HomeMy WebLinkAbout06/12/2020 - Planning And Zoning Board - Agenda - Work Session* Work session times are approximate and are subject to change without notice.
Jeff Hansen, Chair Virtual Meeting
Michelle Haefele, Vice Chair 281 N. College Avenue
Michael Hobbs Fort Collins, Colorado
Per Hogestad 80524
David Katz
Jeff Schneider
William Whitley
Planning and Zoning Hearing will be held on Thursday, June 18, 2020, in City Hall Chambers.
Regular Work Session
June 12, 2020
Virtual Meeting
Noon – 1:45 pm
Planning and Zoning Board
Work Session Agenda
Participation for this remote Planning and Zoning Board work session will be available online or by phone. No one
will be allowed to attend in person.
Public Attendance (Online): Individuals who wish to attend the Planning and Zoning work session via remote
public participation can do so through Zoom at https://zoom.us/j/96063031154. Individuals participating in the
Zoom session should also watch the meeting through that site.
The meeting will be available to join beginning at 11:45 a.m. on June 12, 2020. Attendees should try to sign in prior
to 12:00 p.m. if possible.
In order to attend:
Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a microphone will greatly
improve your audio).
You need to have access to the internet.
Keep yourself on muted status.
If you have any technical difficulties during the hearing, please email smanno@fcgov.com.
Public Attendance (Phone): If you do not have access to the internet, you can call into the work session via phone.
Please dial: 346-248-7799 or 669-900-9128, with Webinar ID: 960 6303 1154.
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City of Fort Collins Page 2
TOPICS: PROJECTED TIMES:
Consent:
1. February Hearing Draft Minutes
2. February Special Meeting Draft minutes
3. May Hearing Draft Minutes
4. Spring Canyon Park Equipment Shed Minor Amendment (Beals)
12:00 – 12:10
Discussion:
5. Mosaic Condos PDP200003 (Wray)
6. Waterglen Solar Array PDP190010 (Kleer)
12:10 – 1:10
Policy and Legislation:
• Land Use Code changes for Manufactured Housing zone district
(Mounce)
1:10 – 1:40
Board Topics:
• Transportation Board Liaison Update (York)
1:40 – 1:45
The meeting will be available beginning at 11:45 a.m. Please call in to the meeting prior to 12:00 p.m., if
possible. Once you join the meeting: keep yourself on muted status. If you have any technical difficulties during
the meeting, please email smanno@fcgov.com.
The June 18 Planning and Zoning Board regular meeting will be held remotely and not in-person. Information on
remotely participating in the June 18 Planning and Zoning regular meeting is contained in the agenda for the
June 18 meeting available at https://www.fcgov.com/cityclerk/planning-zoning.php. Members of the public
wishing to submit documents, visual presentations, or written comments for the Board to consider regarding
any item on the agenda must be emailed to smanno@fcgov.com at least 24 hours prior to the June 18 meeting.
As required by City Council Ordinance 061, 2020, a determination has been made that holding an in-person
hearing would not be prudent and that the matters to be heard are pressing and require prompt
consideration. The written determination is contained in the agenda materials.
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Development Review Staff Report Agenda Item X
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Board: June 18, 2020
Manufactured Housing Land Use Code Changes
Summary of Request
This is a request for a recommendation to City Council regarding
proposed Land Use Code changes to create a new Manufactured
Housing zone district. The proposed Land Use Code changes
include new zone district standards, updated definitions, and
numerous references located throughout the code.
Next Steps
The Planning and Zoning Board’s recommendation will be forwarded
to City Council as part of their consideration on the adoption of the
proposed Land Use Code changes.
Applicant
City of Fort Collins
PO Box 580
Fort Collins, CO 80522
Staff
Ryan Mounce, City Planner
Contents
1. Project Introduction .................................... 2
2. Summary of Proposed LUC Changes ....... 3
3. Public Outreach ......................................... 5
4. Recommendation ....................................... 5
5. Attachments ............................................... 5
Staff Recommendation
Approval
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P&Z - Agenda Item X
Manufactured Housing Land Use Code Changes
Thursday, June 18, 2020 | Page 2 of 5
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1. Project Introduction
A. BACKGROUND
Manufactured housing communities and manufactured homes are a unique type of housing and among the most
affordable housing options in the community. The Fort Collins City Council has identified manufactured housing
preservation as a priority, and in August 2019 initiated a one year moratorium on the City’s acceptance of
development applications that would result in the loss of manufactured housing units in manufactured housing
communities while additional preservation and residents’ rights strategies are explored.
One preservation strategy identified is the development of a new manufactured housing zone district which would
promote City policies and goals to maintain and preserve existing manufactured housing communities. The
development of new manufactured housing is rare and over the past several decades five manufactured housing
communities have closed, primarily due to redevelopment, resulting in the loss of hundreds of some of the most
affordable housing units in the community.
The proposed Manufactured Housing (M-H) District is a brand new zoning district intended to help promote the
preservation of the City’s remaining manufactured housing communities by ensuring these land uses are located in
a zone district where manufactured housing is both encouraged and preserved by limiting other permitted land uses
that reduce the likelihood of closures resulting from redevelopment. Prior to 1997, the City previously had two mobile
home park zone districts, and the new manufactured housing zone district shares many similarities with these
former districts in terms of both permitted land uses and development standards.
While this item is solely for the Planning and Zoning Board’s recommendation to City Council for Land Use Code
changes to implement the new zone district, additional conversations, meetings, and hearings are anticipated later
this year to consider the rezoning of certain properties to the new zone district if and when it is established.
