Skip to content
  • Who We Are
    • Diversity, Equity & Inclusion
    • Davis Graham Women’s Network
    • Community Service
    • Davis Award
    • Environmental, Social & Governance
  • What We Do
  • Our Professionals
  • News & Events
  • Contact Us
  • Alumni
  • Careers
  • Prohibit Residential Occupancy Limits

    HB24-1007
    Summary

    The legislature passed a bill that prohibits local governments from enacting or enforcing residential occupancy limits based on familial relationship while allowing local governments to implement residential occupancy limits based on demonstrated health and safety standards such as international building code standards, fire code regulations, or Colorado department of public health and environment wastewater and water quality standards.

    Legislative Updates

    • 2024-04-15 / Passed
      Governor Signed
    • 2024-04-10
      Sent to the Governor
    • 2024-04-09
      Signed by the President of the Senate
    • 2024-04-08
      Signed by the Speaker of the House
    • 2024-03-28
      House Considered Senate Amendments – Result was to Concur – Repass
    • 2024-03-20
      House Considered Senate Amendments – Result was to Laid Over Daily
    • 2024-03-19
      Senate Third Reading Passed – No Amendments
    • 2024-03-18
      Senate Second Reading Passed with Amendments – Committee, Floor
    • 2024-03-12
      Senate Committee on Local Government & Housing Refer Amended to Senate Committee of the Whole
    • 2024-02-12
      Introduced in Senate – Assigned to Local Government & Housing
    • 2024-02-09
      House Third Reading Passed – No Amendments
    • 2024-02-06
      House Third Reading Laid Over to 02/09/2024 – No Amendments
    • 2024-02-05
      House Third Reading Laid Over Daily – No Amendments
    • 2024-02-02
      House Second Reading Special Order – Passed with Amendments – Committee
    • 2024-01-30
      House Committee on Transportation, Housing & Local Government Refer Amended to House Committee of the Whole
    • 2024 -01-10
      Introduced in House – Assigned to Transportation, Housing & Local Govenrment

    This content is updated every Thursday, but is not a comprehensive list of updates. If you have questions regarding a specific piece of legislation, please contact Davis Graham partner, Sarah Kellner.

    Lindsey Reifsnider

    February 4, 2024
    Legal Alerts
  • Monthly Residential Eviction Data & Report

    SB24-064
    Summary

    The bill requires the judicial department to collect, compile, and publish online, on a monthly basis, aggregate residential eviction data for all forcible entry and detainer actions filed in each county in the immediately preceding month. The judicial department shall make individual case level residential eviction data available upon request by a qualified entity. The bill also requires the complaint for an eviction action to include the street address and the zip code.

    Legislative Updates

    • 2024-05-31 / Passed
      Governor Signed
    • 2024-05-10
      Sent to the Governor
      Signed by the Speaker of the House
    • 2024-05-09
      Signed by the President of the Senate
    • 2024-05-05
      House Third Reading Passed – No Amendments
    • 2024-05-04
      House Second Reading Special Order – Passed – No Amendments
      House Committee on Appropriations Refer Unamended to House Committee of the Whole
    • 2024-05-02
      House Committee on Judiciary Refer Unamended to Appropriations
    • 2024-04-29
      Introduced in House – Assigned to Judiciary
      Senate Third Reading Passed – No Amendments
    • 2024-04-26
      Senate Second Reading Special Order – Passed with Amendments – Committee
      Senate Committee on Appropriations Refer Amended to Senate Committee of the Whole
    • 2024-02-07
      Senate Committee on Judiciary Refer Amended to Appropriations
    • 2024-01-19
      Introduced In Senate – Assigned to Judiciary

    This content is updated every Thursday, but is not a comprehensive list of updates. If you have questions regarding a specific piece of legislation, please contact Davis Graham partner, Sarah Kellner.

    Lindsey Reifsnider

    February 4, 2024
    Legal Alerts
  • ​​​​​​​Landowner Liability Recreational Use Warning Signs

    SB24-058

    Summary

    In current law, the “Colorado Recreational Use Statute” (CRUS) protects landowners (owners) from liability resulting from the use of their lands by other individuals for recreational purposes. However, the CRUS does not limit an owner’s liability for injuries or death resulting from the owner’s willful or malicious failure to guard or warn against a known dangerous condition, use, structure, or activity likely to cause harm (willful or malicious failure). The bill states that under such circumstances, an owner does not commit a willful or malicious failure if:

    1. The owner posts a warning sign at the primary access point where the individual entered the land, which sign satisfies certain criteria;
    2. The owner maintains photographic or other evidence of the sign; and
    3. The dangerous condition, use, structure, or activity that
      caused the injury or death is described by the sign.

