Canton, Massachusetts · Saved source text

03-19-2026 MPIC Minutes

Master Plan Implementation Committee · Source meeting date: 2026-03-19 · Record 82271

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Master Plan Implementation Committee 
Minutes 
Thursday, March 19, 2026, 7:00 p.m. 
Zoom Meeting 
Present at the Meeting: Patricia Boyden (Select Board); Emilio Mauro, Chair (Finance 
Committee); Janice McCarthy (Playground and Recreation Commission); and Mike Nourse 
(Historical Commission) 
Not Present: Sonja Grauds (School Committee); Bob MacDonald (Conservation Commission); 
Peg Mead, Vice Chair, (Citizen -at -Large); Jim Quigley (Planning Board); and Alan Rapoport 
(Economic Development Committee) 
Staff Member: Connor Murphy, Town Planner 
Guests: Craig Altemose, Representative from GreenerU; Tom Birmingham, Chair of the 
Sustainability and Climate Action Plan Committee (SCAPC); and Jennifer Wexler, Vice Chair, 
SCAPC 
Item #1 — Introductions 
Chair welcomes attendees and introduced other MPIC members, Mike Nourse and Janice 
McCarthy (Patricia Boyden also later joined). 
Chair Mauro called the meeting to order at 7:00 p.m. He welcomed everyone to the Master 
Plan Implementation Committee (MPIC) meeting, along with Connor Murphy, Town Planner. 
He explained that the MPIC is meeting via Zoom on CCTV. 
Item #2 - ATM Article s.1 — Specialized Energy Code. 
Chair Mauro introduced Tom Birmingham, Chair of the Sustainability and Climate Action 
Plan Committee ("SCAPC"); Jennifer Wexler, Vice Chair, SCAPC; and Craig Altemose, 
Representative from GreenerU. 
Mr. Birmingham explained that Specialized Energy Code, Article 33, is up for vote at Canton's 
May 11, 2026, ATM. Energy has become increasingly unaffordable, and this Article will 
modernize and resolve redundancies in the Town's current General Bylaws and accomplish 
the following: 
• Increase energy efficiency in new buildings; 
• Protect consumers by enhancing energy affordability and preventing costly future 
retrofits; and 
• Fulfill a requirement for Canton to become a Massachusetts Climate Leader 
Community, unlocking $iM in state funding opportunities to the Town. 
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There are three (3) codes: Base (Step 1); Stretch Code (Step 2); and Specialized Code (Step 3). 
Canton is currently on Step #2, which has been adopted by 301 communities. Article 33 would 
be Step 3, which has been adopted by 56 communities. This Specialized Code applies only to 
new construction and not existing buildings, renovations, or additions. Tonight the guests 
would like to provide a clear overview of the energy code, which combines the Master Plan, 
Climate Action Plan, and creates higher energy efficiency and advances our goals. This does 
not affect property taxes. 
Craig Altemose, Energy Representative from GreenerU, was introduced and stated that all we 
care about is benefiting Canton in this proposal. 
Malting Progress on Climate Action: Canton is making continued progress by advancing good 
policy and individual action. 
• Canton has already taken a big step to address volatile fuel prices by establishing the 
Canton Electricity Choice Program, which lochs in electricity supply charges for 
multiple years. This has resulted in $2.5M in electricity savings between 2024-2026. 
• Since 2017, Canton received $goo,810 Green Community state grants, due to being a 
Stretch Code Community. Including the award for the current Senior Center 
renovation at $250,0000. 
• The Select Board approved the Canton Climate Action Plan and Decarbonization 
Roadmap, 
• Between 2020-2024, Canton residents and businesses have received $16.5M in Mass 
Save electric and natural gas -related rebates for insulation, heat pumps, appliances, 
heating system, and weatherization improvements. Improving energy efficiency is one 
of the most cost-effective tools to reduce our exposure to volatile fossil fuel prices and 
increase energy affordability. 
• Our next step is to put Article 33 — The Specialized Code onto the Warrant for citizens 
to vote on at the May 11, 2026, Annual Town Meeting, allowing Canton to become a 
Climate Leader and access up to $1.15M in state grants. 
The purpose of Article 33 is to modernize and resolve redundancies in the current General 
Bylaws and add the Specialized Code, applicable only to new construction to: 
• Enhance energy affordability and prevent costly retrofits; 
• Fulfill a requirement for Canton to become a Massachusetts climate Leader 
Community, unlocking over $1M in state funding opportunities; and 
• Increase energy efficiency in new large multi -family buildings. 
