Purpose and Context of This Plan

The East Mulberry Corridor Plan rep resents a joint planning effort between Larimer County, the City of Fort Collins and concerned citizens. This partnership is unique. The study area is primarily in unincorporated Larimer County, yet inside the Fort Collins Growth Management Area (GMA). This plan reflects significantant cooperation among both jurisdictions and citizens in balancing complex issues, seizing available opportunities and combining policy directions to create a unified plan.

The 1997 Larimer County Master Plan has a number of specific policy elements that strongly influence the study area. One of this plan’s key concepts states urban areas situated in a community’s GMA will be integrated with the more detailed plans of that adjacent community. Urban development is encouraged aged to locate inside city limits, or if not possible, for the development to locate inside the GMA over lay zoning districts that can or will soon be annexed.

In 1997, the City of Fort Collins City Plan identified this area’s need for detailed planning as a priority. As a result, City Council included the East Mulberry Corridor Plan in the 20012002 work program, acknowledging the importance of working jointly to develop this plan with Larimer County. For the City, an initial primary plan objective was to implement City Plan’s citywide perspective to the specific circumstances in the East Mulberry Corridor study area. After exploring the concerns raised about the study area, it became ap par ent that this plan should address addition al key issues such as the pro vision and maintenance of public fa cil i ties and services, annexation, costs of improvements, redevelopment, and streetscape design.

Most of this study area’s development occurred under County jurisdiction long before the Larimer County and City of Fort Collins Intergovernmental Agreement for the Fort Collins Growth Management Area was adopted in 1980. In addition, the East Mulberry Corridor study area has intensive urban

The Need for this Plan

For most people the phrases, “East Mulberry Street” or “High way 14”, conjure up images of a busy thoroughfare heading into north Fort Collins. Even in the early days, this area was a center of bustling activity at the fringes of “the Fort,” full of traffic, commerce and travelers.

Today, East Mulberry Street is still recognized as a primary entryway into the city. This area is woven into the urban area to the west, and is a part of Fort Collins’ GMA.

In the face of continued growth and change, impacts are changing the area’s quality of life. Concerned citizens have shared their views about these impacts. Traffic congestion is increasing. Streets are in disrepair. In many areas, curb and gutter is lacking. Due to three existing floodplains within this study area, storm drainage is a major concern. Safety is a particular issue for any one traveling — whether by vehicle, bike, bus, or on foot. Larimer County does not have the financial capacity to provide the full range of urban services needed for the study area. The bottom line is this area’s infrastructure will continue to decline. Ultimately, existing property owners

INTRODUCTION

 

View of the South Frontage Road, illustrating the need for urban street standards.

Existing hotels along East Mulberry Street illustrating the need for urban sign standards.

will be assessed to fund their infrastructure improvements. Depending in which jurisdiction the home or business resides, these improvements will need to be coordinated with either the City and/or County. With continued inaction, quality of the East Mulberry Corridor area could mean:

• more deterioration of streets and other facilities
• missed opportunities for redevelopment
• lack of certain facilities and services
• • inadequate funding for needed infrastructure improvements
• lack of partnerships for public/private development
• a piecemeal, rather than “whole picture” approach to future solutions
• lost chances for enhancing the corridor as a key entryway into Fort Collins
• This plan has evaluated a wide range of issues including:
• Needs and expectations of residents and property owners
• Maintenance of existing land uses and support future expansion
• Better choices for future transportation, open areas, and land use patterns
• Alternatives for maintaining and enhancing this area’s economic viability
• Costs and financing of upgrading infrastructure
• Impacts of possible City annexation of all or part of this study area

The East Mulberry Corridor study area is unique among other urban areas set aside for future community growth. It presents problems and possibilities, not only within this study area, but also for the entire community. As the pressures of development continue, the timing is right for the County, the City, affected business interests, and area residents to work together to resolve the issues and capture this area’s opportunities.

Study Area

The East Mulberry Corridor study area encompasses about 2,500 acres. It is bounded by Interstate 25 to the east, East Vine Drive to the north, Lemay Avenue to the west and the Poudre River to the South. While most of the study area is outside city limits, it is within the Fort Collins GMA.

 

1963 aerial of the roundabout at SH 14 and US 87/SH 185 (now I-25) interchange.

1968 aerial showing a 12 year-old SH 14 bypass.

Brief History of Study Area

Over the past 75 years, the East Mulberry Corridor area has been shaped by developments including: State Highway 14 (SH 14) bypass, Interstate 25, agriculture, prohibition, a Greeley water line, and the Fort Collins Down town Airport.

SH 14 began as a dirt road surround ed by farms and ranches, stretching from Fort Collins east beyond Ault and west to Poudre Canyon. At some point, the highway became East Lincoln Avenue as you entered down town Fort Collins. Between 1954 and 1956, an extension of East Mulberry Street starting at Riverside Avenue and going east to Lincoln Avenue/Summit View Drive was built, creating the SH 14 Bypass. According to the City's 1957 Master Street Plan, it had become the main highway and was envisioned as be coming a green parkway leading vehicles into downtown along the Poudre River. This bypass soon became more traveled than the older East Lincoln Avenue and by 1957, it was no longer a bypass but relabeled as SH 14.

Also during the 1960s, US 87/SH 185, a small state and federal highway, was designated as part of the new federal in ter state system, Interstate 25. Located 3 miles east of Fort Collins, the north-south I-25 and SH 14 corridors intersected and grew in importance.

The corridor began to see a growth in businesses. Most early businesses were agriculturally-related or liquor establishments. Farmers raised mainly corn and beets up until World War II. Wartime labor shortages found farmers converting growing fields to pasturelands requiring little labor, only irrigation. The primary agricultural products became cattle and sheep, which were shipped via railroad to Chicago and other processing hubs. An 1896 law, prohibiting the selling of liquor within Fort Collins city limits, led to the high number of bars and liquor stores locating in the corridor area.

Another event that shaped development was the construction of the Greeley water transmission line that ran diagonal north west to southeast along East Lincoln Avenue/Summit View Drive. 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.

 

INTRODUCTION

The Fort Collins Downtown Airport.
The Fort Collins Downtown Airport.

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 2,700’ runway and ten “T” hangars, housing about 25-30 planes. The thirty stockholders who financed this airport also built the industrial park to the southwest.

Since 1960, the East Mulberry Corridor area has grown at a slow rate. Existing housing subdivisions were built-out and only a few were added. Most of the growth has been in the industrial and business-zoned areas adjacent to the airport. The earlier vision of East Mulberry Street becoming a parkway was never quite realized. Fort Collins’ southward growth has led to the increased use of Harmony Road and Prospect Road as gateways into town. In particular, the substantial employment growth along the Harmony Road Corridor has eclipsed the parkway evolution of the East Mulberry Corridor.

The 1990s saw new arterial roads being added. And today in 2002, the industrial park maintains its presence, residential and retail developments thrive, yet few farms remain.

Project Schedule

The East Mulberry Corridor Plan project schedule covered approximately 20 months beginning in January 2001 and ending with the joint adoption by the City and County in September 2002.

The planning process was divided into three phases. Phase I included data collection, analysis, issues identification, vision and goals. Phase II included design development of the Frame work Plan and streetscape concepts, and identification of principles and policies. Lastly, Phase III included plan implementation.

Technical Advisory Committee

A Technical Advisory Committee (TAC) was established comprised of City and County staff, and a professional consult ant team. The TAC represented a broad range of technical expertise and met regularly throughout the planning process. Primary tasks included managing and facilitating the planning process, addressing specific technical issues, and coordinating activities and events.

Page iii for a TAC member list.

 

 

Public Involvement Process

The City of Fort Collins and Larimer County remain committed to a public involvement process that includes maxi mum citizen involvement and participation, fairness, and opportunities to listen and respond to issues and concerns. On-going communication was emphasized between the TAC, appointed and elected officials, and the public.

Citizen involvement was a major part of the planning process. The public information and communication activities were designed to generate broad awareness and interest in the planning process. These efforts included newsletters, press releases and articles, television, advertisements and a plan web site (www.fcgov.com/eastmulberry).

The East Mulberry Corridor Plan’s public involvement process was open to all with a careful focus on people and groups with particular interests in the study area.

An extensive mailing list was developed and included both residential/business property owners and tenants in the study area. This mailing list, which totaled over 3,000 addresses, was used as one of the primary notification techniques to encourage participation at public events and activities throughout the planning process.

In the Fall of 2000, a questionnaire entitled. “Issues & Options,” was distributed to this mailing list to provide staff with preliminary feedback on pertinent issues, concerns, and ideas. This questionnaire did not rep re sent a statistically valid survey, how ever this early input was useful as a basis for starting the planning process and providing during the first phase.

