Wellington staff outline proposed 2024 building and energy code updates; state model 'electric-ready' rules required

WELLINGTON, Colo. ' At an Aug. 26 meeting, the town's planning and building officials briefed trustees on a proposed update to the local building codes that would move Wellington from the 2018 I-codes to the 2024 cycle and implement state-mandated "electric-ready" and "solar-ready" provisions. Planning Director Cody Byrd and Building Official Kelly Dykstra told the board they have been coordinating with neighboring Northern Colorado jurisdictions and the private sector to align timelines and provide builders time to adjust. Dykstra described the town's proposed schedule: a first reading of the ordinance in October and a second reading in late October or November with intent to adopt by the start of 2026 enforcement. Dykstra said the change would require new single-family homes to include a 300-square-foot solar-ready plane on the roof and the conduit pathway for future solar wiring; for commercial roofs he said 40% of an identified roof plane must be solar-ready. He described the state's electric-ready model as requiring new buildings to be prepared to switch from gas to electric appliances later by including electrical provisions during construction. Dykstra emphasized the code language being discussed is a readiness requirement, not an immediate ban on gas appliances. On electric-vehicle (EV) readiness, Dykstra said residential work will require pathway and panel capacity "to a receptacle plate" to make future installation easier, and commercial parking will be subject to phased EV supply-equipment readiness levels for long-stay and employer charging. He noted different definitions of R-2 occupancy between building and planning codes (multifamily and lodging) that affect EV requirements. On energy performance, the presentation said the proposed code continues the industry trend toward performance-based compliance, using energy-rating systems (ERI/HERS) rather than solely prescriptive measures. Dykstra noted the town had skipped the 2021 cycle and that some 2021 changes had been revised in the 2024 cycle (for example, certain roof insulation increases were moderated from the 2021 level). Other 2024-code highlights Dykstra described: expanded carbon monoxide alarm requirements in commercial occupancies with fuel-fired equipment, clarified egress/panic hardware for educational occupancies to permit locking for active-shooter response while preserving egress, new structural uplift requirements for specified essential facilities informed by tornado data, stricter limits on lead content in pipe fittings, and state wildfire (WUI) hardening thresholds for properties near wildland fire risk. Trustees asked about cost impacts and permitting compliance. Dykstra said estimates of incremental construction cost varied; he cited the National Association of Home Builders' previous estimates that earlier code updates changed average new-home energy-related costs by a few thousand dollars and that some increases were later reduced in subsequent cycles. He told trustees staff and SafeBuilt will run education/outreach and allow a six-month transition window after adoption before full enforcement. No vote was required: trustees received the presentation and asked staff to return with a draft ordinance and additional cost information ahead of scheduled readings.