HomeMy WebLinkAboutPlans - 10/14/2025 (2)
RESTORATION, ADAPTIVE MANAGEMENT,
AND MONITORING PLAN
TOUCHMARK FORT COLLINS
FORT COLLINS, COLORADO
Prepared for:
Touchmark Development & Construction
5150 SW Griffith Drive
Beaverton, OR 97005
Prepared by:
Twin Peaks Environmental
4750 York Street
Dacono, CO 80514
October 14, 2025
Twin Peaks Environmental
TABLE OF CONTENTS
1.0 INTRODUCTION ......................................................................................................... 1
2.0 EXISTING CONDITIONS .............................................................................................. 2
3.0 RESTORATION PLAN .................................................................................................. 3
3.1 GOALS AND OBJECTIVES ................................................................................. 3
3.2 RESPONSIBILITIES ............................................................................................ 3
3.3 RESTORATION APPROACH .............................................................................. 4
3.3.1 Pre-Construction and Grading ............................................................................... 4
3.3.2 Seedbed Preparation ............................................................................................. 4
3.3.3 Seeding .................................................................................................................. 5
3.3.4 Planting ................................................................................................................. 6
3.3.5 Irrigation ................................................................................................................ 6
4.0 ADAPTIVE MANAGEMENT PLAN ............................................................................... 7
4.1 DESIRABLE COVER AND NOXIOUS WEEDS ..................................................... 7
4.2 WEED MANAGEMENT APPROACH ................................................................. 7
4.2.1 Preventative and Cultural Control ......................................................................... 8
4.2.2 Mechanical Control ............................................................................................... 8
4.2.3 Chemical Control ................................................................................................... 9
4.3 WEED MANAGEMENT BY SPECIES .................................................................. 9
4.4 SCHEDULE ..................................................................................................... 12
4.5 ADAPTIVE MANAGEMENT STRATEGIES ........................................................ 13
5.0 MONITORING PLAN ................................................................................................. 14
5.1 SUCCESS CRITERIA ......................................................................................... 14
5.2 SAMPLING METHODOLOGY .......................................................................... 14
5.3 PHOTO POINTS .............................................................................................. 15
5.4 SCHEDULE ..................................................................................................... 15
6.0 REFERENCES ............................................................................................................ 17
LIST OF TABLES
Table 1 Upland Mix (City of Fort Collins Native Seed Mix)......................................................... 5
Table 2 Weed Management Recommendations by Species .................................................... 10
Table 3 Recommended Weed Management Schedule ............................................................ 12
LIST OF APPENDICES
APPENDIX A – LANDSCAPE SHEETS
Twin Peaks Environmental 1
1.0 INTRODUCTION
Touchmark Development (Applicant) is proposing to construct a senior living facility on an
approximately 20-acre parcel located near E Harmony Road and Cinquefoil Lane in the City of Fort
Collins, Colorado (Project Area). An Ecological Characterization Study (ECS) was performed in November
2024 as required by Division 5.6.1 of the Land Use Code (LUC) (Terracon 2024). The ECS identified
resources that necessitated the implementation of a Natural Habitat Buffer Zone (NHBZ) to mitigate
potential impacts from development on ecological character and quality. In accordance with the LUC,
2.41 acres of NHBZ have been incorporated into the development plan along the eastern property
boundary near the proposed detention pond. Approval of the proposed NHBZ is contingent upon the
Applicant completing additional mitigation requirements prescribed by the City of Fort Collins (City)
Environmental Planning Department (Department).
This Plan presents recommended restoration, adaptive management, and monitoring approaches which
have been designed to achieve measurable habitat improvement in the NHBZ. The objective of this Plan
is to describe the methods and procedures that will be used to implement restoration, assess
establishment and progress of restoration, identify potential issues, and gather information used to
inform adaptive management activities.
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2.0 EXISTING CONDITIONS
The Project Area consists of vacant land with a stormwater detention pond along the eastern side. No
perennial streams or bodies of water occur on the site, though the Fossil Creek Reservoir Inlet does run
near the eastern site boundary. A prairie dog colony, which serves as potential habitat for state-listed
threatened burrowing owls, occurs throughout much of the Project Area west of the detention pond.
