Manufactured Housing Park Preservation Zone

Upcoming Public Hearings

Larimer County is proposing a legislative rezoning for all existing manufactured housing parks in unincorporated Larimer County. More information about the project can be found on this webpage. 

This legislative rezoning has been scheduled for the following public hearings: 

  • Planning Commission Hearing: Wednesday, October 21, 2026, 6:00 p.m. 
    200 West Oak Street, Fort Collins, CO 80521 (Hearing Room, 1st Floor)
  • Land Use Hearing: Monday, November 9, 2026, 3:00 p.m. 
    200 West Oak Street, Fort Collins, CO 80521 (Hearing Room, 1st Floor)

Members of the public can attend both public hearings in person or virtually online. Zoom links will be available closer to the hearing dates. 
Share Your Feedback: MHP-P Legislative Rezoning

Larimer County is proposing a Legislative Rezoning intended to change the existing zoning district designations for 35 parcels that contain 28 existing manufactured housing parks (Larimer County, Fort Collins, and Loveland) to the Manufactured Housing Park Preservation (MHP-P) zoning district. 

Please submit your comments and/or feedback via the Engagement Gateway.

Welcome to the Manufactured Housing Park Preservation (MHP-P) Zone project page!

This page is your starting point for learning about the ongoing Manufactured Housing Park Preservation Zone project. Scroll down below to find out more information. 

Phase 1 is complete - the MHP-P zoning district has been adopted. 
Phase 2 has begun! 
Phase 1 Summary

On December 9, 2024, the Larimer County Board of County Commissioners unanimously adopted the new Manufactured Housing Preservation District (MHP-P) zoning designation. 

This new zoning district aims to:

  • Preserve natural alternative housing opportunities and maintains stability for residents, helping to prevent displacement
  • Address goals within Comprehensive Plan related to Housing Needs and Housing Variety
  • Bring existing nonconforming parks into compliance with regards to use
  • Increase public awareness and support

The MHP-P zoning district reflects Larimer County’s commitment to preserving naturally occurring affordable housing while fostering stable and resilient communities. 

Phase 2 Information

Phase 2 is a proposed Legislative Rezoning intended to change the existing zoning district designations for 35 parcels that contain 28 existing manufactured housing parks (Larimer County, Fort Collins, and Loveland) to the Manufactured Housing Park Preservation (MHP-P) zoning district. If approved, the proposed rezoning will result in a zoning designation that is aligned with the goals and policies related to housing within the Larimer County Comprehensive Plan.

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Project Purpose

Larimer County intends to create a new zoning district, the Manufactured Housing Preservation District (MHP-P) to maintain affordability, improve conditions, create strong communities, and preserve natural alternative housing opportunities.

The goals of this project are to:

  • Create new tools to preserve existing affordable housing within manufactured housing parks,
  • Encourage manufactured housing as the primary use in the zoning district, and
  • Reduce the likelihood of park closure due to redevelopment and protect residents from being displaced.

Propósito del Proyecto

El Condado de Larimer tiene la intención de crear un nuevo distrito de zonificación, el Distrito de Preservación de Viviendas Prefabricadas (MHP-P), para mantener la asequibilidad, mejorar las condiciones, crear comunidades sólidas y preservar las oportunidades de viviendas alternativas naturales.

Los objetivos de este proyecto son:

  • Crear nuevas herramientas para preservar las viviendas asequibles existentes dentro de los parques de viviendas prefabricadas.
  • Fomentar la vivienda prefabricada como uso principal en el distrito de zonificación, y
  • Reducir la probabilidad de cierre del parque debido a la reurbanización y proteger a los residentes contra el desplazamiento.

Background

Manufactured housing within manufactured housing parks represents a significant portion of affordable housing stock within unincorporated Larimer County. There are an estimated 53 manufactured housing parks within Larimer County, with 28 of them being within unincorporated Larimer County’s jurisdiction. The other 25 of them exist within municipal boundaries.