B. COMPREHENSIVE PLAN & CITY POLICY ALIGNMENT
In addition to a City Council priority, the preservation of manufactured and affordable housing is prominent within
the policies and goals of the recent update to City Plan, Fort Collins’ comprehensive plan. Key policies from City
Plan that align with these proposed code changes include:
Policy LIV 6.4 – Permanent Supply of Affordable Housing
Create and maintain an up-to-date inventory of affordable housing in the community. Pursue policy and regulatory
changes that will encourage the rehabilitation and retention of affordable housing in perpetuity.
Policy LIV 6.9 – Prevent Displacement
Build the capacity of homeowner groups, affordable housing providers and support organizations to enable the
purchase, rehabilitation and long-term management of affordable housing. Particular emphasis should be given to
mobile home parks located in infill and redevelopment areas.
Policy LIV 6.9 – Mitigate Displacement
Consider mitigation strategies to assist residents displaced through the closure of manufactured housing parks or
conversion of rental apartments, including single-room occupancy units, to condominiums or other uses.
In addition to these City Plan policies, in 2013 the City completed the Affordable Housing Redevelopment and
Displacement Mitigation Strategy report. Among its recommendations was the development and implementation
of a new manufactured housing zoning district for manufactured housing communities that serve as significant
sources of affordable housing. Much of the recent outreach and work developing these proposed code
amendments relate to this previous study and its recommendations.
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P&Z - Agenda Item X
Manufactured Housing Land Use Code Changes
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2. Summary of Proposed LUC Changes
The complete list of Land Use Code changes and additions may be found in Attachment 1, and includes a new
division in Article 4, Division 4.11 Manufactured Housing District (M-H), as well as numerous changes and
alterations to reference the new zone M-H zone district. A summary of the new standards for the M-H zone district
include:
1. Permitted Uses
The permitted uses in the new zone district are proposed to be more limited than other residential mixed-use
districts in the community, with a primary emphasis on manufactured housing communities as a primary land use
while also permitting other supportive or complementary land uses to this type of residential development, such
as parks, recreational facilities, childcare centers, and places of worship. The complete list of proposed land uses
permitted in the new zone district include:
Land Use Review Process
Shelters for victims of domestic violence Basic Development Review
Accessory buildings Basic Development Review
Accessory uses Basic Development Review
Urban agriculture Basic Development Review
Wireless telecommunications equipment Basic Development Review
Neighborhood parks as defined by the Parks and Recreation Policy Plan Basic Development Review
Manufactured housing community Administrative Review
Group homes for up to eight (8) developmentally disabled or elderly persons Administrative Review
Extra occupancy rental houses with four (4) or more tenants Administrative Review
Places of worship or assembly Administrative Review
Minor public facilities Administrative Review
Parks, recreation and other open lands, except neighborhood parks as
defined by the Parks and Recreation Policy Plan
Administrative Review
Community facilities Planning & Zoning Board
Review
Neighborhood support/recreational facilities Planning & Zoning Board
Review
Seasonal overflow shelters Planning & Zoning Board
Review
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P&Z - Agenda Item X
Manufactured Housing Land Use Code Changes
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2. Land Use & Dimensional Standards
The proposed M-H zone district includes several land use and dimensional standards that set a base level for
safety, intensity of uses, and general compatibility. As the new zone district is anticipated primarily for existing
manufactured housing development, the proposed standards also seek to minimize nonconformities by generally
conforming with existing patterns of development found in manufactured housing communities across the City.
The proposed standards include:
A maximum density of 12 dwelling units per gross acre;
A minimum 15-ft required front setback for buildings in a manufactured housing community;
A minimum 10-ft required side and rear setback for buildings in a manufactured housing community;
A minimum 10-ft separation distance between manufactured homes and other buildings;
A maximum building height of 3-stories;
A maximum building footprint size of 5,000 square feet for nonresidential uses;
A minimum of one off-street parking space for each manufactured housing unit.
3. Definitions
Two existing Land Use Code definitions for ‘mobile home’ and ‘mobile home park’ are proposed to be updated
and substituted with two new terms, ‘manufactured home’ and ‘manufactured housing community’ to better align
Land Use Code terminology with state and federal definitions for this type of housing, to define a minimum size for
a manufactured housing communities, and to specify certain types of allowable accessory uses that are common
to manufactured housing communities. The proposed definitions include:
Manufactured home shall mean a preconstructed, transportable dwelling unit built on a permanent
chassis and installed on a foundation system. The term manufactured home shall also include mobile
homes, which are similar transportable dwelling units constructed prior to federal manufactured home
standards adopted in 1976.
Manufactured housing community shall mean a parcel of land which has been planned, improved, or is
currently used for the placement of five or more manufactured homes. Manufactured housing
communities may also contain accessory uses intended primarily for the use and benefit of their
residents, including but not limited to clubhouses, playgrounds and recreational amenities, childcare,
meeting and assembly spaces, retail, and personal and business services.
4. Miscellaneous Changes
In creating a new zone district, it is also necessary to make numerous additions throughout the Land Use Code to
reference the new zone district or define its inclusion in geographic or performance-based standards. Examples
include the addition of the new zone district as requiring City Council approval for the addition of a permitted use
process and classifying the new zone district in relation to sign code standards and regulations.
