Committee of the Whole Meeting – January 28, 2026

The Committee of the Whole meeting was called to order at 6:30 PM on January 28, 2026, with a quorum present (Alderpersons Dancler Jr., Gearhart, Herbst, Jetzer, Leper, Reichstead; Mayor Haradafrata; Administrator Brecklin). The sole agenda item was a presentation on Passive Buildings by Christy Weber (architect, FIAS-certified consultant, owner of Centerline Architecture) and Sean Seiz (construction manager, Threshold Development Group). The meeting adjourned at 8:02 PM.

Consent Calendar

• Approval of Minutes: The draft minutes of the November 17, 2025 Committee of the Whole Meeting were approved by unanimous voice vote (all ayes).

Public Comments & Testimony

• No members of the public registered to speak on non-agenda items.

Discussion Items

• Passive Buildings Presentation (Christy Weber & Sean Seiz):
  • Christy Weber introduced herself as president of the FIAS Alliance Wisconsin and a certified FIAS consultant. Sean Seiz was involved in constructing 252 Dunning in Madison, Wisconsin's first certified multifamily market-rate passive building.
  • Why Passive Buildings? Energy/emission reductions, unmatched comfort (no drafts, quiet), healthy indoor air quality (filtered fresh air, reduced allergens), resilience/durability, energy independence (coasts through short outages), and financial advantages (lower operating costs, faster lease-up, higher value). Example: Rethke Terrace in Madison uses operational savings to fund social services.
  • What is a Passive Building? An integrated design/construction concept employing building science (thermal control, air control, solar radiation control, moisture control) to achieve high comfort, durability, energy efficiency, indoor health, and resiliency. Delivered via a set of principles plus third-party certification (FIAS).
  • Principles Explained:
    • Thermal Control: Continuous insulation, thermal bridge-free construction (e.g., exterior foam reduces stud heat loss), high-performance triple-pane windows with thermally broken frames, compact building shape to minimize surface area.
    • Air Control: Airtight envelope (air infiltration can cause up to half of heat loss); energy recovery ventilators (ERVs) supply filtered fresh air while recovering heat from exhaust air.
    • Solar Radiation Control: Passive solar gain in winter (overhangs/shading in summer), tuning glazing (south windows higher solar heat gain coefficient, north windows lower).
    • Moisture Control: Vapor/moisture management to prevent mold and rot; careful design of bulk water drainage and vapor diffusion.
  • Wisconsin Progress: Few certified projects: single-family homes, Rethke Terrace (Madison, first commercial certified), 252 Dunning (32-unit multifamily), Bayview Community Center (awaiting FIAS Zero certification).
  • 252 Dunning Details: 32 units (22 one-bedroom, 10 two-bedroom), 32 parking spaces in ramp (not in thermal envelope), excellent blower door results, actual hard costs $8.33 million (budget $8.33 million), 12-month construction. Rents (including utilities/internet): one-bedroom $1,695–$2,245, two-bedroom $2,500–$3,450. Building reached 100% occupancy quickly.
  • Financing and Incentive Mechanisms:
    • Direct Incentives: Examples from Massachusetts (Mass Save), California, Connecticut, Austin TX, New York, Rhode Island – cover design, feasibility studies, energy modeling, certification costs.
    • Electrification/High Efficiency: Wisconsin Focus on Energy rebates (utility-funded); FIAS certification qualifies as compliant pathway.
    • Utility Bill-Backed Tariff Financing: Pay-as-you-save programs in AR, KS, NH.
    • Low-Income Housing Tax Credits (LIHTC): Wisconsin Housing and Economic Development Authority (WHEDA) added FIAS certification in 2024-2025 as a scoring criterion in its Qualified Allocation Plan (QAP); over 20 states include FIAS in QAPs.
    • Multifamily cost: Incremental cost decreases as team experience increases; examples suggest 3–5% premium for experienced teams.
    • Municipal Financial Mechanisms: PACE (commercial property assessed clean energy, e.g., Milwaukee), revolving loan funds (Ann Arbor, Minneapolis, Boulder County), green bank partnerships (CT, NY, MI), green bonds (NYC, DC, MA), property tax abatements (Chicago, Cleveland, NYC), TIF (tax increment financing).
