HomeMy WebLinkAboutMemo - Mail Packet - 7/25/2023 - Memorandum From Megan Keith And Sylvia Tatman-Burruss Re: East Mulberry Plan Draft Release: Sections 1 And 2
Planning, Development & Transportation
281 N. College Ave
PO Box 580
Fort Collins, CO 80522
www.fcgov.com
MEMORANDUM
DATE: July 20, 2023
TO: Mayor and City Councilmembers
THRU: Tyler Marr, Deputy City Manager
Travis Storin, Chief Financial Officer
Caryn Champine, Director, Planning, Development & Transportation
Paul Sizemore, Director, Community Development & Neighborhood Services
Clay Frickey, Interim Planning Manager, Community Development &
Neighborhood Services
FROM: Megan Keith, Senior Planner
Sylvia Tatman-Burruss, Senior Policy & Project Manager
RE: East Mulberry Plan Draft Release: Sections 1 & 2
The purpose of this memorandum is intended to highlight the history, structure and next steps in
the East Mulberry Project and share Sections 1 & 2 of the East Mulberry Plan (the plan).
Section 3, regarding implementation and the annexation thresholds approach, will be released
in the coming weeks.
Bottom Line: This plan is the result of a collaborative effort led by a team of staff and partners
from Planning, Development & Transportation, Finance, Utilities, Police Services, Parks, Natural
Areas, and Larimer County staff. This work spans multiple years and many “on the ground”
hours of community engagement with area residents and business owners. This memorandum
accompanies Sections 1 & 2 of the plan. Section 1 covers the background, context and history
of the East Mulberry area, while Section 2 covers the plan goals and strategies.
Background
The existing East Mulberry Corridor Plan (EMCP) was jointly adopted in 2002 by City Council
and the Larimer County Board of County Commissioners. The EMCP focused on several key
issues, including provision and maintenance of public facilities and services, contemplated
annexation, discussed cost of improving deteriorating infrastructure, offered guidance on
redevelopment, and provided future streetscape design of key areas and corridors.
City staff has been actively engaging community members and business owners within the East
Mulberry Area since the enclave was formed in 2018. Since that time, staff has conducted many
public engagement meetings, met several times with Council at various Work Sessions,
engaged with Larimer County staff, and made presentations to the Larimer County Board of
County Commissioners.
Previous Council Direction
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• Council wants to move slowly and deliberately
• Reflect on lessons learned from Southwest Enclave annexation
• Requests for additional analysis (costs, opportunities, tradeoffs)
• Landed on a strategy around thresholds for annexation (aka tipping points) which was
shared with Council at the December 13th, 2022, work session
Summary of Public Engagement
Staff previously submitted a memo with an attachment created by the Institute for the Built
Environment (IBE) that summarized feedback and sentiments from community engagement.
This memo and attachment were included in Council’s April 20th, 2023, packet. The following
outreach events and opportunities were conducted:
• Over 2,200 mailed postcards were sent to residents and business owners in the area
• Over 200 in-person business visits were conducted over several days spent in the area
• There are currently over 300 newsletter subscribers
• Over 100 virtual and in-person meeting participants
Purpose of the Plan
The 2023 East Mulberry Plan serves as an update to the previously adopted 2002 East
Mulberry Corridor Plan. The plan incorporates new goals, policy direction and action items for
the next 10-20 years based on extensive business-owner and resident feedback within the area
and internal policy discussions amongst City staff. Much like the previously adopted plan, the
East Mulberry Plan will continue to be a guidance document for Larimer County staff prior to
annexation and a policy document for future areas potentially annexed into Fort Collins. The
plan incorporates recently completed planning efforts and studies, including City Plan, the
Transportation Master Plan, the Active Modes Plan, and other relevant work related to Utilities
and small business support services.
Draft East Mulberry Plan Sections
1. Section 1: Introduction
This section provides background and context on the East Mulberry Plan Area. Coverage of
existing conditions, how the plan area is evolving, and community and stakeholder input frame
why this plan update is needed.
a. An Introduction to East Mulberry
i. Demographics Snapshot
ii. History of East Mulberry
iii. Enclave & Annexation (Terms to Know)
b. Planning for East Mulberry
i. Planning milestones over time
ii. 2002 East Mulberry Corridor Plan
c. Why Update, Why Now?
i. Existing & Changing Conditions
ii. Community Priorities and What We’ve Heard
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iii. East Mulberry Enclave: History of Policy Guidance
2. Section 2: Big Ideas
The Big Ideas section contains the goal statements for the East Mulberry Plan Area as well as
the policies and strategies that will help bring these goals to fruition.
a. 7 Plan Goals (Including Strategies and Action Items):
i. Goal 1: Commercial/Industrial Hub (industrial/ag uses)
ii. Goal 2: Stormwater infrastructure
iii. Goal 3: Multimodal (mobility, streets)
iv. Goal 4: Community Access (amenities & services)
v. Goal 5: Housing Affordability
vi. Goal 6: Historic, Cultural, Natural Features (ecological health)
vii. Goal 7: Gateway Aesthetic
3. Section 3: Implementation (Forthcoming)
This section includes the land use framework plan that envisions the future place types within
the East Mulberry Plan Area. The Implementation section also contains a framework to guide
future development and redevelopment within the plan area, including strategies specific to
each designated character area. This section concludes with a discussion of the annexation
thresholds strategy.
a. Framework Plan and Character Areas
b. Development Framework
c. Annexation Thresholds Framework
Next Steps:
• Section 3 of the draft plan will be released the week of July 24th. Staff will share this
section, accompanied by a memo, in that week’s packet.
• City staff will present the draft plan and answer any questions at a Board of County
Commissioners Work Session on July 24th. Staff will include a summary of feedback
from that Work Session in that week’s Council packet.
• Staff are anticipating bringing a draft of the East Mulberry Plan to City Council for First
Reading at the September 19th Regular Session.
Attachments:
1. East Mulberry Plan Draft: Sections 1 & 2
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Plan Update
DRAFT
East
Mulberry
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2EAST MULBERRY PLAN UPDATE
Note to Readers:
This is a working draft document that is open for public
review. We welcome your feedback and comments
on how to make this document more accessible and
reflective of our community’s vision for the East
Mulberry Plan Area.
This release includes Section 1 and Section 2 of the
draft East Mulberry Plan. Section 3 will be released at a
later date and will go through the same public review
process as Sections 1 and 2. This draft plan includes
some components that are still under review, with
notes to indicate where this is the case.
To provide your comments, please submit a comment
form available on our project website:
https://www.fcgov.com/planning/east-mulberry-plan
You can learn more about the community engagement
conducted as part of this plan update and history of
the planning process on our project website. You can
also sign up to receive our project newsletter which
will inform subscribers of future draft plan releases and
other project information and updates.
https://www.fcgov.com/planning/east-mulberry-plan
Note to Readers:
Acknowledgments sections
that lists the individuals,
groups, and organizations
who have contributed
towards the East Mulberry
Plan is forthcoming
AcknowlegementsDRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
Introduction to Goals & Strategies
Plan on a Page
Goal 1: Commercial & Industrial Hub
Goal 2: Stormwater Infrastructure
Goal 3: Transportation
Goal 4: Community Access: Amenities & Services
Goal 5: Housing Affordability
Goal 6: Historic, Cultural, Natural Features
Goal 7: Gateway Aesthetic
About this Document
An Introduction to East Mulberry
Planning for East Mulberry
Why Update, Why Now?
Existing & Changed Conditions
Community Priorities & What We Heard
East Mulbery Enclave & Annexation
2 3EAST MULBERRY PLAN UPDATE
Table of Contents
Introduction to Implementation
Character Areas
Framework Plan
Annexation Thresholds
Conclusion & Ongoing Management
Section 1: Introduction
Section 2: Goals & Strategies
Section 3: Implementation
Appendices
Section 3 & Appendices:
Coming Soon/Under
Construction
5
26
6
27
8
29
9
33
10
37
20
45
22
51
55
62
East Mulberry Plan Update
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1 Introduction
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1: INTRODUCTION
4 5EAST MULBERRY PLAN UPDATE
East Mulberry Plan Update
About this Document
PURPOSE & INTENT
1. INTRODUCTION
2. BIG IDEAS
3. IMPLEMENTATION
APPENDICES
PLAN ORGANIZATION
How to Use this Document
The plan is organized into the following sections:
The 2023 East Mulberry Plan serves as an update to the previously adopted 2002 East Mulberry Corridor Plan.
The plan incorporates new goals, policy direction and action items for the next 10-20 years based on extensive
business-owner and resident feedback within the area and internal policy discussions amongst City staff. Much like
the previously adopted plan, the East Mulberry Plan will continue to be a guidance document for Larimer County
staff prior to annexation and a policy document for future areas potentially annexed into Fort Collins. The plan
incorporates recently completed planning efforts and studies, including City Plan, the Transportation Master Plan,
the Active Modes Plan, and other relevant work related to utilities and small business support services.
This section provides background and context on the East Mulberry Plan
Area. Coverage of existing conditions, how the plan area is evolving, and
community and stakeholder input frame why this plan update is needed.
In addition to the three sections and appendices of the
East Mulberry Plan Document, you will see the gray
callout boxes like this one indicating terminology or
more detailed information on supporting plan items.
When you see this ‘Information’ icon it either indicates a
definition of terms or additional information on a subject.
When you see this icon, funding sources for
implementation of the goals and strategies are addressed.
The Big Ideas section contains the goal statements for the East Mulberry
Plan Area as well as the policies and strategies that will help bring these
goals to fruition.
This section includes the land use framework plan that envisions
the future place types within the East Mulberry Plan Area. The
Implementation section also contains a framework to guide future
development and redevelopment within the plan area, including
strategies specific to each designated character area. This section
concludes with a discussion of the annexation thresholds strategy.
i
$
• About this Document
• Introduction to East Mulberry
• Planning for East Mulberry
• Why Update, Why Now?
• Plan on a Page
• Goals & Strategies
• Framework Plan
• Character Areas &
(Redevelopment Framework)
• Annexation Thresholds Framework
• Funding Sources & Mechanisms
Section 3 & Appendices:
Coming Soon/Under
ConstructionDRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
6EAST MULBERRY PLAN UPDATE
About East Mulberry
The East Mulberry Plan Area is located in the
Northeastern section of Fort Collins, at the
gateway of Interstate I-25 to the east, East Vine
Drive to the north, Lemay Avenue to the west
and the Poudre River to the South.
East Mulberry began to develop as an industrial and
agricultural area in the 1950s, separated from the core of
Fort Collins. Residential neighborhoods to the south were
predominantly developed in the 1960s, some as large lots and
others with more traditional suburban block patterns. As Fort
Collins grew geographically, the East Mulberry area became
surrounded by commercial and residential development.
East Mulberry remains an important gateway into the City
of Fort Collins and is the closest access to downtown and
Colorado State University campus from I-25. It is also a
Scenic Byway and gateway to the Poudre Canyon. The East
Mulberry “enclave” - an area of unincorporated Larimer County
surrounded by the City of Fort Collins, was established in 2018
and encompasses roughly 2,500 acres of land to the east of
Downtown Fort Collins. The area is now comprised of over 400
businesses, serving customers both locally and internationally.
RESIDENTS
5141
SQ. MILES
4.6
ACRES
2500+
BUSINESSES
400
THE AREA IS UNIQUE IN
SEVERAL WAYS:
It is the largest concentration of
independent and industrial
businesses in Northern Colorado.
It is a mixed-use area of industrial,
commercial/retail, and residential uses.
It is a gateway to Downtown, the
Poudre Canyon, and is the start of the
designated Highway 14 Scenic Byway.
It is a unique confluence of natural
areas, floodways, and waterways
with multiple jurisdictions and
agencies providing services. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
6 7EAST MULBERRY PLAN UPDATE
About East Mulberry
History of East Mulberry
State Highway (SH) 14 began as a dirt road surrounded by farms and ranches,
stretching from Fort Collins east beyond Ault and west to the Poudre Canyon.
The highway later became East Lincoln Avenue.
As Fort Collins began to grow more rapidly in the 1960s and 1970s,
staff and elected officials from Larimer County and the City of Fort
Collins began to discuss a formal service-area agreement for the East
Mulberry area, which would also set the stage for a potential future
annexation.
East Mulberry Plan Adopted
East Mulberry Plan Update
Discussions regarding the future of East Mulberry became more
detailed in 1997 when the City of Fort Collins identified this area of land
as a priority for planning in anticipation of potential future annexation.
East Mulberry began to develop as an industrial and agricultural area in the
1950s, separated by the Poudre River from the city core of Fort Collins.
Much of the development in this area occurred under County jurisdiction in
the 1950s and 1960s. As Fort Collins grew geographically, the East Mulberry
area became surrounded by commercial and residential development.
The SH 14 Bypass was created in the 1950s and soon became more traveled than the
older East Lincoln Avenue. By 1957 it was no longer a bypass but relabeled as SH14.