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P&Z - Agenda Item X
Manufactured Housing Land Use Code Changes
Thursday, June 18, 2020 | Page 5 of 5
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3. Public Outreach
Community outreach on the proposed zone district and Land Use Code changes has included small group
meetings and one-on-one conversations with manufactured housing owners, managers, and residents. In
addition, presentations and meetings have also been held with:
Affordable Housing Board (February 2020)
City Council (December 2019 & April 2020 work sessions)
Mi Voz (April 2020 virtual meeting)
Chamber of Commerce Local Legislative Affairs Committee (May 2020 virtual meeting)
City staff’s notes and summaries from these meetings can be found in Attachment 2. General comments from
outreach on the new zone district includes:
General support from a resident perspective; the new zone district may help reduce the fear and
stress of abrupt community closure that results from redevelopment.
Concerns the zone district is overtly strict and does not allow enough opportunities for future changes
or redevelopment, which may impact the beneficial conversion to other uses, infrastructure upgrades,
and creates too large an impact on the property rights of landowners.
The City should be providing additional incentives or programs to help improve long-term
infrastructure conditions and the economic viability of existing manufactured housing communities in
addition to or as part of the new zone district and potential rezonings.
4. Recommendation
Staff recommends the Planning and Zoning Board forward a recommendation to City Council to approve the
proposed Land Use Code changes.
5. Attachments
1. Summary of Proposed Land Use Code Changes
2. Engagement and Outreach Summary Notes
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Proposed Land Use Code Changes – Manufactured Housing Zone District
DRAFT SUBJECT TO FURTHER REVIEW AND REVISION
Note: Proposed code additions and amendments are indicated using yellow highlighted text.
Code deletions are indicated using strikethrough text.
ARTICLE 1
1.3.1 - Establishment of Zone Districts
In order to carry out the purposes of this Code, the City is hereby divided into the following zone
districts:
Rural Lands District (R-U-L)
Urban Estate District (U-E)
Residential Foothills District (R-F)
Low Density Residential District (R-L)
Low Density Mixed-Use Neighborhood District (L-M-N)
Medium Density Mixed-Use Neighborhood District (M-M-N)
Neighborhood Conservation, Low Density District (N-C-L)
Neighborhood Conservation, Medium Density District (N-C-M)
Neighborhood Conservation, Buffer District (N-C-B)
High Density Mixed-Use Neighborhood District (H-M-N)
Manufactured Housing District (M-H)
Transition District (T)
Public Open Lands District (P-O-L)
River Conservation District (R-C)
Downtown District (D)
River Downtown Redevelopment District (R-D-R)
Community Commercial District (C-C)
Service Commercial District (C-S)
Community Commercial - Poudre River District (C-C-R)
General Commercial District (C-G)
Community Commercial - North College District (C-C-N)
Neighborhood Commercial District (N-C)
Limited Commercial District (C-L)
Harmony Corridor District (H-C)
Employment District (E)
Industrial District (I)
Planned Development Overlay District (PDOD)*
1.3.4 - Addition of Permitted Uses
(G) Zones Subject to City Council Addition of Permitted Use Review. The City Council shall make all final
determinations regarding any addition of permitted use under subsection (C)(3) with respect to a
project located, in whole or in part, in any of the following zone districts:
1. Rural Lands District (R-U-L)
2. Urban Estate District (U-E)
Manufactured Housing, Attachment 1
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3. Residential Foothills District (R-F)
4. Low Density Residential District (R-L)
5. Low Density Mixed-Use Neighborhood District (L-M-N)
6. Neighborhood Conservation, Low Density District (N-C-L)
7. Neighborhood Conservation, Medium Density District (N-C-M)
8. Neighborhood Conservation, Buffer District (N-C-B).
9. Manufactured Housing District (M-H).
ARTICLE 2
2.3.2 - Overall Development Plan Review Procedures
…
(H) Step 8 (Standards): Applicable. An overall development plan shall comply with the following criteria:
(1) The overall development plan shall be consistent with the permitted uses and applicable zone district
standards (Article 4) of all zone districts contained within the boundaries of the overall development
plan. The plan shall also be consistent with any zone district standards (Article 4) and general
development standards (Article 3) that can be applied at the level of detail required for an overall
development plan submittal. Only one (1) application for an overall development plan for any specific
parcel or portion thereof may be pending for approval at any given time. Such application shall also be
subject to the provisions for delay set out in Section 2.2.11.
(2) The overall development plan shall be consistent with the required density range of residential uses
(including lot sizes and housing types) with regard to any land which is part of the overall development
plan and which is included in the following districts:
(a) The Rural Land District (R-U-L). Section 4.1(D)(1).
(b) The Urban Estate District (U-E). See Section 4.2(D)(1).
(c) The Residential Foothills District (R-F). See Section 4.3(D)(1).
(d) The Low Density Mixed-Use Neighborhood District (L-M-N). See Section 4.5(D)(1).
(e) The Medium Density Mixed-Use Neighborhood District (M-M-N). See Section 4.6(D)(1).
(f) The High Density Mixed-Use Neighborhood District (H-M-N). See Section 4.10(D)(1).
(g) The Manufactured Housing District (M-H). See Section 4.11(D)(1).
(h) The Community Commercial - North College District (C-C-N). See Section 4.19(D)(1).
(i) The Harmony Corridor District (H-C). See Section 4.26(D)(4).
(j) The Employment District (E). See Section 4.27(D)(5).