After this initial step, public involvement and communication activities fell into three primary categories:

• Citizen Advisory Group
• Public Outreach and Events
• Requested Information and Communication

Citizens Advisory Committee

City and County staff appointed a Citizens Advisory Commit tee (CAC), who’s primary purpose was to advise staff and TAC, and act as a sounding board addressing the issues associated with this plan. CAC was created to ensure ongoinging, well-informed representation from all geographic areas within the study area. In addition, both businesses and residents were included, as well as special interest groups in and outside of the study area. Each CAC member was select ed to rep re sent not only the point of view of their in for mal constituency, but also to represent or advocate the plan back to their “home” neighborhoods and constituents. CAC members typically represented multiple interests.

The CAC met monthly for the duration of the planning process, and reviewed progress, contributed ideas, and made recommendations.

Public Outreach

Public events like open houses and workshops were held for broader audiences, and contained background information to orient attendees to the planning process, as well as new developments. These events offered the attendees many opportunities at a variety of levels to give both general and site-specific input.

These open events reflected a high level of public interest and participation and, as more information was made available, attendance increased.

Requested Information & Communication

In addition to public events, staff continually contacted individual property and business owners and tenants for further review and input concerning this plan. Many civic groups, organizations and neighborhoods requested or were provided with presentations on the plan’s progress and implications. In addition, numerous one-on-one meetings with property and/or business owners were held.

A summary of key public events includes:

• 16 Citizens Advisory Committee meetings
• 62 staff and TAC meetings
• 16 property/business owner meetings
• 3 neighborhood meetings
• 15 City/County appointed and elected officials meetings
• 6 presentations to civic groups/organizations
• 3,000 study area residents and businesses were mailed the Issues & Options questionnaire
• 5 public open houses/workshops (15,000 notification postcards mailed)

 Adoption

The East Mulberry Corridor Plan was adopted by the City of Fort Collins on September 17, 2002 and by Larimer County September 18, 2002.

INTRODUCTION

 

Vicinity Map

Study Area Map


10

 

Link Lane at SH 14 looking north, illustrating the need for upgraded urban services.

Introduction

First this chapter analyzes existing study area conditions such as related plans, land use, zoning, infrastructure, public services, cultural resources, and affordable housing. Secondly, it includes a list of key issues. Thirdly, this chapter summarizes opportunities and constraints influencing the planning and future development of this study area.

Study Area Overview

The East Mulberry Corridor Plan’s study area extends for just over three miles from the current edge of the City of Fort Collins to I-25. In this short distance, many of the opportunities and challenges facing our community emerge. Highly evident is the complex interface between urban and rural, and between City and County. The East Mulberry Street Corridor has long been the front door to the City of Fort Collins, despite its County location. An extensive mix of commercial and industrial uses has evolved over the past several decades, much of it in a pattern of commercial strip development. Yet significant areas of vacant lands also remain, providing opportunities for new development patterns and uses. For a detailed market analysis of the study area, see Chapter 3. A further review of future facilities, services and analysis of projected costs associated with these public projects is summarized in Chapter 10.

Even with the extensive existing and anticipated development, important natural values are also present in the study area. The Poudre River closely parallels SH 14 for more than a mile yet remains physically and visually isolated from the highway over most of that distance. Cooper Slough and other wildlife habitats also occur in the study area and illustrate the need for incorporating resource protection measures into this plan. Chapter 7 provides an overview of the natural features, waterways, and open lands in the study area and the resource protection measures that were considered in the development of this plan.

East Mulberry Corridor Plan

 

Chapter 6 - Transportation Chapter 8 - Urban & Streetscape Design. 

Appendix A - Related Goals: Larimer County Master Plan and City of Fort Collins City Plan.

With an I-25 interchange, an airport and a thriving commercial market, SH 14 is and will remain a vital transportation link. Chapter 6 provides an overview of this area’s street network, focusing on SH 14, as well as other streets, in terms of their classification and suitability for meeting current and anticipated transportation needs. Pedestrian, bicycle and other transportation modes are also addressed.

Considered one of Fort Collins’ gateways, the East Mulberry Street Corridor is highly visible, and it is essential to integrate urban design and landscape treatments. Chapter 8 addresses its visual quality and proposes future streetscape improvements.

Related Plans

A number of related regional, County, and City plans and studies have been adopted that influence development of the East Mulberry Corridor Plan. Affecting elements from these documents are summarized in the remainder of this section or in an appendix.

Area Plans

The Larimer County Master Plan, adopted in 1997, serves as a policy document for development decisions in the County. This plan includes a number of more specific policy elements that have a strong bearing on the study area.

City of Fort Collins City Plan, adopted in 1997, defines a vision, structure plan, principles and policies for the overall community. The East Mulberry Corridor Plan is identified as an element of City Plan and included in the 2001-2002 City Council work program.

Completed in March of 1999, the City’s Mountain Vista Subarea Plan shares a border with the East Mulberry Corridor Plan. The key element is the identification of Low Density Mixed-Use Neighborhood and Employment land uses along East Vine Drive.

Northern Colorado Regional Communities I-25 Corridor Plan, a regional planning effort by many communities, addresses the two-mile-wide interstate corridor extending from the Berthoud vicinity north to Wellington. Key elements address interchange and arterial street improvements, recommend commuter rail alignment, find locations for feeder bus ser

 

EXISTING CONDITIONS & ISSUE ANALYSIS

 

Looking west from the junction of the entrance ramp to southbound I-25 and SH 14.

County Zoning Map and City Zoning Map on pages 29 and 30.

vice, and create design standards for developments within this corridor.

The City’s I-25 Subarea Plan is an element of City Plan, assessing growth related issues along a 6 mile stretch of I-25 between Douglas Road to the north, and County Road 32 to the south and extending approximately 1 mile to the east and west. It generally reflects a more detailed area assessment than the Northern Colorado Regional Communities I-25 Corridor Plan. The SH 14 and I-25 interchange lies within these boundaries and this plan recommends: a future land use mix, focused commercial centers at intersections, support for rural development pattern and open lands in between primary interstate interchanges, preservation of important natural areas agricultural lands, and view corridors, and lastly, improve primary gateways into communities.

Transportation Plans

Larimer County Transportation Plan, City of Fort Collins Master Street Plan, and CDOT, the County and City’s Interstate 25/SH 14 Interchange Area Study, US 287/SH 14 Access Management Report, and Northern Colorado Truck Mobility/SH-14 Relocation Study all affect transportation for this area. Please refer to Chapter 6 for detailed descriptions of these transportation plans and their influence.

Drainage Plans

Dry Creek Master Plan, Cooper Slough/Boxelder Creek Master Plan, and Dry Creek Flood Control Project Plan, are all existing plans or drainage improvements under way, to reduce potential flooding in this area. Descriptions of these drainage plans and their influence are discussed later in this chapter, under Opportunities and Constraints.

Zoning

Although zoning is not a “plan,” it is one tool used to implement other planning initiatives. This study area includes a mix of City and County zoning, highlighted in the maps at the end of this chapter. The zoning is predominantly commercial and industrial, with a small area of residential zoning in the southern portion of the study area.

 

Existing Land Use Map on page 31.

Existing commercial uses along the North Frontage Road.

Land Use

Exisiting Development

Development within the study area consists of a mix of coexisting agricultural, residential, industrial, commercial and institutional uses. Add the presence of a major region-serving transportation thoroughfare and two local government entities, and there are bound to be land use conflicts. Typical challenges facing existing development in the study area are: Lack of property assemblage for redevelopment Inconsistent design quality Differing City and County regulations (e.g. setbacks,

floodplain regulations, etc.) Conflicts between neighborhoods and commercial areas Poor overall appearance of the study area

The following tables illustrate the current land use composition of the study area. It is also shown graphically in the Existing Land Use Map at the end of this chapter.

Land use in the study area includes 14 categories per the Larimer County Assessor’s Existing Land Use records. The largest land use is agriculture, comprising just over 37% of the land area. Industrial and commercial uses are the next largest land use with 20% of the land area. Residential use is third, with just over 7% of the land area.

Table 2-1 Land Use Inventory

Land Use	Acreage	% of Total
Agricultural	969	37%
General Industrial/Commercial	521	20%
Roads/Infrastructure	357	15%
Vacant	295	11%
Single Family	198	8%
Public Lands	79	3%
Mobile Home	67	3%
Services	36	1%
Multi-Family	25	1%
Other Tax Exempt	10	< 1%
Total	2557	100%

 

Existing Ownership Patterns

Almost 96% of the land in the study area is privately owned; the remaining 4% is in public ownership.

Table 2-2 Ownership Inventory

Ownership		Acreage	% of Total
Private		2,112	82%
Roads/Infrastructure		357	15%
Public		79	3%
Total		2548	100%

Note: It is not determined which ‘vacant’ lands are private versus public and all are indicated as private at this time.