The Greeley Water Transmission Line that ran diagonal northwest to southeast
along East Lincoln Avenue/Summit View Drive helped to shape the area. Many of
the early businesses and homes were built on this diagonal to tap into the line for a
steady water supply. Only later did the City of Fort Collins and other utility companies
provide water to developing areas east of city limits.
Residential neighborhoods to the south were predominantly developed in the
1960s, some as large lots and others with more traditional suburban block patterns.
The Fort Collins Downtown Airport (originally named “Airpark” and now “Airport”)
was constructed during the spring and summer of 1966 and opened the following fall
with a 2,700ft runway and ten “T” hangars, housing about 25-30 planes. The thirty
stockholders who financed the airport also built the industrial park to the southwest.
The East Mulberry “enclave” was established in 2018 and
encompasses roughly 2,500 acres of land to the east of Downtown
Fort Collins. The area is now comprised of over 400 businesses,
serving customers both locally and internationally.
1960s
1950s
1970s
1990s
2000s
2010s
2023
AIRPARK
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1: INTRODUCTION
8EAST MULBERRY PLAN UPDATE
i
Planning for East Mulberry
Updating the 2002 East Mulberry Corridor Plan
East Mulberry Plan Area
In 2002, the development of the East Mulberry Corridor Plan (EMCP) was
led by staff at the City of Fort Collins and was jointly adopted by Fort Collins
City Council and the Larimer County Board of County Commissioners.
Objectives outlined in the EMCP include provision and maintenance of public
facilities and services, annexation, costs of improvements, redevelopment,
and streetscape design. The EMCP acknowledged that continued growth
and change may impact current conditions, including the robust industrial
business mix and the rural feel of the residential neighborhoods.
• Goals for the future of the area
• Allowed land uses
• Look & feel of the area
• Public transportation needs
• Bicycle & pedestrian
infrastructure
While some of the objectives from the 2002 plan will carry over into the new plan, the
new plan will address concepts and services that have changed since 2002 and update
policies and objectives to align with various plans that have been adopted since, including
City Plan, the Transportation Master Plan and the Active Modes Plan, among others.
The East Mulberry Plan Area is
the area of focus for both the
2002 East Mulberry Corridor
Plan and this newly updated
plan document. The plan area
is different than the enclave
area, but largely overlaps. Plan
area boundaries are typically
established based on other
adjacent City of Fort Collins
subarea plans. It is important that
subarea plan boundaries do not
largely overlap so that guidance
for each area can remain clear.
The East Mulberry Plan Area is
adjacent to the Mountain Vista
Subarea Plan, the Downtown Plan,
the I-25 Subarea Plan, and the
Northside Neighborhoods Plan.
Refer to Page 22 for more
information on Annexation
and Enclave terminology
2002 EAST MULBERRY PLAN
TOPICS INCLUDE:
East Mulberry
Plan Area
THE PLAN BOUNDARY FOR THE UPDATED 2023 EAST MULBERRY PLAN WAS
ADJUSTED FROM THE 2002 EMCP BOUNDARY IN SOME LOCATIONS TO INCLUDE
MORE OF THE AREAS CONTAINED WITHIN THE EAST MULBERRY ENCLAVE. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
8 9EAST MULBERRY PLAN UPDATE
Why Update, Why Now?
In the ever-evolving landscape of the East Mulberry Plan Area, it’s important to recognize
the dynamic nature of the built environment and the impact of changes in growth
patterns, social structures, community goals, business trends, technology, and more.
Twenty years after adoption of the 2002 East Mulberry Corridor Plan, these changes warrant a
reevaluation of existing goals and strategies for today’s issues and tomorrow’s opportunities.
Through a comprehensive understanding of existing and changed conditions, reflection of past
and present stakeholder input and priorities, and context from the history and formation of the
East Mulberry Enclave, this plan seeks to address new and emerging issues and shape a vision and
framework for the future of the East Mulberry Plan Area.
Planning history of the East Mulberry Enclave and a reexamination of
how future annexation for this area could occur.
I. EXISTING & CHANGED CONDITIONS
II. COMMUNITY PRIORITIES & WHAT WE HEARD
III. EAST MULBERRY ENCLAVE & ANNEXATION
Existing & Changed Conditions in the plan area since the EMCP in
2002, including infrastructure, growth, and development.
Priorities have shifted since the 2002 EMCP; we’re also hearing
about new goals from a new generation of residents and
businesses in the corridor. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
10EAST MULBERRY PLAN UPDATE
• STREETS & SIDEWALKS pg. 11
• STORMWATER pg. 12
• ELECTRIC GRID pg. 12
• BICYCLE & MULTIMODAL pg. 13
• TRANSIT pg. 13
• OPPORTUNITY, EQUITY, &
ACCESSIBILITY pg. 14
• FIRE & SAFETY pg. 15
• PARKS & RECREATION pg. 15
• NATURAL AREAS pg. 15
• HOUSING & AFFORDABILITY pg. 16
• DEVELOPMENT & GROWTH pg. 17
• LAND USE pg. 18
• EMPLOYMENT & INDUSTRY pg. 19
I. EXISTING & CHANGED CONDITIONS
Why Update, Why Now?
Transport a traveler of Mulberry Street in 2002 forward twenty years and at the broadest level, the corridor
would likely look and function quite similar to that individual – as a primary entranceway into Fort Collins, as
an important commercial and industrial hub, and as an area where both the benefits and drawbacks of urban-
level County living and business making are on display. Many of the same concerns long associated with
the corridor also persist – street maintenance and growing traffic congestion, the lack of access to certain
amenities, and uncertainty about the impacts and timing of potential annexation into the City of Fort Collins.
Dig deeper and changes in growth patterns, new development, and the application of recent community-
wide goals and strategies present new opportunities and challenges. Many of the original 2002 EMCP
strategies and implementation actions have also been completed or may no longer be relevant and invite
further study of what elements of the original corridor plan should be continued forward.
Development in the plan area spans more than seven decades across multiple
jurisdictions and features an environment constructed to varying development
standards, a patchwork of urban-level infrastructure, and an assortment of street
maintenance quality. Compared with the broader community, one of the most
recognizable characteristics of the corridor is its lack of certain infrastructure
such as curb & gutter, sidewalks, and on-site stormwater detention.
Transportation & Infrastructure
Community Services & Infrastructure
While many policy goals for the community and plan area remain the same
today as in 2002, there are also several policy areas where the community
has established new goals and plans that will need to be contextualized to
the East Mulberry Plan Area. Key among these changes is the importance
of Community Services & Infrastructure; including housing, equity and
opportunity, and accessibility.
Changing Growth & Development Patterns
Over the past twenty years, new development in the East Mulberry Plan Area
has been modest when compared to the broader community and region,
and slower than originally anticipated by the market study completed for the
2002 EMCP. However, since 2020, over 2,400 new residential units have
been constructed or approved as part of future phased developments, which
would represent almost a doubling of the housing in the plan area over the
next 10-20 years. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
10 11EAST MULBERRY PLAN UPDATE
STREETS & SIDEWALKS
15%34%50%of streets have
sidewalks
of streets have
Curb & Gutter
have markings (travel and bike lanes, shoulder demarcation)
$The City of Fort Collins streets and maintenance are paid for through a combination of a dedicated 1/4-cent tax for street maintenance plus
general fund dollars and are spread across the entire City. Some streets are maintained by the Colorado Department of Transportation (CDOT)
including East Mulberry outside of City limits. Some streets within the East Mulberry area are maintained through Special Improvement Districts
whereby business owners or residents’ tax themselves and the money is managed and applied to the specified tax district. These are expected to
remain in place through any future annexation activity.
i. Existing & Changed Conditions Why Update, Why Now?
Transportation & Infrastructure
Surface condition is only one
component of what the City calls,
“Complete Streets” which include
sidewalks, curb and gutter, bike lanes,
and proper markings, among other
details depending on the street type.
47% - GOOD/SATISFACTORY
37% - FAIR/POOR
16 % - VERY POOR/FAILING
47%
37%
16%Good asphalt surface condition, including few major cracks or potholes
Larger cracks and may have chips that have become potholes over time
Large cracks and potholes. Generally, these streets must be completely
rebuilt to be considered functional
SURFACE CONDITIONS OF ROADS MAPPavement Condition Data collected by the City of Fort Collins in 2021.
Mulberry Enclave Street Surface Conditions
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1: INTRODUCTION
12EAST MULBERRY PLAN UPDATE
STORMWATER
ELECTRIC GRID
i. Existing & Changed Conditions
Much of the East Mulberry area is currently served by Poudre Valley REA and Xcel Energy. Most
of this infrastructure is above ground, including poles and wiring. The majority of the electrical
infrastructure within Fort Collins city limits is undergrounded or planned to be undergrounded in
coming years. Upon annexation into city limits, existing infrastructure is purchased by City of Fort
Collins Light & Power. Thereafter, infrastructure that remains above ground is undergrounded.
Timing of these changes are dependent on electric infrastructure priorities across the community.
Why Update, Why Now?
FOR STAFF: locate
capital improvement
project for Dry Cr
floodway for map
Transportation & Infrastructure
Stormwater infrastructure is comprised of several components, including street gutters, storm drains, open channels,
underground culverts, regional and on-site detention areas, among others. Unlike streets, the stormwater system
within the East Mulberry area has not yet been inspected or evaluated. A few known issues include:
•Stagnant water and flooding are significant concerns.
•Public stormwater infrastructure within the area is currently not being maintained.
•For the existing stormwater system to be evaluated, it will need to be flushed of sediment and debris and
inspected. Once an inspection of the system has been conducted, a more thorough analysis can be done to
understand what improvements need to be made to create a more functional stormwater system in the area.
•A capital improvement project is planned within the area to channel the Dry Creek floodway. This project would
only be added to the capital improvement project list upon annexation of the area.
FLOODWAY MAP
Stormwater infrastructure is built using several funding mechanisms, including Capital Projects funds, private funding through
development projects and sometimes State and Federal funding. $DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
12 13EAST MULBERRY PLAN UPDATE
BICYCLE & MULTIMODAL
Why Update, Why Now?i. Existing & Changed Conditions
Transportation & Infrastructure
TRAILS, BICYCLE, & TRANSIT MAP
The existing and most contiguous bicycle facilities in the East Mulberry Plan Area include the facilities on Vine Drive,
Timberline Road, Lemay Avenue, Lincoln Avenue, and the Poudre Trail (these facilities are shown as bike routes on the map
below). There are other shorter segments of bicycle facilities, but overall, this area has relatively few high-comfort bicycle or
multimodal facilities. Vine Drive provides a continuous east-west bicycle facility, but it is classified as low comfort. Timberline
Road is a north-south connection between Mountain Vista Drive and the neighborhoods in north Fort Collins, through the
East Mulberry Plan Area, continuing all the way to south Fort Collins. However, like Vine Drive, the entire extent of Timberline
Road is classified also as a low-comfort facility. Lincoln Avenue is the most direct east-west connection for bicycle traffic
from Downtown Fort Collins into the East Mulberry Plan Area. There are striped bike lanes on Lincoln Avenue until around
12th Street. Continuing east on Lincoln, bicycles use the road shoulder. Lincoln Avenue is also considered a low-comfort
facility for bicycle travel.
The East Poudre Trail parallels the flow of the Poudre River and passes through portions of the East Mulberry Plan Area. This
multi-use trail provides a high-comfort pathway for bicycles, pedestrians, and other multimodal traffic. The East Poudre Trail
continues southwest to nearby the Running Deer Natural Area and northwest through Laporte to Bellvue.
TRANSIT
The Transfort Route 14 bus serves the East Mulberry area.
The route runs from the Downtown Transit Center largely
on Lincoln Avenue, John Deere, Vine, and Timberline.
*Source of the proposed multiuse trails comes from the City’s Paved Recreational Trail Master
Plan and the Planned Transit Routes come from the City’s Transportation Master Plan.
*DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
14EAST MULBERRY PLAN UPDATE
Why Update, Why Now?i. Existing & Changed Conditions
OPPORTUNITY, EQUITY, & ACCESSIBILITY
Located at the edge of the community, many parts of the East Mulberry Plan Area
lack quick and convenient access to amenities such as parks, schools, grocers, and
neighborhood supportive retail. Health and equity indicators also show that some of the
census tracts within the plan area contain more vulnerable populations such as seniors,
lower income residents, or those suffering from poor physical and mental health and
that areas of the plan area could be prone to forms of gentrification and displacement
in the future. Incorporating new policies and goals promoting equity into the plan is
essential for fostering a more inclusive and equitable environment.
Fort Collins has a vision to become a 15-minute city where every resident can walk,
bike, or roll within 15-minutes of their home to their daily needs and services. One goal
of implementing the 15-minute city concept is to strengthen underserved communities
where basic needs and services are inaccessible without an automobile. The East
Mulberry Plan Area will continue to balance a diversity of uses into the future, including
as a working industrial hub for Fort Collins. However, considering the goals of the
15-minute cities concept for the residential and commercial parts of the East Mulberry
Plan Area can help residents have more inclusive and equitable access to community
amenities and daily needs.