Manufactured Housing, Attachment 1
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ARTICLE 3
3.8.6 - Group Home Regulations and Shelters for Victims of Domestic Violence
(A) Residential group homes shall conform to the lot area and separation requirements specified in the
following table:
Zone Maximum number of
residents excluding
supervisors, for
minimum lot size
Additional lot
area for each
additional
resident (square
feet)
Maximum
permissible
residents,
excluding
supervisors
Minimum separation
requirements between
any other group home
(feet)*
U-E 3 2,000 8 1,500
R-L, N-
C-L, H-
C, E, R-
F, M-H
3 1,500 8 1,500
L-M-N,
N-C-M,
R-D-R
6 750 8 1,000
N-C-B,
D, C-S,
6 500 8 700
C-C-N,
M-M-N,
H-M-N,
N-C,
C-G, C-
C, C-L,
C-C-R
* The minimum separation distance required between group homes that are located in different zone
districts shall be the one that requires the greatest distance.
Manufactured Housing, Attachment 1
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(B) Large group care facilities shall conform to the lot area and separation requirements specified in the
following table:
Zone Maximum number of
residents excluding
supervisors, for
minimum lot size
Additional lot
area for each
additional
resident (square
feet)
Maximum
permissible
residents,
excluding
supervisors
Minimum separation
requirements between
any other group home
(feet)*
L-M-N,
N-C-M,
M-H
6 750 15 1,000
R-D-R
N-C-B,
D, C-S,
6 500 20** 700
C-C-N,
M-M-
N,
H-M-
N, N-C,
C-G,
C-C, C-
L, C-C-
R
3.8.7.1 - Generally
…
(M) Sign Districts.
(1) Generally. In recognition that the City is a place of diverse physical character, and that different areas
of the City have different functional characteristics, signs shall be regulated based on sign district in
which they are located.
(2) Sign Districts Created. The following sign districts are created: Downtown, Commercial/Industrial,
Multifamily, Single-Family, and Residential Neighborhood. Sign districts shall correspond to zoning
districts as provided in Table (M), Sign Districts.
Manufactured Housing, Attachment 1
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Table (M)
Sign Districts
Sign District Corresponding Zoning Districts
Downtown D; R-D-R
Commercial/Industrial T; C-C; C-C-N; C-C-R; C-G; C-S; C-L; H-C; E; I
Mixed-Use L-M-N; M-M-N; H-M-N; N-C
Multifamily N-C-M; N-C-B
Single-Family R-U-L; U-E; R-F; R-L; N-C-L; P-O-L; R-C; M-H
Residential Neighborhood
Sign District
See map on file at City Clerk's office. To the extent of any geographic
overlap with other sign districts, the Residential Neighborhood Sign
District supersedes the overlapped sign district.
3.8.17 - Building Height
(A) Measuring Building Height.
(1) Building Height Measured in Feet. When measured in feet, building height shall be measured from
the average of the finished ground level at the center of all walls of a building or structure to the highest
point of the roof surface or structure.
(2) Building Height Measured in Stories. In measuring the height of a building in stories the following
measurement rules shall apply:
(a) A balcony or mezzanine shall be counted as a full story when its floor area is in excess of one-third
( 1 /3) of the total area of the nearest full floor directly below it.
(b) No story of a commercial or industrial building shall have more than twenty-five (25) feet from floor
to floor.
(c) A maximum vertical height of twelve (12) feet eight (8) inches shall be permitted for each residential
story. This maximum vertical height shall apply only in the following zone districts: U-E; R-F; R-L; L-M-N;
M-M-N; N-C-L; N-C-M; N-C-B; R-C; C-C-N; N-C; and H-C; and M-H.
Manufactured Housing, Attachment 1
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3.8.23 - Mobile Home Park Manufactured Housing Regulations
Mobile Home Parks Manufactured Housing Communities shall be developed in accordance with the
applicable general development standards contained in Article 3, the applicable district standards
contained in Article 4, and the regulations contained in Chapter 18 of the City Code.
3.8.28 - Extra Occupancy Rental House Regulations
(A) Extra occupancy rental houses, not including multiple family and single family attached dwellings
which shall be governed by Section 3.8.16(E)(2), shall conform to the occupancy limits and separation
requirements specified in the following table:
Zone Maximum number of permissible residents,
excluding occupant family
Maximum percentage of parcels
per block face that may be used
for extra occupancy houses
L-M-N One (1) tenant per three hundred fifty (350)
square feet of habitable floor space, in addition
to a minimum of four hundred (400) square
feet of habitable floor space if owner-occupied
No more than twenty-five (25)
percent of parcels on a block face
may be approved for extra
occupancy rental house use.
M-M-N, H-M-
N, N-C-B, M-H
One (1) tenant per three hundred fifty (350)
square feet of habitable floor space, in addition
to a minimum of four hundred (400) square
feet of habitable floor space if owner-occupied.
No limit.
D, R-D-R, C-C,
C-C-N, C-C-R,
C-G, C-N, N-C,
C-L-E, I
One (1) tenant per three hundred fifty (350)
square feet of habitable floor space, in addition
to a minimum of four hundred (400) square
feet of habitable floor space if owner-occupied.
No limit.
R-L, N-C-L, R-
F, U-E, N-C-M,
H-C, P-O-L, R-
C
n/a Extra occupancy rental houses not
allowed.
3.8.31 - Urban Agriculture
(A) Applicability . These standards apply to all urban agriculture land uses, except those urban
agriculture land uses that are approved as a part of a site-specific development plan.
(B) Purpose . The intent of these urban agriculture supplementary regulations is to allow for a range of
urban agricultural activities at a level and intensity that is compatible with the City's neighborhoods.
(C) Standards.