    The bill requires an individual who accesses land for recreational purposes to stay on the designated recreational trail, route, area, or roadway unless the owner expressly allows otherwise, or be deemed a trespasser. Currently, the CRUS states that “owner” includes the possessor of any interest in land. The bill clarifies that “owner” includes a possessor or holder of a conservation easement. The bill states that the CRUS may not be construed to limit an owner’s ability to restrict or prohibit the use of the owner’s land for an

    Legislative Updates

    • 2024-03-15 / Passed
      Signed by the Governor
    • 2024-03-12
      Sent to the Governor
    • 2024-03-11 / Engrossed
      Signed by the Speaker of the House
      Signed by the President of the Senate
    • 2024-02-23 / Engrossed
      House Third Reading Passed – No Amendments
    • 2024-02-22
      House Second Reading Special Order – Passed – No Amendments
    • 2024-02-20
      House Committee on Judiciary Refer Unamended to House Committee of the Whole
    • 2024-02-05 / Engrossed
      Introduced In House – Assigned to Judiciary
    • 2024-02-02
      Senate Third Reading Passed – No Amendments
    • 2024-02-01
      Senate Second Reading Passed with Amendments – Committee
    • 2024-01-29
      Senate Committee on Judiciary Refer Amended – Consent Calendar to Senate Committee of the Whole
    • 2024-01-17
      Introduced In Senate – Assigned to Judiciary

    This content is updated every Thursday, but is not a comprehensive list of updates. If you have questions regarding a specific piece of legislation, please contact Davis Graham partner, Sarah Kellner.

    Nerdy Mind

    February 4, 2024
    Legal Alerts
  • Lodging Property Tax Treatment 

    SB24-033

    Summary

    Bill 24-033 establishes that, for property tax years commencing on or after January 1, 2026, “short-term rental units” may be classified as either residential real property or lodging property. If, during the previous property tax year, a short-term rental unit was leased for “short-term stays” for more than 90 days, then it is classified as lodging property. The market approach shall be the sole method for determining the actual value of a short-term rental unit that is classified as lodging property. Notably, the property tax assessment rate in 2023 for residential properties was 6.765% and, in 2024, the assessment rate for lodging properties is 29%.

    Legislative Updates

    • 2024-04-16 / Failed
      Senate Committee on Finance Postpone Indefinitely
    • 2024-01-10
      Introduced in Senate – Assigned to Finance

    This content is updated every Thursday, but is not a comprehensive list of updates. If you have questions regarding a specific piece of legislation, please contact Davis Graham partner, Sarah Kellner.

    Nerdy Mind

    February 4, 2024
    Legal Alerts
  • Local Lodging Tax Reporting on Sales Return 

    SB24-024

    Summary

    Bill 24-024 requires local taxing jurisdictions for which the department of revenue does not administer local lodging taxes to apply the same local lodging tax standards or requirements to accommodations’ intermediaries and marketplace facilitators who are required to collect and remit local lodging taxes. The bill prohibits local taxing jurisdictions from requiring additional reporting information from an accommodation’s intermediary for purposes of local taxes, but, notably, does not prohibit local taxing jurisdictions from obtaining this information on a voluntary basis, and home rule municipalities may pass ordinances regulating these entities (including an ordinance governing the issuance of information or data) for purposes unrelated to local taxes. The bill declares that it is a matter of statewide concern to have uniform collection and remittance of local lodging taxes across local taxing jurisdictions, and to standardize reporting requirements.

    Legislative Updates

    • 2024-04-19 / Passed
      Governor Signed
    • 2024-04-12
      Sent to the Governor
      Signed by the Speaker of the House
      Signed by the President of the Senate
    • 2024-04-09
      Senate Considered House Amendments – Result was to Concur – Repass
    • 2024-04-08
      House Third Reading Passed – No Amendments
    • 2024-04-05
      House Second Reading Special Order – Passed with Amendments – Committee
    • 2024-04-04
      House Committee on Finance Refer Amended to House Committee of the Whole
    • 2024-02-22
      Introduced In House – Assigned to Finance
      Senate Third Reading Passed – No Amendments
    • 2024-02-21
      Senate Second Reading Passed – No Amendments
    • 2024-02-15
      Senate Committee on Finance Refer Amended – Consent Calendar to Senate Committee of the Whole
    • 2024-02-08
      Senate Committee on Finance Witness Testimony and/or Committee Discussion Only
    • 2024-01-30
      Senate Committee on Finance Witness Testimony and/or Committee Discussion Only
    • 2024-01-10
      Introduced in Senate – Assigned to Finance

    This content is updated every Thursday, but is not a comprehensive list of updates. If you have questions regarding a specific piece of legislation, please contact Davis Graham partner, Sarah Kellner.

    Nerdy Mind

    February 4, 2024
    Legal Alerts
  • Exempt Small Communities from HOA Requirements

    Summary

    SB24-021

    Under current law, certain small communities are exempt from various requirements of the Colorado Common Interest Ownership Act (CCIOA), which governs the conduct of homeowners’ associations. SB24-021 would consolidate and amend the current exemptions, to state that a cooperative or planned community may avail itself of the exemption if: (1) a cooperative or planned community was created on or after July 1, 1992, and it either (i) contains only units restricted to nonresidential use or (ii) contains no more than 20 units and is not subject to any development rights; or (2) a planned community provides in its declaration that the annual average common expense liability of each unit restricted to residential purposes must not exceed $400, as adjusted annually since July 1, 1999, for changes in the Consumer Price Index. A cooperative or planned community that is eligible for the exemption may elect instead to be subject to CCIOA by adopting an amendment to its declaration evidencing such election.