Community Services & Infrastructure
AMENITIES MAP
Equityi
Equity is the process by which
policies, programs and tools
are developed to ensure
the elimination of existing
disparities and includes inclusive
engagement that leverages
diversity. It becomes an outcome
once a person's identity or
identities no longer impacts their
ability to experience equality and
access to services.DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
1: INTRODUCTION
14 15EAST MULBERRY PLAN UPDATE
This area is served primarily by Poudre Fire Authority
(PFA) Station 6 and Station 1. The Larimer County Sheriff’s
Office (LCSO) provides law enforcement services for
the area contained within the East Mulberry Plan Area.
LCSO breaks down their law enforcement jurisdiction into
seven areas across Larimer County. Service provision is
not anticipated to change based on neither this plan nor
annexation, however the intergovernmental agreement
with PFA stipulates funding adjustments for the differential
between City Property Tax and Poudre Valley Fire
Protection Property Tax. The plan area currently falls into
the service area designated by LCSO as ‘Area 1’.
NATURAL RESOURCES & PARKS MAP
i. Existing & Changed ConditionsWhy Update, Why Now?
There are no existing parks or public recreational facilities
within the East Mulberry Plan Area. The Fort Collins Parks
and Recreation Master Plan identifies a proposed park
to be included within the Mosaic neighborhood, located
inside the East Mulberry Plan boundary. However, at the
time of this document’s publication, this park is yet to be
constructed. New neighborhood parks called Iron Horse
Park and Traverse Park in the Waterfield and Trailhead
neighborhoods respectively are north of Vine Drive,
outside of the East Mulberry Plan Area.
•Future private and public parks could be associated
with future development
•Upcoming trails master plan in 2024 that could
identify new opportunities for additional trails and
trail connections in the corridor.
•The Poudre Trail runs along or near the plan area’s
southwestern boundary.
FIRE & SAFETY
PARKS & RECREATION
Short segments of the Poudre River and accompanying
Poudre River Trail pass through the East Mulberry Plan
Area. The northern portions of the Kingfisher Point
Natural Area and the Springer Natural Area also fall
within the East Mulberry Plan Area boundary.
NATURAL AREAS & FEATURES
Community Services & Infrastructure
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16EAST MULBERRY PLAN UPDATE
Community Services & Infrastructure
Shifts in the types of housing developed over the past two decades, changing
family sizes and social structures, and large increases in home prices have
catapulted housing attainability and affordability to the top of resident and
policy maker priorities.
Existing housing in the East Mulberry Plan Area tends to be both older, more
varied, and affordable than housing in Fort Collins as a whole. There is growing
recognition that these existing homes provide an important source of naturally
occurring attainable/affordable housing that could be at risk of gentrification
and resident displacement without appropriate policies and neighborhood
support.
Existing attainable housing options in the plan area also house more
vulnerable populations such as seniors, young children, persons of color, non-
native English speakers, or lower-income wage earners. These populations
tend to have reduced access to educational opportunities, nature, healthcare,
and other amenities, often resulting in poorer health and economic outcomes.
HOUSING & AFFORDABILITY
• The East Mulberry Plan Area captures an increasing share of Fort
Collins’ new housing and population as growth in the community
shifts towards the northeast.
• Housing types and price points along Mulberry are also more
diverse than the community as a whole with a greater percentage
of manufactured and missing-middle housing options.
• Housing growth is anticipated to continue with new
developments proposed near the Vine and Lemay overpass and
north of Mulberry and Greenfields.
*2020 US Census
i. Existing & Changed Conditions Why Update, Why Now?
RESIDENTS*
HOUSING UNITS*
5141
2268
Missing-Middle Housing
Refers to housing that accommodates
more people than a single-family
home but is smaller than a large
apartment building. Typically, this
term encompasses housing types
such as accessory dwelling units,
duplexes, townhomes, and small
apartment buildings that are designed
to blend into and be compatible with
a residential neighborhood dominated
by single-family homes. It is called
“missing” middle because many
communities do not have much of this
sort of mid-range housing.
Attainable Housing
The term “attainability” implies that
housing is within reach or achievable for
individuals or families with moderate
incomes, who may find it challenging to
afford market rate housing or qualify for
subsidized low-income housing.
i
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16 17EAST MULBERRY PLAN UPDATE
NEW/APPROVED
HOUSING UNITS*
2470
i. Existing & Changed Conditions Why Update, Why Now?
REMAINING VACANT/
BUILD ABLE LANDS*
418
*2021 City of Fort Collins
Changes in Growth & Development
DEVELOPMENT & GROWTH MAP
Since the 2002 EMCP, new growth in Fort Collins was largely focused south of Harmony
Road, but development patterns are now shifting to the northeast quadrant of the
community where the largest source of vacant and developable land remains. Alongside
growth in surrounding communities like Wellington, Timnath, Windsor, and Severance,
recent and projected growth in the region now surrounds the East Mulberry Plan Area from
the north to the southeast.
Within the plan area, new growth has also recently accelerated with residential
development near the new Vine Drive and Lemay Avenue overpass and the vacant land
between Timberline Road and Greenfield Court.
Residential growth within and surrounding the plan area is also likely to generate additional
commercial and retail development, with active proposals for office and retail space near
Mulberry Street and Greenfield Court as originally envisioned in the 2002 EMCP. With
approximately 420 acres of vacant land left in the plan area, much of which is impacted
by floodplains or will be used to support buffering around sensitive natural features, the
remaining areas for commercial development remain a critical resource for future services
and amenities to serve the area’s existing and growing residential population.
DEVELOPMENT & GROWTH
This map depicts place type designations from City Plan’s Structure Plan map. The Structure Plan map illustrates
how the community may grow and change over time, setting a basic framework for future land use decisions.
acres
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18EAST MULBERRY PLAN UPDATE
LAND USE
The Mulberry Corridor features a mix of
land uses with a particular emphasis on
industrial and commercial operations serving
the broader region. Existing residential
neighborhoods can be found south of
Mulberry Street and newer neighborhoods
and residential development proposals are
clustered north of Mulberry Street.
While vacant and agricultural uses remain
in portions of the corridor, many of these
properties may transition to new greenfield
development in the short and mid-term as
overall growth in the community continues
to favor areas northeast of Downtown.
i. Existing & Changed Conditions Why Update, Why Now?
Changes in Growth & Development
LAND USE MAP
INDUSTRIAL COMMERCIAL
PUBLIC
VACANT
AGRICULTURAL
RESIDENTIAL
PLACEHOLDER
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18 19EAST MULBERRY PLAN UPDATE
EMPLOYMENT & INDUSTRY
Mulberry is home to one of the largest concentration of small
businesses in Fort Collins and is one of the largest employment centers
in Fort Collins alongside Downtown, Colorado State University, and the
Harmony Corridor. As a large hub for industrial and business support
firms, the Mulberry corridor is a critical maker’s space that supports
Fort Collins and the broader region.
Mulberry
Enclave
Mulberry
Enclave
General
Commercial
District
(Midtown)
General
Commercial
District
(Midtown)
Harmony
Corridor
Harmony
Corridor
Downtown
Downtown
NUMBER OF ESTABLISHMENTS
NUMBER OF EMPLOYEES
MANUFACTURING
TOP INDUSTRY CATEGORIES
CONSTRUCTION WHOLESALE TRADE
19% 17% 11%
419
423
6,098 # OF EMPLOYEES
# OF EMPLOYERS
# OF BUSINESSES
i. Existing & Changed Conditions Why Update, Why Now?
Changes in Growth & Development
0
100
200
300
400
500
600
700
800
423
6,098 6,649
447
609
13,097
Mulberry
Enclave
General
Commercial
District
(Midtown)
Harmony
Corridor
Downtown
NUMBER OF EMPLOYERS
0
100
200
300
400
500
600
700
800
419 439
577
701
691
13,618
Of the total 423 businesses
within East Mulberry:
52% have under 10 employees
95% have under 50 employees
*2022 QCEW data
0
3000
6000
9000
12000
15000
*2020 Bureau Labor Statistics
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1: INTRODUCTION
20EAST MULBERRY PLAN UPDATE
The creation of the goals for this plan were driven by extensive community
input, ensuring that the plan reflects the needs and aspirations of local
businesses and residents. The following is a summary of the community
input that led to the establishment of the goals within this plan:
Corridor Character & Uses
Amenities & Services
• The community expressed a desire to maintain the
diversity of uses in the corridor, including the range
of job opportunities offered, and desire for the City
to help preserve small businesses and industries.
• Community members expressed a desire for
improving access to essential amenities and
services, such as parks, schools, and grocery stores.
• There was acknowledgment that this area has
not received the level of service that is typical in
a more urban area and has struggled with issues
related to vandalism, drug use, and homelessness,
especially near the I-25 interchange.
Housing & Gentrification
• Residents stressed the importance of
preserving the affordability of the area in
hopes of preventing gentrification.
• Business owners emphasized the importance
of preserving the industrial and agricultural
function and character of the area.
Infrastructure & Development
• Flooding and its impact on the community were major
concerns raised by residents and business owners.
• The community emphasized the need for a big
picture plan to manage stormwater for large areas
rather than site by site.
• Residents advocated for an integrated transportation
system connecting neighborhoods to the surrounding
area, that accommodates various modes of travel,
including walking, biking, public transit, and driving.
• Safety and accessibility were key considerations
in the community’s input, with a focus on creating
infrastructure that maintains usability for businesses
and reduces traffic congestion.
• Community members expressed a desire for
sustainable development practices that prioritize
green spaces and protect natural corridors.
Gateway & Entry Aesthetic
• Residents identified East Mulberry as a prominent
entry point into the City that could benefit from
aesthetic improvements.
• The community is seeking a more visually appealing
gateway that reflects the character of Fort Collins
and the history of this corridor, creating a positive first
impression for visitors and residents alike.
Why Update, Why Now?
WHAT WE HEARD FROM THE COMMUNITY
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20 21EAST MULBERRY PLAN UPDATE
APRIL 2021 Community Q&A Sessions - approx. 60 participants
City staff hosted two virtual Q&A sessions for businesses and residents of the East Mulberry Plan Area to
address questions about the update to the East Mulberry Plan and potential annexation.
SUMMER 2021 Visioning Sessions
Over a series of six meetings in June, July, and August of 2021, City staff presented key themes from the Existing
Conditions document and gathered input from community members on the future vision of the East Mulberry Plan Area.
FALL 2021 Online Survey - 43 Survey Responses
The East Mulberry Online Visioning Survey received 43 completed surveys. The invitation to participate in the East
Mulberry online survey was sent out in a mailer to those in the plan area and via email to everyone who subscribed to
the newsletter.
OCTOBER 2021-
FEBRUARY 2023
Community Advisory Group - 14 members, 6 meetings
A community advisory group was formed to better understand the needs, concerns and desires of both
businesses and community members in the East Mulberry Plan Area to provide in-depth feedback and input at
each critical stage of the planning process.
JANUARY &
FEBRUARY 2022
Business & Community Workshops - 4 Workshops
These four virtual workshops covered a range of topics including: look and safety of streets, new sidewalks,
bike lanes, and connections to the Poudre River Trail, improvements to Internet speed and ways to address
flooding, community priorities for businesses and housing.
FEBRUARY &
MARCH 2023
Annexation Q&A Sessions - 133 Community Participants
This series of four public meetings were hosted to share information as well as proposed ideas and policies
impacting the East Mulberry Plan Area. Four meetings were held with both virtual and in-person options. A
presentation covered strategies related to a potential annexation approach and the latest information about the
East Mulberry Plan Area update.
FEBRUARY 2023 Online Comment Form
In tandem with the Annexation Q&A Sessions, staff released an online comment and question form for anyone
with questions or concerns to be able to reach out with staff directly to have their questions answered or
request follow-up phone or in-person meetings. Staff had multiple one-on-one meetings with community
members asking to share additional thoughts or ask questions to staff about their specific properties.
MAY 2023 Nueva Vida Resource Fair
Planning staff attended the Nueva Vida Resource Fair (a Mobile Home Park community within the East Mulberry
Plan Area) to share information with Nueva Vida residents about the update to the East Mulberry Plan and potential
annexation. An FAQ document translated into Spanish was distributed to those interested.
MAY & JUNE 2023 Business Information Sessions - Ongoing Collaboration with Chamber of Commerce
Staff hosted individual and group informational sessions with business owners from the Mulberry Plan area to
address their specific concerns and hear feedback on the plan and annexation thresholds strategy.
Staff visitations to
businesses to get
involved in planning
Business
Canvassing
200+ Businesses
Why Update, Why Now?
HOW WE GOT THE WORD OUT
HOW WE HEARD FROM THE COMMUNITY
II. COMMUNITY PRIORITIES
• Meeting Noticing for
Community Visioning,
• Community Updates &
Feedback Engagement
2 Mailers
2,200+
Postcards Video on overview
of East Mulberry
Plan and Intro
to Annexation
Thresholds
YouTube Video
265 views
Information
on Annexation
Q&A Sessions,
encouragement for
community participation
Press Release
PRESS
• Project Updates
• 2 Webpages on
East Mulberry
Information &
Resources
Project Newsletter
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1: INTRODUCTION
22EAST MULBERRY PLAN UPDATE
An ‘Enclave’ refers to unincorporated Larimer County
properties surrounded by the City of Fort Collins due to urban
growth. ‘Annexation’, on the other hand, brings urbanized
areas into the City’s jurisdiction. The ‘Growth Management
Area’ (GMA) helps guide growth and development, ensuring
efficiency, contiguity, and consistent standards within the City.
