Canton, Massachusetts · Saved source text
(3-16-26 Document #3) Final Board_Committee Specialized Code Info Slide Deck _ Town of Canton (2)
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Source page 1
SPECIALIZED CODE
INFORMATIONAL SLIDE DECK | CANTON
Up for vote at Canton’s May 11, 2026 Annual Town Meeting
created by
GreenerU
Canton’s Sustainability and Climate Action Plan Committee
1Source page 2
CANTON: MAKING 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 locks in electricity supply charges for multiple years. This has
resulted in ~$2.5M in electricity savings between 2024-2026
● Since 2017, Canton received ~ $900,810 Green Community State grants, due to being a Stretch
Code community. Including the award for the current Senior Center renovation at $250,000.
● 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. 2Source page 3
WARRANT ARTICLE 33
3Source page 4
OVERVIEW
● We cannot fix all of our existing buildings at once, but we can take steps now to
ensure that our new buildings are:
○ As energy efficient as possible (we’re already doing this thanks to Canton passing the Stretch Energy
Code)
■ That means new buildings are spending less on energy, lowering demand and thus lowering
prices for the rest of us
○ Either all electric OR wired to be all-electric down the road
■ Electricity prices have risen more gradually than natural gas prices, a trend expected to continue
■ Unlike natural gas, we do have domestic sources of electricity through solar and wind, sources that
are increasing in production with each passing year.
○ Contributing to electricity demand AND electricity supply
■ By requiring new mixed fuel buildings to install solar (where practical), we can increase domestic
energy production and decrease the strain –and increased costs – that new buildings will put on
the grid and existing Canton ratepayers.
Adopting the Specialized Code now can also avail Canton to over $1 million funding
■
●
for Canton to build out more local clean energy generation and storage.
4Source page 5
PURPOSE OF ARTICLE 33 This Article (page 25 of the Warrant) will modernize and resolve redundancies in the Town’s current General Bylaws and add the Specialized Code*, applicable only to new construction, to accomplish the following: 1. Protect consumers by enhancing energy affordability and preventing costly future retrofits 2. Fulfill a requirement for Canton to become a Massachusetts Climate Leader Community, unlocking over $1 million in state funding opportunities to the Town 3. Increase energy efficiency in new large multi-family buildings *the Specialized Code was created and supported by the Massachusetts Department of Energy Resources and the Board of Building Regulation and Standards after the passage of the Climate Act of 2021. 5
Source page 6
CANTON’S CURRENT CODE
PROPOSED IN
WARRANT ARTICLE
CANTON IS
HERE
Specialized Code
Stretch Code
Base Code
STEP ONE STEP TWO STEP THREE
IECC with amendments Efficiency focused Wiring for electrification, Passive
New construction and New construction and House for large multi-family
renovations renovations New construction only
50 communities 301 communities 56 communities (32% of state’s
population) 6Source page 7
ADOPTION OF CODE
56 communities have already adopted the Specialized Code, most with
overwhelmingly positive votes. This represents 32% of the state’s population.
Acton, Amherst, Andover, Aquinnah, Natick, Needham, Newburyport, Newton,
Arlington, Ashfield, Ashland, Bedford, Northampton, Norwood, Pelham, Salem,
Belmont, Beverly, Boston, Brookline, Sharon, Sherborn, Shutesbury,
Cambridge, Carlisle, Chelmsford, Somerville, Stockbridge, Stow, Sudbury,
Concord, Dedham, Eastham, Swampscott, Truro, Wakefield, Warwick,
Easthampton, Framingham, Harvard, Watertown, Wayland, Wellesley, Wellfleet,
Hingham, Hopkinton, Lexington, Lincoln, West Tisbury, Weston, Winchester, and
Maynard, Medford, Melrose, Milton, Worcester!
Massachusetts Building Energy Code Adoption by Municipality
7Source page 8
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 fossil fuel systems).
8
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.Source page 9
SPECIALIZED CODE REQUIREMENTS
9Source page 10
! SPECIALIZED CODE SCOPE CLARIFICATION !
