Commercial and Flex Building Near the Mulberry and I-25 Interchange
Anyone planning a building near exit 269 should read the state transportation schedule before the pro forma, because the interchange itself is expected to change. State Highway 14 leaves downtown Fort Collins east along East Mulberry Street and reaches Interstate 25 at exit 269, then enters Weld County and passes through Ault, where it meets US 85. I-25 runs along the east side of Fort Collins, and exits 268 and 269 serve Colorado State University, with the exit 269 route described as the most direct way to downtown.
CDOT's I-25 and Mulberry (CO 14) Interchange Improvements project covers I-25 mileposts 269 to 271 and CO 14 frontage road connections from milepost 138.7 to 139.25. The agency cites unconventional traffic operations, flooding concerns and aging infrastructure, with bridge replacement and flood mitigation among the stated benefits. Design funds were secured in September 2022; as of August 2024 construction funding had not been identified, and the project page estimates 30 percent design in early 2026, 60 percent in early 2027 and final design in early 2028, subject to change.
For a private owner, that is useful and uncertain at once. It tells us the interchange will likely be rebuilt at some point, but not when. We help owners decide how to build next to a corridor whose edges may move: with flexible site plans, setbacks that anticipate future right-of-way and phasing that keeps value if a driveway is changed.
Building next to a road that will change
The first step is to find out what the state expects of the parcel. Right-of-way, access control and frontage road alignments can all affect where a building and its drive can go. We ask for the latest alignment studies, meet with the agency when appropriate and mark conservative limits on the site plan. If a later project takes a strip of land, a building placed with margin survives, and one placed on the line may not.
Flooding is the second consideration. The state cites flood concerns as part of its project rationale, so we study drainage and grade on every nearby parcel and avoid solutions that depend on a neighbor's ditch. Our stormwater and drainage design includes detention sized for the site, overflow routes and clear maintenance access. On the east side of a growing city, runoff from paved neighbors arrives faster than it once did, so we model the downstream condition and not only the lot line, and we document the assumptions for the reviewer.
Why the east edge draws service and flex users
The east side of the city attracts users who want interstate access without the cost of a downtown address: contractors, distributors, trade suppliers, breweries and light manufacturers. Their buildings need yard space, overhead doors, parking and utility service more than architectural display, though design review still applies. We build flex and light industrial buildings that serve those users with sensible clear heights and doors that tenants can add as needed.
The proximity to the university is a second source of demand, particularly for services and hospitality. Because exits 268 and 269 serve Colorado State University, campus-related traffic reaches the corridor on its way toward Old Town, and businesses that rely on it may want a highly visible location. We help owners weigh visibility against the cost of building near a corridor that may be rebuilt.
Timing a project against the state calendar
Because the state's own schedule is long and uncertain, we recommend that private owners plan on the assumption that nothing changes in the next few years, and design so that the project works either way. That means building the first phase to stand on its own, reserving a pad for later expansion and making the driveway and utilities easy to adjust.
If you are planning a larger program across the east side, we also examine the Timberline and Prospect industrial area, a short drive south along the interstate, as a comparison. Some owners find that a building there offers similar access with less dependence on one interchange.
What affects cost near the interchange
On these parcels, off-site and site-specific items carry the cost: frontage improvements, turn lanes, utility extensions, detention and fire access. We list each with an allowance and flag the ones that depend on agency decisions. An owner can then see what is fixed and what might change, and decide how much contingency to hold.
The building itself is usually straightforward: a steel or tilt-up shell with an insulated envelope. Our permitting and entitlement support keeps the parcel moving through review, and we price energy-code compliance as part of the envelope instead of treating it as an add-on.
Buildings that suit the corridor
Besides flex space, the corridor can support hotels, medical and professional offices, auto and equipment services, restaurants and self-storage. Each has different needs for visibility, turning movements and parking. A flex light industrial building demands truck access, while a hotel needs a clear, safe entry from the road and quiet rooms on the side away from the highway.
Developers and investors in commercial real estate often ask whether to build speculatively here. We can price different building sizes and suite layouts, and we point out which choices make the building easiest to re-lease if the first tenant leaves. Simple rectangular footprints, repeatable bay widths and standard door sizes consistently sell and lease more easily than clever geometry.
Share the parcel and the survey
If you hold or are considering land near the Mulberry interchange, send us the survey and your intended use. We will review right-of-way, drainage and utilities and give you a candid read on what to build and when.
Questions Owners Ask
Will the interchange project affect my site?
It may, depending on the parcel and the final alignment. The state estimates design milestones across 2026 to 2028 and had not identified construction funding as of August 2024, so timing is uncertain. We recommend planning conservatively and confirming the current status with the agency before design is final.
Should I wait for the state to finish before building?
Not necessarily. Many owners build a first phase with generous setbacks and flexible access. If the state project proceeds, the building is positioned to adapt. If it does not, the owner has had the use of the property in the meantime.
How do you deal with flood concerns near the corridor?
We study the drainage pattern and the mapped floodplain, set floor elevations with margin and design detention so the site does not depend on a neighbor. Fixing drainage problems after construction is usually far more expensive than designing for them at the start.
What kinds of tenants suit this location?
Trade contractors, distributors, breweries, light manufacturers and service businesses are typical. They value access and yard space. We recommend building for flexibility so you can serve more than one type of tenant.
Do you work with brokers and developers on early pricing?
Yes. We provide early budgets based on conceptual plans, along with a list of the assumptions behind them. That helps an owner decide whether to buy land and which building size to pursue.