In the 1960s and 1970s, as Fort Collins experienced rapid
growth, discussions began between Larimer County and the
City of Fort Collins regarding the East Mulberry area. They
aimed to establish a formal service-area agreement and
explore potential future annexation. This led to the formation
of an Intergovernmental Agreement (IGA) in 1980, creating the
Growth Management Area (GMA) that defined urban and rural
areas. Areas within the GMA are considered more urban, or
expected to become more urban in the future as Fort Collins
continues to grow in an orderly and responsible way within
the GMA boundaries.
By 2018, the East Mulberry Area was completely surrounded
by the city limits, forming an enclave of unincorporated
Larimer County along Mulberry Street. According to the City-
County IGA, the City agreed to pursue annexation of enclaves
as they became eligible under state law. The formation of
the East Mulberry Enclave was intentional on the part of
City Council, and since that time City Staff have planned for
annexation of the enclave in the future consistent with the
adopted IGA with Larimer County. The creation of the enclave
and its eligibility for annexation occurred after the adoption of
the 2002 Plan (enclave created in 2018 and became eligible in
2021).
Enclave: An enclave is a property, or group
of properties, that are in unincorporated
Larimer County but, due to urban growth and
development are now surrounded by the City
of Fort Collins municipal boundary. An enclave
is unincorporated County territory that is
surrounded by a municipality. The State Statute
gives a municipality the authority to annex an
enclave without property owners’ consent at such
time that the enclave has been surrounded by the
municipality for three or more years.
Annexation is used to bring urbanized areas
into the urban service jurisdiction of the City
of Fort Collins. Annexation can happen both
reactively in response to development activity and
proactively in response to identified needs, goals
and plans .
Growth Management Area (GMA): The Fort
Collins Growth Management Area, created in 1980,
defines “urban” vs. “rural” areas in and around the
City of Fort Collins. It has been an effective tool
for intentional, orderly, and responsible growth.
The GMA creates a more consistent design
vision for future development and serves to help
protects rural and agricultural lands outside of
urban development areas . Planning within the
GMA helps ensure efficiency and contiguity of City
programs, services, infrastructure and utilities.
It provides consistency for signage, lighting,
site design, building code, and natural feature
protection to align with community goals.
1980
Growth Management Area
(GMA) established
2000-2002
East Mulberry Corridor Plan
development and adoption
2018
East Mulberry Enclave created
through City Council action
2021
East Mulberry Enclave
eligible for annexation
ENCLAVE & ANNEXATION BACKGROUND
Why Update, Why Now?
iii. East Mulberry Enclave & Annexation
i
i
i
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22 23EAST MULBERRY PLAN UPDATE
ANNEXATION AREAS & THE EAST MULBERRY PLAN
The East Mulberry Plan Area overlaps with the enclave and guides future development and policy decisions.
Why Update, Why Now?
• Clear delineation between service provisions of “urban” vs. “rural” standards.
• Allows for the application of a consistent vision for future growth and development.
• Ensure efficiency and contiguity of City programs, services, infrastructure and utilities.
• Allows for regulatory control over signage, lighting, site design, building code, and natural
feature protection to align with community goals.
• Grow responsibly, protecting rural and agricultural lands outside of urban development areas.
• Ensure service levels match expectations in City Plan and other adopted plans.
Purpose of Annexations:
III. ENCLAVE & ANNEXATION
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1: INTRODUCTION
24EAST MULBERRY PLAN UPDATE
What Changes in Annexations?What doesn’t change
upon Annexation?As annexation thresholds are met and portions of the
East Mulberry area become annexed, some service
providers would change quickly upon annexation, and
some would happen over time. Some service providers
would remain the same, regardless of annexation.
• In annexing areas, law enforcement would transfer
from the Larimer County Sheriff’s Office to City of
Fort Collins Police Services
• Electric service would transfer from Poudre Valley
REA or Xcel Energy (depending on location) to
City of Fort Collins Utilities
• Storm Drainage would transfer from Larimer
County to City of Fort Collins stormwater Utility
• Road Maintenance* (in some cases) would transfer
from Larimer County Road and Bridge to City of
Fort Collins Transportation Services
• Water and Wastewater services will still be
provided by Eastern Larimer County Water
District (ELCO) and the Boxelder Sanitation
District
• Fire Protection will still be provided by the
Poudre Fire Authority
• Health and Human Services will still be
provided by Larimer County
• Animal Control Services will still be provided
by the Humane Society
*Note: Annexing streets are accepted for
maintenance by the City of Fort Collins at the
same level that Larimer County has maintained it.
Private streets would remain private and current
maintenance responsibilities would continue.
An annexation thresholds approach bases future annexation decisions
on when certain conditions are met within the East Mulberry Enclave.
Rather than a phased approach that commits to certain timeframes
and geographic boundaries, thresholds provide more flexibility in the
size and timing of the areas brought forward for annexation. This can
help ensure that the City can adequately serve these areas before
annexation occurs. Annexation thresholds fall into various categories.
A full description of the thresholds approach and management is
contained in Section 3 of this document.
ANNEXATION THRESHOLDS
Why Update, Why Now?III. ENCLAVE & ANNEXATION
Annexation thresholds are a set of conditions
that when reached, may represent an opportune
time to consider annexation. Annexation thresholds
could relate to maintaining logical boundaries and
areas of City or County jurisdiction, advancing
important policy goals for an area, or ensuring
coordination of similar properties and land for
upcoming infrastructure projects.
i
Note to Readers:
Section 3 will be
released for review soon
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Goals & Strategies2
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2 : GOALS & STRATEGIES
26EAST MULBERRY PLAN UPDATE
Goals & Strategies
Goal 1: Commercial & Industrial Hub
Goal 2: Stormwater Infrastructure
Goal 3: Transportation
Goal 4: Community Access: Amenities & Services
Goal 5: Housing Affordability
Goal 6: Historic, Cultural, Natural Features
Goal 7: Gateway Aesthetic
The updated East Mulberry Plan has seven goals to guide the future of the East Mulberry Plan Area. The
seven goals cover a wide breadth of topics and have been crafted using feedback from the community
and stakeholders to reflect continued and future priorities.
HOW TO NAVIGATE GOALS & STRATEGIES
GOAL INTENT
& PURPOSE
WHAT WE HEARD
NOTE ON FULFILLMENT
OF STRATEGY
PRIOR TO ANNEXATION
Under each of the seven goals, there is a short explanation of the goal’s intent and purpose.
This section provides more context on why this goal statement appears in this plan and
reflects on how the existing conditions within the East Mulberry Plan area have resulted in
these goals. All of the goals strive to strike a balance between preservation of the important
characteristics that make this area unique and should continue into the future, while also
envisioning how the quality of life in this area could be improved for residents and businesses.
Each ‘What We Heard’ Section captures statements synthesized from community
and stakeholder engagement that relate to the plan goals. One aspect motivating
this plan update is to ensure that the most recent feedback and sentiments collected
during conversations with the community are reflected in how goals, strategies, and
implementation actions were formulated.
STRATEGIES &
IMPLEMENTATION
ACTION ITEMS
Below each of the seven plan goals are strategies and implementation action items.
Strategies are action-oriented statements that support achievement of the goal. The
implementation action items are more specific than the strategy statements and provide
more detailed methods for how the strategies may be achieved.
Because annexation of the East Mulberry Enclave under a thresholds approach may
take a long time, the sections called ‘Note on Fulfillment of this Strategy’ acknowledge
that implementation of these strategies and implementation action items are mostly
dependent on when the areas are brought under city jurisdiction. Ongoing coordination and
collaboration with Larimer County will continue throughout a threshold annexation strategy.
As mentioned, implementation of most strategies are dependent on when different areas of
the East Mulberry Enclave may annex in the future. However, in some cases, there are actions
that the City could pursue to prepare to implement these strategies in the future. Some of
these may be strengthening or continuing the existing partnerships the City has with Larimer
County and other agencies that serve the East Mulberry area. If there are any actions to be
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27EAST MULBERRY PLAN UPDATE
Plan on a Page
Master plan, construct and maintain stormwater
infrastructure to provide safe conveyance of
stormwater flows and reduce flood risk.
Foster a healthy and prosperous commercial and
industrial hub for the City, while remaining viable
for small businesses and industry.
Goal 2
Goal 1
STORMWATER
COMMERCIAL & INDUSTRIAL HUB
Goal 3 Plan and support safe and comfortable
infrastructure for multi-modal transportation.
TRANSPORTATION
The updated East Mulberry Plan has seven goals to guide the future of
the East Mulberry Plan Area. The seven goals cover a wide breadth of
topics and have been crafted using feedback from the community and
stakeholders to reflect continued and future priorities. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
28EAST MULBERRY PLAN UPDATE
Goal 5 Explore mechanisms to maintain housing
affordability and existing character of residential
neighborhoods.
HOUSING
Goal 6 Protect and promote natural, historic, and cultural
resources that support a cohesive and resilient
community using nature-based solutions.
HISTORIC, CULTURAL, & NATURAL FEATURES
Goal 7 Improve the function and visual appearance of
the Mulberry & I-25 interchange and Mulberry
Street frontage as a gateway into Fort Collins.
MULBERRY GATEWAY
Goal 4 Increase access for residents and businesses to
Community Amenities & Services.
COMMUNITY AMENITIES & SERVICES
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29EAST MULBERRY PLAN UPDATE
GOAL INTENT AND PURPOSE: WHAT WE HEARD
East Mulberry has traditionally been an Industrial
area with a wide variety of spaces for warehousing,
distribution, small office support, engine/vehicle
repair, fabrication and many others. Many of these
businesses serve the Northern Colorado region,
while many other businesses are significant
nationally and internationally as well. Policies
should support the continued operation of such
businesses into the future.
→Business owners want to be
able to continue operating their
businesses and are concerned
that new, adjacent uses would
not be compatible.
→Business owners are concerned
that City standards may be too
high regarding “Change of Use”
applications and may inhibit
business expansion.
Foster a healthy and prosperous commercial
and industrial hub for the City, while remaining
viable for small businesses and industry.
Goal 1 COMMERCIAL & INDUSTRIAL HUB
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30EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy: Because
much of the East Mulberry area was developed
during the 1950s and 1960s and has had limited
redevelopment since, many existing streets
and lot configurations would not be developed
the same today. Therefore, some flexibility in
standards will be needed depending on the site
and the proposed improvement/expansion.
Prior to Annexation: Larimer County will
continue to manage development review
applications and refer those within the East
Mulberry enclave to City staff for review and
comments. Larimer County will continue
to have decision-making authority on most
projects within the enclave unless they are
eligible for immediate annexation.
Customize approach to infill development and business improvements.
GOAL 1: COMMERCIAL & INDUSTRIAL HUB
1.1.1 Where possible, work with City staff to prioritize
site improvements based on project size and other
site-specific constraints.
STRATEGY 1
Implementation Action Item:
See Section 3 of the East Mulberry Plan document for the
development review framework and development review spectrum.
Note to Readers:
Section 3 will be
released for review soon
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2 : GOALS & STRATEGIES
31EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
Fort Collins does not currently have a major
industrial area within city limits. Therefore,
some of the zone districts that support
industrial operations may need to be altered
to better foster a thriving industrial area if
the area were to be annexed in the future.
Prior to Annexation: Larimer County will
continue to manage development review
applications and refer those within the East
Mulberry enclave to City staff for review and
comments. Larimer County will continue
to have decision-making authority on most
projects within the enclave unless they are
eligible for immediate annexation.
Support the retention of existing industrial and agricultural
business uses and their future expansion.
Implementation Action Items:
1.2.1 Market studies have documented the East Mulberry
Plan Area as a significant component of the larger Fort
Collins business community. Existing businesses, including
agricultural and industrial, should be encouraged to remain
and expand in the study area. Specific tools to explore to
achieve this strategy should include examination of allowable
uses in existing zone districts and a consideration of possible
changes or additions to zone districts to accommodate a
larger number of industrial and agricultural businesses.
1.2.2 Agricultural-related business uses, such as livestock
auctions, cooperatives, veterinary supply, implement
dealerships and stockyard activities, located within the East
Mulberry Plan Area, will be allowed to continue as part of the
industrial land use designation and zoning.
1.2.3 Staff from the Economic Health Office and the Planning
Department will continue to work with businesses in the
area to understand changing needs and concerns, especially
when the area is being examined as a potential “Threshold”
for annexation. Staff will continue to communicate with
businesses in the area regarding tools available to them and
any requirements of them upon annexation should that occur.
1.2.4 Foster innovation and entrepreneurship for commercial
and industrial uses by allowing for business incubation and
start-up spaces.
1.2.5 As properties redevelop, billboards will generally be
required to be removed and nonconforming or outdated
signage should be updated to be brought into compliance
with City standards. Prior to redevelopment, the City should
explore with businesses incentives for voluntary consolidation
or removal of billboards in the corridor.