APPLIES TO DOES NOT APPLY TO
● New building construction only ● Existing buildings
● Renovations
● Additions
10Source page 11
RESIDENTIAL REQUIREMENTS
TYPE UNIT SIZE REQUIREMENTS
All-electric new homes Any No requirements
Wire for future electrification
Under 4,000 ft2
Add some solar panels*
Mixed-fuel new homes
(mixed-fuel = using any
gas/propane/oil) Wire for future electrification
Over 4,000 ft2
Add enough solar panels to offset all of the home’s energy use/HERS 0
NOTE: Specialized Code does not apply to existing buildings, renovations, or additions
*solar PV (minimum of 4kW, except Passive House and shaded sites) 11Source page 12
LARGE MULTI-FAMILY REQUIREMENTS
TYPE FUEL TYPE REQUIREMENTS
All-electric Passive House standards
Multi-family
(over 12,000 ft2) Passive House standards
Mixed-fuel
Wire for future electrification
NOTE: Specialized Code does not apply to existing buildings or renovations
12Source page 13
What is 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 + continuous
ventilation. According to DOER, the majority of new multi-family
housing permitted by the end of 2025 is being constructed to Passive
House Standards.
13Source page 14
Can you spot the Passive House?
Hint: warm colors = heat loss
14Source page 15
Passive House buildings are everywhere.
Leyland Community Glen Brook Way McElwain Apartments 11 E. Lenox Street Walnut Street Building 2
Dorchester MA Medway MA Bridgewater MA Boston MA Foxborough MA
Davis Square Architects Meander Studio Prellwitz Chilinski Associates Haycon Construction
Collaborative
15
1005 Broadway The Loop at Mattapan Station Hillside Center for Sustainability JJ Carroll Redevelopment
Chelsea MA Boston MA Newburyport MA Boston MA
Utile, Inc The Architectural Team Hall & Moskow MASS Design Group
OVER 30,000 units have pursued Passive House through Mass SaveSource page 16
Passive House
Multi Family built/ underway today
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J° “Ve Passive House incentives
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Base Code a a ° :
Stretch Code
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[Original embedded text, retained for comparison]
More than 30,000 units
have registered for
Passive House incentives
from Mass Save.
16Source page 17
COMMERCIAL REQUIREMENTS
TYPE FUEL TYPE REQUIREMENTS
All-electric No requirements
Any new commercial
building (schools,
municipal buildings, etc.) Wire for future electrification
Mixed-fuel
Add some solar panels
NOTE: Specialized Code does not apply to existing buildings, renovations, or additions
17Source page 18
SPECIALIZED CODE ECONOMIC IMPACTS
18Source page 19
Specialized Code Requirements: Large Multi-Family
• New construction only
• Large Multifamily defined as a building over 12,000 ft2
• Requires Passive House Construction
• No solar requirement
Building Type Fuel Type Specialized Code
19
Multifamily All-Electric Passive House
(over 12,000 ft2)
Passive House
Mixed-Fuel
Wiring for future electrificationSource page 20
INCREMENTAL COSTS & SAVINGS - RESIDENTIAL
DOER expects estimated incremental costs for Specialized Code requirements of pre-wiring and solar for mixed-fuel
homes will increase home value due to the utility savings that solar provides. DOER estimates that all-electric home
construction costs are lower than mixed-fuel construction before any additional Specialized Code requirements.
INCREMENTAL
ESTIMATED ANNUAL
SIZE FUEL TYPE CONSTRUCTION
SAVINGS
COSTS
All-electric None N/A
Small home (2,100 ft2)
Mixed-Fuel ~1 - 2% $1,482
All-electric None N/A
Large home (4,000 ft2)
Mixed-Fuel ~1 - 2% $2,273
Source: MA DOER Stretch Energy and Municipal Opt-In Specialized Building Code Cost/Benefit Case Studies, assuming 20
$350 - $450/sf construction costSource page 21
INCREMENTAL COSTS - LARGE MULTIFAMILY
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
Credits (LIHTC).*
● Mass Save: Passive House multi-family projects are eligible for incentives of up to $3,750
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.
