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East Mulberry Plan#

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This newsletter is designed to provide updates regarding the East Mulberry Plan. It will be sent once per month.

Update to the East Mulberry Plan#

Update to the East Mulberry Plan

In 2002, the East Mulberry Corridor Plan was created to help integrate the area into the broader Fort Collins community. The City has begun the process of updating this plan to reflect current conditions. This plan is:

  • A collaborative effort led by a team of staff and partners from Planning, Development & Transportation, Finance, Utilities, Police Services, Parks and Natural Areas, and Larimer County staff, among others,
  • A shared vision for the East Mulberry Area, including business areas and residential areas,
  • An effort to build relationships and build mutual understanding.

Visit Frequently Asked Questions

What We Heard From The Community#

Next Steps#

East Mulberry Business Focus Groups

In August, several City staff reached out to a small number of businesses within the East Mulberry Area to discuss strengths and opportunities within the area. Businesses who participated were from several different industries, including retail sales, manufacturing and repair.

City Council Work Session

City staff gave an East Mulberry Project update to City Council which focused on the community engagement plan, the Existing Conditions outline and a timeline for the project.

Work Session Materials:

Work Session Recording:

Q&A Sessions

City staff hosted two virtual Q&A sessions for businesses and residents of the East Mulberry area to address questions about the update to the East Mulberry Plan and annexation.

Community Visioning Sessions

City staff presented key themes from the Existing Conditions document and gathered input from community members on the future vision of the East Mulberry Area.

  • Watch recorded staff presentation HERE
  • Vea la presentación grabada del personal AQUÍ
City Council Work Session

City Staff presents to City Council - Learn more about the direction of the plan and preliminary findings for Annexation planning.

Click here to view the agenda and the live stream

Community Workshops

These workshops gave community members an opportunity to discuss what they value most about the East Mulberry area today and how they envision the future of this unique community gateway.

Community & Business Workshops

These virtual workshop 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
City Council Work Session

Staff presented an updated project timeline to City Council along with an East Mulberry Plan update and a proposed annexation evaluation and decision-making framework. You can view the recording of the Work Session HERE and the Council presentation materials HERE.

Joint City Council and Board of County Commissioners Meeting

This meeting will cover the following East Mulberry Annexation topics:

  • Explore expectations regarding the timing of annexation and shared purpose
  • Discuss near-, mid-, and long-term trigger points for annexation phases
  • What feedback do Commissioners and Councilmembers have on the goals and shared values of the plan and the annexation decision-making framework?

Information about this meeting will be posted on the City Council Agendas page here:

City Council Work Session

This meeting will be to discuss annexation phasing. Information about that meeting will be shared on the City Council Agendas page here:

Enclave Annexation Planning & Analysis#

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 annexation is a growth management technique used by municipalities that allows Cities and Towns to establish a unified jurisdiction that does not have pockets of unincorporated land. After an enclave is created, three years must elapse before the City or Town can annex the property or multiple properties.

The East Mulberry Enclave was formed in 2019 and represents the areas of unincorporated Larimer County that are completely surrounded by the City Boundaries. Enclave boundaries show in orange in the image to the left are different from the overall corridor plan boundary shown in red, which includes some areas already in City limits.

Any time the City plans for a large annexation, the City conducts a financial impact analysis to understand the impacts to various departments to begin to maintain and incorporate the infrastructure into the City. Information and input collected during the update to the plan, combined with findings from a financial impact analysis, will inform the creation of an annexation phasing plan. This plan will aim to inform City Council of options for phasing the East Mulberry area into the City of Fort Collins, possibly over a number of years in concert with Larimer County and other service providers.

Frequently Asked Questions#

Staff has created a list of Frequently Asked Questions gathered from past engagement efforts and conversations. We will update these periodically as the project progresses. 

What are the components of this project?

Annexation is not Definite#

While a portion of this project does explore the potential for annexation, the annexation of the East Mulberry Area is not definite. City Council will need to decide if annexation is feasible and advisable based on findings from this project. If annexation does occur, it is likely to be in phases that will occur over several years.

