Early Design Process

From the project’s inception, the Utah State University Moab Academic Building aspired to set an example of sustainable development in the region. It was critical to assemble a team that not only understood the values of the University but was also able to deliver on holistic performance with a constrained budget on a sensitive and challenging site. Salt Lake City-based MHTN Architects, with deep ties to USU over its 100-year life, partnered with sustainable visionaries, Lake | Flato, sustainably minded engineers at Colvin Engineering and Spectrum Engineers, and legacy Utah contractors, Hogan Construction, and began brainstorming possibilities.

The design team collaborated with an envelope consultant, soils and permaculture specialists, along with the CM/GC to conceptualize potential scenarios along with real-time cost impacts starting as early as interview-preparation through predesign and programming. USU requires all new buildings to be certified LEED Silver at a minimum, but it became clear early on that the aspirational goals for the project were more in alignment with Living Building Challenge.

Less than nine inches of water per year meant that the net zero water requirement of an LBC building would prove to be challenging to achieve. The architectural team initially recommended LBC Petal Certification in Energy, Equity, and Beauty. Various combinations of framework certifications were studied in terms of costs, process, and best fit. Ultimately, the team recognized that the goals of the project were best aligned with a path that capitalized on the project’s focus on energy performance and renewable energy production, which included LEED and ILFI Zero Energy certifications.

Once this decision was made, the design team and owner rallied around the framework requirements. The thresholds and requirements of certification were communicated to the team and consultants, and progress was reviewed at the beginning of all meetings. Because this decision was made relatively early-on in the design process, it aligned the team and brought clarity and specificity to goals of the project.

Photo: KIMBERLY MaNZANO

Construction

Although the goals of the project were clearly articulated and the team was in alignment, there was a point during the Project, when design was complete and the construction documents were being produced, that the client, Utah State University, had decided to pursue a grant for the solar array. The solar array, a key component that both the LEED and ILFI Zero Energy certifications hinged on, was taken out of the scope of the Project and became a separate project.

To mitigate any misunderstandings of the purpose of the array, the design team provided bridging documents that communicated the design intent, the minimum energy production requirements and emphasized the critical performance indicators. It was decided to require the solar array to produce 10% over the predicted power consumption of the building, slightly over the minimum 5% threshold to ensure ILFI ZE requirements would be met. To monitor progress and stay aware of issues, certification frameworks were discussed at the beginning of all the owner-architect-contractor meetings. A live document was maintained and updated that tallied all LEED and ILFI ZE items and identified any barriers or issues as they came up. The accuracy of the predicted use and occupancy of the Project was routinely tested and discussed between the design team and owner as it was critical to have a clear picture of the actual energy consumption of the building.

Ultimately, the integrative approach and consensus built across the stakeholder group and design team developed the shared vision and trust needed to execute and accomplish the goals of the project. The contractor involvement during the design process was critical and ensured that there was an understanding that the sustainability and performance of the project were directly tied to the success of the project. Continuous communication about and reiteration of the goals and paths to meeting them ensured the requirements were met.

Photo: Paul Richer. Copyright © 2022 All Rights Reserved. Paul Richer / Richer Images

Lessons Learned

There are several lessons the design team learned over the course of the Project that would have made the process of achieving certification more streamlined including: avoiding an undeveloped site, the timing of certification documentation, and the creation of a team agreement.

During the Project outset, the USU Moab Academic Building was considered the first building on a new campus. The large site, somewhat disconnected from the city of Moab, was selected for its scenic views and its ability to accommodate an expanding campus in the future. The site did not, however, have developed utilities including water and electricity, the costs of which were born on the Project. If the project were located in a previously developed site, it would have had more access to utility connections, transit, and the greater community, not to mention, make more certification framework credits accessible.

A simple practice that any team embarking on a certification process would be to begin documentation as early as possible, even concurrently with construction documents. The fresher the project is in the minds of the team, the more efficiently documentation can be completed. As time passes and the design team, consultants, and owner move onto other projects, the more challenging it becomes to engage team members and articulate the Project’s story. Understanding all documentation requirements early on, scheduling the documentation effort concurrently or directly after construction documents and communicating that intent to the team is critical.