Transportation

See Chapter 6 for information on existing conditions.

Infrastructure

With the majority of this area’s development occurring in the 1960s, much of the street and drainage infrastructure was not constructed to current County/City standards. Depending on which jurisdiction is in place, existing property owners will need to coordinate future infrastructure improvements with either the City or County. Chapter 10 discusses future funding assessment.

Streets

Please refer to Chapter 6 for detailed information about existing street conditions.

Drainage

The study area is located primarily within the lower Dry Creek Basin and the Cooper Slough Basin, with a small portion in the Boxelder Creek Basin.

Dry Creek Basin

The Dry Creek Basin drains from north to south and ultimately into the Poudre River across from the Fort Collins Downtown Airport.

 

A portion of the Cooper Slough.

Cooper Slough/Boxelder Creek Basin

Cooper Slough, the other major basin within the study area, lies west of I-25 and flows north to south. The Cooper Slough joins Boxelder Creek near Prospect Road and I-25 and then flows into the Poudre River.

Storm Water

Storm water flows from north to south through the study area and ultimately discharges into the Poudre River. No underground storm sewer system exists within the study area. Storm water is collected and routed via roadside borrow ditches and channels. Pipe and box culverts are utilized to pass storm water under major roads. Because East Mulberry Street is also SH 14, the Colorado Department of Transportation (CDOT) maintains the majority of the culverts. The few drainage facilities that do exist consist of sections of curb & gutter, valley pans, and roadway inlets that drain into adjacent borrow ditches and channels. The City and County own these drainage facilities. With the exception of new developments, such as Buffalo Run and Wal-Mart on the east end of the study area, there has been little or no attempt to detain storm water on a local or regional basis.

Irrigation Canals

Two irrigation canals cross the study area – the Lake Canal and the Cache la Poudre Irrigation Company Canal. Both canals are active.

Floodplains

This study area includes portions of the floodplains of the Poudre River, Dry Creek, Cooper Slough, and a small section Boxelder Creek. All floodplains are designated by both the City and Federal Emergency Management Agency (FEMA), with the exception of the Poudre River, which is FEMA designated only. The types of floodplains within the study area are: floodway, 100-year floodplain and 500-year floodplain. See the Water Features Map for floodplain boundaries.

Utilities

Water

The City of Fort Collins and the East Larimer County Water District (ELCO) both supply water to the East Mulberry Corridor study area. The City services the area west of Lemay.

EXISTING CONDITIONS & ISSUE ANALYSIS

Avenue and ELCO the area east of Lemay Avenue. There are two exceptions. First, the City supplies water to the Buffalo Run neighborhood on the southeast corner of Lemay and Lincoln Avenues. Second, the City maintains a 24” water transmission line in the frontage road on the south side of East Mulberry Street. Properties on the south side of Mulberry Street between Lemay Avenue and Timberline Road that redevelop will likely receive City water service from this water line.

In addition to City and ELCO water lines, the City of Greeley owns two water transmission lines, (24” and 27”) that pass through the study area. These transmission lines, which do not serve the East Mulberry Corridor area, roughly follow the alignment of south Summit View Drive. The Northern Colorado Water Conservancy District (NCWCD) also has a 24” transmission line that runs southeast along East Lincoln Avenue to Mulberry Street, continuing east within the study area.

ELCO currently has a grid of waterlines ranging in size from 1½” to 16” that service the majority of the study area. ELCO has several improvements planned, including a 12” line beginning at Summit View Drive and extending to the east, and a 20” line extending between East Vine Drive and Redman Road west of I-25. ELCO is also supplying water to the new Wal-Mart retail center. It is probable that future development within the study area will have water supplied by ELCO.

Existing and planned proposed waterline locations are shown in the Existing Utilities Inventory Map at the end of this chapter.

Light and Power

The Poudre Valley Rural Electric Authority (PVREA) currently provides electrical power to portions of the study area outside of city limits. As properties annex into the City, light and power service will be transferred to City utilities, along with maintenance of equipment.

Sanitary Sewer

Both the City and BSD provide sanitary sewer collection within the study area. The City sewer collection system serves the area west of Lemay Avenue and operates a 42” sewer line that runs east along East Mulberry Street to Timberline Road, then extends south to a wastewater treatment facility. Anheuser-Busch also has a 16” force main that runs south from their brewery, located at 2351 Busch Drive, through the study area.
Poudre River Trail, adjacent to the study area.

BSD collects the majority of the sanitary sewage within the study area. They service numerous sewer lines, and plan many future improvements. These proposed improvements consist of several sewer lines, including a line running parallel to, and approximately 0.25 miles north of SH 14. BSD’s wastewater treatment plant has considerable unutilized capacity and it is likely that the majority of this area’s future requirements will be thier responsibility.

Existing and proposed sanitary sewer facilities are shown on the Existing Utilities Inventory Map at the end of this chapter.

Public Services

Parks and Recreation

Currently no developed parks exist within the study area. The nearest park is Romero Park, located adjacent to the west side of the study area. There are, however, several natural areas present along the Poudre River. While these natural areas do permit public access, it is difficult. Residents are also in close proximity to the off-street multi-use trail running along the Poudre River, which provides connections to several parks outside of the study area. The trailhead is located just south of Mulberry Street on Timberline Road. This same trailhead provides access to a soft surface trail to Riverbend Ponds.

Schools

Currently no Poudre School District (PSD) schools exist in the study area. The following schools currently serve the study area: Laurel, Irish, and Tavelli Elementary Schools; Lesher and Lincoln Junior High Schools; and Poudre Senior High Schools.

Poudre Fire Authority

The Poudre Fire Authority (PFA) currently has two stations that service the study area. Fire Station No. 1 is located at 505 Peterson Street. Fire Station No. 6 is located at 2511 Donnella Court. These stations cover areas east of Peterson Street and west of County Road 19.

Example of a structure with possible historical significance 

at 201 Peterson Street, the Northside Aztlan Community Center at 112 East Willow Street, the Edora Pool & Ice Center at 1801 Riverside Avenue, and the Mulberry Pool at 424 West Mulberry Street.

Cultural Resources

No comprehensive surveys of historic resources exist for the study area. A windshield survey for historic structures was conducted in July 2001. Several potentially historic structures were located, including farmhouses, outbuildings and related facilities that appear to date back to the early 1900s. Further study would be necessary to determine the historical significance of these structures.

Also, an inventory map showing ages of existing properties was created using data from the Larimer County Property Assessor’s Office. Structures are grouped in decade increments, according to date built. The map provides a general impression of where historical properties are most likely to be located, and also shows a few properties built pre-1900. There are also several structures that are over fifty years old, the first requirement for designation as a historic property.

Affordable Housing

Since most of the study area is outside city limits, little attention has been given to providing affordable housing. According to the Fort Collins Land Use Code, a development project must meet several guidelines to be considered an affordable housing project. First, at least 75% of the gross acreage to be developed must be residential dwelling units or mobile home park spaces. Second, at least 10% of the dwelling units must be available to rent or for sale to households earning 80% or less of the median income of city residents. An adjustment is required for family size and that those households are not paying more than 30% (for a rental unit) or 38% (for purchasing a unit) to housing costs. Third, the affordable dwelling units need to be built in the initial phase or alongside the market rate units, and lastly, the affordable dwelling units need to be on record at the Larimer County Clerk and Recorder Office as being affordable and occupied for twenty years.

According to these guidelines, there is only one affordable housing project in the study area, Buffalo Run, located on the southeast corner of Lemay and Lincoln Avenues. There is a second affordable housing project just north of the study area, Bull Run, located on the northwest corner of Summit View Drive and East Vine Drive.

While some other residential areas could be considered affordable, there have not been any other formal projects developed in the study area. An overview map, highlighting those areas with lower average home prices than those of Fort Collins, as well as the two affordable housing projects, is included at the end of this chapter. The lower cost homes are divided into two categories: Mobile Home Parks, and Single Family Homes.

Urban & Streetscape Design

See Chapter 8 for information on existing conditions.

Natural Areas & Open Lands

See Chapter 7 for information on existing conditions.

Issues Identification

One of the early steps in the planning process was an effort to identify the issues that should be addressed in this plan. This section lists these issues
The issues listed below were identified through a series of interactions with the community and included the “Issues & Options Questionnaire” mailed to property owners and residents of the study area.

Comments were received from a series of public events as well as discussions with the Citizens Advisory Committee (CAC). Issues identified were important, providing a foundation for the direction of this plan, developing the vision and goals, and creating physical design and implementation strategies.

In order to organize the numerous comments, they were sorted into 5 topics:

1. Land Use
2. Transportation
3. Infrastructure and Public Services
4. Urban and Streetscape Design
5. Natural Areas & Open Lands

For each of these topics, a sampling of comments is provided below, including some of the major and/or most frequently cited issues.