…
Manufactured Housing, Attachment 1
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(3) Notice . At the time of an initial application for an urban agriculture land use within a residential zone
(N-C-L, N-C-M, U-E, R-F, R-L, L-M-N, M-M-N, H-M-N, N-C-B, M-H, R-C and P-O-L) or if the urban
agriculture land use exceeds one-half (0.5) acre in size, the Director shall determine whether the
proposed urban agriculture land use presents a significant impact on the affected neighborhood, and, if
so, the Director shall schedule a neighborhood meeting and provide mailed and posted notice for such
meeting. Such notice and neighborhood meeting shall be conducted in accordance with
Sections 2.2.2 and 2.2.6 of this Code.
Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N)
…
(B)Permitted Uses .
(1) The following uses are permitted in the L-M-N District, subject to basic development review,
provided that such uses are located on lots that are part of an approved site-specific development plan:
…
(3) The following uses are permitted in the L-M-N District, subject to Planning and Zoning Board review:
(a) Residential Uses:
1. Mobile home parks. Manufactured housing communities.
2. Group homes, other than allowed in subparagraph (2)(a)5 above.
3. Any residential use consisting in whole or in part of multi-family dwellings that contain more than
eight (8) units per building, or more than fifty (50) dwelling units, or more than seventy-five (75)
bedrooms.
Division 4.11 – Manufactured Housing District (M-H)
(A) Purpose. The M-H Manufactured Housing District is intended for existing manufactured housing
communities located throughout the City. This designation is designed to preserve and support existing
manufactured housing communities as the predominant residential use alongside other complementary
accessory and nonresidential activities which primarily serve residents of manufactured housing
communities.
(B) Permitted Uses.
(1) The following uses are permitted in the M-H District, subject to basic development review,
provided that such uses are located on lots that are part of an approved site-specific
development plan:
(a) Residential Uses:
1. Shelters for victims of domestic violence for up to fifteen (15) residents.
(b) Accessory/Miscellaneous Uses:
1. Accessory buildings.
2. Accessory uses.
3. Urban agriculture.
2. Wireless telecommunications equipment.
(c) Any use authorized pursuant to a site specific development plan that was processed and
approved either in compliance with Zoning Code in effect on March 27, 1997, or in
compliance with this Code (other than a final subdivision plat, or minor subdivision plat,
Manufactured Housing, Attachment 1
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approved pursuant to Section 29-643 or 29-644 of prior law, for any nonresidential
development or any multi-family dwelling containing more than four [4] dwelling units),
provided that such use shall be subject to all of the use and density requirements and
conditions of said site specific development plan.
(d) Any use which is not hereafter listed as a permitted use in this zone district but which was
permitted for a specific parcel of property pursuant to the zone district regulations in effect
for such parcel on March 27, 1997; and which physically existed upon such parcel on March
27, 1997; however, that such existing use shall constitute a permitted use only on such parcel
of property.
(e) Institutional/Civic/Public Uses:
1. Neighborhood parks as defined by the Parks and Recreation Policy Plan.
(2) The following uses are permitted in the M-H District, subject to administrative review:
(a) Residential Uses:
1. Manufactured housing community.
2. Group homes for up to eight (8) developmentally disabled or elderly persons.
3. Extra occupancy rental houses with four (4) or more tenants.
(b) Institutional/Civic/Public Uses:
1. Places of worship or assembly.
2. Minor public facilities.
3. Parks, recreation and other open lands, except neighborhood parks as defined by the Parks
and Recreation Policy Plan.
(c) Commercial/Retail Uses:
1. Child care centers.
2. Adult day/respite care centers.
(3) The following uses are permitted in the M-H District, subject to Planning and Zoning Board
review:
(a) Institutional/Civic/Public Uses:
1. Community facilities.
2. Neighborhood support/recreational facilities.
3. Seasonal overflow shelters.
(C) Prohibited Uses. All uses that are not (1) expressly allowed as permitted uses in this Section or (2)
determined to be permitted by the Direction or the Planning and Zoning Board pursuant to Section 1.3.4
of this Code shall be prohibited.
(D) Land Use Standards.
(1) Density. The maximum density of any residential development in the Manufactured Housing
District shall be twelve (12) dwelling units per gross acre.
(2) Dimensional Standards.
Manufactured Housing, Attachment 1
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(a) Minimum front setback between any building and the property line shall be fifteen (15) feet.
(b) Minimum side and rear setbacks between any building and the property line shall be ten
(10) feet.
(c) The minimum distance between manufactured homes or other buildings in a manufactured
home park shall be ten (10) feet.
(3) Building Height. The maximum building height shall be three (3) stories.
(4) Maximum Size. The maximum building footprint for all nonresidential uses shall be five thousand
(5,000) square feet.
(5) Parking. A minimum of one (1) off-street parking space shall be provided for each manufactured
home in a manufactured housing community.
Division 4.27 - Employment District (E)
…
(B) Permitted Uses.
…
(3) The following uses are permitted in the E District, subject to review by the Planning and Zoning
Board:
(a) Residential Uses:
1. Single-family detached dwellings located on lots containing no more than six thousand (6,000) square
feet.
2. Two-family dwellings.
3. Single-family attached dwellings.
4. Multi-family dwellings.
5. Mobile home parks. Manufactured Housing Communities.
6. Group homes.
ARTICLE 5
5.1.2 - Definitions.