    • Non-Financial Incentives: Density/FAR/height bonuses (Middleton pilot – extra floor for FIAS certification), expedited permitting (Seattle, San Francisco), zoning relief (parking reductions, envelope thickness exemptions), public recognition.
    • Codes and Pathways: Wisconsin state-adopted codes cannot be made more stringent locally; municipalities can adopt voluntary alternative compliance paths (Chicago, Denver, Oregon, MA) tied to incentives.
    • Valuation/Appraisal Gap: Energy efficiency not captured on MLS; cities like Chicago, Twin Cities, NY require energy disclosures at sale; Colorado has green MLS and appraiser training.
    • Education Needs: Planning staff, building inspectors, builders/trades, developers, architects – partnerships with Focus on Energy, Slipstream, Madison College (carpentry program includes building science), FIAS policy team.
  • Q&A with Committee:
    • Ald. Bill: Asked about developer interest in Wisconsin. Weber noted a few developers (e.g., Middleton project near Bayview Community Center) but still niche; interest growing.
    • Ald. Bill: Asked about risk of partial adoption (e.g., only airtightness without ventilation). Weber cautioned that decoupling principles can be dangerous (e.g., airtightness without fresh air causes high CO2).
    • Ald. Chad: Mentioned new Fitchburg police facility includes many sustainability elements (solar, geothermal, enhanced envelope) but not pursuing FIAS or LEED certification due to cost (LEED was several hundred thousand dollars). Weber acknowledged certification costs but noted code-compliant ventilation is now required in commercial.
    • Ald. Chad: Question about architect's claim that extra insulation on police facility could be a detriment (summer overheating). Weber and Seiz explained that diminishing returns exist but proper modeling (FIAS energy model) can identify the sweet spot; air conditioning makes insulation beneficial for both heating and cooling.
    • Ald. Mike: Asked about maintenance differences. Weber/Seiz answered: no major additional maintenance; ERV filters need changing quarterly; passive buildings tend to be more durable due to thoughtful moisture control.
    • Ald. Bill: Asked about insulated concrete forms (ICF). Seiz noted ICF can be used for passive houses but needs careful design to avoid thermal bridging; mineral wool or cellulose preferred over foam for lower embodied carbon.
    • Ald. Chad: Raised concern about embodied carbon of foam and concrete. Weber personally favors low-GWP materials (dense-pack cellulose, mineral wool) but noted FIAS does not prescribe specific assemblies.
    • Ald. Dave: Asked about modular homes. Weber/Seiz said some modular builders (e.g., in Maine) are doing passive level units but cost and logistics still challenging; panelization (as at Dunning) is already efficient.
    • Ald. Logan: Asked about affordability – opportunities for grants/subsidies to lower cost and include affordable units. Weber listed financing mechanisms; Seiz highlighted recent change allowing single-metered buildings (savings on meter hookup fees) which could reduce rents, and the example of Rethke Terrace using operational savings for services.
    • Ald. Bill: Asked about pre-designed passive building libraries for replication. Weber noted site-specific constraints (zoning, solar orientation) make drop-in designs difficult for multifamily/commercial; FIAS maintains a detail library for assemblies; single-family design packages exist but still need adaptation.

Key Outcomes

• The committee received the presentation and expressed appreciation. No formal votes or decisions were taken.
• Next Committee of the Whole meeting scheduled for February 25, 2026, tentatively starting at 5:30 PM, as a joint meeting with the Village of Oregon at the Oregon Public Library. The topic will be a presentation from Jason Valerius and the Capital Area Regional Planning Commission on potential development interests in Southeast Fitchburg.
• Committee members were encouraged to reach out to the FIAS Alliance Wisconsin for further information and potential partnerships.
• The city may consider incorporating passive building incentives (financial or non-financial) into future development plans, following examples from Middleton, Madison, and other municipalities.