The only native plant community observed occurs on the slopes of the stormwater detention pond. It is
dominated by blue grama (Bouteloua gracilis), sideoats grama (Bouteloua curtipendula), and green
needlegrass (Nassella viridula) with some non-native smooth brome (Bromus inermis). A mixed native
and non-native plant community occurs in the north portion of the stormwater detention pond. It is
dominated by smooth brome, green needlegrass, switchgrass (Panicum vigatum), witchgrass (Panicum
capillare), common sunflower (Helianthus annuus), tumbleweed (Salsola tragus), common evening-
primrose (Oenothera biennis), and slender leafy spurge (Euphorbia virgata). Small plains cottonwoods
(Populus deltoides) are starting to grow in this area as well. However, no hydrophytic vegetation, hydric
soils, or hydrology indicators were observed, suggesting that no wetland features exist in the Project
Area (Terracon 2024).
Upland areas in the Study Area are covered primarily by non-native prostrate pigweed (Amaranthus
albus) and to a lesser degree smooth brome. These two communities have very little plant diversity
consisting largely of only prostrate pigweed or smooth brome. Prairie dogs appear to prefer the smooth
brome-dominated community (Terracon 2024).
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3.0 RESTORATION PLAN
The restoration plan is intended to guide the revegetation and landscaping proposed in the project plan
set (Appendix A) to ensure the implementation of sound ecological principles. It describes the goals and
objectives, responsibilities of each party, and the general approach for each phase of restoration.
3.1 GOALS AND OBJECTIVES
In accordance with the buffer zone performance standards in LUC 5.6.1, the NHBZ should be managed
to:
a. Preserve or enhance the ecological character or function and wildlife use of the natural habitat
or feature and to minimize or adequately mitigate the foreseeable impacts of development.
b. Preserve or enhance the existence of wildlife movement corridors between natural habitats and
features, both within and adjacent to the site.
c. Preserve existing trees and vegetation that contribute to the site's ecological, shade, canopy,
aesthetic, habitat and cooling value.
d. Protect from adverse impact species utilizing special habitat features such as key raptor habitat
features, including nest sites, night roosts and key feeding areas as identified by the Colorado
Parks and Wildlife Division ("CPW") or the Fort Collins Natural Areas Department ("NAD").
e. Minimize the degradation of the ecological character or wildlife use of the affected natural
habitats or features.
f. Integrate with and otherwise preserve existing site topography, including, but not limited to,
such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river
and stream terraces, valley walls, ridgelines and scenic topographic features.
g. Enhance the natural ecological characteristics of the site.
h. Provide appropriate human access to natural habitats and features and their associated buffer
zones in order to serve recreation purposes, provided that such access is compatible with the
ecological character or wildlife use of the natural habitat or feature.
i. Fencing shall be designed to be compatible with the ecological character and wildlife use of the
natural habitat or feature.
The restoration, management, and monitoring approach presented in this Plan has been developed to
support the meeting of NHBZ goals through evaluation of revegetation establishment and progression.
Monitoring results can be used to identify problem areas or potential issues early in the restoration
process, inform adaptive management activities (i.e., weed management), and assess progress towards
the meeting of success criteria indicative favorable NHBZ restoration and management.
3.2 RESPONSIBILITIES
The applicant shall be responsible for:
• Restoration of the NHBZ in accordance with the plan. The applicant will install the plant
materials as indicated in the development plan for the project.
• Implementation of the adaptive maintenance and monitoring plans for at least three years
following project completion.
• Regular communication with City Environmental Planning Inspector (Inspector) regarding the
results of monitoring activities. Submission of annual reports no later than October 31.
• Long-term maintenance of the NHBZ, including management of state listed noxious weeds.
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The City shall be responsible for:
• Conducting annual vegetation monitoring at the Department-established reference sites and
providing reference site data for comparison with the NHBZ.
• Scheduling and conducting site investigations upon request.
• Reviewing and providing comments (as needed) on annual monitoring reports.
• Releasing the applicant from maintenance and monitoring responsibilities after three years
and/or when all success criteria have been achieved.
3.3 RESTORATION APPROACH
3.3.1 Pre-Construction and Grading
Construction sites generally provide ideal habitat for noxious weeds and other undesirable vegetation.
These species are often prolific seed producers that are well-adapted to recently disturbed areas with
exposed soil at the surface. If these species are allowed to establish during grading and construction, the
establishment of a desirable vegetative community can be complicated. Therefore, a significant aspect
of the pre-construction and grading phase is the early implementation of vegetation management
practices. Notably, a chemical or mechanical treatment of the NHBZ is recommended prior to any
grading or earthmoving activities to reduce the presence of weed seed or propagules in the topsoil that
is being reserved. Additionally, prior to the commencement of grading, the contractor shall be required
to show proof of equipment cleaning. The mechanism for showing proof should be agreed upon
between the contractor and the Inspector before implementation of the grading. The full weed
management plan is addressed in the Adaptive Management Plan in Section 4.0.