    Legislative Updates

    • 2024-04-11 / Passed
      Governor Signed
    • 2024-04-04
      Sent to the Governor
      Signed by the Speaker of the House
      Signed by the President of the Senate
    • 2024-03-25
      House Third Reading Passed – No Amendments
    • 2024-03-22
      House Second Reading Special Order – Passed – No Amendments
    • 2024-03-19
      House Committee on Transportation, Housing & Local Government Refer Unamended to House Committee of the Whole
    • 2024-02-08
      Introduced In House – Assigned to Transportation, Housing & Local Government
    • 2024-02-05
      Senate Third Reading Passed – No Amendments
    • 2024-02-02
      Senate Second Reading Passed with Amendments – Committee
    • 2024-01-30
      Senate Committee on Local Government & Housing Refer Amended – Consent Calendar to Senate Committee of the Whole
    • 2024-01-10
      Introduced In Senate – Assigned to Local Government & Housing

    This content is updated every Thursday, but is not a comprehensive list of updates. If you have questions regarding a specific piece of legislation, please contact Davis Graham partner, Sarah Kellner.

    Jacqlin Davis

    February 4, 2024
    Legal Alerts
  • Colorado Supreme Court Declines to Adopt Universal Definition of “Production” Under Oil and Gas Leases

    On Monday, November 20, 2023, the Colorado Supreme Court issued a decision in which it declined to adopt a universal definition of “production” in Colorado oil and gas leases, instead holding that Colorado courts should interpret each oil and gas lease pursuant to its own terms.

    In Bd. of County Comm’rs of Boulder County v. Crestone Peak Res. Operating LLC, 2023 Colo. LEXIS 1086 (Colo. Nov. 20, 2023), the Board of County Commissioners of Boulder County (“Boulder”) sought to invalidate two oil and gas leases with Crestone Peak Resources Operating LLC (“Crestone”). The leases contained a habendum clause that provided for a primary term of two years, and a secondary term for “as long thereafter as oil or gas, or either of them, is produced from said land . . . or the premises are being developed or operated.” Id. at 3-4, 6-7. In 2014, during the secondary term of the leases, a third party’s pipeline maintenance forced lessee to shut-in otherwise commercially viable wells for approximately four months. Boulder did not claim the leases had been terminated during the shut-in and continued to accept royalty payments, even throughout the course of the lawsuit. Id. at 10. In 2018, Boulder filed suit claiming that the 2014 shut-in constituted a cease in production which terminated the leases under the cessation-of-production clauses. Such clauses provide that if production “shall cease from any cause, [the] lease shall not terminate provided lessee resumes operations for reworking or drilling a well within [60 or 90] days from the cessation . . . .” Id.
    at 7.

    Crestone moved for summary judgment, arguing that under the cessation-in-production clauses, Crestone merely ceased marketing – not production – during the shut-in, such that the leases were never terminated. The District Court granted summary judgment and Boulder appealed. Relying on Davis v. Cramer, 837 P.2d 218 (Colo. App. 1992), the Court of Appeals adopted the “commercial discovery rule” which provides that the term “production” means “capable of producing oil or gas in commercial quantities.” Id. at 11. The Appeals Court determined that the leases had not terminated because “at all times relevant to the dispute, there remained a commercially viable discovery of oil and gas at the wells.” Id.
    at 12.

    The Colorado Supreme Court granted certiorari review of one issue: whether the Court of Appeals erred in adopting the “commercial discovery rule” in interpreting oil and gas leases. Id. at 12 n. 3. Boulder argued that the Court should instead apply an “actual production” rule and find that “production” requires “extraction.” Id.
    at 20 n. 5. The Supreme Court rejected that argument, reasoning that the term “must be given meaning that is consistent with reality in the light of the circumstances which are commonly incident to oil and gas operations and which the parties must have contemplated.” Id. at 18 (citing 2 Eugene Kuntz, A Treatise of Oil and Gas § 26.6 (2022)). While the “commercial discovery rule” set forth in Davis v. Cramer is most applicable in determining whether there was sufficient production within the primary term to extend to the secondary term, once in the secondary term, the lessee has fulfilled its obligation and achieved the primary objective of the lease. Id. Courts should then exercise greater caution in terminating a lease to avoid depriving the lessee of its investment. Id. at 19-20. In considering whether the shut-in triggered termination under the cessation-of-production clauses, the Court held that the leases make clear that these clauses are triggered only when a cessation of production occurs that would be permanent without reworking or drilling. Id.
    at 22. To require the lessee to engage in reworking or drilling operations under these circumstances would result in economic and environmental waste. Id. at 24. Accordingly, the 2014 shut-in did not trigger termination of the leases under the cessation of production clauses. Id. at 23-24. Thus, the Colorado Supreme Court upheld the judgment of the Court of Appeals under different reasoning.