Manufactured home living, like single-family homes, provides privacy, a single-family lifestyle, semi-private outdoor areas, a strong sense of community, and relative affordability. However, under current guidelines and practices, several disadvantages exist, including:

  • Land rental with unpredictable cost increases
  • Housing instability and potential community closure
  • Limited tenant protections
  • Unfavorable power dynamics
  • Shared utility billing leading to unfair payments and lack of incentive to conserve resources

Antecedentes

Las viviendas prefabricadas dentro de parques de viviendas prefabricadas representan una parte importante del parque de viviendas asequibles dentro del condado no incorporado de Larimer. Se estima que hay 53 parques de viviendas prefabricadas dentro del condado de Larimer, de los cuales 28 se encuentran dentro de la jurisdicción no incorporada del condado de Larimer. Los otros 25 existen dentro de los límites municipales.

La vida en casas prefabricadas, al igual que las casas unifamiliares, brinda privacidad, un estilo de vida unifamiliar, áreas exteriores semiprivadas, un fuerte sentido de comunidad y relativa asequibilidad. Sin embargo, según las directrices y prácticas actuales, existen varias desventajas, entre ellas:

  • Renta de terrenos con aumentos de costos impredecibles
  • Inestabilidad de vivienda y posible cierre de comunidades
  • Protecciones limitadas para inquilinos
  • Dinámica de poder desfavorable
  • Facturación compartida de servicios públicos que genera pagos injustos y falta de incentivos para conservar recursos

the jurisdiction for the 53 manufactured housing parks in Larimer County

Figure 1: Count of Manufactured Housing Parks within Larimer County and their jurisdiction.

Manufactured Homes and Zoning

Zoning is like a set of rules that tells us how we can use land in different areas of Larimer County. Think of it as a map with different colored sections, where each color represents what type of buildings and activities are allowed in that area. For example, some areas might be zoned for houses, others for businesses, and some for parks.

For more information on Larimer County zoning, please visit this website: https://www.larimer.gov/planning/zoning

Of the 28 manufactured housing parks in Larimer County, 13 of them are already in the current Manufactured Housing Park – MHP zoning district, and 7 of them are in the O-Open zoning district. The other ten parks are in another zoning district or are situated within two zoning districts, please see the bar chart below. For a list of what the abbreviations stand for, please refer to the table below. Finally, of the 28 Manufactured Housing Parks currently within unincorporated Larimer County, 15 of them are within the City of Fort Collins’ Growth Management Area (GMA), 7 of them exist within the City of Loveland’s GMA, and the other 6 MHPs are outside any GMA.

Casas prefabricadas y zonificación

La zonificación es como un conjunto de reglas que nos dicen cómo podemos usar la tierra en diferentes áreas del Condado de Larimer. Piense en ello como un mapa con secciones de diferentes colores, donde cada color representa qué tipo de edificios y actividades están permitidas en esa área. Por ejemplo, algunas áreas pueden dividirse en zonas para casas, otras para negocios y algunas para parques.

Para obtener más información sobre la zonificación del Condado de Larimer, visite este sitio web: https://www.larimer.gov/planning/zoning

De los 28 parques de viviendas prefabricadas en el Condado de Larimer, 13 de ellos ya se encuentran en el actual distrito de zonificación de Parques de viviendas prefabricadas (MHP), y 7 de ellos están en el distrito de zonificación O-Open. Los otros diez parques están en otro distrito de zonificación o están situados dentro de dos distritos de zonificación; consulte la gráfica de barras a continuación. Para obtener una lista de lo que significan las abreviaturas, consulte la siguiente tabla. Finalmente, de los 28 parques de viviendas prefabricadas que se encuentran actualmente dentro del condado no incorporado de Larimer, 15 de ellos están dentro del Área de Gestión del Crecimiento (GMA) de la ciudad de Fort Collins, 7 de ellos existen dentro de la GMA de la ciudad de Loveland y los otros 6 parques de viviendas prefabricadas están fuera de cualquier GMA.

the zoning for the 28 parks within unincorporated Larimer County
 

Table 1: Zone District Abbreviations
AbbreviationZoning District
MHPManufactured Housing Park
OOpen
RR-2Rural Residential
UR-1Urban Residential
CCCommercial Corridor
CNCommercial Neighborhood
ILIndustrial Light
CDCommercial Destination

 