● 3rd party verification is done through Passive House, avoiding any cost or additional
work for building inspectors.
*Passive House Design Challenge | MassCEC
**Opt-in Specialized Code Summary ZCMA 21Source page 22
What support is available for Passive House?
● Significant incentives & subsidies are available from MassSave
○ Multi-Family Residential: Multi FHR@icf.com
○ Single-Family Residential: ResNewConstructionMA@icf.com
○ Renovations: RenovateAddMA@icf.com
○ Training Subsidies: PassiveHouseTrainingMA@icf.com
● Affordable Housing is especially well-supported
○ Increasingly Passive House is the method of choice for affordable
housing projects, providing lower energy costs and cleaner air for
occupants
○ Passive House gets preference for affordable housing funding, and this
incentive is increasing
● Passive House Massachusetts can help you navigate
○ Free video trainings at phmass.org
○ Contact us at alexander@phmass.org or education@phmass.org
22Source page 23
BENEFITS AND SAVINGS - MULTIFAMILY*
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 everyone else, too:
● Better for the Climate: lower energy use means lower emissions
● Better for all Ratepayers: lower peak heating demand reduces energy bill growth and
demand on the grid.
*Over 12k square feet
23Source page 24
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.
*Massachusetts Energy Codes are Compatible with Increasing Housing Supply
24Source page 25
SPECIALIZED CODE COMMUNITIES ADD MORE HOUSING
Comparison: 12-month period before implementation to 12-month period after implementation.
Data: U.S. Census Address Count Listing Files & Building Permit Survey. Full article: phmass.org.
ACEEE finds: states with stronger building codes have seen more housing development. 25Source page 26
CASE STUDY: LEXINGTON
Lowell Street Affordable Housing
● 40 units of 100% affordable housing at an average of 60% AMI
● All-electric, solar-powered, and built to Passive House standards
● Healthy indoor air quality, quiet, increased resilience and comfort
● $0 heating/cooling bills for residents!
“Opponents said, ‘It’s going to cost so much, you’re going to
Read: This MA
stop the development of affordable housing.’ But that clearly town banned gas
wasn’t the case.” - and housing
- Mark Sandeen, member Lexington Select Board and boomed anyway.
Affordable Housing Trust.
26Source page 27
SPECIALIZED CODE COMMUNITY CASE STUDY:
Lexington, MA cont.
MBTA communities multi-family
housing
● >1,200 Multi-Family Units (180 at
80% AMI)
● >30% units under construction
● >10 developments from 7 to 312
units from 24,000 sf to 378,000 sf
● Built to Passive House standards and
all-electric
27Source page 28
CASE STUDY: LEXINGTON
Annual Heating Costs with R1HP Rate
Furnace vs Air Source Heat Pump (2-2026)
$3,910
$4,000 $241
$3,180
$3,500 | ory aii Heating Cost Assumptions
$3,000 + : * Single Family Home — 930 therms / year
$241 + Apartment — 330 therms / year
$2,500 + $1,831 + Efficiency / Heat Pump Performance
— 90% Gas / Propane, 78% Oil, 3.08 Heat Pump
$2,000 ‘ + Average Winter Fuel Costs
P — Gas $2.35 / therm, Propane $3.61 / gal, Oil $3.80 / gal
$1,500 + + Electricity Rates w 100% Green Community Choice
$662 — R1$0.32730, R3 $0.23782
$ 1 ,000 ] — R1HP Weighted Average Rate $0.22989
$500 +
$0 +
Propane Oil Furnace Gas Furnace Air Source ASHP w
Furnace Heat Pump Solar
= Customer Charge Fuel Electricity
28
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CASE STUDY: LEXINGTON
28Source page 29
HBRAMA MIT/WIT researchers strongly endorse the
Specialized Code
• The Homebuilders and Remodelers Association of
Massachusetts (HBRAMA) from their 2023 MIT/WIT
commissioned press release:
• “Adoption of the opt-in specialized code is crucial to
helping Massachusetts achieve statutory emissions
reductions by requiring pre-wiring of new mixed fuel
homes and avoiding higher cost future electrification
retrofits,” said Justin Steil, one of the authors of the report.