Mobile home shall mean a transportable, single-family dwelling unit built on a permanent chassis with
attached undercarriage consisting of springs, axles, wheels and hubs, and which is suitable for year-
round occupancy and contains the same water supply, waste disposal and electrical conveniences as
immobile housing. A mobile home is designed to be transported on streets to the place where it is to be
occupied as a dwelling unit and may or may not be attached to a permanent foundation.
Manufactured home shall mean a preconstructed, transportable dwelling unit built on a permanent
chassis and installed on a foundation system. The term manufactured home shall also include mobile
homes, which are similar transportable dwelling units constructed prior to federal manufactured home
standards adopted in 1976.
Manufactured Housing, Attachment 1
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Mobile home park shall mean a parcel of land which has been planned, improved or is currently used for
the placement of mobile homes and contains more than one (1) mobile home lot.
Manufactured housing community shall mean a parcel of land which has been planned, improved, or is
currently used for the placement of five or more manufactured homes. Manufactured housing
communities may also contain accessory uses intended primarily for the use and benefit of their
residents, including but not limited to clubhouses, playgrounds and recreational amenities, childcare,
meeting and assembly spaces, retail, and personal and business services.
Manufactured Housing, Attachment 1
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Manufactured Housing, Attachment 2
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Manufactured Housing, Attachment 2
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281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6376
970.224.6134 - fax
Planning, Development & Transportation
MEMORANDUM
DATE: May 1, 2020
TO: Mayor Troxell and City Councilmembers
THRU: Darin Atteberry, City Manager
Jeff Mihelich, Deputy City Manager
Caryn Champine, Director of Planning, Development & Transportation
Tom Leeson, Community Development & Neighborhood Services Director
FROM: JC Ward, Senior City Planner
Ryan Mounce, City Planner
RE: April 28, 2020 Work Session Summary – Manufactured Housing Zoning &
Residents’ Rights Update
At the April 28th City Council Virtual Work Session, Ryan Mounce and JC Ward provided an
update on work underway to develop a new manufactured housing zone district and information
about recently completed and forthcoming residents’ rights and livability strategies, including the
potential for a manufactured housing licensing system. All councilmembers were present for the
discussion via video conferencing.
The new manufactured housing zone district and additional resident rights and livability strategies
are intended to advance Council priorities to preserve manufactured housing, prevent resident
displacement, and improve livability and protections available to residents in manufactured
housing communities.
General discussion and direction from the work session included:
Manufactured Housing Zone District & Rezoning Criteria
Continuing to develop and bring forward Land Use Code changes to implement a new
manufactured housing zone district as a preservation strategy.
General support for ‘Option A’ for the types of permitted uses that should be included in
the new zone district. Discussion reaffirmed the focus of the zone district to specifically
preserve manufactured housing and minimize resident displacement, which could remain
a partial outcome under ‘Option B.’
Some types of permitted land uses, such as extra occupancy rental houses and primary
short term rentals, may not be appropriate in the zone district or create new business
models that result in resident displacement.
Review and refine the types of criteria staff may use to recommend sites for inclusion in
the new zone district. Criteria such as infrastructure condition could be punishing to
residents in certain communities who would otherwise not benefit from the goals of the
new zone district.
DocuSign Envelope ID: 6C830CF7-EE75-4AA1-9E24-A3E61C7607E5
Manufactured Housing, Attachment 2
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April 28, 2020 Council Work Session Summary Page 2
Manufactured Housing Zoning & Residents’ Rights Update
Several questions or requests for additional information were raised on how the zone
district could impact the potential for resident owned communities, as well as how new
technologies (3D printing or new modular home systems) could supplement the zone
district to improve energy efficiency, building conditions, and levels of overall affordability.
Residents’ Rights Strategies & Licensing
General support for research into mobile home community licensing system with additional
information and detailed options for Council’s consideration to define the specific livability
issues to address, responsible parties, and penalties.
Exploration of mobile home community licensing programs will include analysis of
analogous programs in Colorado communities as well as successful regional models.
Initial research into mobile home community licensing in Colorado indicated programs akin
to business licensing with minimum enforcement authorization rather than a
livability/habitability focus supported by compliance staff.
Licensing and other strategies should seek to minimize the pass-thru of costs and fees to
residents. Licensing and inspection fee rates should be informed by current costs to
residents or park management for addressing livability issues.
The forthcoming mobile home community licensing Council Memo will describe the
process Staff will propose to vet licensing program options that will include input from
external stakeholders, mobile home community residents, and community partners.
Mobile home neighborhood liaisons and community partners are establishing
communication and engagement networks to support discussions of resident owned
community models.
Mobile Home Livability and Community-Building Mini-Grant round two funding is currently
on hold at the recommendation of PDT Finance as the City assesses 2020 budget and
anticipated shortfalls.
Next Steps & Follow-up
Staff will resume and continue stakeholder outreach on both the manufactured housing
zone district and livability strategies following a pause due to the initial response to COVID-
19.
The new zone district will continue to move towards implementation. Staff anticipates
presenting Land Use Code changes for Council’s consideration in early summer following
the resumption of Board and Commission meetings and remote quasi-judicial hearings.
Additional residents’ rights and livability strategies and municipal code changes are
scheduled for Council consideration in Q3 2020. Draft proposed language was included
in Council’s work session documents.
Staff will prepare a memo for Council regarding options and research for a licensing
program and additional resident owned community strategies.