3.3.2 Seedbed Preparation
Prior to seeding, an agronomic assessment is recommended to determine whether soil amendments
(and what type) would benefit establishing plant communities. If recommended, soil amendments shall
be provided and documented in accordance with City code section 12-132. The soil shall be thoroughly
loosened to a depth of at least eight inches, and amendments shall be thoroughly incorporated to a
depth of at least six inches by tilling, discing or other suitable method, at a rate of at least three cubic
yards of soil amendment per 1,000 square feet of landscape area.
The soil surface should then be optimized for seeding within the NHBZ. Stones, clods, sticks, rubbish,
and other matter large enough to impede planting, seeding, or mowing should be collected and
removed from the site. Removed material must be disposed of legally. Disturbed areas should be fine
graded to a smooth, uniform surface plane. Prior to seeding, the soil surface should be loose, allowing
for good soil/seed contact. Roll and rake, remove ridges, and fill depressions to meet surface grades
based on grading plans.
Prior to the issuance of any certificate of occupancy, written certification must be submitted to the City
that all planted areas, or areas to be planted, have been thoroughly loosened and the soil amended,
consistent with the requirements set forth in section 12-132.
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3.3.3 Seeding
Prior to seeding, the Inspector must confirm proper seed bed preparation and seed mix details. Seeding
should occur as soon as possible following final construction and final contouring. Late fall to early
spring (October to May) is favorable, with late fall being priority for non-irrigated areas.
The species selected for the seed mix are native and suitable for the soil and moisture conditions in the
NHBZ. The contractor is responsible for locating and purchasing all species listed in mix. If a species can’t
be located, the Contractor must replace each missing species with the acceptable substitutions (Table
1). Contractor is responsible for providing seed tags to the Inspector. This mix is based on 70
seeds/square foot and is only calculated for one acre. This mix is based on the contractor using a drill
seed application. Mix should be doubled if hand broadcasted. Contractor is responsible for calculating
the appropriate seed amounts to purchase. Please note that the pounds per acre are in PLS (pure live
seed) and must be ordered that way. All materials furnished shall be free of Colorado State Noxious
Weeds as defined in Article III, section 21-40 of the municipal code.
Table 1. Upland Mix (City of Fort Collins Native Seed Mix)
Wildflowers
Dalea purpurea
Gaillardia aristata
Linum lewisii
Penstemon strictus
Ratibida columnifera
Grasses
Achnatherum hymenoides
Bouteloua curtipendula
Bouteloua dactyloides
Bouteloua gracilis
Distichlis spicata
Elymus elymoides
Koeleria macrantha
Nassella viridula
Panicum virgatum
Sporobolus cryptandrus
Total 12.98
Acceptable Substitutes lbs/PLS/acre
Wildflowers
Coreopsis tinctoria
Artemisia frigida
Machaeranthera tanacetifolia
Grasses
Muhlenbergia montana
Pascopyrum TPEii
Sporobolus airoides
Drill seeding is the preferred approach. Appropriate native seeding equipment will be used, which does
not include standard turf seeding equipment or agriculture equipment. Drill seed the approved mix in
two passes, each at a right angle to the other and using half the seed in each pass. Seed should be drilled
at the specified application rate and to a depth of no greater than ½ inch. The final drilling pass should
occur on the contour, to create subtle ridges perpendicular to the flow of energy.
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If areas are too wet, steep, or sensitive to drill seed, broadcast seeding is acceptable. The seeding rate
should be doubled, and seed-to soil contact should be increased immediately through manipulation
which will also provide some protection from wind or water erosion and granivores. Manipulation can
be accomplished by either a light disc harrowing perpendicular to the flow of energy (wind and/or
water) or hand raking around sensitive areas.
After seeding, the area shall be covered with crimped straw, jute mesh, or other appropriate soil surface
stabilization methods. Straw mulch should be certified weed-free hay or certified weed-free straw with
no seed heads.
3.3.4 Planting
Trees are also proposed to provide structural diversity and enhance the visual aesthetics of the NHBZ.
The species selected are common hoptree (Ptelea trifoliata), white fir (Abies concolor), big tooth maple
(Acer grandidentatum), and netleaf hackberry (Celtis reticulata). A total of 30 trees will be planted in the
NHBZ. Trees should be planted using industry Best Management Practices, with planting scheduled in
the late fall (prior to frozen ground) or early spring to increase survival success. All trees will be ball-and-
burlap (B&B) (i.e., not containerized) and will be planted per the detail sheets in the landscaping plan
(Appendix A).