    Should you have questions about the content of this Legal Alert, please contact Stephanie Morr or Sam Niebrugge.

    Nerdy Mind

    November 21, 2023
    Legal Alerts
  • Colorado’s GHG Emission Reduction Roadmap Version 2.0

    In the 2019 legislative session Colorado passed House Bill 19-1261, the Climate Action Plan to Reduce Pollution (“Climate Action Plan”), which includes targets for reducing statewide greenhouse gas pollution 26% by 2025, 50% by 2030, and 90% by 2050 from 2005 levels.[1]
    To ensure that Colorado continues to make progress toward these targets, Governor Polis directed state agencies to develop a comprehensive Greenhouse Gas Pollution Reduction Roadmap (“GHG Roadmap”). The GHG Roadmap delivers a list of near-term actions the state will pursue over the next one to two years to make significant progress toward the 2025 and 2030 Climate Action Plan goals. The GHG Roadmap also analyzes further actions that can help put the state on a solid path to meeting the 2050 goal. A Version 2.0 of the GHG Roadmap is currently being prepared for release in draft in early 2024.

    GHG Roadmap Ver. 1.0

    The first GHG Emission Reduction Roadmap (Version 1.0) was prepared in draft in September of 2019 and finalized in January of 2020. Though primarily authored by Will Toor of the Colorado Energy Office and John Putnam of the Colorado Department of Public Health and Environment (“CDPHE”), it represents the work of many state agencies also including the Colorado Departments of Agriculture, Natural Resources, and Transportation. Additional support for the GHG Roadmap Ver. 1.0 was provided by the Department of Local Affairs, the Colorado Resiliency Office, and the Office of Just Transition. Colorado hired Energy + Environmental Economics (“E3”), a leading national consulting firm with expertise in GHG modeling, to develop a model of the state’s economy-wide emissions by sector. Technical staff from the Climate Change Unit at the CDPHE provided additional analysis of projected emissions reductions from near term policy recommendations.

    The GHG Roadmap team constructed a Reference Case, which represents a projection of the state’s GHG emissions based on policies that were in place prior to 2019. The Reference Case assumes no new policies or actions to reduce emissions. That assessment found that the four largest emitting sectors were the same in 2020 as 2005. In 2020, transportation displaced electricity generation as the largest source of pollution. Electricity generation, oil and gas production, and fossil methane use in the residential, commercial, and industrial sectors remain the other three largest emitters.

    While the state has made significant progress toward meeting the 2025 and 2030 goals, the analysis showed that additional actions are needed to reach the targets. E3 modeled an illustrative scenario, the HB 1261 Targets Scenario, to represent one approach Colorado could take to meet the Climate Action Plan targets through 2050. Based on these analyses, the GHG Roadmap proposes administrative, regulatory, legislative, procurement, incentive-based, and other measures to reduce emissions in different sectors of the state’s economy to achieve GHG pollution reductions in a cost effective and equitable way. The GHG Roadmap describes actions Colorado has taken to address climate change, analyzes the current trajectory for GHG emissions, and presents a suite of actions the state can pursue in the near term to make progress toward the Climate Action Plan goals.

    The GHG Roadmap’s key findings for the state’s 2050 goals include:

    • All sectors of Colorado’s economy will need to achieve reductions of 90-100%;
    • The state’s 2 largest utilities will need to meet demand with zero-carbon electricity by 2050, with smaller utilities reducing GHG emissions by 80%;
    • The transportation sector will need to be close to 100% electric vehicles (EVs) on the road by 2050;
    • Achieving the 2050 goal will require further technical innovation such as green hydrogen, long duration energy storage, carbon capture and storage, and advanced biofuels;
    • In the buildings sector full decarbonization by 2050 is based on a large-scale shift to the use of electric heat pumps, powered by zero carbon electricity, for space and water heating;
    • Land conservation, restoration, and climate-adaptive ecosystem management will be critical
    • for maintaining and enhancing resilient carbon sequestration on natural and working lands; and
    • In agriculture, the development of markets that pay producers for ecosystem services may be an increasingly important tool.

    Concerns of various commenters on GHG Roadmap 1.0 included that:

    • It endorses large scale electrification and prescribes solutions 30 years into the future based on uncertain or non-existent technologies;
    • It is aspirational, prescriptive, and inflexible rather than pursuing cost-effective measures in an iterative process;
    • As a result, it vests greater power in electric utilities which simply pass costs on to consumers and stifle lower-cost outcomes that competition would encourage;
    • It employs an accounting scheme that is fundamentally flawed;
    • It relies on proprietary models of the State’s contractor, E3, the algorithms for which were not disclosed publicly; and
    • It did not pursue a robust stakeholder and public participation process for such a transformational energy policy document.

