEALS SD
SENIOR PLANNER, EPR FOR
CENTREVILLE
ORGANIZATION: CENTREVILLE MD DATE: AUGUST 19, 2025
Re: Non-Conforming Use Continuation – 311
Hammond Street – Mobile Home Park – Map
35 H, Grid 0024, Parcel 1351
 URGENT X FOR YOUR USE  PLEASE COMMENT PLEASE REPLY PLEASE
RECYCLE
Introduction
The Applicant seeks §170-14 request for the continuation and extension §170-14.F. the mobile home
park located at 311 Hammond Street, to allow for the applicant to provide a mobile home on an empty
lot with an existing utility allocation.
The extension of a non-conforming use is subject to review by Board of Appeals §170-14.F, “…Any
other extension of a nonconforming building or use shall be subject to Board of Appeals approval as
provided in §170-58 and 170-59…”. The information included in this memo and the Planning
Commission recommendation are provided for the Board of Appeals consideration.
In accordance with §170-59 C.1.b this request is being reviewed by the Centreville Planning
Commission August 20, 2025, to evaluate the proposal as to consistency with the Comprehensive
Plan and provide comment to the Board of Appeals.
This Application was reviewed by the Town of Centreville Technical Advisory Committee (TAC)
on Monday, June 16, 2025.
The Mobile Home Park is on a parcel located at 311 Hammond Street (Map 35 H, Grid 0024, Parcel
1351) and consists of approximately 40,582 square feet (.93 acres) with R-1 zoning. They have active
utility/allocations for 7 units. The 2022 aerial shows 6 units currently located on the property. The
entrance is located at the corner of Alley 8 and Hammond Street.
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QAC Parcel View 2022
Aerial
Map 35 H, Grid 0024
Parcel 1351
The applicant seeks to install a 14 X 65 foot mobile home, remodeled 1990’s mobile home that the
applicant notes fully complies with Department of Housing and Urban Development (HUD)
standards. The materials included indicate that the unit is “…3 bedroom, 2 bathroom with block
foundation, vinyl siding and asphalt shingle roof. It will be set on foundation and finished to code
after it is set…. All new plumbing, electric, HVAC, drywall, shingles etc.” The applicant intends to
help make it look like a single home when finished, to help it blend in with the neighborhood.
Extension Request
This site has been a mobile home park since at least 1963 and continued in 1978 through today. It
became non-conforming when the R-1 zoning was adopted by the Town of Centreville for this site.
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1978
1963
Since this project is less than 5,000 square feet of disturbance, Queen Annes County Department of
Public Works has no comment and takes a neutral position on stormwater management.
R-3 Special Exception conditions Mobile Home Parks
Currently R-3 zoning allows mobile home parks and includes several conditions the Planning
Commission may wish to consider.
An example recommendation is the unit width (§170-21 D.1. k.2.), which allows the addition of a
porch to count towards the twenty foot required width of unit if it is 2/3 of the length of the unit.
The proposed unit is 14 feet, with a 6-foot-wide porch proposed to be 11 feet in length. The overall
length of the unit is 65 feet, and 2/3 of that length is approximately 43 feet. Planning Commission
may recommend the extension of the length of the proposed porch (11 feet) to 43 feet (extending it
by 32 additional feet.
R-3 Mobile Home Park provisions that the Board of Appeals can approve as a special exception:
§170-21 D. “1: Mobile home parks, subject to the following provisions:
a. Access to the mobile home park shall be from a major highway or arterial street; the
number and location of access drives shall be controlled for traffic safety and
protection of surrounding properties; no mobile home space shall be designed for
direct access to a street outside the boundaries of the mobile home park; and the
interior access drives shall be at least 25 feet in width surfaced and maintained at least
25 feet in width.
b. The topography of the site shall be such as to facilitate rapid drainage and that
adequate drainage facilities be provided.
c. The minimum width and/or depth of the mobile home park shall be 200 feet, and
minimum total area of the mobile home park shall be five acres.
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d. The minimum area for a mobile home site for parking one mobile home shall be 3,500
square feet with no dimension less than 40 feet, and with corners of each site visibly
marked and numbered by a permanent marker.
e. The mobile home park shall contain at least 1,000 square feet per mobile home for
community facilities, including play space, utility rooms, parking, and access roads.
Any service or utility building shall be located on a minimum of 10,000 square feet.
f. The mobile home park shall be surrounded by Buffer Yard C (Appendix 1) along the
street frontage of a street or major highway, and Buffer Yard D (Appendix 1) along
all other lot lines or street frontage. A minimum of 15% of the total mobile home tract
shall be left as open space recreational areas.
g. No mobile home shall be parked closer than 25 feet to any other mobile home or
service building, and no part of a mobile home shall extend closer than five feet to the
boundaries of an individual mobile home site.
h. Off-street parking spaces for automobiles shall be provided in the ratio of two spaces
per mobile home in locations convenient to individual trailers or groups of trailers.
i. Proper provision shall be made for public water supply, sanitary sewers, refuse
collection, laundry and other community facilities. Water and sewer systems shall be
approved by the Maryland State Health Department.
j. Service or utility buildings are permitted within the park for use as sanitary, postal,
trailer supplies, mobile home park office, convenience items or laundry; provided,
however, that all use of the facilities shall be designed for occupants of the park.
k. Mobile home unit standards.
1. The unit should appear to have a permanent and continuous foundation of
masonry construction.
2. The unit is at least 20 feet wide. For single-wide units, the width can be made
up with a porch or carport addition at least 2/3 the length of the unit.
3. The unit has a pitched roof.
4. The unit is constructed under the latest (1976) HUD standards and Maryland
Industrial Buildings and Mobile Home Code.
5. The exterior walls of the unit look like wood or masonry, regardless of their
actual composition.
Consistency items: Town of Centreville: Comprehensive Plan: 2040
This extension request improves an existing mobile home park that has been in existence since
before Centreville’s Zoning code was enacted. It potentially provides an additional opportunity to
enhance housing options and affordability in Centreville.
Additionally, this extension to allow for the addition of this mobile home as proposed is consistent
with several of the twelve State Planning visions (Page 11, Town of Centreville Comprehensive Plan:
2040), including but not limited to:
Vision 7: A range of housing densities, types, and sizes provides residential options for
citizens of all ages and incomes.
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Chapter 0063 - Planning Principles (Effective Oct. 1, 2025)
Housing: Enable a mix of quality housing types and affordability options to accommodate all who
want to live in the state.
Conclusion – Recommendation
Planning Recommendation
1) Recommend that the Board of Appeals approve the extension of the non-conforming mobile
home park to allow for the siting of the mobile home, based on any recommended conditions
the Planning Commission and Board of Appeals should feel are appropriate, finding it
consistent with the Town of Centreville Comprehensive Plan: 2040.
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