1. Land Use
• The plan should promote a balanced mix of land uses.
• Is there a need for an additional grocery store within the study area?
• Opportunities exist for expansion of commercial, residential and larger employment uses.
• If airport becomes available for redevelopment, what are the appropriate uses for that area?
• This plan needs to address the overall area and not just a narrow corridor along East Mulberry Street.
• Current Business Uses. Protecting existing businesses is important.
1. Transportation
• Roads. Deterioration, maintenance, and repair. Private roads in the area are aging. The residents and businesses along the roads can’t afford to pay to repair them.
• Traffic flow on East Mulberry Street.
• How existing transportation projects will affect the study area?
• How will this planning process deal with the truck traffic?
• Access. It is important that the planning process address the number of access points along East Mulberry Street.
• Facilitate alternative modes of transportation. The area needs sidewalks, bike lanes, and pedestrian crossings.

3. Infrastructure and Public Services

• Infrastructure funding. An identification of funding priorities and a realistic assessment of what can be accomplished is needed.
• Affects of annexation on existing businesses and residents.
• Timing of annexation (voluntary/involuntary).
• Annexation. A concern for residents is that once the area is annexed, taxes go up, but improvements would lag behind. Another concern is that land use regulations and processes are more flexible in the County than in the City.

1. Urban & Streetscape Design
• Neighborhood Atmosphere. This plan should balance the need for the corridor to serve as a gateway for the whole city with the need to have a neighborhood feel.
• Building appearance, storage yards and street frontage should be enhanced to improve the overall appearance of the corridor.
• Area lacks quality design and landscaping of both existing and new development.
• How can the Mulberry Street Corridor become a true gateway into Fort Collins?
• Design Standards - trees, lighting, curbs and other changes are expensive. It’s difficult for small businesses to absorb these costs.
1. Natural Areas and Open Lands
• Need for protection of wildlife habitat and natural areas.
• Keep development away from Cooper Slough drainage way.
• Is public access needed to natural areas?
• What recreational opportunities exist within the study area?
• Are there plans for acquisition of additional open space?

Opportunities and Constraints

Using this list of key issues, an assessment was made of opportunities and constraints influencing the planning and  future development of the study area and adjoining neighborhoods. The initial assessment was developed after analyzing

 

existing conditions, CAC meetings, TAC recommendations and public event comments. This helped to form another foundation layer for the next element of the plan, the Vision & Goals. For each of the 5 topics, a brief discussion of opportunities and constraints is provided below. These are discussed in more detail in their respective sections and are referenced in the Opportunities & Constraints Map at the end of this chapter.

1. Land Use

The study area is primarily developed, but several large parcels of undeveloped land remain. The plan should promote a balanced mix of land uses and address existing and new development. New land uses should include residential, commercial, industrial and employment. The plan should promote and protect existing land uses while ensuring an appropriate future land use mix. The study area should provide locations for industrial expansion, while also providing places for people to live. Careful planning of future land uses will be necessary to avoid conflicts with existing uses.

Planned and Approved Development

Development plans are being prepared for the majority of the undeveloped parcels. Coordination of these development plans with the overall vision of the East Mulberry Corridor Plan is essential.

Neighborhood Commercial Center

City Plan identified the northern half of the intersection of Greenfields Court and SH 14 as a neighborhood commercial center. In addition to economic viability, the design of the neighborhood center at this or other identified locations must consider appropriate types and mixes of development, compatibility with surrounding land uses, protection of natural resources, design of adequate transportation network, easy access for pedestrians, and public transit. The development may further increase traffic conflicts on the existing road system and near adjacent residential neighborhoods.

Employment District

The study area can support additional employment districts established in an undeveloped area or as part of redevelopment initiative. New employment centers will help establish other commercial services and residential districts in the area but may further increase traffic on the existing road system.

Airport

As market forces change within the study area, redevelopment of existing properties becomes a more pressing issue. As identified in this plan, several opportunities exist for redevelopment, both short- term and long-term. Perhaps the biggest barrier to redevelopment is the assemblage of land for an economically feasible project. As development pressures increase in the study area, strategies and incentives to address land assembly will be critical to redevelopment success.

The Fort Collins Downtown Airport represents an example of a long-term potential redevelopment project. If the airport should cease operations in the future, its location and access make it an attractive target for redevelopment. The planning process identified the potential for a large-scale employment center on the airport site, which could serve as a complement to downtown Fort Collins. It should be noted, however, that any redevelopment effort on the airport site would be market-driven and privately initiated. Once those conditions are in place, strategies for implementing redevelopment or “readying the environment” would likely be joint public-private efforts.

Targeted investment areas for future development include industrial/agricultural business along with the commercial “nodes” at the Greenfields Court and Timberline Road intersections on East Mulberry Street. The planning process envisions a mixed-use, neighborhood commercial center within the Greenfields Court intersection area and an employment-supportive activity center at the Timberline Road intersection. Areas targeted for future development within new vacant lands will primarily be concentrated in the northern half of the study area. This development area is likely to be primarily residential in nature, designed to support commercial activities along the East Mulberry Street corridor. This plan envisions market-driven strategies for future development in these areas, allowing private sector investment to guide development patterns. The public sector role in new development will be to ensure that consistent development quality is maintained and the overall community vision is achieved.

2. Transportation

The existing transportation network within the study area is largely developed to rural County street standards, with the exception of Timberline Road. As properties annex into the City, the challenge will evaluate the best funding mechanism for existing property owners to pay for future street improvements to meet urban standards, in order for the City to take over maintenance of these facilities. Several constraints exist in planning for future streets: including existing development, Fort Collins Downtown Airport, Cooper Slough and the railroad.

 

Most of the study area lacks pedestrian and bicycle facilities making it difficult to negotiate through the study area. As new streets are developed, on-street bike lanes and sidewalks will significantly improve the situation. In addition, off-street multi-use trails should be implemented over time to provide connections between outlying areas and through the study area. The Framework Plan recommends bike and pedestrian networks be improved through the construction of on-street bike lanes on every new street classified as a commercial local and above, in additional to the construction of sidewalks as required in LCUASS. All existing local streets should be assessed for the need to be constructed with sidewalks according to LCUASS. Furthermore, it recommends a network of well-connected off-street multi-use trails to accommodate all user types and skill levels. These trails are designed to be part of the citywide trail system.

For existing streets that do not have bike lanes or sidewalks, a special improvement district can be established to fund the necessary improvements. In some cases, sidewalks will not be able to be constructed in compliance with LCUASS, due to existing constraints, such as development or topography.

Finally, as the proposed street network is developed, opportunities for incorporating expanded transit service in the area should be explored, especaillyTimberline Road and East Mulberry Street. Building on the future transit facilities outlined in City Plan’s Structure Plan Map, additional transit routes are proposed to extend into new development within the study area. This transit element, however, needs to be assessed on a citywide multi-modal approach, as mentioned in Chapter 6. Further detailed analysis will to be conducted as part of the Transportation Master Plan Update, currently underway at the writing of this plan.

In order to enhance transit as a viable option within the study area, inter-modal connections must be provided. Pedestrian and bicycle facilities need to be directly connected to transit stops, as well as bike lanes, off-street multi-use trails and sidewalks that connect people’s trip origin to their destination. In addition, transit supportive development guidelines and standards, as outlined in the City’s Land Use Code, need to be implemented within the transit service zones. This consists of integrating the transit stop into the site plan of the development with strong linkages to activity centers, commercial, employment, housing and recreational opportunities. Developments should also take into account transit-oriented development principals when site planning along transit routes at major stops or transfer points. This involves designing for pedestrians, increasing density with a mix of land uses, and orienting building entrances to the transit stop.

3. Infrastructure & Public Services

In assessing the primary facilities and services within the study area, opportunities for providing future infrastructure and services exist by the City, other providers and partnerships with property owners.

As properties annex, it is anticipated that water and sanitary sewer service will continue to be provided be ELCO and BSD respectively, and the City will take over light and power service from PVREA. Police services will eventually transfer over to the City as well. Coordination of services between County and City will continue, however, as it is expected to take some time for the entire study area to annex within municipal boundaries.

The County does not provide public services such as recreation or library facilities. While new neighborhoods within the City will incorporate park and recreation facilities according to urban standards, no future library facilities are planned for this area.

Both major basins within the study area, Dry Creek and Cooper Slough, are the subjects of on-going master planning efforts. The Dry Creek Master Plan and the Cooper Slough/ Boxelder Creek Master Plan are currently underway. Both plans are to be completed at the end of 2002, and will have analyzed several improvement alternatives within their respective basins. These plans will also recommend other necessary improvements for the area.