One simple document that would have been extremely beneficial to this project because of its aspirational sustainability goals, is a Team Agreement. This would have served as a place to articulate in clear, concise terms the goals of the project available to anyone that is brought onto the project during later phases. Shared with the contractor and all relevant subs, this Team Agreement would be a way to orient those unfamiliar with the Project to the “what” and the “why”. We plan to implement this practice on all projects moving forward.

PHOTO: Paul Richer. Copyright © 2022 All Rights Reserved. Paul Richer / Richer Images

Photo: Paul Richer. Copyright © 2022 All Rights Reserved. Paul Richer / Richer Images

Early Design Process

From the outset, Killian Pacific approached the Ninebark project with a strong emphasis on environmental stewardship and a clear intent to embed sustainability into both the design process and the project’s identity. Uniquely, the ownership team initiated a branding and identity strategy earlier than is typical for projects of this scale. This early effort helped set a unified vision that centered sustainability as a defining principle. That clarity gave the project team a confident foundation from which to explore and ultimately pursue third-party certification.

The expectation to identify and commit to a suitable certification path was communicated from the beginning and reinforced throughout the design and construction process. This helped establish a shared understanding among all team members that sustainability would be a central component of project delivery.

Rather than selecting a single certification system upfront, the team partnered with a third-party sustainability consultant and held a workshop to evaluate a wide range of certification pathways. This facilitated open, cross-disciplinary dialogue and resulted in two key deliverables: a comparative table of seven different rating systems and a feasibility report that analyzed applicability, costs, scope, and required prerequisites for each system. These tools gave the team the context and insight to make an informed, strategic decision.

The result was a multi-pronged certification strategy tailored to the unique attributes of the Ninebark development. The clubhouse was selected to pursue ILFI’s Zero Energy certification, while Fitwel and Salmon-Safe were applied more broadly across the project and site. This approach reflected Killian Pacific’s belief that no single framework captures all project goals, and that certification should be responsive to a project’s scale, function, and opportunities.

Photo Credit Christian Columbres

Focusing Zero Energy efforts on the clubhouse allowed the team to concentrate design and construction resources on a manageable yet highly visible footprint that could serve as a model for high-performance design within a larger multifamily context. With the sustainability consultant engaged early in Schematic Design, the team was able to align critical decisions around site planning, mechanical systems, and envelope design with Zero Energy goals.

A key learning from Ninebark was that initiating branding and sustainability discussions early and well ahead of typical project milestones helped establish a clear, cohesive vision that carried through every phase of the project. This early integration provided the continuity and momentum needed to sustain the goals from concept through completion.

Photo Credit Christian Columbres

Product Selection/Material Reuse

The Ninebark clubhouse material selection strategy balances high performance, regional identity, and environmental responsibility. Three key selections are central to achieving the project’s energy performance and sustainability goals: locally sourced and FSC-certified cedar siding, an above-deck insulated roof, and high-performance exterior walls using mineral wool insulation.

Locally Sourced & FSC-Certified Cedar Siding

The project team made a deliberate decision to use both locally sourced and FSC-certified cedar siding. This choice reinforces a strong connection to place while meeting high sustainability standards. Harvested and milled in the Pacific Northwest, the selected wood reduces transportation-related emissions and supports local mills and craftspeople. At the same time, FSC certification provides third-party assurance that the material comes from responsibly managed forests, protecting biodiversity and promoting fair labor practices. The natural warmth and texture of the cedar complement the building’s riverside setting and forested surroundings, creating a visual and material connection to the site. This strategy supports the project’s environmental goals while enriching its aesthetic character, narrative depth, and sense of place.

Above-Deck Roof Insulation

To minimize thermal losses and increase building durability, the design team implemented R-49 rigid insulation placed above the roof deck, outside the building envelope. Locating the insulation externally significantly improves thermal performance by eliminating or greatly reducing thermal bridging through the framing. This continuous insulation strategy keeps the roof deck warmer and above the dew point, thereby reducing the risk of condensation and freeze-thaw damage. As a result, it enhances energy efficiency and extends the life of the building envelope. The assembly also contributes to stable interior temperatures and reduced heating and cooling loads throughout the year.