    GHG Roadmap Ver. 2.0

    The state is now working to update the Greenhouse Gas Pollution Reduction Roadmap (“Roadmap 2.0”), including an updated inventory of emissions and a new set of Near-Term Actions that will guide implementation in the state. The State is soliciting written comments, holding open meetings and conducting sector roundtables in connection with the GHG Roadmap 2.0 update. The sector-specific roundtables concern topics including major sources of emissions in the transportation, electricity generation, oil and gas, industry, building energy use, land use and agriculture sectors. More information is available on the Colorado Energy Office website at: https://energyoffice.colorado.gov/climate-energy/ghg-pollution-reduction-roadmap-20.

    Initial written comment on the planned GHG Roadmap Ver. 2.0 update was due by September 15, 2023. Among the concerns raise in initial public comment are:

    • The need to prioritize feasibility and resource availability in Colorado’s Clean Energy Planning for 2040;
    • The need to decarbonize Colorado’s electric grid before requiring or incentivizing widespread electrification of various sectors of the Colorado economy so as to avoid leakage and increased scope 2 emissions;
    • Promoting the robust yet streamlined processes necessary to modernize permitting and siting of renewable energy generation and transmission projects on State lands;
    • Including renewable natural gas (“RNG”) in the development of a circular clean energy economy in Colorado, in addition to proposed clean energy/battery recycling and waste stream measures identified;
    • Facilitating the implementation of carbon dioxide removal (“CDR”) strategies including carbon capture, utilization and sequestration (“CCUS”) is essential for industry to reduce GHG emissions efficiently and cost-effectively, especially while awaiting the development of more renewables powering the grid;
    • Rethinking proposed oil & gas sector strategies to avoid technology preferences being established in policy and regulations, and to also avoid unnecessarily combining GHG reduction and conventional air pollutant emissions mitigation strategies, as these are fundamentally different (global vs. local) and difficult to regulate together in a balanced way as recognized recently by the Colorado Air Quality Control Commission in the adoption of GEMM 2 rules last month;
    • Developing a strategy for Urban Freight that is not exclusively based on electrification, especially for heavy-duty and long-haul vehicles; and
    • Considering the unique needs of rural communities alongside actions that will benefit urban areas when developing Roadmap 2.0, especially with respect to possible strategies like expanded fare-free transit, since rural communities typically lack robust transit systems.

    Preparation of GHG Roadmap 2.0 in draft for public comment is expected to occur by January of 2024. This policy document is crucial to the State’s approach to reducing emissions from all sectors of the state’s economy. As such, it is incumbent on industry, community and civic leaders and other stakeholders for each sector to be aware of the very significant likely consequences of the strategies to be adopted in GHG Roadmap 2.0. Once again, there is a lot of relevant information available on the Colorado Energy Office website at: https://energyoffice.colorado.gov/climate-energy/ghg-pollution-reduction-roadmap-20
    , and may also be addressed and updated on the websites of other involved state agencies including CDPHE, CDOT (https://www.codot.gov/programs/research/pdfs/other-reports/colorado-greenhouse-gas-pollution-reduction-roadmap
    ), DNR and DOA.

    [1] The 2050 target in the Climate Action Plan has since been modified from 90% to 100% by subsequent legislation, S.B. 23-016, concerning Greenhouse Gas Emission Reduction Measures, codified at C.R.S. § 25-7-102(g)(I)(F).

    Nerdy Mind

    November 17, 2023
    Legal Alerts
  • AQCC Regulation 27 Revisions – Greenhouse Gas Emissions and Energy Management for Manufacturing Phase 2 Rulemaking

    On Friday, October 20, 2023, the Colorado Department of Public Health & Environment (“CDPHE”), Air Quality Control Commission (“AQCC”) voted to adopt the Greenhouse Gas Emissions and Energy Management for Manufacturing Phase 2 Rule (“GEMM 2 Rule”) that implements key provisions of Colorado’s Environmental Justice Act (“EJ Act”)—HB 21-1266. The Colorado Legislature passed the EJ Act in July 2021 and one of its main provisions required that the state’s industrial and manufacturing sector reduce its greenhouse gas (“GHG”) emissions by 20% by the year 2030, as compared to the sector’s 2015 emissions. The final GEMM 2 Rule helps accomplish this goal by imposing strict mass based GHG reduction requirements on 18 industrial and manufacturing facilities within the state and imposing additional reduction requirements of harmful air pollutants for those facilities that are located within or less than one mile from a Disproportionately Impacted Community (“DIC”) and within 15 miles of a residential community.

    A high-level summary of the GEMM 2 Rule and its most significant provisions is provided below.

    Who is Affected by the GEMM 2 Rule?

    The GEMM 2 Rule affects stationary sources in the industrial and manufacturing sector that emit greater than or equal to 25,000 metric tons (“mt”) of CO2 equivalent (“CO2e”) emissions per year. The rule also applies to any other manufacturing facilities that exist within Colorado as of the effective date of the rule and emit equal to or greater than 25,000 mt of CO2e in any year following the rule’s effective date.