GOAL 1: COMMERCIAL & INDUSTRIAL HUB
STRATEGY 2
Please reference Section 3 of this document to view the Land
Use Framework Plan map and further discussion of land uses.
See also Goal 7. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
32EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy: The
unique nature of industrial businesses,
especially those related to manufacturing,
warehousing, and shipping often require safe
and efficient truck access. This is especially
important for access along East Mulberry
Street and out to I-25. Safe access to and
from I-25 is currently impeded by substandard
turning lanes and dangerous circulation
patterns near the I-25 and East Mulberry
interchange. Ultimately, as future annexed
areas become served with the City’s Light &
Power system, businesses will have reliable and
efficient service.
Prior to Annexation: The Colorado Department
of Transportation (CDOT) will continue to
manage and will retain decision-making
authority regarding improvements of East
Mulberry Street from Lemay to I-25 as well
as the I-25 interchange. Larimer County will
continue to manage development review
applications and refer those within the East
Mulberry enclave to City staff for review and
comments. City staff will focus on creating
recommendations to support connectivity for
reference by County staff prior to annexation.
Recognize interconnectivity of infrastructure and business.
1.3.1 Continue to support East Mulberry Street as a
primary travel and freight corridor for travel-related
businesses, shopping and employment.
1.3.2 Focus on safe truck access that also
accommodates bicycle and pedestrian traffic within
and between areas of the enclave.
1.3.3 Bring highly reliable and efficient energy through
Fort Collins Light & Power’s underground system.
GOAL 1: COMMERCIAL & INDUSTRIAL HUB
STRATEGY 3
Implementation Action Items: DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
33EAST MULBERRY PLAN UPDATE
Master plan, construct and maintain stormwater
infrastructure to provide safe conveyance of
stormwater flows and reduce flood risk.
GOAL INTENT AND PURPOSE:
There are longstanding stormwater drainage and
floodplain issues in the East Mulberry Enclave,
and it will take a coordinated effort to begin to
identify, plan, and prioritize necessary repairs,
improvements, and maintenance. Enhancements
to the stormwater system will be generational
in nature and long-term master planning should
begin even before annexation fully occurs so public
and private stakeholders can begin to understand
needs and funding requirements.
WHAT WE HEARD:
→Community members want to see
improvements to ongoing flooding
issues in the area.
→Businesses are worried about flooding
from local creeks that overflow near
business centers in the area.
Goal 2 STORMWATER
DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
34EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
Waterways, floodplains, and stormwater
conveyance ignore property and jurisdictional
boundaries and there is a need to understand
deficiencies and opportunities on a plan
area-wide scale. While future stormwater
improvements and maintenance are not likely
to occur until annexation into the City, master
planning needs to begin sooner to understand
needs and identify and prioritize funding
mechanisms and opportunities.
Prior to Annexation: The City should engage
with Larimer County and other stakeholders
to lay the groundwork for a joint stormwater
master plan for the plan area, including
consideration of funding to begin the study
even before large areas of the plan area have
been annexed.
Dedicate funding to prepare an East Mulberry Enclave
stormwater master plan.
2.1.1 Explore joint master planning of the East Mulberry Plan
Area with Larimer County to manage future improvements
and maintenance while areas of the plan area remain
under split jurisdiction and to reconcile different regulatory
approaches to Poudre River floodplain requirements.
2.1.2 Coordinate with Larimer County and private property
owners to inspect and clean existing stormwater system
infrastructure and identify repairs and improvements in the
Master Plan.
2.1.3 The Master Plan should identify storm drainage
improvements to Dry Creek, Cooper Slough, and Boxelder
Creek to better manage the area’s flood flows and adjacent
local drainage and prepare funding estimates for future
capital project planning and prioritization.
2.1.4 The Plan should coordinate with Larimer County and
other services providers for the provision of urban level
drainage infrastructure, maintenance, and the timing of
future public improvements.
GOAL 2: STORMWATER
STRATEGY 1
Implementation Action Items:
STORMWATER DRAINAGE ON LINCOLN AVEDRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
35EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
Older development in the East Mulberry
Plan Area lacks modern stormwater
conveyance features that can lead to
flooding and safety issues. As sites
redevelop, they will generally be required
to install or incrementally upgrade
stormwater infrastructure and begin the
long-term process of developing plan
area-wide stormwater infrastructure.
Prior to Annexation: City staff will
continue collaborating with Larimer
County and provide referral comments
on stormwater upgrades and floodplain
requirements when sites undergo
redevelopment through Larimer County’s
development review process.
Protect people, property and the environment through
floodplain and stormwater regulations.
2.2.1 Reduce flood risk and floodplain encumbrances
on public and private property with improved drainage
infrastructure.
2.2.2 (Re)development will be required to follow the City’s
stormwater regulations for protection of the project site
and neighboring properties by improving localized and
substandard storm water conveyances.
2.2.3 Development and re-development activity within the
Poudre River corridor shall comply with existing floodplain
regulations.
2.2.4 Storm drainage improvements along and adjacent to
Dry Creek, Cooper Slough and Boxelder Creek should be
designed using nature-based solutions and constructed
wetlands to balance flood protection, environmental
enhancement, and natural habitat buffering.
GOAL 2: STORMWATER
STRATEGY 2
Implementation Action Items:
COOPER SLOUGH
DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
36EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy: Larger
stormwater and floodplain enhancements
in the plan area should seek to collocate
alongside other planned environmental and
transportation improvements identified in
the plan area to achieve design and funding
efficiencies. Many of the waterways in the
East Mulberry Plan Area have been identified
for additional environmental protection and
possible trail or multimodal corridors that could
benefit from joint project planning.
Incorporate or collocate stormwater and floodplain enhancements
alongside other East Mulberry Plan Area environmental protection
and transportation enhancements.
2.3.1 Future transportation and storm drainage projects
should be coordinated to assess design opportunities,
funding assessments, and impacts to adjacent
properties.
2.3.2 Stormwater and floodplain enhancements should
incorporate natural features while improving drainage
infrastructure by creating/improving natural areas,
wetlands, and wildlife corridors.
2.3.3 Storm drainage improvements to Dry Creek,
Cooper Slough and Boxelder Creek, will be designed
using nature-based solutions and constructed wetlands
to balance flood protection and environmental
enhancement of Nature Habitat buffering.
GOAL 2: STORMWATER
STRATEGY 3
Implementation Action Item: DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
37EAST MULBERRY PLAN UPDATE
Goal 3 Plan and support safe and comfortable multi-
modal transportation infrastructure.
TRANSPORTATION
GOAL INTENT AND PURPOSE:
Transportation infrastructure in the East Mulberry
Plan Area will support walking, rolling, bicycling,
driving, and commercial activities. The connections
will focus on safety and comfort, especially for the
most vulnerable road users. Infrastructure design will
recognize business needs and utilize creative design
elements to ensure both efficient and safe travel for all
modes.
WHAT WE HEARD:
→Residents who rely on frontage roads know
that they are unsafe but worry the city will get
rid of the frontage roads entirely.
→Business owners want to preserve access to
key business and manufacturing corridors, like
Lincoln Avenue.
→Business owners are Interested in improved
connectivity along East Mulberry between I-25
and downtown Fort Collins.
→Transportation related infrastructure is needed
for all modes, especially pedestrian and bicycle
infrastructure, including improvements at key
intersections.
→Residents voiced a desire for improved
bicycle and pedestrian connectivity to nature
trails, open green space, and downtown as
a priority. Some residents would like to see
neighborhood access for cars prioritized over
pedestrian and bike access routes. When considering future improvements to Lincoln Avenue,
consult design alternatives and concepts developed as part of
the Lincoln Corridor Plan (such as the graphic below). DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
38EAST MULBERRY PLAN UPDATE
Augment existing streets to create multi-modal connections that
support safe and comfortable mobility and traffic calming prior to
improving streets to Larimer County Urban Area Street Standards
(LCUASS).
Note on Fulfillment of this Strategy: According
to standards adopted by City of Fort Collins
and Larimer County, improvements to many
streets upon annexation either require resident
financial involvement or the street will be
added to a long capital improvement list with
a several-year wait. However, much of the
area currently lacks sidewalks and bike lanes –
necessary implements for safe travel. Strategies
will be explored to create safe infrastructure by
augmenting existing streets with improvements
that do not necessarily comply with LCUASS
standards. Also, traffic-calming techniques will
be explored for streets leading to existing and
future neighborhoods used by larger vehicles
traveling from commercial and industrial
land uses, reducing encroachment of heavy
truck traffic and other related traffic through
residential neighborhoods.
Prior to Annexation: Identify deficiencies
on all streets in the annexation area and
prioritize opportunities to augment with safe
infrastructure and traffic calming.
GOAL 3: TRANSPORTATION
WEST VINE
STREET
NORTH LEMAY AVENUE
Protected
multi-use
path
attached multi-
use path with
permeable curb
3.1.1 There are many State and Federal grants that focus
on bicycle and pedestrian safety that will be explored to
augment currently deficient streets in the East Mulberry
Plan Area.
STRATEGY 1
Implementation Action Items: DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
39EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
State Highway 14 (Mulberry Street) is a wide
4-lane arterial street that serves as a CDOT
designated trucking route (Denver to Laramie)
with frontage roads for business access.
Presently there are no sidewalks or bike lanes
along this stretch of road. The frontage roads
offer an opportunity for bicycle and pedestrian
access with creative design solutions on
relatively low-speed streets. And the generous
size of Mulberry provides opportunities for
dedicated transit lanes.
Prior to Annexation:
Coordinate with CDOT about design options and
schedule for the next maintenance or resurfacing
project for Highway 14.
Collaborate with CDOT, adjacent business owners and other
community stakeholders on the re-design or augmentation of Highway
14 (East Mulberry) and frontage roads for multi-modal transportation.
3.2.1 Coordinate with CDOT to evaluate the existing plan
to expand Mulberry to six travel lanes as identified in the
Access Management Report and the Master Street Plan.
3.2.2 The US 287/SH 14 Access Management Report shall
be updated to reflect the goals and strategies in the East
Mulberry Plan Area.
3.2.3 Continue to support East Mulberry Street as a primary
travel and freight corridor for businesses, shopping and
employment.
3.2.4 The Active Modes Plan calls for side paths (shared-
use for bicycles and pedestrians) along East Mulberry.
This infrastructure would support bicycle and pedestrian
travel on the frontage roads as well. Coordinate with
the Active Modes implementation team on design and
implementation of side paths on East Mulberry.
GOAL 3: TRANSPORTATION
STRATEGY 2
Implementation Action Items: DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
40EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
Annexation of the East Mulberry Plan Area
will likely happen in pieces and phases.
However, the timeline and extent are
unknown. This uncertainty introduces a
challenge to creating a transportation plan
and its implementation details prior to
annexation.
Prior to Annexation: Communicate
this intent with decision-makers as
they determine schedule and extent of
annexation.
Create a transportation-specific plan for the East Mulberry Plan
Area, analyzing transportation needs – focusing on multi-modal
travel, opportunities, and defining strategies for implementation.
GOAL 3: TRANSPORTATION
Note on Fulfillment of this Strategy:
The importance of this strategy is to be
transparent with all stakeholders being
annexed into the City of Fort Collins with
levels of maintenance they can expect. An
inter-governmental agreement between
Larimer County and the City of Fort Collins
generally says that streets need to be built
and maintained to City standards upon
annexation for the City to perform more than
minor maintenance. Some neighborhoods
have created Special Improvement Districts
to fund the improvement of their streets.
(See following page for more details.)
Prior to Annexation: The City of Fort Collins
will work with CDOT and Larimer County
to evaluate existing streets and understand
existing maintenance activities.
Plan and identify strategies, costs, funding, and timelines for City
acceptance of public streets for maintenance. This includes CDOT
right-of-way, existing and future improvement districts, and all
street classifications.
3.4.1 Identify funding and resources for a
transportation plan prior to annexation.
3.3.1 Identify funding and resources for a transportation
plan prior to annexation.
3.3.2 Encourage future City transportation plans and
studies to incorporate the East Mulberry Plan Area into
plan boundaries and evaluation criteria prior to annexation
to begin building data capacity and funding/prioritization
needs.
STRATEGY 4
STRATEGY 3
Implementation Action Item:
Implementation Action Item:
Infrastructure Standards
Developed land, or areas seeking voluntary annexation, must
have their infrastructure improved (e.g., streets, utilities and storm
drainage systems) to City standards, or must have a mechanism
(e.g. a special improvement district, capital improvements
program or other type project) in place to upgrade such services
and facilities to City standards before the City will assume full
responsibility for future maintenance.
*Larimer County Urban Area Street Standards (LCUASS): Appendix G
i DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
41EAST MULBERRY PLAN UPDATE
GOAL 3: TRANSPORTATION
Mechanism of Public Improvements
Discussion has come up on how to approach public infrastructure around the East Mulberry Plan Area. This area is
comprised of aging infrastructure including roadways and utilities. Annexations create a unique set of conditions that
often go unanswered for the City and the occupants of the area on how to approach aging infrastructure.