3.3.5 Irrigation
The trees within the NHBZ will have permanent, automatic drip irrigation system. The seeded areas will
have a temporary irrigation system to ensure more reliable establishment in a variety of potential
climatic conditions. Temporary irrigation will provide no more than 150% of normal precipitation for the
area. Irrigation will be halted after no more than two growing seasons, such that the final year of
monitoring (year three) represents only normal precipitation for the local area.
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4.0 ADAPTIVE MANAGEMENT PLAN
Adaptive management is an iterative process by which the management of a site changes (or adapts) in
response to observed site conditions. Adaptive management differs from more traditional forms of site
management where actions are prescribed based on an established schedule or checklist. Though such a
schedule may have been well-intentioned or performed adequately on a different site, it is often not
flexible or responsive enough to adjust to the changing needs of a site over time.
For projects that occur in and adjacent to urban areas, the most significant element of an adaptive
management plan is noxious weed management. This section describes what species are considered
weeds, how they will be managed, and when they will be seasonally assessed and managed.
Implementation of these techniques are intended for both the NHBZ and the adjacent detention basin.
The section concludes with additional adaptive management techniques that may be implemented to
address other aspects of site restoration.
4.1 DESIRABLE COVER AND NOXIOUS WEEDS
One of the restoration goals is to establish “desirable cover.” The City defines desirable cover as:
• Native annual and perennial grasses and forbs
• Native sub-shrubs/shrubs
• Introduced perennial grasses and forbs, excluding those defined as “weeds” within municipal
code section 20-41.
In addition to a list of notable species, the City definition of weeds also encompasses all species
designated by the State of Colorado or the Larimer County Weed District. The Colorado Noxious Weed
Act, categorizes listed weeds into three lists based on their prevalence in the State and threat to
economic and environmental systems. List A species have been designated for state-wide eradication.
List B species have targeted management plans designed to stop their spread. List C species also have
targeted management plans, but the goal is not to stop the spread as these species have become too
widespread for this to be realistic.
4.2 WEED MANAGEMENT APPROACH
The recommended approach for controlling weeds is Integrated Weed Management (IWM), which
combines the use of mechanical, cultural, biological, preventative, and chemical control techniques to
eradicate weeds. Mechanical control involves physical removal by mowing, mulching, tilling, prescribed
burning, grazing, and hand pulling. Cultural control refers to the establishment of competitive and
desirable vegetation that prevents or slows down invasion by weedy species. Biological control
incorporates releasing beneficial insects which feed only on certain weeds and well-managed grazing
practices that target specific plants. Preventative control entails planting weed free seed, mulching with
weed free material, cleaning machinery before moving between sites, and controlling weeds prior to
their setting seed. Chemical control involves the use of herbicides to destroy weeds that do not
adversely affect the desirable plant community.
For the NHBZ, weed management will combine preventative and cultural methods during construction
with mechanical and chemical control during the maintenance and monitoring period. Biological control
is only recommended for large-scale infestations of a single species for which a control method has been
approved by the State. This should not be necessary for the NHBZ.
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4.2.1 Preventative and Cultural Control
Active construction sites can create opportunities for weeds to establish and spread. Frequent incoming
vehicles, especially those with muddy tires or undercarriages, and large expanses of disturbed ground
create ideal circumstances for introduction and establishment of many weeds. Fortunately, there are
several preventative techniques that can be implemented on construction sites to reduce the potential
for new infestations and the expansion of existing populations.
Pre-Construction Phase
• Treat existing noxious weed populations that could be spread by construction activities,
especially individual plants and small infestations. Aggressive treatment of existing weed
populations greatly reduces the ability of the weeds to rebound in post-construction conditions.
• Potential areas of topsoil salvage should be assessed for presence and abundance of weeds
prior to salvage and replacement. Topsoil heavily infested with weeds can be chemically treated,
removed from the site, or buried.
Construction Phase
• Prior to entry onto the property, all construction vehicles should be inspected and cleaned to
ensure that they are free of soil and debris capable of transporting weed seeds or roots. The
contractor shall show proof of equipment cleaning. The mechanism for showing proof should be
agreed upon between the contractor and the Inspector before implementation of the grading.
• Utilize only certified weed free materials for any BMPs.