The Dry Creek Flood Control Project Plan, completed in September of 2001, calls for additional storm water detention

 

EXISTING CONDITIONS & ISSUE ANALYSIS

upstream of the Mulberry Corridor area with controlled releases to reduce area flooding. The Dry Creek Master Plan and the Cooper Slough/Boxelder Master Plan, once completed, will identify several drainage improvement alternatives for the area. Previous studies, however, have already identified suggested improvements in the Dry Creek basin. The first of these major improvements was constructed with the 1998 Timberline Road Extension Project, for the Dry Creek basin. These improvements included building a channel and bridges at East Mulberry Street and Lincoln Avenue, (Poudre River to the Fort Collins Downtown Airport). Remaining projects in the Dry Creek basin include the construction of channel and road crossings for flows generated in the lower Dry Creek basin from Timberline Road to Willow Street.

The technical work for the Cooper Slough/Boxelder Master Plan has been completed and will be presented for public input in the first half of 2003. The main components in the Cooper Slough area focus on reducing damages in the business park area along East Mulberry Street, west of I-25. These proposed projects include storm sewers and channel improvements. This updated master plan will also provide guidance for new development due to strong interest for development within this basin. It also determines the quantity of flow that currently spills into the Cooper Slough basin from the Boxelder Creek basin. The City is working closely with the County in developing the master plan for this area.

4. Urban & Streetscape Design

Opportunity lies in the new urban design standards for development projects relating to architecture and site planning elements and will ensure quality projects and an improved aesthetic appearance, especially along the East Mulberry Street Corridor. Prior to annexation, the County should establish new development standards into their land use code to match the City’s urban design standards, anticipating eventual incorporation.

One element of the East Mulberry Corridor Plan is to develop a new streetscape design concept for the corridor between Riverside Avenue and I-25. While in a few locations new landscaping has been installed in conjunction with the Timberline Road and Lemay Avenue street improvements; no unified design has been developed for the corridor.

5. Natural Areas & Open Lands

Within the study area, several natural areas and wetlands exist near the airport and Cooper Slough area. These areas should be preserved and protected utilizing both City and County natural area regulations. Open lands outside of these areas previously mentioned have not been identified for acquisition by either the City or County. Existing private development is impacting some of these areas. Future development should be evaluated to minimize negative impacts and protect these natural features to the maximum extent feasible. See Chapter 7 for a further discussion on natural areas and open lands.

EXISTING CONDITIONS & ISSUE ANALYSIS

 

County Zoning Map

City Zoning Map

Exsiting Land Use Map

Water Feature Inventory Map

Existing Utilities Inventory Map

Structure Age Inventory Map

Areas of Lower Cost and Affordable Housing Map

Opportunities and Constraints Map
A strip of motels along SH 14.

New commercial pad sites at the northwest corner of East Mulberry Street and Lemay Avenue.

Introduction

Future growth in the East Mulberry Corridor study area represents a unique development opportunity for the City of Fort Collins and Larimer County. This area provides a critical link between I-25 and Downtown Fort Collins, and has the potential to create an alternative urban development pattern, different from previous historic trends and more in tune with the community vision. The following chapter provides general market context and parameters for future development in the area influenced by the East Mulberry Street Corridor. It is meant to further aid the planning process and provide additional guidance for future land use considerations. This market analysis is the first step in developing a market strategy that achieves the following:

• Balances community vision with market realities
• Identifies and removes (market, regulatory, financial, physical) barriers to investment
• Evaluates the “delivery system” – those groups that affect the delivery of real estate products to the market (property owners, developers, lenders, regulatory agencies, etc.)
• Tells an accurate and unbiased “story” to potential investor audiences
• Moves the East Mulberry Corridor Plan closer to implementation
• Determines public and private sector roles in development and redevelopment
• “Sets the stage” for redevelopment
• Facilitates strategic infrastructure phasing/funding
• Develops an annexation strategy

The remainder of this chapter outlines the key components of the market analysis: forecasts of regional and study area socioeconomic indicators (households and employment); estimates of development demand by land use type (office, retail, industrial and housing); and an analysis of targeted areas for commercial development.

Socioeconomic Forecast

In order to quantify economic growth within the City of Fort Collins and the East Mulberry Corridor study area, a regional analysis of historical demographic market information was completed. The purpose of reviewing historical trends was to establish a context for the development that has occurred in the region. Growth projections for the region prepared by the Metropolitan Planning Organization (MPO) were then analyzed and compared to projections prepared by national demographic data providers. The numbers prepared by the MPO appear to be the most current and comprehensive. Therefore, this data series was used as a basis for projections of development activity within the City of Fort Collins market area. Capture rates for the City were applied to regional growth totals to arrive at estimates of households and employment. These household and employment figures were then converted to development estimates by land use type (housing, retail, and office/industrial).

The projections of development growth within the City utilized both a “top-down” and a “bottom-up” approach. From a “top-down” perspective, regional growth control totals were held constant, while a “bottom-up” approach considered allocations of growth within the region based on the City’s development potential.

Table 3-1 summarizes socioeconomic forecasts for the North Front Range region and the City of Fort Collins market area. City forecasts for households and retail/non-retail (office and industrial) employment were based on the following market factors:

• Potential for a greater diversity of housing choices
• Potential to increase overall density of development
• Greater live/work opportunities
• Opportunity to capitalize on the regional proximity/ access/transit availability

 

Table 3-1 Socioeconomic Forecast Summary North Front Range & City of Fort Collins Market Area

Area	1998	2005	2010	2015	2020
North Front Range Region*
Total Households	125,712	180,766	220,156	259,750	298,900
Employment
Retail Employment	29,720	44,932	55,807	66,658	77,500
Retail Development (SF)	8,916,000	13,479,600	16,742,200	19,997,500	23,250,000
Non-Retail Employment	106,323	158,079	195,409	234,879	268,600
Office/Industrial Development (SF)	21,264,600	31,615,900	39,081,800	46,975,800	53,720,000
City of Fort Collins
Total Households	49,212	59,031	68,167	77,303	87,241
% Regional Market Share	39.1%	32.7%	31.0%	29.8%	29.2%
Employment
Total Retail Employment	12,559	15,480	17,080	18,679	21,815
Retail Development (SF)	4,395,600	5,418,000	5,978,000	6,537,600	7,635,200
% Regional Market Share	49.3%	40.2%	35.7%	32.7%	32.8%
Total Non-Retail Employment	43,600	57,471	64,934	72,396	82,996
Office/Industrial Development (SF)	8,720,000	11,494,200	12,986,800	14,479,200	16,599,200
% Regional Market Share	41.0%	36.4%	33.2%	30.8%	30.9%

Source: North Front Range MPO and Leland Consulting Group.

* Region includes North Front Range communities of Fort Collins, Loveland, Greeley, Windsor, Berthoud and Johnstown

Market Area and Supply and Demand

The potential local and region-serving nature of the East Mulberry Corridor study area indicates that it will likely draw users from an expanded trade area within the North Front Range area. For the purposes of this analysis, however, it is still useful to consider supply and demand conditions relative to the study area’s immediate market area. Therefore, the study area’s supply and demand characteristics were analyzed and compared to the overall Fort Collins market by land use type. These comparisons are summarized in the following sections, along with demand estimates by land use type for the Fort Collins Market Area and the East Mulberry Corridor study area.

Office Supply Characteristics

Summary office supply characteristics for the Fort Collins market area and the East Mulberry Corridor are presented as follows:

Summary of Market Opportunities

Table 3-6 summarizes market opportunities within the study area by land use type. The timing of these opportunities is also addressed. As shown, there are ample opportunities across several land use categories for development and redevelopment within the next ten years.

Opportunities by Land Use Type:

Office/Industrial

• Opportunity to increase employment base due to regional access
• Local service office space to support residential/ employment base
• Increased housing density supports live/work opportunities

Retail

• Opportunity to capitalize on regional proximity/access/ transit availability
• Build on existing destination orientation (at or near I-25 interchange)
• Convenience/service retail for surrounding employment/ residential base

Housing

• Diversify housing choices – denser ownership housing (townhomes, condos)
• Increase density – more multifamily housing
• Greater live/work opportunities

Table 3-6 Market Opportunity Summary East Mulberry Corridor's Potential For Development

Land Uses	Short-Term (1 to 3 Years)	Mid-Term (3 to 5 Years)	Long-Term (5+ Years)
Retail
Specialty Retail		X
Entertainment Retail	X
Neighborhood-Serving	X
Community-Regional		X
Office
Class A High-Rise			X
Corporate Campus		X
Class B Mid-Rise	X
Incubator Space	X
Industrial
Of› ce/Warehouse	X
Of›ce/R&D	X
Light Industrial	X
—Flex“ Space	X
Warehouse/Distribution		X
Incubator Space	X
Housing
Single Family Detached	X
Rental Apartments	X
Rowhouse/Townhouse		X
Condominiums		X
Live/Work Lofts		X
Affordable Housing	X

Neighborhood Commercial Center

The purpose of this section is to provide additional analyses relating to conceptual plans prepared for the East Mulberry Corridor Plan by EDAW (hired consultants), TAC and CAC. Two conceptual plans were prepared, both of which were grounded in market and economic realities. Concept A assumed that the airport would remain in place and envisioned a “gateway” neighborhood commercial center at the Green-fields Court intersection area. Concept B assumed that the airport would eventually be redeveloped and therefore, envisioned a “gateway” employment and commercial center at the Timberline Road intersection area. These two intersection areas have been targeted for future non-residential development in support of surrounding neighborhoods. The analysis presented herein is meant to further inform the planning process and provide additional guidance for future land use considerations related to these two intersection areas.