DocuSign Envelope ID: 6C830CF7-EE75-4AA1-9E24-A3E61C7607E5
Manufactured Housing, Attachment 2
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Attachment 2 – Meeting & Outreach Summaries
Meeting Notes & Comment Summary
Mi Voz Virtual Meeting – April 17, 2020
New Manufactured Housing Zone District & General Zoning Standards
General support for the new zone district if it will help keep and maintain existing
parks/communities.
No marijuana businesses should be permitted in the zone district.
Marijuana businesses are too concentrated nearby and the City should look at limits to how many
marijuana businesses can be located near each other, or other important locations (near churches,
schools, etc.).
The new zone district should be a benefit for residents rather than only the owners.
Be sure the zone district does not restrict or limit residents who want to sell their homes, especially
if owners are not legal residents.
Questions/concern the new zone district could encourage additional economic development.
Goal should be to keep and improve livability for residents.
City regulations/enforcement within Manufactured Housing Communities
A need to strike a balance between enforcement and new regulations.
Some new rules the City creates or enforces may impact residents by increasing costs.
Should work alongside the new efforts that the state is adopting and implementing.
The City and state do not always know when new rules or injustices are put in place at mobile home
parks.
Concerns about frequent rule changes in parks and a lack of privacy.
Residents expressed the need for leases to be more transparent to city staff.
Other/Miscellaneous
Concerns about the location of the proposed homeless services and resource campus nearby. They
are proposed both adjacent to existing mobile home park neighborhoods and in close proximity to
marijuana businesses.
Desire to have a library that is more accessible to North Fort Collins.
Manufactured Housing, Attachment 2
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Attachment 2 – Meeting & Outreach Summaries
Meeting Notes & Comment Summary
Chamber Local Legislative Affairs Committee - May 29, 2020
Manufactured Housing Zone District
One of the reasons manufactured housing communities can be so affordable is they were not
developed to today’s single-family subdivision standards.
The zone district puts too many restrictions on the owners; City should also be offering its own
incentives or carrots.
o Property owner should be offered or alternatives if they will not be allowed to redevelop
their properties.
o How could the City partner to keep the parks economically viable in the long-term?
Zone district density maximum should be higher.
City should also be incentivizing higher densities for other types of affordable housing/zone districts.
There should be opportunities for residents and park owners to be able to convert their
homes/units to permanent foundations.
Need to be thinking about not only the rights of the property owner but also of the homeowners.
City should be working and partnering with Larimer County for those communities in the GMA.
Residents’ Rights Strategies
Could the City offer/create first right of refusal for purchase (promote resident ownership or
incentive for new zone district)
o Watching legislation at state level for opportunity to purchase provisions
Caution and need to balance enforcement and requirements so costs are not just passed onto
residents.
Need for more stakeholders to be involved with any licensing discussion and research. Realtors
should be involved and used as a resource.
Urge caution on the licensing front and pay attention to key outcomes and messages from the last
time the City explored licensing options several years back.
Manufactured Housing, Attachment 2
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1
June 12, 2020
Land Use Code Changes
Manufactured Housing Zone District
Request
Planning & Zoning Board Recommendation to City Council
Proposed Land Use Code changes:
New Manufactured Housing (M-H) Zone District (Article 4)
Updated definitions/terminology (Article 5)
Numerous references throughout Code (Articles 1-4)
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1
2
Manufactured Housing, Presentation
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2
Background
Community Priorities & Policy Environment
Council Priority: Mobile Home Preservation & Residents’ Rights
1-yr moratorium on mobile home park redevelopment (Aug 2019 - Aug
2020)
Updated State legislation (Mobile Home Park Act)
Ongoing need for affordable and attainable housing options
Prior Studies
2013 Affordable Housing Redevelopment Displacement Strategy
Previously recommended manufactured housing zone district
3
Zone Development Timeline
4
City Limits
Manufactured Home Community
GMA Boundary
City GMA Total
Communities 10 14 24
Home Sites 1,400 2,137 3,537
Manufactured Housing Community (MHC)
Locations in the Fort Collins GMA
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4
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3
Manufactured Home Living
Manufactured housing represents a significant portion of Fort Collins’
private affordable housing stock
Similar benefits to single family homes:
Privacy
Semi-private outdoor areas
Strong sense of community
Relative affordability
5
Manufactured Home Living
Potential drawbacks of manufactured housing:
Divided asset ownership
Difficult & costly to move homes
Power dynamics with operators
Shared utility billing
Sudden community closure
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5
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Manufactured Housing, Presentation
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4
Strategies used by Colorado Communities
Manufactured Housing Zoning
Accessory Structures Privileges
Utility Billing Transparency
Limitation on the Prohibition of Sales of Manufactured Homes
Limitation on Required Upgrades to Existing Manufactured Homes
Tree Maintenance Responsibilities
Right to Privacy
Retaliation Prohibited
Mediation of Disputes
8
New Zone District
Manufactured Housing Zone District
Local tool to preserve existing manufactured housing
Reduces redevelopment options
Tradeoffs & tensions:
Strict vs. flexible standards & effectiveness of
preservation
May perpetuate substandard infrastructure
Impact on long-term neighborhood vision
Private property rights
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8