High-Performance Exterior Wall Assembly

The wall system combines R-21 fiberglass insulation within the wood stud cavity, two inches of continuous mineral wool on the exterior, and a Fortifiber commercial-grade weather barrier. This assembly delivers an effective R-value of approximately R-29, significantly outperforming cavity-only systems, while offering enhanced durability, occupant comfort, and energy efficiency.

Mineral wool offers several key advantages:

• Moisture resilience: It keeps the wall sheathing warmer, reducing the risk of condensation. Vapor-permeable and hydrophobic, it repels bulk water while allowing outward drying, improving long-term material durability.
• Low embodied carbon: Compared to foam exterior boards, mineral wool significantly reduces embodied carbon impacts.
• Fire resistance: As a naturally fire-resistant and non-combustible material, mineral wool adds a layer of passive protection not present in most foam insulations.

Together, these material choices reflect the project team’s commitment not only to meeting Zero Energy targets but also to demonstrating how sustainability, durability, and regional sourcing can coexist in a thoughtful and replicable way.

Photo Credit Christian Columbres

Occupancy

Since opening, the Riverside Retreat clubhouse has quickly become a well-loved and highly utilized space within the Ninebark community. Envisioned as both a gateway to the outdoors and a community anchor, the building celebrates regional identity through locally curated artwork, natural materials, and seamless indoor-outdoor connections. Residents use the space regularly, not only for fitness and recreation, but also for work, social gatherings, and community events.

Photo Credit Christian Columbres

The amenity-rich design includes a fitness center, indoor/outdoor community lounge and kitchen with an electric grill and water vapor fireplace, private meeting rooms, flexible co-working areas, and a fully stocked gear shed with equipment for kayaking, biking, and dog washing. The space also houses the leasing office, making it the first point of contact for prospective residents and guests. Its comfort, utility, and inviting design has made it far more popular than originally anticipated.

As a result, occupant usage has exceeded expectations, both in duration and intensity. While this high level of engagement is a clear success from a design and community-building perspective, it has placed greater demands on the building’s energy systems, particularly those related to HVAC and plug loads.

The project team has responded with a combination of occupant education, system monitoring, and operational adjustments. Staff have implemented behavioral guidance, including asking users to avoid adjusting thermostats, keeping doors closed, and limiting use of high-consumption features like vestibule heaters and televisions when not in use. Temperature setpoints have been refined and electricity monitoring devices are being installed to track and verify real-time energy use.

In parallel, mechanical systems are actively monitored and tested by maintenance personnel to ensure they are performing as designed and recommissioning will be explored as needed to fine-tune the systems. The rooftop solar array is on a regular maintenance schedule, including removal of pine needles, snow, and dust to maintain optimal energy production.

The increased energy demand prompted the operations team to take a closer look at building performance, ultimately leading to a more proactive and detailed approach to routine operations. Ongoing diligence through utility tracking, preventive maintenance, and real-time troubleshooting helps ensure the project not only meets its performance goals but also supports long-term building health and resilience. This creates a win-win for both sustainability and operations.

The experience at Ninebark underscores that the path to Net Zero is rarely static. Real-world usage reveals the need for flexibility and responsiveness. These lessons are invaluable for future projects seeking to translate Zero Energy principles into lasting performance impacts.

Photo Credit Christian Columbres

Early Design Process

Photo Credit Chris Fraser. Courtesy of Domaine Chandon.

Domaine Chandon initially engaged George Rydell Constructions to design & construct their new aging warehouse in Coldstream Victoria. An increase in storage space as necessitated by an ever increase in business.

Chandon provided an initial design brief which incorporated a requirement for a sustainability element to the design – this was driven by the procurement department in Domaine Chandon France. Although there was not a particular or preferred certification system, George Rydell liaised with a sustainability consultant. Several potential options were identified for a sustainability certification. The Zero Energy certification was one of the options identified and then reviewed. Upon further review and discussions it was decided that the Zero Energy certification was the preferred option as other systems weren’t a great fit given the project was an extension off an existing building, has no office or occupants and is of relatively straightforward construction etc. Other certification tools such as Greenstar weren’t suitable – the Zero Energy certification was seen as comparatively simple but meaningful and very important to Domain Chandon’s requirements.