• Minimize amount of bare ground and reseed bare ground as soon as possible.
• Continue to monitor and manage any weed populations on bare ground or stockpiles.
• If possible, construction activities should be phased in order to minimize the amount of
disturbed surface at any given moment. Construction traffic should also be restricted to
established access roads, parking areas, and laydown yards.
Seeding, Planting, and Post-construction Phases
• Obtain soil components, amendments, seed mixes, and mulches from weed-free sources.
• Establish and maintain vigorous, desirable vegetation to discourage weeds.
• Mulch any non-vegetated surfaces to minimize the amount of noxious weed seeds that will
reach the soil surface and germinate.
• Monitor all seeded areas for any weed infestations post-construction and to inform subsequent
weed management activities.
4.2.2 Mechanical Control
Mechanical control is often preferred by persons or groups who want to minimize or eliminate the use
of chemical pesticides. While chemicals are often overused or overly relied upon, mechanical control is
often more labor intensive, and therefore, less cost effective. Additionally, not all plants can be
effectively managed with mechanical control. For some species, cutting or mowing stimulates regrowth.
Mechanical removal can prevent plants from flowering and producing seed, which is effective if the
plant reproduces only through seed, but plants that can reproduce vegetatively often cannot be
controlled in this manner.
Twin Peaks Environmental 9
In general, mechanical control is recommended once per year, likely in the summer. It will consist of
manual pulling for species for which this is appropriate (i.e., those with taproots and little potential for
resprouting). Weed whacking may also be incorporated for species that cannot be pulled but that still
benefit from removal of surface vegetation. Mowing is only recommended if there are few desirable
species within the NHBZ. All removed material will be bagged and disposed of in a landfill; weeds are
generally not accepted for municipal compost.
4.2.3 Chemical Control
Because some species will not respond to mechanical control, targeted chemical control will likely be
necessary. Chemical control should only be performed by a certified applicator licensed with the
Colorado Department of Agriculture. Applicators must follow all pertinent federal and state laws,
including all pesticide label requirements. Because pesticide applications may occur while the residential
units are occupied, especially in the latter years of implementation, dates of application and reentry
periods should be clearly conveyed to residents and the landowner. Additionally, necessary
documentation and communication will be necessary to ensure that annual application rates are not
exceeded for any chemical pesticide.
Prior to the start of any surface disturbance (i.e, grading or grubbing), TPE recommends that an
herbicide application be conducted. Because weed cover within the NHBZ is presently low, a targeted
spot treatment (as opposed to a broadcast treatment) is recommended. While this would not eliminate
the seed bank of undesirable species, it would prevent existing vegetation from producing more seed
and reduce the probability of species that vegetatively reproduce spreading post-construction.
Once the landscaping has been installed within the NHBZ, any herbicide applications will consist of spot
treatments applied with a backpack or handheld sprayer. In general, herbicide applications are
recommended in the spring as plants emerge from dormancy and in the late summer or early fall as
perennial and biennial species accumulate nutrients to overwinter. Our proposed schedule reflects this
timeline. However, susceptibility to herbicides varies with the life history of each species, and flexibility
of the schedule should be maintained. For example, if several species are observed at low densities, a
chemical treatment can be scheduled that maximizes control of multiple species at once. But if one
species is especially dense and is threatening to become dominant throughout the NHBZ, a treatment
that targets the optimal susceptibility of that species would be recommended.
4.3 WEED MANAGEMENT BY SPECIES
Because the efficacy of mechanical and chemical control is reliant on the life history of the weeds
present, annual inventories will strongly inform the techniques and timing. The NHBZ and detention
basin presently have low densities of undesirable species. Table 2 includes species that have been
observed (Terracon 2024) as well as species that are likely to be encountered in the early phases of site
restoration. TPE recommends that this table be referred to and updated at least annually to ensure that
weed management techniques are appropriate and with a high likelihood of success.
Twin Peaks Environmental 10
Table 2. Weed Management Recommendations by Species
Canada
thistle
Cirsium
arvense
State
List B spreads by seeds and
rhizomes. Emerges late April
through May. Flowers late
spring to early summer.
Aminopyralid
flowering or to fall regrowth.
Clopyralid + Triclopyr: Apply until
flowering or to fall regrowth.
Aminocyclopyrachlor +
Chlorsulfuron: Apply to spring
rosette through flower bud growth or
every 10-21 days throughout
the growing season. Combining
mowing with herbicides will
further control.
brome/
cheatgrass
Bromus
tectorum
State
List C that reproduces solely by
seed. Germinates in the fall,
overwinters, and bolts in
spring.