    While the GEMM 1 Rule passed in October 2021 limited GHG emissions from the state’s largest energy intensive and trade exposed industries in the industrial and manufacturing sector—namely four facilities in the cement and steel industries—the GEMM 2 Rule specifically identified 18 industrial and manufacturing facilities (“GEMM 2 Facilities”) as subject to the rule: American Gypsum Company LLC, Anheuser Busch Inc., Avago Technologies, Carestream Health, Inc., Cargill Meat Solutions, Front Range Energy, LLC, Golden Aluminum Inc., JBS Swift Beef Company, Leprino Foods, Microchip Technology, Molson Coors USA LLC, Natural Soda, LLC, Owen-Brockway Glass, Rocky Mountain Bottle Company, Sterling Ethanol, LLC, Suncor Energy USA, Western Sugar Cooperative, and Yuma Ethanol, LLC.

    What Does the GEMM 2 Rule Require?

    GEMM 2 Facilities are required to achieve facility-specific, onsite GHG reductions from their baseline emissions by implementing a portfolio of technically feasible and cost effective GHG reduction measures at their facilities. The GEMM 2 Rule’s cost effectiveness threshold was set at the 2030 social cost of GHGs—currently set at $89/ton. Such reduction measures may include equipment upgrades, efficiency improvements, the installation of additional controls, or onsite carbon capture, utilization and storage, among others.

    CDPHE’s Air Pollution Control Division (“APCD”) first established each facility’s baseline emissions by using the higher of the facility’s reported 2021 or 2022 GHG emissions. In addition, facilities that demonstrated to the APCD that they had invested in capital projects that increased the facility’s production capacity between 2015 and 2030, but had not yet realized the additional production capacity, were eligible for a baseline adjustment equal to 75% of the facility’s increased production capacity, or 100% of the facility’s increased production capacity if the facility had already reduced its GHG emissions by 20% or greater.

    The APCD then assigned tiered reduction requirements to the GEMM 2 Facilities based on the facilities’ GHG reductions since 2015 and their overall contribution to the group’s cumulative GHG emissions. Therefore, facilities that achieved significant GHG reductions since 2015 were assigned a lower 2030 reduction obligation than those facilities that achieved fewer GHG reductions, or increased their GHG emissions, since 2015. In addition, facilities with a high quantity of GHG emissions were assigned a greater 2030 reduction obligation than those facilities that emit a smaller quantity of GHGs. By considering these factors, the APCD sought to equitably distribute the GHG reduction requirements among the 18 GEMM 2 Facilities.

    Depending on the facility’s assigned reduction requirement, the GEMM 2 Facilities must achieve an interim GHG reduction requirement of between 0 to 1.75% less than the facility’s baseline emissions beginning in 2024, and a final GHG reduction requirement of between 1 to 12.5% less than the facility’s baseline emissions by 2030. An additional GHG reduction of between 3 to 6% was assigned to certain facilities based on their percent contribution to the GEMM 2 Facilities’ cumulative total GHG emissions.

    Finally, the GEMM 2 Rule requires facilities located within, or within one mile of, a DIC and within 15 miles of a residential community to prioritize onsite reductions of harmful air pollutants. As explained below, the amount of harmful air pollutant reductions is determined by the facility’s GHG Reduction Plan that must be submitted to the APCD by September 2025.

    How does the Rule Work?

    Beginning in 2024, GEMM 2 Facilities must secure their interim reduction requirement of between 0 to 1.75% and sustain this reduction through 2029.

    Next, no later than September 20, 2025, GEMM 2 Facilities must develop and submit a GHG Reduction Plan to the APCD. The GHG Reduction Plan must include information on the facility’s emissions, a list of all GHG reduction measures that are technically feasible for implementation at the facility, and a portfolio of GHG reduction measures, the average cost of which is equivalent to the 2030 social cost of GHGs, that the facility is required to implement by 2030 to help the facility achieve its 2030 final GHG reduction requirement. The GHG Reduction Plan must also identify the estimated reduction of harmful air pollutants associated with the GHG reduction measures identified in the plan.

    If a facility proposes to implement a technically feasible and cost-effective portfolio of GHG reduction measures, but the proposed measures do not achieve the facility’s 2030 GHG reduction requirement, the facility may purchase GHG credits for compliance. However, if the facility is located within one mile of a DIC and within 15 miles of a residential community, the facility must first identify the harmful air pollutant reductions associated with the GHG measures in its GHG Reduction Plan, up to 50% above the 2030 social cost of GHGs, and secure the harmful air pollutant reductions associated with these measures at the facility before they can participate in the GHG credit trading market.

    To generate GHG credits, GEMM 2 Facilities must reduce their GHG emissions beyond their 2030 GHG reduction requirement. These GHG credits, which expire after 3 years, can then be traded among the GEMM 2 Facilities to help the facilities with few available onsite GHG reduction measures to comply with their 2024 and 2030 reduction requirements. No facility is required to place their GHG credits into the market, and individual GEMM 2 Facilities may enter into private GHG credit transactions at any time. Furthermore, the APCD will host an annual GHG credit auction whereby GEMM 2 Facilities can submit offers for sale and bids for GHG credits to the APCD.