Canton's Current Code: 
• Base Code (Step 1) - 
• Stretch Code (Step 2) - 
(CANTON IS HERE) 
IECC with amendments 
New construction and renovations 
5o Communities 
Efficiency focused 
New construction and renovations 
3or Communities 
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• Specialized Code (Step s) - Wiring for electrification, passive house for large 
(Proposed in Warrant Art.) multi -family 
New Construction only 
56 Communities 
(Most new buildings have these requirements) 
Adoption of Code: 56 Communities have already adopted the Specialized Code, most with 
overwhelmingly positive votes. This represents 32% of the state's population. 
Specialized Code: Overview: 
• The Specialized Code is simple and applies to new construction only. Does not apply to 
renovations, additions or historic buildings; 
• The Specialized Code facilitates, but does not require, all -electric new buildings. 
Multiple pathways to compliance are available (including mixed fossil fuel systems); 
• Opportunity for additional state grant funding (up to $1,150,000). DOER Climate 
Leader program will give additional funding to communities that have fulfilled certain 
requirements including adopting the Specialized Code. 
Residential Requirements: 
• New Homes — all electric 
• New Homes under 4,000 sq. ft, (mixed fuel) — Wire for future electrification; Add 
some solar panels; 
• New Homes over 4,000 sq. ft. (mixed fuel — using gas/propane/oil — Wire for future 
electrification); Add enough solar panels to offset all of the home's energy use. 
Large Multi -Family — over 12,000 sq. ft. (New Construction) -Requires Passive House 
Construction; No solar requirement. 
Fuel Type - All -electric — (Passive House) 
Mixed Fuel — (Passive House) Wiring for future electrification. 
What is a Passive House: Passive House ("PH") is the gold standard for efficient and 
affordable high-performance buildings. It is based on a rigorous control of air, heat, and 
moisture flows through air -tight enclosures and continuous ventilation. Accordingly, the 
majority of new multi -family housing permitted by the end of 2025 is being constructed to 
Passive House standards. 30,000 units have pursued Passive House through Mass Save, 
including towns of Medway, MA; Bridgewater, MA; Boston, MA; and Boxborough, MA. 
Incremental Costs -Large Multi -Family: 
*Passive House standards (required for large multi -family over 12,000 SF): 
* Additional construction costs due to Passive House standards average 2.2% and can 
often be completely offset by leveraging resources like Mass Save incentives and Low - 
Income Housing Tax Credit (LIHTC). 
* Mass Save — Passive House multi -family projects are eligible for incentives of up to 
$3750 per unit (along with additional design and modeling subsidies). 
* Low Income Housing Tax Credit (LIHTC) — The state awards extra points to projects 
that meet Passive House standards, lowering costs for developers and explaining why 
most affordable housing is being built to Passive House standards in MA. 
* Lower Spending on Heating and Cooling Systems are especially attractive to 
developers responsible for energy and maintenance costs. 
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* Srd Party Verification is done through Passive House, avoiding any costs or additional 
work for the Building Inspectors. 
Benefits and Savings -Multi -Family — 
*Better for owners & occupants: Cheaper: total energy use is 40-60% lower; Healthier: air is 
fresh and filtered; 
*More Comfortable: stable temperatures with reduced noise and odors; 
*More Resilient: temperatures remain safe for 6+ days even without power; 
*More Durable: moisture control inhibits mold growth; 
*Third Party Verification: No additional training (and no additional cost) is required for 
building inspectors — all buildings are independently verified. 
*Better for the Climate: lower energy use means lower emissions; 
*Better for all Ratepayers: lower peals heating demand reduces energy bill growth and demand 
on the grid. 
Specialized Code Communities Add More Housing_ 
*On average, MA communities with stronger energy codes have seen stronger housing 
production; 
*Specialized Code Communities have added new housing 17% faster than Stretch Code 
communities; 
*Stretch Code Communities have added new housing 14% faster than base code communities; 
*Communities that have recently adopted the Specialized Code have seen a median 25% 
increase in units added and 14% increase in units permitted in the year after implementation, 
compared with the previous year. 
Homebuilders and Remodelers Association of Massachusetts (HBRAMA). 
• Adoption of the opt -in specialized code is crucial to helping MA achieve statutory 
emissions reductions by requiring pre -wiring of new mixed fuel homes and avoiding 
higher cost future electrification retrofits. The opt -in Specialized Code requirement 
that new multifamily housing achieve Passive House standards will significantly reduce 
carbon emissions from those buildings in addition to delivering health benefits to 
residents. 
• The HBRAMA Report also found that all -electric homes (which the Specialized Code 
does not require) were less expensive than mixed -fuel homes. 