One solution to these issues is the implementation of Improvement Districts. There are various improvement districts that can be
explored and established within the City: Special Improvement Districts (SID), Business Improvement Districts (BID),
General Improvement Districts (GID), and Metropolitan Districts (Metro Districts).
Special Improvement Districts
A Special Improvement District (SIDs) is used for one-time projects that will serve a particular area. The City Council can establish
SIDs on its own initiative without the affected property owners’ consent. However, their participation encouraging the City Council
to establish the SID is advisable. The cost to build the improvements are funded with “special assessments” imposed on the adjacent
properties that are expected to increase in value by the proposed improvement rather than funded with property taxes. SID special
assessments can therefore be imposed by the Council without a TABOR election. SIDs do not have a maintenance aspect, so the
expectation is that once the improvement is built, such as a street, the City accepts the improvement for future maintenance, repair
and replacement. SIDs should be initiated only when the adjacent properties are sufficiently developed to support the property
owners’ payment of the special assessments. Also, if the improvement is to be oversized to serve more than just the adjacent
properties, such as oversizing a street, this may require the City to separately fund the oversized portion.
i
General Improvement Districts (GIDs) can be set up to not only construct public improvements, but also to operate and
maintain them. GIDs can construct pretty much any public improvement the City can construct. A GID can only be established
if a significant percentage of the property owners within the boundaries of the proposed GID have signed a petition requesting
creation of the GID and then the creation must be approved in an election approved by the GID’s voters. Also, any taxes imposed
by the GID to fund its projects must be approved by the GID’s voters in a TABOR election. The Council is the governing board of the
GID. GIDs can include residential, commercial and industrial zoned properties.
i
Metro Districts are not established by the City, but typically by the developers of large developments and used by them to
help fund the public infrastructure for those developments. Metro Districts have a separate governing body, and their powers are
governed by a Service Plan that must be approved by the City Council. Service Plans approved by the Council typically limit the
Metro District’s authority and define the scope of its operation. A Metro District’s improvements are usually funded with a property
tax imposed on the properties and future development within the District. Some Metro Districts are dissolved after construction
of the public infrastructure has been completed and all related debt has been paid. However, some have a perpetual existence if
needed to fund the future operation, maintenance, or replacement of such infrastructure.
i
Business Improvement Districts (BIDs) are organized in a similar manner as GIDs, and they can impose property taxes
after a TABOR election. They can also impose special assessments without an election. BIDs can construct, maintain and operate
its public improvements like a GID can. However, BIDS are intended to be used for public improvements to serve commercial
business areas, so the boundaries of BIDs cannot include residentially zoned properties. The governing board of BIDs can either
be the Council or the Council can appoint electors from the BID to serve on the board, which are usually owners of commercial
properties within the BID.
i DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
42EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy: This
plan provides a high-level view of intended
multi-modal transportation connections.
A more detailed transportation plan will
provide specific infrastructure and funding
recommendations.
Prior to Annexation: The city will identify
opportunities for improvements consistent
with jurisdictional boundaries such as
transit improvements, new development
improvements, and land owned by the City of
Fort Collins such as parks and natural areas.
Establish safe and direct multi-modal connections between
destinations/character areas within the East Mulberry Plan Area,
as well as primary travel corridors and to adjoining areas within
the City of Fort Collins such as Downtown, natural areas, and the
Mulberry & Lemay Crossings commercial area.
3.5.1 Prioritize capital improvement for Lincoln Avenue to
Timberline Street consistent with improvements west of
Lemay to serve as a multimodal connection between the
core of East Mulberry and the heart of Downtown.
3.5.2 Incorporate the existing and proposed bikeway and
pedestrian networks, as part of the transportation system,
along roadways as well as multi-use trails (off-street) just
outside of the natural habitat and features buffers along
Cooper Slough, Lake Canal, and other ditches.
3.5.3 Plan and design multi-use trails to function as both
recreational and transportation facilities for all skill and
user types, with well-connected trail access points to
surrounding developments, such as the adjacent Mountain
Vista and Poudre River areas.
3.5.4 Review and update the city’s Master Street Plan
consistent with the goals of this plan, City Plan, and newly
established development patterns.
3.5.5 Land use development will provide and allow for
a well-connected direct pedestrian / sidewalk system
and bike network from points of origin to destinations,
including transit stops along East Mulberry Street.
3.5.6 Lessen potential accidents among transportation
choices by reducing points of conflict by utilizing grade
separated crossings at major roadways such as the multi-
use trail underpasses of East Mulberry Street and by
utilizing access management techniques. Update the City’s
Trails Strategic Plan accordingly.
3.5.7 Utilize the Active Modes Plan as a guide for all new
multi-modal infrastructure in the East Mulberry Plan Area.
GOAL 3: TRANSPORTATION
STRATEGY 5
Implementation Action Items: DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
43EAST MULBERRY PLAN UPDATE
GOAL 3: TRANSPORTATION
Transportation Framework MapDRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
44EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
Transfort already serves this area with Route
14 at 1 hour increments. The Transit Master
Plan calls for 30-minute local service on East
Mulberry. However, the plan area represents
an opportunity for regional commuters to
either park their vehicles or transfer from
regional transit to local service bringing
them to and from Downtown and other
employment destinations.
Please note that the implementation of
transit service is typically based on demand
which is created from housing and jobs.
The Transit Master Plan outlines densities
needed to provide various levels of service.
However, this is not always the case when it
comes to park-n-rides and regional service
so commuting patterns and opportunities to
provide service to commuters will continue
to be monitored.
Prior to Annexation: Transfort will continue
to evaluate opportunities to implement
the Transit Master Plan as it relates to East
Mulberry.
Improve transit service to the East Mulberry Plan Area
consistent with goals in the Transit Master Plan.
3.6.1 A mobility hub with a park-n-ride should be located
near the I-25/SH 14 Interchange and should be integrated
with transit service connections.
3.6.2 Improve existing bus stops to ensure safe ADA access.
3.6.3 Include transit planning in the transportation-specific
plan for the East Mulberry Plan Area. Consider opportunities
for high-frequency/BRT service and bus-only lanes.
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GOAL 3 - TRANSPORTATION
Future Transit Network
STRATEGY 6
Implementation Action Items: DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
45EAST MULBERRY PLAN UPDATE
Goal 4 Increase access for residents and businesses to
Community Amenities & Services.
COMMUNITY AMENITIES & SERVICES
GOAL INTENT AND PURPOSE:
There is a need for increased availability and access to
amenities and services within the East Mulberry Area.
This includes access to daily needs such as a grocery
store, but also the types of services that can assist in
making this area safer and more connected to the rest
of Fort Collins.
WHAT WE HEARD:
→Residents want a closer grocery store and
access to more community amenities such
as parks, schools, and trails.
→There are safety concerns with drug
use, vandalism, and some instances of
homelessness.
→Residents are interested in having more
options for affordable and stable internet
connectivity including broadband. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
46EAST MULBERRY PLAN UPDATE
Increase community policing resources and safety within the
East Mulberry Enclave.
Note on Fulfillment of this Strategy:
When any portions of the East Mulberry
Enclave annex into the City of Fort Collins,
they may be immediately served by Fort
Collins Police Services, or depending on
the size and anticipated call volume of the
potential annexation area, may require a
transition over time. Therefore, fulfillment
of this strategy depends on annexation
and potential agreements with other law
enforcement agencies. This is explored
further in the Implementation Action
Items for this strategy. The City’s policing
programs such as the Patrol, Traffic Unit,
detectives, Homeless Outreach and Proactive
Engagement Team (HOPE), Neighborhood
Engagement Team (NET), and Mental Health
Response Team (MHRT) can be deployed to
help address safety issues in this area once
new personnel are hired and trained.
Prior to Annexation: Fort Collins Police
Services (FCPS) will continue to partner with
the Larimer County Sheriff’s Department
(LCSO) and the Colorado State Patrol (CSP)
to understand the safety concerns and
response needs of this area.
GOAL 4: COMMUNITY AMENITIES & SERVICES
4.1.1 To prepare for annexation, ideally Fort Collins Police
Services (FCPS) will have 18 to 24 months of lead time
to hire and train officers to adequately cover the newly
annexed area. As soon as the geographic area of a potential
annexation is determined, FCPS analysts will determine the
number of officers needed to serve the area. It has been
determined that full annexation of the entire East Mulberry
Enclave would lead to a 10% increase in calls for service
(2022 data). That increase will require 23 police officers
supported by 12 varied professional staff members.
Hiring processes take six (6) months with an additional
twelve (12) months of training. Therefore, a full annexation
of the entire East Mulberry Enclave would require FCPS
to have authorization for 35 employees. As previously
stated, FCPS requires 18 to 24 months from the moment an
annexation is certified until officers can be in place to serve
a newly annexed area. This timeframe is also influenced by
alignment with basic training academy cycles.
4.1.2 The staffing needs of a threshold annexation must
be evaluated by the call data in the areas/zones proposed
for annexation. Staffing increases will be based upon that
percentage increase.
4.1.3 Annexation (full or phased in threshold annexations)
may be supported by later introduction of police services if
FCPS is able to enter into mutually beneficial agreements
with Larimer County Sheriff’s Office (LCSO) and Colorado
State Patrol (CSP) for their continued corridor responsibility
during FCPS’ hiring and training of new personnel. However,
no funding exists to pay such contracts and would need to
be added to the FCPS budget in addition to the funding
for the personnel. That “contract” funding would expire as
the new FCPS personnel took over responsibility for any
annexed area/zone.
Implementation Action Items:
STRATEGY 1
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47EAST MULBERRY PLAN UPDATE
Implementation Action Item:
Note on Fulfillment of this Strategy:
While future City parks and trails require
annexation prior to development, proactive
master planning and identification of potential
locations will continue before annexation occurs
as City policy plans are updated.
Increase access and availability of public amenities that contribute to
the wellbeing and quality of life for individuals and neighborhoods,
including but not limited to green spaces, recreational parks, schools,
pedestrian and bike trails, and natural areas.
4.2.1 Incorporate the East Mulberry Enclave into
future parks, recreation, and trails master planning
and encourage Poudre School District and new
developments to incorporate schools and other
amenities that are accessible to plan area residents.
GOAL 4: COMMUNITY AMENITIES & SERVICES
STRATEGY 2
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48EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
When portions of the East Mulberry
Enclave annex into the City, a zoning
district will be assigned to annexing
parcels. The Framework Plan within this
document (Section 3 of this document)
outlines a series of Place Types that will
preserve existing commercial uses and
ensure future commercial uses, such as a
grocery store, can be accommodated.
Prior to Annexation: The Framework Plan
will be used by both the City and Larimer
County to influence referral comments
and land use decisions regarding
development in Larimer County that do
not yet trigger annexation into the City.
The East Mulberry Area will designate areas for commercial
development that serve both the broader community and region
and support the daily needs of residents and businesses.
GOAL 4: COMMUNITY AMENITIES & SERVICES
4.3.1 When annexation of an area is planned, the zoning
designation in the County will generally match the zone district
applied upon annexation into the City. Existing businesses
within the enclave will generally be able to continue to operate
no matter the zoning designation applied upon annexation.
4.3.2 The City will continue to support Neighborhood
Commercial (NC) zoning near the Mulberry and Greenfields
intersection to encourage a central location in the corridor for
a grocery store. Staff and decision-makers should also look
favorably upon other non-residential areas of the East Mulberry
Plan Area for opportunities for grocery stores, pharmacies, and
other neighborhood supporting retail.
4.3.3 Prior to any annexation, staff will communicate regularly
with affected businesses and residents within and surrounding
the area to offer ample time to discuss any effects of
annexation. Staff can also be available to discuss any potential
changes prior to any annexation decisions to allow businesses
to plan for changes that may affect them upon annexation.
The annexation threshold process, including communication
strategies in advance of any potential annexations, are
described in Section 3 of this document.
Implementation Action Item:
STRATEGY 3
Note to Readers:
Section 3 will be
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49EAST MULBERRY PLAN UPDATE
Provide residents and businesses with upgraded levels of service
over time and as annexation occurs.
Note on Fulfillment of this Strategy:
Like other strategies contained within
this plan, fulfillment is dependent on
annexation into the City of Fort Collins.
Specifically related to this strategy, it is
important to distinguish between new
development occurring within newly
annexed areas and existing, established
areas. Newly developing areas, or areas
where a site will be totally redeveloped
will be required to meet full development
standards required by the City, including
constructing/reconstructing roadways that
meet full LCUASS (Larimer County Urban
Area Street Standards) establishing other
electric and stormwater infrastructure
that meets City standards at the time
of development. The areas of the East
Mulberry Enclave impacted by new
development or total site redevelopment
will receive upgraded levels of service
through the development process. Existing
neighborhoods and other areas where new
development or redevelopment may not
occur will take longer to receive upgraded
levels of service as those areas are annexed
into City Limits.