Imazapic:
freeze or during early spring growth.
Glyphosate: Apply in fall or early
spring prior to seed production.
Indaziflam: Preemergent, apply
before emergence in late summer or
fall. Can be tank mixed to kill existing
for small infestations. Mowing
and chopping are not
recommended. Collect, bag, and
dispose of or destroy flowers;
seeds can mature and
germinate if left. Tilling must be
bindweed
Convolvulus
arvensis
State
List C reproduces by seed and
spreading roots. Deep
taproot. Flowers May-
Clarity + 2,4-D Amine:
full-bloom and/or fall.
Glyphosate: Apply at full-bloom
and/or fall.
Cutting, mowing, or pulling has
a negligible effect unless the
plants are cut below the surface
in the early seedling stage.
Kochia
scoparia
City
weed reproduces by seed.
Germinates throughout the
growing season. Stems can
break-off at the base to
create a “tumbleweed.”
Fluroxypr:
stage to flowering.
Glyphosate: Apply from early growth
stage to flowering.
Any method that severs the root
below the surface. Mowing
before flowering reduces seed
production. Shallow tilling will
control emerged plants but can
stimulate recruitment. Deep
tillage buries seeds to prevent
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Common
Name
Scientific
Name
Status Seasonality of Occurrence Chemical Control Measures Mechanical Control Measures
Leafy
spurge
Euphorbia
esula
State
List B spreads by seed and
extensive, creeping roots.
Flowers develop mid-April
to late May.
Aminocyclopyrachlor +
chlorsulfuron: post-emergence in
spring until flowering or to fall
rosettes.
Due to the extensive root
system, hand-pulling this plant
is not a viable option. Mowing
will reduce seed production if
repeated every 2 to 4 weeks
during the growing season but
will provide little long-term
thistle
Salsola
tragus
City
weed reproduces by seed. Dries
out and becomes a
tumbleweed.
2,4-D Amine:
growing young plants.
Aminocyclopyrachlor +
Chlorsulfuron: Apply as a pre or post-
emergent. Most effective from
seedling to mid-rosette.
Aminopyralid: Apply only as a pre-
emergent.
Glyphosate: Apply to rapidly growing
plant before seed set.
Chlorsulfuron: Apply as a
early growth stages. Collect the
plants and dispose of them to
prevent new contributions to
the soil seed reserve. Light
tillage can disrupt young plants.
Mowing is a limited option that
must be timed to prevent the
plant from being able to regrow
and produce seed and is best
done when the plant is
*Information consolidated from the Colorado Department of Agriculture (2025) and the Weed Research and Information Center, University of California
(2013).
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4.4 SCHEDULE
This noxious weed management plan will be implemented for a minimum of three years, though it is
recommended that the landowner remain vigilant and continue some level of management activities in
perpetuity. Weeds spread rapidly in areas of human activity, and even the most robust vegetative
communities can be susceptible to invasion.
Identifying and inventorying weeds on a property is important as the first step in management, because
rarely can multiple species be managed with a single approach or treatment. Annual surveys should be
conducted to assess the effectiveness of the ongoing weed management activities. These efforts will
indicate if new species have become established and if existing populations are being managed
effectively. These results should inform the management approach for future treatments. Specifically,
Table 2 contains an example management table with several weed species that are likely to be
encountered. Each year, this table should be amended to identify mechanical and chemical approaches
for the species present.
The NHBZ landscaping will likely be installed in the spring and summer of 2026; if this schedule changes,
adjustment of the treatment schedule may be necessary. Because weed cover within the NHBZ is
presently low, a pre-construction herbicide spot treatment is recommended. A broadcast treatment or
mowing could harm desirable species that currently exist on the site. In the summer, an inspection of
the site would be made to develop the map and update the management plan accordingly. (This can be
conducted concurrently with the monitoring described in Section 5.0). In Year 2 (2027), a spring
herbicide spot treatment, a summer mechanical treatment, and a fall herbicide spot treatment are
recommended, as needed. Again, mapping and the plan update would be conducted in the summer
when the vegetation is easy to identify, and the results would inform the management action. Year 3
(2028) would be effectively the same as Year 2, but an end-of-year update to the management plan
would not be necessary unless the landowner elects to do so. This schedule is outlined in Table 3.