“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. Read the
ZeroCarbonMA comments on this report here. 29Source page 30
Specialized Code experience:
Comments from other Municipalities
Elaine Lazarus - Hopkinton Town Manager
“From a municipal perspective, implementation of the Specialized Energy Code has been
manageable and effective. Clear guidance, state-level resources, and growing familiarity
among designers, builders, and inspectors have supported a smooth transition. We have
found that the Code encourages innovation in the building sector…”
Mark Sandeen - Lexington Select Board and Affordable Housing Trust Member
“Opponents said, ‘It’s going to cost so much, you’re going to stop the development of
affordable housing.’ But that clearly wasn’t the case.”
30
Jillian Martin - Natick Sustainability Director
“Natick has not seen a change in the amount of new construction since the Specialized
Energy Code became effective. We are also seeing more builders just go for an all-electric
option, which the code incentivizes. The Passive House standard is a change, but not
significantly different from HERS and much easier for our inspectors than ASHRAE andSource page 31
Specialized Code experience:
Comments from other Municipalities
Josh Morse, Newton Commissioner of Public Buildings:
Of the two elementary school projects under construction: "They both are targeting Net
Zero Energy with obscenely low EUI's, they both have geothermal, and they both are
pushing on every energy and sustainability front you could think of. They both meet and
exceed the Specialized and Stretch codes." Based on the State's own cost reporting, these
two (2) schools "Franklin, and Countryside, …. are well below the state average." across
the entire State.”
"When we put out the design contracts for Countryside and Franklin, not only did it predate
the adoption of the Specialized Code, but we had made no decisions 31 on the types of
systems or sustainability approach. Designers have to design a system. The difference is not
measurable between designing a Net Zero Energy school and something less than [that] in
2025."
“The things that I am most proud of, is that while our project costs are some of the
lowest in the state, we are building beautiful buildings, cutting no corners, and leadingSource page 32
SPECIALIZED CODE IN CANTON
32Source page 33
BENEFITS TO THE TOWN
The ability to access over $1 million 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 spend on new energy infrastructure and future bills
Keeps pace with surrounding communities that have adopted the specialized code
Implements a crucial strategy of Canton’s Climate Action Plan for becoming a Climate
Leader Community
33Source page 34
COSTS TO THE TOWN
The Specialized Code has no impact on the town budget or property taxes.
EXPENSE COST
Impact on town budget $0
Impact on property taxes of current residents and business owners $0
34Source page 35
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 Photo: The Canton Citizen
~$180K
● Payback for incremental costs NOTE: GMS Team; AI3, Consigli, et. al., reviewed & affirmed
in ~3–4 years reasonableness of assumptions & figures based on information
available as of January, 2026.
35Source page 36
TIMELINE
February 17, 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 assess the merits of the Specialized Code and vote at
the town meeting
January 1, 2027: the Specialized Code takes effect if passed
36Source page 37
INFORMATION SESSIONS
GreenerU and the Sustainability and Climate Action Plan Committee plans to conduct
a number of information sessions before May. As of March 16th, the following
sessions have been scheduled or held:
● Economic Development Committee (February 19)
● Zoning Board of Appeals (February 26)
● Affordable Housing Trust (March 19)
● Master Plan Implementation Committee (March 19)
● Planning Board (March 4)
● Finance Committee (March 16)
● Public Information Session #1 (March 24), Canton Public Library
● Public Information Session #2 (April 30), Canton Senior Center
37Source page 38
APPENDIX
38Source page 39