    Finally, if a facility cannot achieve its interim or 2030 GHG reduction requirement by implementing onsite GHG reduction measures, and there are not enough credits available in the GHG credit market to allow the facility to purchase credits to achieve its reduction requirement, the GEMM 2 Facility can pay into a state-managed GHG reduction fund, on a per metric ton of CO2e basis, up to the amount required to achieve the facility’s GHG reduction requirement for that year. The GHG reduction fund will then be used by the state to finance GHG reduction projects at other industrial and manufacturing sites, or finance otherwise cost-prohibitive onsite reduction measures at GEMM 2 Facilities. While the GHG reduction fund is not currently available, the APCD must propose establishment of the fund by September 2025, and implement the fund via rulemaking by the end of 2025.

    By 2030, GEMM 2 Facilities must achieve their remaining GHG reduction requirement and sustain that reduction in perpetuity.

    Compliance and Enforcement

    GEMM 2 Facilities must demonstrate compliance with their annual GHG reduction requirements during two separate compliance periods. GEMM 2 Facilities must demonstrate compliance for the first compliance period—2024, 2025, and 2026—in 2027 by aggregating the facility’s annual GHG reduction requirement in each of those years and demonstrating to the APCD that the facility secured the reductions by the end of 2026. Next, GEMM 2 Facilities must demonstrate compliance for the second compliance period—2027, 2028, and 2029—in 2030 by the same method. Finally, beginning in September 2031, GEMM 2 Facilities must submit an annual report to the APCD that demonstrates compliance with the facility’s 2030 reduction requirement every year thereafter.

    If a facility fails to demonstrate compliance in any compliance period, the facility’s annual GHG reduction requirement will be adjusted downwards by at least two times the amount, in mt of CO2e, by which the facility exceeded its aggregated GHG emission reduction requirement in either compliance period, or in any year after 2029. The GEMM 2 Facility must secure this additional “mitigation” reduction no later than three years after the compliance period or year of noncompliance.

    In addition, the APCD maintains all the enforcement mechanisms available to it under the Colorado Air Pollution Prevention and Control Act, including the assessment of daily civil penalties.

    Conclusion

    The GEMM 2 Rule is the first regulation of its kind in the United States. While it is complex, the APCD anticipates that the GEMM 2 Rule’s 2024 interim reduction requirements will result in a 12% reduction in GHG emissions from the GEMM 2 Facilities by 2024. In addition, the APCD anticipates that the remaining reduction requirements will reduce the GEMM 2 Facilities’ GHG emissions by 20% by 2030. Accordingly, the GEMM 2 Rule will assist the state in achieving the EJ Act’s goal of reducing the state’s industrial and manufacturing sector GHG emissions by 20% by the year 2030 and help Colorado to cement itself as a national leader in climate and sustainability regulations.

    If you would like to learn more about Colorado’s GEMM 2 Rule or discuss it in more detail, please contact John Jacus or Cole Killion.

    Nerdy Mind

    November 17, 2023
    Legal Alerts
  • Regulation 28: New Energy Efficiency Requirements Impact an Estimated 8,000 Buildings in Colorado

    Effective October 15, 2023, Colorado’s Air Quality Commission (the “Commission”) approved Regulation 28, titled “Building Benchmarking and Performance Standards,” which requires “covered building” owners to meet certain energy use targets or implement greenhouse gas emissions reductions to increase efficiency, as part of Colorado’s broader plan to reduce emissions by 50% prior to 2030.[1]  A ”covered building” under Regulation 28 includes any residential or commercial building over 50,000 square feet. This regulation impacts approximately 8,000 buildings in Colorado.

    Regulation 28 does not apply to storage facilities, stand-alone parking garages, buildings in which over half of the gross floor area is used for manufacturing, industrial, or agricultural purposes, or single-family homes, duplexes, or triplexes.[2] The applicability of Regulation 28 to owners of public buildings, which includes those owned by a governmental entity and educational institutions, is limited.

    Regulation Requirements

    Covered building owners must report benchmarking data for the previous calendar year to the Colorado Energy Office (“CEO”) and pay an annual fee to the CEO of $100 per covered building, which payment does not apply to owners of public buildings.[3] The annual report must specify the owner’s plan to reduce the building’s greenhouse gas emissions in order to achieve Colorado’s 2026 target to reduce emissions by 7%.[4] In 2028, each annual report must address the owner’s plan to meet the 2030 target to reduce emissions by 20%.[5] Owners may apply to the CEO for a waiver, extension of the deadline, or an exemption from these reporting requirements.

    Pathways to Compliance

    In order to meet these emissions targets, owners must reduce the building’s greenhouse gas emissions through the following compliance pathways, which may be combined, providing some flexibility to owners:

    1. Owners may implement energy efficiency measures and technologies to meet the property type weather-normalized site Energy Use Intensity (“EUI”) requirements set forth in Table I to Regulation 28.[6] If a covered building owner is unable to achieve the site EUI target, they may comply by maintaining a standard percent reduction in their covered building’s weather-normalized site EUI as compared to the covered building’s 2021 benchmark.[7]
    2. If the owner is unable to meet the EUI targets, the owner may implement high-efficiency electric equipment and replace fossil fuel equipment to decrease the building’s greenhouse gas emissions.[8] An owner may also use customer-owned generation systems or utility subscription services to reduce their emissions.