Market Support Conclusions

Study Area

• Based on projected household and employment growth in the trade area surrounding the study area, there is likely support for only one significant concentration of neighborhood commercial development and one significant concentration of employment-generat-ing development. These development concentrations or “nodes,” should be encouraged at key locations, so as not to dilute the benefits of new development.
• The study area has the potential to attract new commercial and office/industrial development at key intersections. The Greenfields Court and Timberline Road intersection areas represent the best opportunities for this type of concentrated development.
• Based on their unique trade area characteristics, the Greenfields Court intersection area is best suited for neighborhood commercial development and the Timberline Road intersection area is best suited for employment-generating development.

Greenfields Court Intersection Area

• This area likely offers a better opportunity for a significant concentration of neighborhood commercial development. In addition, its proximity to I-25 offers an opportunity to compete for region-serving commercial development. It is likely that, given these factors, neighborhood commercial will “lead” non-residential development within this intersection area.
• Neighborhood commercial uses supportable in this area include: grocery store, drug store, restaurants/fast food outlets, and general support retail/service space.
• This area is also a viable office/industrial location, but it is likely to be of a smaller scale, in support of neighborhood commercial development.

MARKET ANALYSIS

Timberline Road Intersection Area

• This area is also a viable neighborhood commercial location, but it is likely to be more in support of employment development. The level of neighborhood commercial development will depend not only on residential growth in the Timberline Road trade area, but also on the level of new employment. The presence (or absence) of the airport will significantly influence this level of future employment growth.
• Neighborhood commercial uses supportable in this area include: restaurants/fast food outlets and general support retail/service space.
• If the airport retains its current location and level of operation, this area will likely continue to develop as a lower-cost industrial location within the Fort Collins market. Ancillary commercial development serving this industrial area will be somewhat limited. Future residential growth in the trade area will support new commercial development, which may be limited by the developing retail competition at East Mulberry Street and Lemay Avenue.
• Office/industrial uses supportable in this area include: light industrial, manufacturing, warehouse and limited “flex” space.
• If, however, the airport is eventually redeveloped, this area has the potential to be a “gateway” employment center, due to its access and visibility within the study area, availability of land for redevelopment, and proximity to downtown. Under this scenario, uses supportable would be more office/”flex” space and ancillary commercial.

The remainder of this section summarizes the analyses supporting the conclusions outlined above.

Support for Neighborhood Retail Development

For each of the intersection areas, Greenfields Court and Timberline Road, a preliminary trade area was estimated based on physical boundaries (streets, open space, etc.), concentrations of residential development and location of competition. For a neighborhood retail center, the primary trade area from which residents shop is likely to encompass a 2 to 3-mile radius around the center, or a drive time of approximately 5 to 10 minutes. While the distance between the intersections results in slightly overlapping trade areas, neighborhood commercial centers at these two intersections will likely serve very different customers.

Table 3-7 summarizes the estimates of retail demand for the two intersections over the next 20 years. Based on growth in households and income, estimates of potential retail expenditures within the trade area were prepared. The level of retail space supported by these expenditures was then calculated. As shown, both areas generate a significant amount of retail spending potential and supportable retail space.

The Greenfields Court trade area generates a somewhat higher amount of supportable retail space, due to two factors: 1) its ability to better serve new residential development east of I-25; and 2) the greater likelihood for new, higher-income housing development to occur in its trade area. In addition, its proximity to I-25 and the region-serving potential that the state highway represents adds to its attractiveness as a retail location.

Table 3-7 Retail Potential at Key Intersections 2000 to 2020

	Assumption Factors	Greenfields Area	Timberline Area
Total Households:
2000		1,004	1,224
2005		2,174	2,286
2010		3,533	3,493
2020		4,433	3,975
Total New Households:
2000-2005		1,170	1,062
2005-2010		1,359	1,207
2010-2020		900	482
Avg. Household Income:
2005	3%	$63,000	$60,000
2010	3%	$73,034	$69,556
2020	3%	$84,667	$80,635
Total New Retail Spending Potential:
2005	25%	$18,427,500	$15,930,000
2010	25%	$24,813,392	$20,988,657
2020	25%	$19,050,015	$9,716,515
Total New Supportable Retail Space:
2005	$200	92,138	79,650
2010	$232	107,021	90,525
2020	$269	70,875	36,150
Total 2000 to 2020		270,034	206,325*

Source: City of Fort Collins, Claritas Inc, and Leland Consulting Group.

* Does not reflect impact of competition at Lemay Avenue and East Mulberry Street.

The Timberline Road intersection area benefits from a “clos-er-in” location with respect to existing housing concentrations and better linkages to neighborhoods north and south. Its lower amount of supportable retail space in the longer term reflects its “infill” status and the concentration of established household incomes in its trade area. In addition, its proximity to the developing retail competition at East Mulberry Street and Lemay Avenue may further limit its emergence as a major retail location.

In summary, the Greenfields Court area likely offers a better opportunity for neighborhood commercial development. In addition, its proximity to I-25 offers an opportunity to compete for region-serving commercial development. It is likely that, given these factors, neighborhood commercial will “lead” non-residential development within this intersection area. The Timberline Road area is also a viable neighborhood commercial location, but it is likely to be more in support of employment development.

Support for Office/Industrial Development

Demand for new office/industrial space is estimated by translating projected employment growth in the trade area into office/industrial space requirements (based on estimated space per employee). Table 3-8 summarizes the estimates of office/industrial demand for the two trade areas over the next 20 years.

Table 3-8 Office/Industrial Potential at Key Intersections 2000 to 2020

	Assumption Factors		Greenfields Area	Timberline Area
Total Employment:
2000			1,083	2,857
2005			1,539	3,981
2010			2,107	5,334
2020			2,424	6,068
Total New Employment:
2000-2005			456	1,124
2005-2010			568	1,353
2010-2020			317	734
Total New Supportable Of› ce/Industrial Space:
2005		250	114,000	281,000
2010		250	142,000	338,250
2020		250	79,250	183,500
Total 2000 to 2020			335,250	802,750

As shown, the Timberline Road trade area generates a significantly higher amount of potential office/industrial space based on employment growth. The presence or absence of the airport at this intersection will affect the type and character of this office/industrial space.

If the Fort Collins Downtown Airport retains its current location and level of operation, the Timberline Road area will likely continue to develop as an affordable industrial location within the Fort Collins market. Its market share of future office/industrial growth will be limited under this scenario

Source: City of Fort Collins, Urban Land Institute, and Leland Consulting Group.

 

and new development will be primarily limited to “in-fill-ing” the existing industrial area around the intersection. If, however, the airport is eventually opened for redevelopment, the Timberline Road area has the potential to be a “gateway” employment center, due to its access and visibility within the study area, availability of land and proximity to Downtown.

The Greenfields Court area benefits from its proximity to I-25, however, its lack of north-south access and need for more “place-making” efforts makes it a less attractive site for a major employment center. Its lower amount of supportable office/industrial space in the longer term reflects these limitations.

Land Use Programming Considerations

Based on the potential opportunities and barriers associated with each of the two intersection areas, land use programming should focus on the development of a “gateway” neighborhood commercial development at the Greenfields Court intersection and an “infill” office/industrial development at the Timberline Road intersection.

Table 3-9 presents an example of a market supportable land use program for the “gateway” neighborhood commercial center at the Greenfields Court intersection.

Considerations for each of these intersection areas as the City and County move towards implementation of the East Mulberry Corridor Plan will likely be very different. For the Greenfields Court “gateway” commercial center, significant “place-making” efforts will be required (landscaping, open space, design standards, infrastructure improvements, etc.), while Timberline Road efforts will be focused on incremental improvements to enhance the area’s physical environment. Of course, should the Airport be redeveloped, the strategy for the Timberline Road area changes considerably and becomes a “gateway place-making” effort similar to the Greenfields Court location.