4.4.1 On public roads, the City of Fort Collins will maintain
roadways at the same level they are maintained by Larimer
County at the time of annexation. That means there may be
roads that receive very minimal improvements. For these areas,
Special Improvement Districts may be formed proactively
by property owners or required by the City or County to
reconstruct failing streets. The primary goal of an improvement
district would be to improve existing streets to Larimer County
Urban Area Street Standards, at which point the City would
begin and continue to provide full street maintenance.
4.4.2 Implement Light & Power infrastructure and service in
newly annexed areas as expeditiously as feasible. When areas
are identified for potential annexation, the land use composition
and potential service requirements of the area will be evaluated
to determine service needs. Each potential annexation area
will be evaluated based on proximity to existing Light & Power
Infrastructure within City Limits and if there is the ability to tie
into existing infrastructure or if build-out of new infrastructure is
required.
The time required to assess service needs of a potential
annexation area can be completed during the analysis period
after an annexation threshold has been identified. Once an area
or zone has been established for annexation and service needs
are understood, a detailed assessment of the area will require
at least six months to develop a plan for infrastructure layout
and installation. Coordination of infrastructure with Platte River
Power Authority (PRPA), the public power utility that serves Fort
Collins, may require additional time before service can begin.
The coordination required with PRPA and any implications on
the timeline will be discovered and explored during the analysis
period when infrastructure needs are under study. Coordination
with external agencies such as PRPA may require between 2 to 4
years to assure coordination of electric transmission facilities.
Evaluation of new infrastructure needs will ensure that any
newly served areas meet Light & Power service standards at the
time service begins.
Implementation Action Items:
GOAL 4: COMMUNITY AMENITIES & SERVICES
STRATEGY 4
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50EAST MULBERRY PLAN UPDATE
Implementation Action Items:
4.4.2 (continued) Once the evaluation of infrastructure needs
assessment is complete, it may take several years before
service is transferred to Fort Collins Light & Power. With a
plan developed, an associated budget must be approved
as part of the normal two-year financial cycle for necessary
capital projects. For service lines that are above ground,
moving these lines underground may take additional time
after service is transferred.
When an area is set to be annexed and following study of
infrastructure service requirements and timelines, staff will
update residents and businesses impacted by annexation with
an estimate of when their property will be served by Light &
Power. This communication will be important in establishing
realistic expectations for when service can be provided.
4.4.3 Expand Connexion broadband services to the East
Mulberry Area as annexation occurs and infrastructure
connections are possible.
4.4.4 Reduce flood risk and other floodplain encumbrances
on both public and private property through improved
drainage infrastructure. Future storm drainage projects
that minimize ongoing flooding issues within the East
Mulberry Area will reduce impacts to property and over
time can provide an increase in service compared to current
conditions. (See Goal 2)
GOAL 4: COMMUNITY AMENITIES & SERVICES
STRATEGY 4
CONTINUED
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51EAST MULBERRY PLAN UPDATE
Goal 5 Explore mechanisms to maintain housing
affordability and existing character of
residential neighborhoods.
HOUSING
GOAL INTENT AND PURPOSE:
The East Mulberry Plan Area features a diverse assortment
of housing with varying styles, ages, and price points.
From areas with a mix of single-family homes, duplexes,
and triplexes, to manufactured housing communities,
apartment complexes, and large acreages with farm
animals, the plan area is home to a wide variety of
neighborhoods.
As new development, infrastructure investment, and
potential annexation occurs within the East Mulberry Plan
Area, it is important to establish strategies to promote
livability and the unique characteristics that originally
drew residents to live in the plan area, whether due to
its relative affordability, opportunity for a more rural or
relaxed county lifestyle, or the proximity to employment
opportunities and other nearby City amenities.
WHAT WE HEARD:
→Many residents moved to the plan area
for a more relaxed feel and rural lifestyle
and feel annexation and City rules &
enforcement may jeopardize this lifestyle.
→Residents in manufactured housing
communities are interested in the City’s
mobile home parking zoning to discourage
redevelopment and displacement of their
mobile home parks.
→Neighbors are simultaneously concerned
about deteriorating infrastructure and road
maintenance in certain neighborhoods as
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52EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
For established Larimer County
neighborhoods, this strategy is contingent
upon annexation into the City. In the interim,
land use regulations, code enforcement
responsibilities, and infrastructure and
streetscape requirements are determined
by Larimer County. While small changes and
natural neighborhood evolution over time
is expected, large changes to intensity or
appearance of established neighborhoods
should be minimized.
Prior to Annexation: Work proactively with
Larimer County to provide input and referral
comments that would limit larger changes to
the look and feel of existing neighborhoods.
GOAL 5: HOUSING
Implementation Action Items:
5.1.1 Upon annexation, designate City zone districts and
land uses that closely resemble development patterns
originally established in Larimer County. Staff and
decision makers should be especially mindful to maintain
similar intensity and character in neighborhoods with an
established rural setting.
5.1.2 Staff and decision-makers should favorably consider
additional flexibility to maintain or compatibly expand
the keeping of farm animals in neighborhoods with a rural
setting or demonstrated livestock history.
5.1.3 Unless otherwise required for safety and accessibility,
frontage improvements such as tree lawns, curb and
gutter, and sidewalks should not be required in more rural
neighborhoods along low traffic roadways to maintain the
established streetscape.
Implementation Action Items:
5.2.1 Upon annexation, zone existing mobile home parks
into the Manufactured Housing zone district to discourage
redevelopment and the displacement of residents.
5.2.2 Connect and educate park owners and residents
to City resources such as neighborhood mini-grants and
the City’s mobile home park liaison that can help address
infrastructure and livability needs.
Preserve and enhance existing mobile home parks.
Note on Fulfillment of this Strategy:
City land use controls and certain City mobile
home park program and grant funding are
only available after annexation occurs.
Prior to Annexation: Continue to partner with
Larimer County and community organizations
to extend grant opportunities, neighborhood
programs, and infrastructure planning to
mobile home park owners and residents.
Utilize character area designations to maintain similar land use
and streetscape character in established neighborhoods.
STRATEGY 2
STRATEGY 1
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53EAST MULBERRY PLAN UPDATE
Implementation Action Items:
5.3.1 Perform outreach prior to and after annexation to
educate residents and neighborhoods about Neighborhood
Services programs and services such as mediation,
neighborhood mini-grants, Adopt-A-Neighbor, and more.
Educate and promote City services, programs, and code
enforcement expectations to neighbors.
Note on Fulfillment of this Strategy:
The City has many different programs, grants,
and neighborhood resources as well as code
enforcement opportunities which are generally
only available or enforced upon annexation.
Prior to Annexation: Before annexation occurs,
the City can begin to educate neighbors on
upcoming services and code enforcement
expectations. For programs, grants, and other
services that are available to the Growth
Management Area, greater promotion should be
directed towards the East Mulberry Plan Area.
GOAL 5: HOUSING
Periodically evaluate mitigation and redevelopment strategies
for existing sources of attainable and affordable housing.
Note on Fulfillment of this Strategy:
Many neighborhoods in the East Mulberry Plan
Area feature a range of affordable and attainable
housing options, from mobile home parks
deed-restricted rental options in developing
neighborhoods. Over time and as residential
areas are annexed into the City, a periodic review
of housing options and price points should take
place to better understand and evaluate the
full spectrum of housing options, prices, and
redevelopment and displacement risk in the plan
area. The specific application of any strategies
may only be possible once an area is annexed
into the City.
Prior to Annexation: Continue to include the East
Mulberry Plan Area into relevant City housing
data monitoring and policy updates.
Implementation Action Items:
5.4.1 Periodically update the ‘Equity and Opportunity
Analysis’ with East Mulberry Plan Area data to evaluate
gentrification and redevelopment risks.
5.4.2 Use a data-driven approach to apply counter-
gentrification and displacement strategies, as appropriate,
after annexation of vulnerable neighborhoods.
STRATEGY 3
STRATEGY 4
5.3.2 Educate and promote City code enforcement
standards with residents and neighbors prior to beginning
proactive and graduated enforcement activities.
Improvement Districts: As part of educating neighbors prior to and after annexation, the City and Larimer County can work
proactively with neighborhoods to educate and/or promote Improvement Districts as a potential long-term maintenance structure
for neighborhood infrastructure and amenities. See information about various types of Improvement Districts under Goal 3.
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54EAST MULBERRY PLAN UPDATE
Note on Fulfillment of this Strategy:
As new development occurs in the
East Mulberry Plan Area there will be
opportunities to promote strategic
locations for neighborhood services
such as grocery stores and childcare or
to create and enhance transportation
connections to existing amenities.
Fulfillment of this strategy will partially
depend upon annexation and (re)
development opportunities in the plan
area.
Prior to Annexation: Staff should provide
referral comments to Larimer County when
new development is proposed outside city
limits so as to achieve connectivity and
amenity-driven goals.
GOAL 5: HOUSING
5.5.1 As community-wide policy plans are updated, identify
locations in the East Mulberry Plan Area for public and
institutional amenities such as parks, recreation facilities,
and satellite government offices/services.
5.5.2 Preserve supportive land use opportunities in the
plan area that allow for mixed-use and retail development
near existing and future neighborhoods. Maintain a focus
on opportunities for a grocer to locate within the plan area.
5.5.3 Utilize the plan area’s existing and future public lands
(parks, regional stormwater detention, natural areas, etc.)
to promote greater multimodal connectivity and access to
amenities and destinations internal to the plan area and
externally to the remainder of the community.
Implementation Action Items:
Implement 15-Minute City strategies to promote complete
neighborhoods with improved access to neighborhood
supporting amenities and destinations.
15-Minute Cities Graphic from Fort Collins Moves Plan
STRATEGY 5
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55EAST MULBERRY PLAN UPDATE
GOAL INTENT AND PURPOSE:
Fort Collins has a long history of protecting and
enhancing existing natural and cultural resources, and
the community’s leadership continues to reinforce
environmental stewardship and conservation as core
values. From areas with natural habitat characteristics,
and cultural assets, these areas can be found throughout
the East Mulberry Plan Area, including, along the Cooper
Slough, the Poudre River watershed, as well as adjacent
ditches, wetlands, and undeveloped greenfield.
As new development, infrastructure investment, and
potential annexation occurs within the East Mulberry Plan
Area, it is important to establish strategies that support
Fort Collins’ commitment to natural and cultural resources
conservation. Recognizing that the East Mulberry Plan
Area’s long history of development has had unintended
impacts to existing natural resources, the Plan’s strategies
seek solutions that utilize nature-based solutions and
protection of existing natural and cultural assets.
Goal 6 Protect and promote natural, historic, and cultural
resources that support a cohesive and resilient
community using nature-based solutions.
HISTORIC, CULTURAL, & NATURAL FEATURES
WHAT WE HEARD:
→Residents would like to preserve natural
space and promote outdoor recreation
→Concern about loss of natural resources
and cultural spaces to development. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
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56EAST MULBERRY PLAN UPDATE
GOAL 6: HISTORIC, CULTURAL, & NATURAL FEATURES
Protect and enhance existing natural habitats and features
(including the Poudre River, Dry Creek, Cooper Slough, and
Boxelder Creek) and significant historic and cultural resources
through buffer standards and nature-based design.
Implementation Action Items:
6.1.1 Protect and enhance existing wetlands, naturalized
stormwater features, and associated natural habitat buffers
zones using nature-based solutions and green infrastructure
design principles that build community resilience to climate
change. Proposed development must not negatively impact
the integrity of these existing features.
6.1.2 Improve water quality and reduce flooding by restoring,
enhancing, and protecting the ecological function of natural
habitats and features within the East Mulberry Plan Area to
the maximum extent feasible.
6.1.3 Where a multi-use trail underpass is identified, the
design of the facility should also consider such underpass
to be a potential wildlife movement corridor and should be
designed to accommodate such habitat value.
Note on Fulfillment of this Strategy:
This strategy aligns with existing Land
Use Code sections, and contingent upon
annexation, staff will establish predictable
linkages with stormwater goals/strategies
to clearly define nature-based design
strategies.
Prior to Annexation: Work proactively
with Larimer County to provide input and
referral comments that would limit larger
changes to the look and feel of existing
neighborhoods.
STRATEGY 1
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57EAST MULBERRY PLAN UPDATE
Implementation Action Items:
6.2.1 Enhance existing drainageways and natural areas
to create an interconnected system of open lands and
Greenways.
6.2.2 Enhance linkages to existing natural features and
manmade infrastructure providing a comprehensive system
for drainage, habitat, transportation and recreational
purposes.
6.2.3 Based on both the current travel demand modeling
results and existing natural resources within the Cooper
Slough drainageway, Weicker Drive will not extend across
the Cooper Slough from the industrial park to the east, to
the planned extension of Greenfields Court to the west.
GOAL 6: HISTORIC, CULTURAL, & NATURAL FEATURES
Preserve, enhance, and improve connections of the existing
natural and manmade open lands system to provide a
comprehensive system for drainage, habitat, transportation,
and recreational purposes.
Greenways are corridors of protected open space
managed for both conservation and recreation.
Greenways often follow rivers or other natural
features. They link habitats and provide networks of
open space for people to explore and enjoy.