    Regulation 28 provides owners flexibility in what efficiency measures are utilized, including (1) converting natural gas equipment to electric space and water heating, (2) adding LED lighting and timer lights, (3) increasing insulation, (4) thickening walls, (5) replacing windows and doors, and (6) installing high-efficiency appliances. Owners may also enroll in utility-offered programs or purchase renewable energy credits.[9] However, if an owner is unable to meet the 2026 or 2030 building performance standards by implementing these measures, the owner should request an adjustment to the timeline for these emissions targets.

    Regulation 28 further requires owners to maintain records related to the building’s compliance pathway and performance standards for seven years for the CEO to review upon request.[10]

    Requests for Adjustments

    If necessary, owners may request an adjustment from the CEO by demonstrating the owner’s plan to achieve the performance targets within the proposed adjusted timeline, as well as measures the owner has already taken to reach that goal (including submitting purchase orders for new equipment, documentation demonstrating supply chain delays, or documentation demonstrating collaboration with the building’s utilities to update the infrastructure).[11]

    Owners of under-resourced buildings may also apply for an adjusted timeline from the CEO. The application must include (1) each year of benchmarking data up to the current date, (2) a narrative detailing the building characteristic or functional variations that qualify it for the adjustment, such as age of construction or historical status, (3) an inventory of the natural gas equipment in the building, (4) documentation of operation and maintenance improvements, and (5) documentation of collaboration with the building’s utilities to determine the feasibility of electrification.[12]

    All requests for an adjusted timeline are due by December 31, 2025, for the 2026 target and December 31, 2029, for the 2030 target.

    Penalties for Non-Compliance

    Beginning June 1, 2024, penalties for failure to submit the benchmarking report include a fine of up to $500 for the first violation and $2,000 for each subsequent violation. An owner whose building fails to meet the performance standards is subject to a civil penalty of up to $2,000 for the first violation and up to $5,000 for each subsequent violation.[13] Each month that an owner fails to demonstrate compliance with the building performance standards or fails to demonstrate progress towards meeting the standards constitutes an independent violation.

    Real Estate Industry Opposition.

    Commercial real estate owners vehemently opposed Regulation 28, objecting to the unfair burden the retroactive application of these standards will have on existing buildings and further arguing that they are already experiencing significant financial stress due to high vacancy rates, rising foreclosures, stagnant demand, declining lease rates, rising interest rates, and ongoing supply chain problems.[14] BOMA estimates that the cost of compliance with Regulation 28 will exceed $3.1 billion.

    [1] GHG Pollution Reduction Roadmap 2.0., https://energyoffice.colorado.gov/climate-energy/ghg-pollution-reduction-roadmap-20

    [2] Section A.III.O.

    [3] Sections A.IV.A, B.I.

    [4] Section B.I.A.1.

    [5] Section B.I.A.2.

    [6] Section C.I.A.1.

    [7] Section C.I.A.3.a.

    [8] Section C.I.B.1.

    [9] Section C.I.B.1.e.

    [10] Section D.I.

    [11] Section C.II.A.

    [12] Section C.II.C.1.

    [13] Sections E.1 and E.2.

    [14] Colorado Real Estate Alliance & Regulation 28, Fact Sheet.

    Jacqlin Davis

    November 17, 2023
    Legal Alerts
Previous Page
1 … 8 9 10 11 12 … 31
Next Page
3400 Walnut Street, Suite 700, Denver, CO  80205
303.892.9400
Stay Connected

Sign up to receive our newsletter or update your preferences.

© 2026 Davis Graham

  • Privacy Policy
  • Disclaimer
  • Terms of Use
  • Cookie Policy
Manage Consent
To provide the best experiences, we use technologies like cookies to store and/or access device information. Consenting to these technologies will allow us to process data such as browsing behavior or unique IDs on this site. Not consenting or withdrawing consent, may adversely affect certain features and functions.
Functional Always active
The technical storage or access is strictly necessary for the legitimate purpose of enabling the use of a specific service explicitly requested by the subscriber or user, or for the sole purpose of carrying out the transmission of a communication over an electronic communications network.
Preferences
The technical storage or access is necessary for the legitimate purpose of storing preferences that are not requested by the subscriber or user.
Statistics
The technical storage or access that is used exclusively for statistical purposes. The technical storage or access that is used exclusively for anonymous statistical purposes. Without a subpoena, voluntary compliance on the part of your Internet Service Provider, or additional records from a third party, information stored or retrieved for this purpose alone cannot usually be used to identify you.
Marketing
The technical storage or access is required to create user profiles to send advertising, or to track the user on a website or across several websites for similar marketing purposes.
  • Manage options
  • Manage services
  • Manage {vendor_count} vendors
  • Read more about these purposes
View preferences
  • {title}
  • {title}
  • {title}