Table 3-9 Greenfields “Gateway” Commercial Center Land Use Program

Land Use Type	Units	Building SF	FAR/ Density	Land SF	Land Acres
Retail:
Neighborhood Retail		97,800	40%	244,500
Grocery Retail		55,000	30%	183,333
Community Retail		72,400	30%	241,333
Subtotal Retail		225,200		669,167	15
Office/Flex:
Local Service Of›ce		243,800	50%	487,600
Of›ce/Flex		97,800	50%	195,600
Subtotal Office/Flex		341,600		683,200	16
Housing:
Medium Density	1,095	876,000	20	2,384,910
Subtotal Housing	1,095	876,000		2,384,910	55
Civic:
Civic Building		20,000	40%	50,000
Subtotal Civic		20,000		50,000	1
Total	1,095	1,462,800		3,787,277	87

Notes: Land use estimates assume following market shares of study area development (2000-2010): Office 26%, Retail 75% and Housing 41%.

Source: Leland Consulting Group.

VISIONS & GOALS

 

Sketch of possible streetscape enhancements.

Appendix A - Related Goals: Larimer County Master Plan and City of Fort Collins City Plan.
EDA

Introduction

A vision describes a desired future; an area’s long-term urban development pattern over the next twenty years. In defining a vision for the East Mulberry Corridor Plan, an appropriate first step is to review the overall vision that has been established for the community, building on the work that has been accomplished through prior efforts such as City Plan and the Larimer County Master Plan.

City Plan defines a vision for the overall community. This vision is based on the belief that properly managed growth and change can expand the variety of opportunities for current and future generations without spoiling the qualities that make Fort Collins and adjacent areas a great place to live. More specifically, the overall community vision in City Plan is to have: a compact land use pattern, a vital downtown and supporting districts that serve as focal points and centers of activity, a variety of pleasant residential neighborhoods and places linked by inviting streetscapes, walkways, and open lands.

The East Mulberry Corridor Plan’s vision and goals reinforce and demonstrate the intent of City Plan while addressing more area-specific issues associated with the city’s east-central quadrant. The vision and goals work together, providing the framework, foundation and direction for this plan.

The Larimer County Master Plan, adopted in 1997, serves as a policy document for development decisions in the County. This plan also includes a number of more specific policy elements that have a strong bearing on the study area and its eventual annexation. Among these is the statement that the preferred location of urban land use is within urban boundaries where urban levels of service are available. It states that “The County will not provide urban services.” As a result, the East Mulberry Corridor Plan’s vision reflects a gradual transition of annexing properties into the City.

The Vision

The East Mulberry Corridor study area will serve as a main entryway into Fort Collins and will be woven into the urban fabric around it. This study area will continue to provide a unique mix of land use opportunities. There will be industry and commerce, housing and community facilities such as branch libraries, day care and recreational centers. It will be a healthy and prosperous commercial and industrial hub for the city, an area that remains viable for small business and industry. It will provide a range of commercial, industrial and housing opportunities. Neighborhood commercial centers will be located in appropriate proximity to neighborhoods in order to allow for convenient access to services and the day-to-day needs of households.

A safe, efficient, transportation system will be developed in the study area that provides travel choices to its users. Direct connections will be established between destinations within the study area, as well as primary travel corridors to adjoining areas to the north and south. East Mulberry Street will continue to be a primary travel corridor supporting travel-related businesses, shopping and employment. Alternative transportation options will be provided including pedestrian, bicycle and transit systems for residents, employees and visitors.

The study area’s irrigation canals and natural drainage ways will be enhanced along with established buffers to create a greenway system. Recognized sensitive natural areas will be protected with minimal public access. Other portions of these greenways provide a vital connection to the Poudre River and a regional trail system. A combination of active and passive recreation opportunities will be provided in order to accommodate various interests of residents and visitors. The interface between the Poudre River and East Mulberry Street

 

Appendix A - Related Goals: Larimer County Master Plan and City of Fort Collins City Plan.

businesses will be enhanced to protect important riparian habitat.

The study area will be safe from flooding hazards and local stormwater drainage facilities will have adequate capacity to drain flows from the area to the Poudre River. Water quality features will be recommended to improve the stormwater water quality before it reaches the Poudre River.

The attractiveness and character of the study area will be enhanced through innovative site design, landscape improvements and new building design. The study area should incorporate water conservation principles in developing the streetscape concept along East Mulberry Street. Significant views of the foothills will be maintained or enhanced. As one enters SH 14 from I-25, traveling west, the character and visual appearance will change between each primary intersection. Transitions from interstate-related destinations, shopping and employment will occur, along with recognized entry monuments creating a positive experience for travelers entering the community.

The Goals

Goals are listed below. They are intended to reinforce City Plan concepts in a manner that meets specific needs identified for the study area. Related goals that have been sufficiently addressed in the City Plan Community Goals section are not repeated in this plan. For a comprehensive description of these goals, please refer to City Plan.

In addition, the goals identified are consistent with the general direction set forth for urban areas in the Larimer County Master Plan.

The goals for East Mulberry Corridor Plan are organized into seven categories:

• Land Use
• Transportation
• Community Image and Design
• Economy
• Housing
• Environment
• Fiscal Management

These categories have been organized to ease translation of the goals into specific strategies over time. Most of the goals have implications that overlap into other categories as well. The housing, environment, and open lands categories have already been sufficiently addressed in City Plan.

Goal statements using the reference “should” reflects a future direction in which the outcome is encouraged, but not necessarily an essential outcome of this plan. Goal statements using the reference “will” reflect a future direction where the outcome is an essential component of this plan and where every effort to achieve the goal is exerted.

Land Use

Goal LU-1 Residential neighborhoods will be linked and integrated with supporting neighborhood commercial uses, providing such immediate daily needs as groceries, laundry, day care, clinics, and other retail goods.

Goal LU-2 Agriculture related business uses will be encouraged to continue.

Goal LU-3 A variety of commercial uses serving residents, businesses and travelers will be located along East Mulberry Street/SH 14 between I-25 and Lemay Avenue.

Goal LU-4 The study area will include a shopping destination to serve the greater Fort Collins community.

Goal LU-5 Land use designations in and around the existing private Fort Collins Downtown Airport should not conflict with the ongoing airport operations.

Goal LU-6 The potential for future re-development of the existing airport should be considered in the development of the public infrastructure, including the overall street system, storm drainage, utilities and future land uses.

Goal LU-7 New industrial uses and storage yards should be set back from East Mulberry Street and behind existing industrial/ commercial uses.

Goal LU-8 Utilize land use decisions to reduce the demand on the transportation system.

 

VISIONS & GOALS

Goal LU-9	Provide employment opportunities within the study area including offices, light manufacturing, research and development and institutions; developed as planned business parks; to promote excellence in the design of buildings, outdoor spaces, transportation facilities and streetscapes.
	Transportation
Goal T-1	The current transportation system should be improved and expanded to provide safe and efficient transportation choices, including transit and other non-auto means of travel.
Goal T-2	The study area will have a more productive and cost efficient transit system.
Goal T-3	The transportation system will be well integrated with the surrounding state, regional and county systems, as well as the citywide system of streets, transit, and bikeways, both existing and proposed.
Goal T-4	New additions to the street network will provide increased connectivity between existing and proposed development.
Goal T-5	The future transportation system will be located or designed to address impacts on railroads, riparian corridors, wetlands, and other natural resources.
	Community Appearance and Design
Goal CA-1	Tailored, specialized urban design and development standards for buildings and site planning, agreeable to both the City and County will be provided for properties not eligible for annexation.
Goal CA-2	The East Mulberry Street Corridor will be redeveloped over time through a combination of public and private programs, to include such improvements as landscaping, drainage, entry monuments, building, and signage design to enhance the corridor as a primary “gateway” into the community.
Goal CA-3	As an implementation strategy, the County will initiate sign code revisions to its urban standards consistent with City sign code standards for new and redeveloping uses along the East Mulberry Street Corridor.
Goal CA-4	Landscape improvements within the corridor should be designed to support water conservation practices. Utilizing

drought tolerant plant species and efficient irrigation design wherever possible.

Economy

Goal E-1 Economic development opportunities should be explored to encourage the redevelopment of under-utilized areas and incompatible uses.

Housing

Goal H-1 A variety of housing types will be provided to both provide housing close to employment and shopping and to add diversity.

Environment

Goal ENV-1 Adequate buffers will be provided between the Poudre River and East Mulberry Street to retain its environmental quality, provide recreational use, and encourage wildlife habitat.

Goal ENV-2 Natural drainageways will be preserved and protected where native vegetation, wetlands or other natural features predominate, and restored where native vegetation is absent or diminished.

Goal ENV-3 Natural areas along Cooper Slough will be preserved and protected to the extent feasible.