FAQs

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  1. Which mobile home parks are included in the proposed rezoning?
    Aspen Mobile Home Park
    Blue Spruce Fort Collins Mobile Home Park
    Cloverleaf Mobile Home Park
    Collins Aire Mobile Home Park
    Highland Manor Mobile Home Park
    Northstar Communities
    Nueva Vida Mobile Home Park
    Poudre Valley Mobile Home Park
    240 Spaulding
    Sunflower Mobile Home Community
    Terry Lake Mobile Home Park
    Timber Ridge North Mobile Home Park
    Timber Ridge South Mobile Home Park
    Villas Mobile Home Park (Skyview Park | Mountain View)
    Terry Cove Mobile Home Park
    Davies Mobile Home Park
    Foothills Mobile Home Park (Lake Estates)
    Hitching Post Mobile Home Park
    Horizon Hills Mobile Home Park
    Overland Trails Mobile Home Park
    Vern's Mobile Home Park
    Alpine Vista Mobile Home Park
    Apple Ridge Mobile Home Park (Cherry Ridge)
    Fort Namaqua Mobile Home Park
    Homestead Mobile Home Park
    Lago Vista Mobile Home Park
    Meadowlark Mobile Home Park
    Mountain View Mobile Home Park
  2. How would this legislative rezoning affect my community?

    With Phase 2 of this project, all existing manufactured housing parks in the County are proposed to be rezoned to the MHP-P zoning district. This rezoning is intended to safeguard existing housing and maintain stability for residents. While zoning cannot dictate things like park management, rental rates, or future property sales, this rezoning helps to limit redevelopment potential and preserve manufactured housing communities.

  3. What happens if the park I live in is sold prior to the completion of the rezoning process?
    In unincorporated Larimer County, there are three Manufactured Housing Parks currently for sale. On August 27th, 2026, the Opportunity to Purchase for park homeowners will end. If there is no offer presented, the parks will be able to be purchased by an outside individual or business (Colorado Department of Local Affairs, Division of Housing, “My Park is for Sale”).
     
    With a legislative rezone, the process can still move forward even if the Manufactured Housing Park has been sold. The MHP-P rezoning of these properties must be approved by both the Larimer County Planning Commission and the Board of County Commissioners. The anticipated conclusion of the process is by mid-November. If the park is purchased before then, keep in mind that state law says that the park owners need to give residents 12 months notice prior to rezoning (Colorado Department of Local Affairs, Division of Housing, Mobile Home Park Oversight Program).
  4. What is the Phase 2 timeline?
    On September 9, a joint work session with the Planning Commission and Board of County Commissioners will be held to provide an update on the project.
     
    The legislative rezoning will be presented to the Planning Commission for recommendation on October 21 and to the Board of County Commissioners for a final decision on November 9.
  5. What uses are allowed in the MHP-P Zone?

    The goal of the Manufactured Housing Park Preservation Zone is to support existing manufactured housing communities as the primary residential use and allow for other complementary uses that serve residents of manufactured housing communities. The zone breaks down three different use-types: principal uses are the main uses allowed on the site, accessory uses support the primary uses, and temporary uses are short-term. Uses that are commercial or industrial in nature are prohibited within this zone.

    MHP-P Principal uses allowed:

    • Agricultural operation, community garden, apiary (beekeeping), manufactured homes, storage buildings & garages (residential), group homes (for aging populations or persons with behavioral/mental health disorders), day care center, park or playground, urban open space & trail, alternative tower structure, electric vehicle charging project, manufactured housing park (medium or high density), attached facility on existing structure, and small cell facility.

    MHP-P Accessory uses allowed:

    • Apiary (beekeeping), backyard poultry, farm stand, pet animals, personal horses, storage buildings and garages, child/elderly care home, accessory electric vehicle charging, outside storage of vehicles, wind generator, solar energy system, and home occupations

    MHP-P Temporary uses allowed:

    • Manufactured home, office (temporary), recreational vehicle, and storage for construction projects

    For more information visit the Larimer County Land Use Code

  6. Where can I find the rezoning maps?

    Zoning maps depicting the parcels that the County is proposing to rezone are physically posted at the Larimer County Administrative Services Building (200 W, Oak Street), on the 3rd floor, and the Larimer County Loveland Campus Building (200 Peridot) on the 1st Floor.

    You can also find digital versions of the maps on the Community Development Online Portal. (File No. 26-ZONE3885)

Contact Us

Leave us an email at:
mhp-p@publicinput.com
Leave a voicemail at: 855-925-2801, project code: 1749