The Benefits to the Town are: 
• The ability to access over $1M in grant opportunities without any cost to Canton's 
municipal budget; 
• Protects future building owners from costly retrofits to rewire for electrification; 
• Lowers the operating costs of new multi -family buildings, increasing energy 
affordability; 
• Reduce peak energy loads, decreasing spending on new energy infrastructure and 
future bills; 
• Keeps pace with surrounding communities that have adopted the specialized code; and 
• Implements a crucial strategy of Canton's Climate Action Plan for becoming a Climate 
Leader Community. 
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The Code in Action (Galvin Middle School): 
• Being built to Specialized Code standards; 
• Unlocks $6M in MSBA grant; 
• Incentives to recoup project construction costs; 
• Reduces annual operating and maintenance costs by $18oK; and 
• Payback for incremental costs in 3-4 years. 
In conclusion, The Timeline is: 
February, 2026 — The Select Board votes on the merits of the Specialized Code; 
February 2026 — May 2026 — GreenerU and the Sustainability and Climate Action 
Committee conducts public outreach about the Specialized Code; 
May 11, 2026 — Town residents consider the merits of the Specialized Code and vote at 
Town Meeting; and 
Jarma1T 1. 2027 — The Specialized Code takes affect if passed. 
Information Sessions: 
FebruaU 1Q — Economic Development Committee 
Februaly 26 — Zoning Board of Appeals 
March 1Q — Affordable Housing Trust 
March 14 — Master Plan Implementation Committee 
March 4 — Planning Board 
March 16 — Finance Committee 
March 24 — Public Information Session #1- Canton Public Library 
March ,io — Public Information Session #2 — Canton Senior Center. 
Mr. Birmingham explained that there have been questions about whether local grids can 
handle the demand that comes from new increased construction growth and renewable power. 
It is being looked at and discussed at the state level, along with the utility companies, to try to 
identify and address this issue. The impact of building might reduce the impact on the grid 
and demand changes all the time; time of day and weather also affect the impact. 
Ms. Wexler stated that there have been recent developments regarding the electric grid, with a 
fair percentage of natural gas decreasing each year, New construction is needed and not a 
major part of the demand, with Canton being able to be part of creating and storing energy. 
There are many grants available, with two (2) grants available for climate leader status. The 
state has available grants totaling $6oM. While money is still available, there are no 
guarantees that the money will be replenished. 
Chair Mauro asked the presenters if there were any misconceptions or misunderstandings 
about the proposed Code. It was explained that it was confusing to some regarding what the 
codes require, with renovations and tear downs. Also, a concern was moisture and mold 
control with air -tight buildings; and heat pumps working in very cold weather. They work 
great down South, but up north where the weather gets extremely cold, they were not that 
efficient. Technology has evolved and they work much better. When purchasing a heat pump, 
you must make sure you obtain a "cold climate" heat pump for it to perform correctly. 
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Mr. Murphy explained that the Town received a $250,000.00 Green Community Grant for 
energy improvement and this was used at Town Hall to upgrade the building heating system 
and the HVAC system. The work should be completed by June. 
Ms. Wexler explained that they held six (6) informational sessions with various departments 
and committees, including: Zoning, Conservation, Planning, Select Board, Economic 
Development, Affordable Housing, and Finance, along with many individual meetings and 
sessions. They are now embarking on two (2) community sessions, and these meetings are 
consistent with the work of the Master Plan Implementation Committee. They will be held at 
the Library on April 24th at 6:30 p.m. and at the Senior Center on April 30"h at 1:00 p.m. The 
proponents will also have an Information Table set up on Earth Day to discuss the Code and 
the Warrant Article. Since 2017, the Town has benefited by being a Green Community and has 
received $9oo,000.00 in grant funding for the Town and Schools, which is a significant 
amount. We are moving in a good direction. 
Ms. Boyden asked what the Finance Committee thinks about this issue and Mr. Mauro, who 
also serves on the Finance Committee, noted that the Finance Committee was continuing to 
discuss the matter and had not voted on a recommendation yet. Ms. Boyden also had a few 
questions. Wellesley has only heat pumps on new builds. and now uses no fossil fuels on new 
construction. She was interested in the cost of a heat pump, and it was explained that there 
are many different scenarios that affect cost including size of home, fuel type, existing duct 
work, and it could be between $20,000.00 to $30,000.00, 
Chair Mauro thanked the presenters and appreciated the presentation. He will forward the 
video of this meeting to the members who could not attend tonight. He will defer the rest of 
the agenda to the next meeting since there was not a quorum. He will check everyone's 
availability for the next meeting. 
Connor Murphy 
MPIC — Town Planner 
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