Table 3. Recommended Weed Management Schedule
Year 1 (2026)
Spring Pre-construction herbicide application (spot treatment)
Summer Weed mapping
Fall Herbicide application (spot treatment)
Year 2 (2027)
Spring Herbicide application (spot treatment)
Summer Weed mapping
Hand pulling/weed whacking
Fall Herbicide application (spot treatment)
Year 3 (2028)
Spring Herbicide application (spot treatment)
Summer Weed mapping
Hand pulling/weed whacking
Fall Herbicide application (spot treatment)
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4.5 ADAPTIVE MANAGEMENT STRATEGIES
Though this plan has primarily focused on weed management, revegetation failure can have multiple
causes and potential solutions. If the NHBZ is not making progress by Year 2 toward achieving the
established success criteria in Section 5.1, additional remedial measures may be necessary. The
Contractor and Inspector shall meet to discuss which actions are appropriate and are reasonably likely
to address the cause(s) of failure. Only areas that do not meet the performance milestones will require
remedial measures.
• Reseed and/or revise seed mixes: In areas that failed to germinate seed, site conditions should
be examined to determine if adjustments to the seed mix are warranted. Changes to the seed
mix could include reseeding only species exhibiting the greatest growth and survival, varying the
seed rate, adjusting seed mix composition, or using different seeding equipment. Alternately, if
a certain species or group of species are not establishing on the site and are desired, reseeding
may include just those missing species.
• De-compact soil: A common cause for bare areas and sparse vegetation is over-compaction of
soils during construction. De-compact adverse soils using suitable equipment such as chisels,
harrows, or cultivators. Conducting decompaction work when the soil is moist, but not wet, may
have the most success.
• Soil testing: Another potential cause for bare areas and sparse cover is problematic soil.
Following soil tests of bare areas, adaptive management actions could include adjusting the
seed mix to include species adapted to problematic soils or conditioning soils with appropriate
amendments.
• Protect vegetation: If monitoring results show that revegetation is failing due to trampling (i.e.
social trails, maintenance vehicle access etc.), then adaptive management actions would include
installing protective fencing and/or signage to protect trampled areas. Soil de-compacting and
reseeding trampled areas may also be necessary.
• Modification to irrigation schedule: Monitoring results may show that the irrigation schedule is
resulting in poor establishment or stressed vegetation (i.e., too much or too little water).
Adaptive management actions would include incremental changes to the supplemental water
schedule to support the achievement of vegetation cover milestones.
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5.0 MONITORING PLAN
At least three years of monitoring are required before the City considers the NHBZ successfully
established. This ensures that the restoration goals have been achieved, and that the site is on-track to
provide the desired ecological function. This monitoring plan outlines the success criteria, monitoring
methodology, and proposed monitoring schedule.
5.1 SUCCESS CRITERIA
The NHBZ success criteria are as follows:
1. The total vegetative ground cover contributed by all desirable plant species (excepting mature
trees) is equal to or greater than the desirable vegetative cover of the applicable reference
area(s) from that calendar year. Acceptable desirable total vegetative cover of the NHBZ cannot
be less than 40 percent.
2. No more than five percent of the species noted on the site may be weedy or noxious species as
defined by City Code Section 20-41 and Colorado Department of Agriculture’s Noxious Weed List
as defined by the Colorado Noxious Weed Act §§35-5.5,
3. The development site shall display no evidence of detrimental erosion due to rills, gullies or
excessive bare spots of ground,
4. Survival rate of all planted shrubs and trees is equal to or greater than 80 percent, and
5. Any diversity standards applied according to the Inspector’s discretion. Diversity standards
should be reflective of the reference area or target habitat conditions provided by the
Department.
Total vegetative ground cover and diversity standards (if applicable) will be determined using a
reference area approach, where the reference areas are representative of the target vegetative
community(ies) and are selected by the Inspector. The total vegetative ground cover of the applicable
reference area(s) will be measured annually at the end of the growing season (late summer to early fall)
to the point of demonstrating sample adequacy in order to provide an accurate level of vegetative cover
reflective of local climatic conditions. Determination of required coverage of the NHBZ will be measured
using a line point intercept method with a number of transects approved by the Environmental Planner
across the target habitat type(s) present, distributed either randomly or on a grid-based pattern, to gain
an adequate representation of the seeded areas (City of Fort Collins, 2025).
The Department has the authority to deem revegetation established in-lieu of meeting success criteria,
or to withhold approval despite meeting success criteria, if appropriate. If final stabilization is not
achieved to the satisfaction of the Department, the developer and/or landscape contractor shall be
responsible for additional corrective measures to satisfy final vegetative requirements for closeout.