Summary of updated Stretch and Municipal Opt-in Specialized Codes for New Low-rise Residential Buildings
Building Size
Dwelling units up to 4,000 sf
All-electric
Minimum Efficiency Pathway
Heat/Energy
Recovery Ventilation
Electrification
Renewable Energy Generation
Stretch Code
HERS 45 or Passive
House pathways
Specialized
Opt-in Code |Stretch Code
required for HERS
Specialized Opt-in
Code addition
Specialized Opt-in Code addition
Dwelling units up to 4,000 sf
Mixed-fuels
HERS 42 or Passive
House pathways
required for HERS
Pre-wiring
required
Solar PV: =4 kW for single family and =0.75 W/sf for
multi-family (except shaded sites and Passive House
buildings)
Dwelling units >4,000 sf
All-electric
HERS 45 or Passive
House pathways
required for HERS
Dwelling units >4,000 sf
Multi-family
>12,000 sf AND <= 3 stories
Multi-family
>12,000 sf AND <= 3 stories
Mixed-fuels
All Electric
Mixed-fuels
HERS 42 or Passive
House pathways
HERS 45 or Passive
House pathways
HERS 42 or Passive
House pathways
Passive
House
pathways
Passive
House
pathways
required for HERS
required for HERS
required for HERS
Pre-wiring
required
Pre-wiring
required
No additional requirement: Solar PV or other
renewables are required to meet HERS 0
Updated Stretch Code requires all dwellings to have at least one parking space wired for EV charging (20% of spaces for multifamily)
Slide courtesy of Cindy Ares
[Original embedded text, retained for comparison]
Slide courtesy of Cindy Arens
39Source page 40
Summary of updated Stretch and Municipal Opt-in Specialized Codes for New Commercial Buildings
Minimum EV
Wiring (% of
Minimum Efficiency Pathway Electrification parking spaces) Renewable Energy Generation
Specialized Specialized Opt-in
Building Type Stretch Code Opt-in Code Code addition Specialized Opt-in Code addition
Offices and Schools Thermal Energy Demand Intensity (TED!) 10%
>20,000 sf All Electric |or Passive House pathways (20% for offices)
Offices and Schools TEDI: Full heating with | Pre-wiring 10% Minimum on-site solar PV* and all AC must be minimum
>20,000 sf Mixed-fuels | TEDI or Passive House pathways curtainwall env (20% for offices) | efficiency heat pump (except Passive House buildings).
High Ventilation (Hospitals, 10% better than 2019 ASHRAE Appendix 10%
Labs, etc.) All Electric |G or Passive House pathways (20% for labs)
High Ventilation (Hospitals, 10% better than 2019 ASHRAE Appendix ASHRAE: Partial Pre-wiring 10% Minimum on-site solar PV* and all AC must be minimum
Labs, etc.) Mixed-fuels |G or Passive House pathways heating required (20% for labs) efficiency heat pump (except Passive House buildings).
All other commercial TEDI, 10% better than 2019 ASHRAE
>20,000 sf All Electric | Appendix G, or Passive House pathways
TEDI/ASHRAE: Full
All other commercial TEDI, 10% better than 2019 ASHRAE heating with Pre-wiring Minimum on-site solar PV* and all AC must be minimum
>20,000 sf Mixed-fuels | Appendix G, or Passive House pathways |same curtainwall env required efficiency heat pump (except Passive House buildings).
Multi-family Passive House
>12,000 sf AND > 3 stories |All Electric |TEDI, HERS 45, or Passive House pathways | pathways
Multi-family Passive House | TEDI: Full heating with
>12,000 sf AND > 3 stories | Mixed-fuels | TEDI, HERS 45, or Passive House pathways | pathways curtainwall env
Prescriptive pathway, TEDI, 10% better
Small Commercial (<20,000 than 2019 ASHRAE Appendix G, or Passive 10% (20% for
sf, except multi-family) | Electric |House pathways offices)
Prescriptive pathway, TEDI, 10% better TEDI/ASHRAE: Full
Small Commercial (<20,000 than 2019 ASHRAE Appendix G, or Passive heating with Pre-wiring 10% Minimum on-site solar PV* and all AC must be minimum
sf, except multi-family) Mixed-fuels | House pathways curtainwall env required (20% for offices) | efficiency heat pump (except Passive House buildings).
*Minimum of 1.5W/sf for each sq foot of the 3 largest floors or 75% of Potential Solar Zone Area
Slide courtesy of Cindy Areng
[Original embedded text, retained for comparison]
Slide courtesy of Cindy Arens
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