East Mulberry Plan#

A Full timeline of the entire East Mulberry Project can be found at the end of this page. The East Mulberry Plan is an update to the East Mulberry Corridor Plan created in 2002. The plan will be updated independent of Annexation, however the plan will serve as a roadmap for future development and improvements, some of which may be dependent upon annexation into the City of Fort Collins. The plan will include suggested land uses, urban design, coordinated public safety between Fort Collins Police Services, the Larimer County Sheriff's department and possible annexation phasing plans.

Financial Impact Analysis#

Any time the City plans for a large annexation, the City conducts a financial impact analysis to understand the impacts to various departments to begin to maintain and incorporate the infrastructure into the City. This analysis will also help the City to understand how best to advise the City Council in deciding how to conduct the annexation. The City Council, in advisement from staff and through public engagement, could decide to annex the area in phases over several years in concert with Larimer County and other service providers.

Plan Implementation and Potential Phasing#

Information collected during the update to the East Mulberry Plan, including community engagement, combined with analysis from the financial analysis, will inform the creation of a phasing plan. This plan will aim to inform City Council in options for phasing the East Mulberry area into the City of Fort Collins, possibly over a number of years.

Utilities Questions

FC Light and Power#

Fort Collins Light and Power is a municipally owned service that provides power to the City of Fort Collins residents for over 70,500 homes and businesses and over 55 square miles of land. The service is one of the most reliable electric distribution systems in the country and is over 99% underground.

Time of Day pricing applies to Residential Customers. Commercial rates are calculated differently. Please visit the Time of Day calculator for residential pricing and seasonal rates. The price you pay changes based on the time of day, the day of the week and the season, and includes off-peak and on-peak hours. Off-peak hours cost approximately 30 percent less than current electric rates with higher prices during on-peak hours. More than 80 percent of the time, the price will be going down.

This transition is a rate structure change and not a rate increase. What this means is how you are billed for your electric use is changing. Fort Collins Utilities does not anticipate additional revenue.

Stormwater Fee Calculation#

Fort Collins Utilities charges a monthly rate to pay for construction and maintenance of Fort Collins' stormwater system, which helps protect residents and businesses during storms and floods on a citywide basis. This includes ongoing maintenance of regional stormwater quality and detention ponds, underground storm drainage pipe systems, and culverts. All developed properties within city limits pay stormwater rates, which are based on impervious surface and lot size. Below is an example calculation of a stormwater fee for


Estimated Lot SF: 11,972 SF (.27 Acres)

Estimated Impervious Surface: 3,218 SF (Rate Factor: .25)*

Estimated 2020 Monthly Fee: $13.56

Formula for Estimated Monthly Rates (Residential and Commercial calculations are the same):

  • Single-family Lots Under 12,000 Square Feet: Monthly Rate = $0.00453 x runoff factor x square feet up to 12,000
  • Single-family Lots Over 12,000 Square Feet: Monthly Rate = $0.00113 x runoff factor x square feet > 12,000 These lots receive a reduction in fees on that portion of the lot greater than 12,000 feet.
  • Duplex and Multi-Family Lots: Monthly Rate = $0.00453 x runoff factor x area in square feet.
  • For Commercial: Add in as Duplex and Multi-Family (as a category)

This is an estimated fee based on 2020 rates. A stormwater fee specialist will be able to calculate the exact fees. 

Check out our printable rates sheet for more information.

For further information, please contact the Fee and Rate Specialists,


Sales Taxes#

3.85% Sales Tax within the City. For more information on the City's sales tax ordinance, please visit the City's sales tax webpage:

Classes are also offered through the Sales Tax office for in-depth information about what is covered under Sales and Use tax, who it applies to and how to report those to the City.

Sales Tax Classes

Property Taxes#

Property taxes for properties within the City are very close to those outside of the City limits. 

City staff would be happy to meet with you to provide more information regarding comparable properties within City limits to compare property tax differences.

Document Library#

Document Description
East Mulberry Engagement Report In the summer of 2021, residents and business community members were invited to attend City led conversations to learn more about the annexation process, to ask questions, and to share their concerns and aspirations around future annexation efforts.
2002 East Mulberry Corridor Plan The 2002 East Mulberry Corridor Plan was created as a joint planning effort between the City of Fort Collins and Larimer County.
Existing Conditions Document Document outlining existing conditions in four different categories. A starting point for the Visioning phase of the plan-making process.