5.2 SAMPLING METHODOLOGY
Cover sampling will be conducted at a minimum of 8 transects in the revegetated areas of the NHBZ to
assess progress towards standards. Ground cover at each transect is measured utilizing the point-
intercept method. This is the same technique utilized by the Department to assess the reference sites,
so method consistency will ensure data are collected uniformly and are readily comparable.
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Implementation of the technique for the sampling effort is described in a guidance document from the
City (undated). Data collection equipment may differ from the City’s guidance, but the general approach
consists of the following steps:
1. A transect of 10 meters length is extended from the starting point toward the direction of the
next site to be sampled, keeping the transect within a single habitat type.
2. At each one-meter interval along the transect, a set of 10 readings as to hits on vegetation (by
species), litter, rock (greater than 2mm), or bare soil are recorded. Record vegetation hits using
the species scientific name.
3. Repeat at 10 intervals along the transect for a total of 100 points per transect.
4. Walk to next transect start location, keeping a running record of all species observed. This
serves as a rough estimate of species richness and gives information regarding all species
present on site regardless of whether or not they received a ‘hit’ in a given transect.
5. Repeat process until all transects are sampled.
6. Compile data to determine the average ‘Desirable Cover’ (based on the Fort Collins LUC).
5.3 PHOTO POINTS
Four permanent photo-points (marked with GPS coordinates) on the site will be established to visually
catalog vegetation progress. Photo-points should be determined in the field at a location representative
of the NHBZ area, each location marked with GPS coordinates, and each designated with a number
which will remain consistent throughout the monitoring period. Each photo-point should be
documented during the summer evaluation at the peak of the growing season, for each of the annual
monitoring efforts that will follow restoration. At each point, four photos will be collected, one each in a
cardinal compass direction (N-E-S-W), using a photo board that is visible in each frame to indicate the
photo-point number.
5.4 SCHEDULE
Annual monitoring will continue for at least three years following restoration of the NHBZ. The NHBZ will
be inspected at least three times per year, and the quantitative survey (sampling methodology) will
occur once per year on the following schedule:
1. In the spring (April), middle of summer (June), and fall (September) a qualified ecologist will
traverse the entirety of the site to assess overall performance of restoration, including noxious
and invasive weed populations prior to implementation of management strategies. This effort
will result in optimized and targeted weed control efforts and provide sufficient time to manage
weeds prior to seed production.
2. At the peak of growing season, a qualified ecologist will implement the sampling methodology
described in section 5.3 to measure ground cover within the NHBZ. The ecologist will also
traverse the entirety of the site to identify potential problems or issues with restoration. During
these traverses, the observer will take note of areas of poor seedling emergence, indicators of
soil fertility problems, noxious weeds or invasive plant infestation, expectations for noxious
weed seeding/flowering, excessive erosion, and any other similar revegetation / restoration
related issues (if observed).
The ecologist shall notify the Inspector prior to each inspection. After each inspection of the NHBZ, the
consultant should email a brief narrative summarizing the findings of the site visit and corresponding
action items to the Inspector, the developer, and the landscaping contractor (if applicable).
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A brief report containing survey findings and recommendations will be provided to the Department by
October 31 of each year. This will give the Inspector and the applicant ample time to discuss and
implement adaptive management to address any underperforming areas prior to when on-the-ground
treatment implementation would be needed, if determined necessary.
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6.0 REFERENCES
City of Fort Collins. 2025. Natural Habitat Buffer Zone Reference Area Approach. Available at:
https://www.fcgov.com/developmentreview/environmental-planning-nhbz-monitoring. Accessed
August 19, 2025.
City of Fort Collins, undated. Line-point Intercept Cover Monitoring Guide. Available at:
https://www.fcgov.com/developmentreview/files/line-point-intercept-cover-monitoring-
guide.pdf?1747076023. Accessed August 19, 2025.
Colorado Department of Agriculture. 2025. Noxious Weeds. Available online at:
https://ag.colorado.gov/conservation/noxious-weeds. Accessed September 18, 2025.
DiTomaso, J.M., et al. 2013. Weed Control in Natural Areas in the Western United States. Weed
Research Information Center, University of California. 544 pp.
Terracon Consultants, Inc. 2024. Ecological Characterization Study, Proposed Retirement Community,
4710 Cinquefoil Lane, Fort Collins, Larimer County, Colorado. November 6, 2024.
Twin Peaks Environmental
APPENDIX A – LANDSCAPE SHEETS