Manufactured Housing, Presentation
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5
Zone Development Timeline
9
City Limits
MHC in Residential Zone District
MHC in Commercial Zone District
Existing Zoning (city limits)
Residential Zoning
6 located in Low Density Mixed-Use Neighborhood
(LMN) District
1 located in Neighborhood Conservation Buffer
(NCB) District
Commercial Zoning
2 located in Service Commercial (CS) District
Mixed Zoning
1 located in two zone districts (CS & LMN)
Former Mobile Home Park Zoning
10
Existing Standards
Existing CS & LMN Zoning:
No manufactured housing specific standards
Rely on ‘General Development Standards’ in Land Use Code
Variety of permitted uses and intensities
CS LMN
95 permitted uses; mostly
commercial
No density maximum
3-story height limit
43 permitted uses; mostly
residential
Maximum density of 9 dwelling
units/acre (12 if affordable)
3-story height limit
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10
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6
New Zone District - Standards
11
Standard Measurement Notes
Setbacks (Front): 15-ft
(Side): 10-ft
(Rear): 10-ft
Common distance for existing
development; similar to other
residential zoning
Unit Separation 10-ft (all directions) Fire separation requirements
Density Maximum 12 units/acre Modeled after LMN affordable
housing standard
Height Maximum 3-stories Existing zoning & site context
Building Size Maximum 5,000 sf footprint Compatibility for nonresidential
development
Other/misc. Use Article 3 ‘General Development Standards’
New Zone District – Permitted Uses
12
Residential Uses Commercial / Institutional Uses Miscellaneous Uses
Manufactured housing community Childcare centers Urban agriculture
Shelters for victims of domestic
violence
Adult day/respite care centers Neighborhood parks
Group homes Places of worship or assembly Parks, recreation and other open lands
Extra occupancy rental houses Minor public facilities
Wireless telecommunications
equipment
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Zone District Comparison
13
Standard Similar Zoning (existing)
Purpose / Intent Old Town conservation districts (NCL, NCM, NCB), Low Density
Residential (R-L)
Density Low Density Mixed-Use Neighborhood (LMN) +
Height Residential Mixed-Use Districts (LMN / MMN)
Permitted Uses Low Density Residential (R-L)
New Zone District - Definitions
Proposed Definitions:
Manufactured home shall mean a preconstructed, transportable dwelling unit built on a
permanent chassis and installed on a foundation system. The term manufactured home
shall also include mobile homes, which are similar transportable dwelling units constructed
prior to federal manufactured home standards adopted in 1976.
Manufactured housing community shall mean a parcel of land which has been planned,
improved, or is currently used for the placement of five or more manufactured homes.
Manufactured housing communities may also contain accessory uses intended primarily
for the use and benefit of their residents, including but not limited to clubhouses,
playgrounds and recreational amenities, childcare, meeting and assembly spaces, retail,
and personal and business services.
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13
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New Zone District - Definitions
Purpose of new definitions:
Update terminology and align with state/federal definitions
Manufactured housing preferred name vs. mobile home
Define a minimum size (5 or more manufactured homes)
Permit accessory uses within manufactured housing community
Childcare
Vending
Gatherings / trainings / classes
15
Misc. Code Changes
16
Other changes throughout the Code:
Numerous references to the new zone district
Identification for geographic or performance-based standards
Examples: Sign code, measuring building height, Council approval for
APU process
Revise and substitute the current terms used for mobile home and mobile
home park
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9
Next Steps
17
Zone District Implementation
• P&Z Recommendation
• City Council Adoption (two readings)
Rezoning
• Ongoing stakeholder discussions and analysis
• P&Z Recommendation
• City Council adoption (two readings)
18
RESOURCE SLIDES
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Existing Conditions - Density
Community Zoning Size (ac.) Units DU/Acre
Skyline LMN 25.68 172 6.69
Hickory Village LMN 30.31 204 6.73
North College (College Frontage) CS 12.84 150 11.68
North College (Rear Half) LMN 22.38 172 7.68
North College (Overall) CS/LMN 35.22 322 9.14
Stonecrest CS 2.26 24 10.61
North Star LMN 4.26 54 12.67
Harmony Village LMN 71.46 486 6.8
Pleasant Grove LMN 12.53 114 9.09
20
Existing Conditions – Perimeter Setbacks
Community Perimeter Setbacks
Skyline 20’
Hickory Village 0‐5’ (buildings off‐parcel: Soft Gold Park)
North College 0‐5’
Stonecrest 0‐5’
North Star 10‐15’
Harmony Village 15‐20’ (side); 5‐10’ (rear)
Pleasant Grove 0‐5’
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21
Existing Conditions – Unit Separations
Community Min. Unit Separations
Skyline 10‐15’ (side to side); 15‐20’ (end to end)
Hickory Village 20‐25’ (side to side);
North College (Overall) 10‐20’ (side to side); 5‐15’ (end to end)
Stonecrest 5‐10’ (side to side);
North Star 10‐15’ (side to side); 0‐5’ (end to end)
Harmony Village 15‐20’ (side to side); 10‐15’ (end to end)
Pleasant Grove 15‐20’ some as low as 5’ from accessory buildings to unit (side to side)
Resident Issues
Input shared by community organizations or collected by City staff
Issues or concerns vary by community
22
Fear of closure / housing
instability
Utility billing transparency
Maintenance responsibilities
(trees, amenities, snow)
Retaliation / harassment
Frequent rent increases
Evictions
Safety
Home sale restrictions
Management availability
Language equity
Frequent rule changes
Infrastructure conditions
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State Regulation:
The Mobile Home Park Oversight Act
• Colorado Mobile Home Park Act (1991, amended 2010)
• Mobile Home Park Oversight Act (2019)
• Creates a Mobile Home Park Act Dispute Resolution and
Enforcement Program
• Grants counties and municipalities the power to enact certain
ordinances for MHCs
• Extended the time period between the notice of nonpayment
and termination of tenancy
• Extended time to vacate after eviction order
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