Stormwater parks are recreational spaces that
are designed to flood during extreme events and
to withstand flooding. By storing and treating
floodwaters, stormwater parks can reduce flooding
elsewhere and improve water quality.
Note on Fulfillment of this Strategy:
Spending time outdoors can contribute
to improved physical health, emotional
well-being, and cognitive function. By
enhancing natural and manmade open
areas the Plan aims to create habitats for
biodiversity, providing not only buffering
in-between development but also places
where people can feel a sense of wonder.
The City will be able to apply best practice
strategies to the resources within the East
Mulberry Plan Area as future annexations
occur.
Prior to Annexation: Work proactively
with Larimer County to provide input and
referral comments that would limit larger
changes and impacts to existing natural
resources and open spaces.
STRATEGY 2
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58EAST MULBERRY PLAN UPDATE
Provide a vital connection to the Poudre River and regional
trail system, while protecting the recognized sensitive natural
areas by maintaining responsible public access.
Implementation Action Items:
6.3.1 Involve property owners, ditch companies and railroads
in the planning of park and trail facilities.
6.3.2 The interface, between the Poudre River riparian
habitat and development along East Mulberry Street, should
be coordinated to retain environmental quality, encourage
wildlife habitat and, where impacts can be appropriately
buffered, provide recreational use.
STRATEGY 3
GOAL 6: HISTORIC, CULTURAL, & NATURAL FEATURES
Note on Fulfillment of this Strategy:
Preserving and enhancing equitable access
to the Poudre River recognizes the
essential role that Poudre River has in
creating and maintaining a thriving and
healthy community. Prior to additional
portions of the Poudre River annexing
into the City of Fort Collins, continue to
collaborate with stakeholders to manage
this resource.
Prior to Annexation: Work proactively
with Larimer County to provide input and
referral comments to prevent any decrease
in access to the Poudre River beyond the
existing conditions.
“The Interface”
EAST MULBERRY
DEVELOPMENT
POUDRE RIVER
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59EAST MULBERRY PLAN UPDATE
GOAL 6: HISTORIC, CULTURAL, & NATURAL FEATURES
Improve and increase appropriate public access to open spaces
and natural features.
Identify new areas for parks and natural areas to purchase.
Implementation Action Items:
6.4.1 Continue to provide environmental, recreational and
transportation benefits to the community through the
existing system of open lands.
6.4.2 Proposed parks and trails should be integrated with
the Citywide system, including facilities in the adjacent
Mountain Vista and Poudre River areas.
Implementation Action Items:
6.5.1 Prioritize land conservation as a way of preserving
and improving interconnected systems of open space that
sustain healthy communities. As an example, the Cooper
Slough’s natural drainageways, wetlands, and wildlife
habitat will be preserved and protected.
6.5.2 The East Mulberry Plan Area will be served by parks,
multi-use trails, and other recreational facilities to support
existing and planned neighborhoods, and to integrate
with other facilities within the community.
STRATEGY 4
STRATEGY 5
Note on Fulfillment of this Strategy:
Preserving and enhancing appropriate and
equitable access to open spaces and natural
features recognizes the essential role that natural
habitat buffers have in creating and maintaining
thriving communities. Like other strategies in the
Plan, fulfillment depends upon annexation to apply
the City’s preferred management strategies.
Prior to Annexation: Work proactively with
Larimer County to provide input and referral
comments to prevent any decrease in access to
the open spaces and natural features beyond the
existing conditions.
Note on Fulfillment of this Strategy:
Urban natural areas help to meet the need for
increasing everyone’s access to nature. Urban
natural areas provide islands of habitat in the urban
environment that benefit wildlife as well as people
seeking a close-to-home connection with nature.
All urban natural areas serve a stormwater function
to reduce flooding in nearby neighborhoods. Full
realization of this strategy depends on annexation.
Prior to Annexation: Time, location, and cost were
the three greatest barriers to increasing access to
nature identified in the “Plug in to Nature Study,”
conducted in Larimer County (Design Workshop
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60EAST MULBERRY PLAN UPDATE
GOAL 6: HISTORIC, CULTURAL, & NATURAL FEATURES
Increase urban tree canopy.
Implementation Action Items:
6.6.1 Protect and preserve trees wherever possible and
mitigate and/or plant trees beyond the minimum requirements
stipulated by the Fort Collins Municipal Land Use Codes
and Larimer County Street Standards to create healthy and
resilient people and tree populations.
STRATEGY 6
Note on Fulfillment of this Strategy:
Although the City can continue to work
proactively with Larimer County on referral
comments for projects within the East
Mulberry Plan Area, full implementation
of this strategy depends on when areas
are annexed and under City jurisdiction to
implement them.
Prior to Annexation: Work proactively
with Larimer County to provide input and
referral comments that would limit larger
changes to the quantity and quality of the
existing urban tree canopy.
Trees as Community Infrastructure - Trees are essential
ecological, cultural and socioeconomic resources for the City,
its residents and visitors. The benefits provided by a diversified
and abundant community forest are many and include:
• Releasing oxygen and capturing air pollutants and carbon
dioxide;
• Maintaining slope stability and preventing erosion;
• Filtering stormwater and reducing stormwater runoff;
• Reducing energy demand and the urban heat island effect
through shading of buildings and impervious areas;
• Providing visual screening and buffering from wind, light,
and noise;
• Sustaining habitat for birds and other wildlife;
• Providing a source of food for wildlife and people;
• Maintaining property values; and
• Contributing to the community health, appeal, beauty,
character, and heritage of the City.
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61EAST MULBERRY PLAN UPDATE
GOAL 6: HISTORIC, CULTURAL, & NATURAL FEATURES
Support the persistence, visibility, and physical integrity of significant
historic places and cultural features that maintain a continuous sense
of place throughout the ongoing evolution of the plan area.
Implementation Action Items:
6.7.1 Existing man-made irrigation ditches and canals,
should be enhanced to provide multi-use trails where
feasible; including preservation of existing native vegetation,
addition of new native landscaping and trails, and utilization
of other site amenities to create an open lands system.
6.7.2 Identify historic resources of primary importance and
anticipate strategies for adaptive reuse.
STRATEGY 7
ROSELAWN CEMETERY
SUPERMARKET LIQUORS
CHARCO BROILER
Note on Fulfillment of this Strategy:
Application of the City’s Municipal Code,
Land Use Code, and Design Standards and
Guidelines pertaining to historic buildings
and structures is dependent on areas being
under City jurisdiction.
Prior to Annexation: Work proactively
with Larimer County to provide input and
referral comments that would limit larger
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62EAST MULBERRY PLAN UPDATE
Goal 7 Improve the function and visual appearance of
the Mulberry & I-25 interchange and Mulberry
Street frontage as a gateway into Fort Collins.
MULBERRY GATEWAY
GOAL INTENT AND PURPOSE:
As a prominent entrance to the community and a
primary route to Downtown, Colorado State University,
and the Poudre Canyon many stakeholders expressed
a desire to create a better first impression for the plan
area and broader community – one that is visually
attractive, functional, and safe. The current I-25 &
Mulberry Interchange and the surrounding area features
a mix of jurisdictional authority between the City,
County, and Colorado Department of Transportation
that could benefit from a broader vision and standards
to promote aesthetic, transportation, and safety
improvements.
WHAT WE HEARD:
→Residents and businesses inside and
outside the East Mulberry Plan Area voiced
a desire for aesthetic improvements to the
gateway area around I-25 and along the
Mulberry Street frontage. A lack of formal
landscaping, sign clutter, and material
stockpiling and outdoor storage were
often cited as conditions that lowered
visual quality.
→Businesses want to ensure Mulberry Street
remains functional as a logistics and supply
route for businesses.
→Residents and businesses share
concerns about the safety and efficiency
of navigating the corridor and the
interchange at I-25. Safety and ease-of-
use of the frontage roads and interchange
ramps should be improved or redesigned. DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
63EAST MULBERRY PLAN UPDATE
GOAL 7: MULBERRY GATEWAY
Develop design standards and funding strategies for enhancements to
emphasize the I-25 interchange and Mulberry Street corridor frontage.
Note on Fulfillment of this Strategy:
While the City recently annexed the I-25
right of way, the majority of Mulberry
Street remains outside Fort Collins
jurisdiction which will limit the application
of City-specific goals and standards.
Prior to Annexation: Prior to full
annexation, the City should begin to
identify and budget resources for design
work and key aesthetic enhancements
to the interchange and Mulberry
Street frontage for anticipated future
reconstruction and capital projects.
Implementation Action Items:
7.1.1 Develop an urban design and streetscape program to
provide design standards and guidance for future enhancements
within the Mulberry Street right-of-way and for improvements
along private property frontages abutting Mulberry Street and
the I-25 interchange.
7.1.2 Actively partner with CDOT, Larimer County, and other
stakeholders on the redesign of the I-25/Mulberry interchange.
Similar to other gateway interchanges, safety, multimodal
connectivity, and aesthetic/design enhancements should be
emphasized in preliminary design.
7.1.3 In coordination with CDOT and the National Scenic Byway
program, enhance wayfinding and signage along the corridor to
identify important destinations such as Downtown, the Poudre
Canyon, and important local delivery routes serving Mulberry
businesses.
7.1.4 New development abutting the I-25/Mulberry interchange
will be required to meet the land use, transportation, and design
standards adopted as part of the I-25 Subarea Plan and the
Mulberry Activity Center.
STRATEGY 1
See the Gateway Character Area in Section 3 for further guidance on
priority gateway design characteristics.
Note to Readers:
Section 3 will be
released for review soon
DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
64EAST MULBERRY PLAN UPDATE
GOAL 7: MULBERRY GATEWAY
Implement interim enhancements to improve the attractiveness
of the gateway and Mulberry Street frontage.
Note on Fulfillment of this Strategy:
A functional and attractive gateway will be
the result of actions taken on by both private
property owners and businesses, and the
public sector and in the public right-of-way.
Incremental enhancements are likely to occur
over a number of years as private properties
(re)develop, while larger functional changes
to roadways and interchanges are likely to
require catalyst capital projects, such as
rebuilding the Mulberry and I-25 interchange.
Enhancements in the right-of-way such
as landscaping, street furniture, urban
design elements, and public art may require
annexation into the City or special funding
partnerships with overseeing jurisdictions
prior to annexation.
Prior to Annexation: The City should continue
advocating and partnering with Larimer
County and CDOT to align site, building,
and landscaping requirements towards City
standards along Mulberry Street and the I-25
gateway prior to annexation.
Implementation Action Items:
7.2.1 When minor redevelopment and changes of use occur
along the interchange or Mulberry Street frontages, staff
should prioritize and emphasize aesthetic improvements as
part of the review process and site upgrade requirements.
The most impactful site enhancements will typically include
new/replacement canopy trees, replacing nonconforming
signage, and relocating or screening low visual quality site
areas like outdoor storage.
7.2.2 Replace or modify nonconforming or outdated signage
in the plan area to ensure compliance with City standards
and reduce visual clutter. Strictly enforce the City’s 7-year
sign amortization period after annexations occurs to
transition nonconforming signage to City standards.
7.2.3 As properties redevelop, billboards will generally be
required to be removed. Prior to redevelopment, the City
should explore incentives for the voluntary consolidation or
removal of billboards in the plan area.
7.2.4 Expand the offering of City landscaping and
beautification programs to businesses and properties along
the Mulberry frontage prior to annexation. Programs such
as free mulch and the community canopy program provide
free resources to property owners to enhance on-site
landscaping and improve tree canopies.
7.2.5 When new development or catalyst projects occur
along the Mulberry Street frontage, encourage high quality
building and site design to set an enhanced style for future
development. New developments should focus on frontage
landscaping design, implementing an appropriate tree
canopy in an industrial/commercial context and building/
roof design variation and other design standards articulated
in the I-25 Subarea Plan for the Mulberry Activity Center.
STRATEGY 2
DRAFTDocuSign Envelope ID: EA0862FC-4FA7-4126-B2F5-6C7DD974DAF8
2 : GOALS & STRATEGIES
65EAST MULBERRY PLAN UPDATE
GOAL 7: MULBERRY GATEWAY
Balance desires for aesthetic improvements with the ongoing
role of the East Mulberry Plan Area as an industrial and
commercial hub with unique business needs and requirements.
Note on Fulfillment of this Strategy:
Areas within the East Mulberry Plan Area
feature a variety of industrial businesses that
may include outdoor storage yards, material
stockpiling, and other less attractive lower
quality visual but otherwise vital functions that
support the entire community. Aesthetics are just
one important component of an overall gateway
strategy and should be provided with enough
flexibility so as not to compromise the plan area’s
role for industrial and commercial development.
Prior to Annexation: City and County staff
and decision makers should consider flexibility
in adapting community-wide development
standards and requirements to the context of the
East Mulberry Plan Area and its industrial and
commercial businesses and development history.
Implementation Action Item:
7.3.1 In new or redeveloping properties, shift lower quality
aesthetic site functions such as outdoor storage to the back
of properties when possible. In lieu of relocation, ensure
screening of lower quality visual areas on the front, public-
facing half of properties.
STRATEGY 3
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