Goal ENV-4 Man-made ditches and canals should be enhanced to provide recreational opportunities where feasible through such measures as preservation of existing native vegetation, addition of new landscaping and trails, and other site amenities to create a system of area greenways.

Fiscal Management

Goal FM-1 Current public facility needs should be identified, such as streets, utility infrastructure, stormwater, and community facilities; and funding mechanisms put in place to finance them.

Goal FM-2 Future public facility needs, and potential funding mechanisms to provide these facilities, should be identified.

Goal FM-3 Funding mechanisms should be coordinated between City, County and other jurisdictions

 

FRAMEWORK PLAN

The Super Wal-Mart at the northwest corner of East Mulberry Street and Lemay Avenue.

Chapter 9 - Principals & Policies Chapter 6 - Transportation.

Introduction

The objective of the Framework Plan is to integrate existing and proposed land use, transportation systems, and open lands into a composite map. It will guide future growth and redevelopment efforts within the East Mulberry Corridor study area. This framework builds on the guidance provided by City Plan while addressing the specific needs and present issues. It will be used as a growth management tool to provide policy direction for citizens, staff, and City and County decision-makers. This Framework Plan enables us to take a detailed look at the study area, such as the balance of industrial, office, commercial and residential uses. Key long-term issues include preferred locations for future neighborhood shopping, employment centers, SH 14 design improvements and preservation of the Cooper Slough drainage system.

This chapter contains a description of key plan components, including market demand, proposed land uses, and projected population and employment. Additional information describing the principles and policies that underlie the Framework Plan is provided in Chapter 9. The main elements, including land use, transportation, and open lands are discussed in further detail in the remainder of this chapter, except for the transportation elements which are presented in a Chapter 6.

The Framework Plan includes several planning objectives that were identified during the planning process. These objectives are discussed below, organized into three groups or themes: Land Use, Transportation, and Open Lands.

Planning Objectives

Land Use

1. Establish a neighborhood-scale mixed-use commercial center:
• Creating a focus for both new and existing residential development.
• Combining housing, neighborhood retail, grocery store, office services, as well as adjacency to a core office park, and access to off-street multi-use trails.
• Linking existing and future neighborhoods to neighbor-hood-oriented commercial uses to meet daily needs.
1. Provide a variety of employment opportunities:
• Identifying new employment centers located at key intersections, as a component to the new vision and image of the East Mulberry Street Corridor.
• Maintaining and expanding the existing industrial base
• Creating a healthy and prosperous commercial and industrial hub for the City, while remaining viable for small businesses and industry.
• Retaining and enhancing present and future core elements of the local economy, mainly the industrial and commercial uses located adjacent to the airport, East Mulberry Street and I-25.
1. Provide a variety of commercial uses serving residents, businesses and travelers:
• Maintaining the community-wide and regional destination shopping center at Lemay Avenue/SH 14.
• Continuing to provide a mix of services and shopping focused on travelers and the adjacent businesses through the existing and future commercial uses along SH 14.
• Serve both existing and future residential areas through centrally–located, neighborhood–oriented, retail shopping centers.
1. Support a mix of housing types and balance the uses between residential and non-residential:
• Encouraging a diverse population.
• Identifying locations for new mixed-use residential neighborhoods, supporting local adjacent land uses and providing additional homes for the community-at-large.
• Recommending existing residential areas to continue providing a greater variety of housing choices.

 

FRAMEWORK PLAN

Transportation

1. Establish a balanced multi-modal transportation system:
• Developing a safe, efficient transportation system that provides travel choices.
• Establishing direct connections between destinations within the area, as well as primary travel corridors to adjoining areas.
• Continuing to support East Mulberry Street as a primary travel corridor for travel-related businesses, shopping and employment.
• Including alternative transportation options such as pedestrian, bicycle and transit systems for residents, employees and visitors.
1. Identify East Mulberry Street as a major gateway into Fort Collins.
• Continuing to serve as a main entryway into Fort Collins.
• Providing a foundation creating an improved image by recommending physical improvements to the road, landscape, future businesses and signage.
• Enhancing the area’s attractiveness and character through innovative site design, landscape improvements and new building design.
• Improving general aesthetics along SH 14 and continuing to maintain key views of the foothills. From the I-25 exit, the character and visual appearance along SH 14 will change between each primary intersection. There will be a transition from interstate-related destinations to shopping and employment with recognizable entry monuments to create a positive experience for travelers entering the community.

Open Lands

1. Enhance existing drainageways and natural areas to create an interconnected system of open lands:

• Continuing to provide environmental, recreational and transportation benefits to the community through the existing system of open lands.

 

Framework Plan Map on page 73.

• Preserving, enhancing and improving connections of the existing natural and manmade open lands system providing a comprehensive system for drainage, habitat, transportation and recreational purposes.
• Providing a vital connection to the Poudre River and regional trail system, while protecting the recognized sensitive natural areas by maintaining minimal public access.

City Plan’s Structure Plan Comparison

Larimer County does not have an adopted land use framework plan for this area. Consequently, City Plan’s Structure Plan was used as a basis for developing this Framework Plan. This plan represents an opportunity to look at the study area in more detail. The Framework Plan combines the existing land use pattern with future land uses, transportation system and open lands. In addition, it responds to specific conditions and circumstances that are unique to this study area.

For the most part, the Framework Plan is consistent with the City Structure Plan in the location and amount of each land use. The biggest change is the addition of employment land use at the two intersections of SH 14/Timberline Road and SH 14/Greenfields Court. The neighborhood commercial center is approximately in the same location off Greenfields Court and SH 14, as reflected in the City Structure Plan. There are also some smaller changes. Low Density Mixed-Use Neighborhood and Medium Density Mixed-Use Neighborhood zoning are decreased approximately 50 acres in this Framework Plan. There is also a slight decrease in Urban Estate and an increase in Open Lands zoning.

This Framework Plan shows a more extensive street network as a result of a new and more detailed travel demand modeling analysis. Several existing constraints, such as the railroad, Cooper Slough and existing development, prevented full compliance of urban street connectivity standards.

 

Table 5-1 City Structure Plan Future Land Use Comparison

Future Land Use	Acres	Units	Population	Employment
Commercial	34			268
Industrial	370			2,163
Low Density Mixed-Use Neighborhoods	456	1,547	3,571	2
Medium Density Mixed-Use Neighborhoods	78	636	1468
Neighborhood Commercial	14	17	39	157
Open Lands (refers to buffers, lakes, canals, etc.)	87			9
Urban Estate	28	34	78	0
Total	1,066	2,234	5,156	2,599

Housing, Employment and Population Projections

Another key component of this plan was to create a balanced community where people live, work and play. The study area is currently home to 3,341 residents and employs over 6,000 people. Based on the market analysis in Chapter 3, the area supports new residential, employment, commercial and industrial demand. The resulting demand is an annual absorption rate of 60-90 single-family units and 30-50 multi-family units through 2010. The demand for new office, commercial and industrial space is approximately 15,000 to 25,000 square feet of new office space, 10,000 to 20,000 square feet of new retail space, and 40,000 to 50,000 square feet of new industrial space annually over the next ten years. The total market demand for these land uses by year 2010 is described Table 5.2 below.

Table 5-2 Market Demand to 2010

Land Use Type	Forecasted Demand
Residential	1,350 units
Of›ce/Employment	4,120,000 sf
Commercial	270,000 sf
Industrial	820,000 sf

 The Framework Plan Map encapsulates this plan’s vision and goals. Existing land use is comprised primarily of industrial,  commercial and residential. Below, Table 5-3 identifies the

Existing Land Use Map on page 31.

acreage, population and employment of existing land uses.

Table 5-3 Existing Land Use

Land Use	Acres	Units	Population	Employment
Total	1,492		3,341	6,245

The study area’s “build-out” land use area composition will consist of 30% industrial, 30% residential, 15% commercial and 15% open lands and natural areas. Other land uses comprise the remaining 10%. Below, Table 5-4 identifies the acreage and breakdown of potential development per land use classification, based on assumptions regarding likely densities and physical limitations. The study area will eventually be home to approximately 7,000 people and provide over 9,700 jobs.

 

Table 5-4 Framework Plan Summary Future Development Characteristics (Vacant Lands)

Land Use	Acres	Units	Population	Employment
Commercial	45			351
Employment	69	0-200	0-500	870
Industrial	278			1,591
Low Density Mixed-Use Neighborhoods	407	1,380	3,186	2
Medium Density Mixed-Use Neighborhoods	43	359	717	20
Neighborhood Commercial	23	26	60	246
Public Open Lands(refers to buffers, lakes, canals, etc.)	188
Urban Estate	14	17	39	0
Total	1,066	1,703	3,931	3,217