After several design meetings, the Zero Energy certification option was put in front of the client. Domaine Chandon Australia after consultation with Domaine Chandon France confirmed that Zero Energy was to be targeted for Certification.

Construction

COVER Photo Credit Chris Fraser. Courtesy of Domaine Chandon.

The Zero Energy requirements were investigated by the PV Contractor/Consultant in conjunction with the Mechanical Services Contractor/Consultant and George Rydell Constructions. Based off an estimated power usage (mainly Airconditioning load) of the space required, the consultants derived the PV system was sized to match, with a 25% addition to cover lighting & sundry power requirements. Approximated power draw for each of the warehouses is 17.5kW (based on calculated peak room heat loads and peak design cooling demand at +11°C / +5°C chilled water and +40°C ambient). So the existing warehouse #12 was estimated to require a PV array of 17.5kW+25% = 21.875 kW. PV array designed utilized 72 number 415W panels, total optimum size of 29.88kW.

Although New Warehouse #13 required identical Power requirements, the design team believed it would be in the interests of all stakeholders to allow for a PV array was sized with an additional contingency to account for winter weather poor light conditions. The PV array designed for WH13 designed was 128 number 415W panels with a total optimum size of 53.12 kW. WH 12 & 13 total PV ultimately allowed for an optimal system of 83 kW. As George Rydell were the General Contractor and the PV & Mechanical Services contractors were also the consultants for those disciplines, it can be seen their involvement regarding the design process was from the outset.

The team utilised an online documentation portal called Procore to effectively disseminate and distribute design information, put forward queries and thereby answer any design issues. The ability for the team to share their designs quickly & easily was paramount to any design issues being reviewed at the regular Design Meetings that were held. As such, by using this tried and tested system, the team did not encounter any issues that would impact Certification regarding the design.

Occupancy

COVER Photo Credit Chris Fraser. Courtesy of Domaine Chandon.

The project performance period began approximately six months after the main structural works had been completed and the PV system had been put online. The monitoring system for the Central Plant took several months to get up and running accurately, i.e., the power usage isolating WH12 & 13 from the central plant had not started logging correctly until June 2024. The original estimate of monitoring had to shift from starting in December 2023 to June 2024; therefore, the 12-month monitoring period was due to be completed by June 2025.

The monitoring period was proceeding well until February 2025. The February 2025 Central Plant report showed irregularities in the values provided. The Mechanical Consultant was contacted and investigated the issue. The issue was rectified during the March monitoring period; however, as the values were contaminated, the results of the March report were scrapped and not included in the Energy Demand Table. The April 2025 monitoring was accurate, and the monitoring continued. The team therefore decided to extend the monitoring by the months lost, so the final month of monitoring changed to August 2025.

The issues regarding the monitoring were not a direct result of the occupants or the users of the space (as there are no real occupants for the space, as it’s used as storage). The monitoring of the PV system has had no issues, as the online Solar Analytics Portal has been flawless. Although one lesson that may be utilised for other projects would be to include a backup battery with email notifications to alert custodians of any offline issues or anomalies.

Project Team

General Contractor	Integrity Energy Services
Solar Installer	Western Solar
Structural Engineer	Vector Engineers
Civil Engineer	Aaron Couch
King County Project Manager	David Broustis
King County Solid Waste Division Transfer Station Supervisors	Henry Dotson and Cynthia Adams
King County Solid Waste Division Engineer	Francis Gaspay
King County Stormwater Engineer	Matt McNair
Energy Analysis	Architectural Nexus

Renewable Energy Information

Renewable Type	PV
Total Renewable Capacity	100 kW
Renewable Location	On-site

Project Team

General Contractor	Square One Ltd
Architect	CJC + Associates Inc.
Electrical Engineer	Peters Electrical
Structural Engineer	Davis Engineering Services
Interior Designer	Denesha Whyte
Landscape Consultant	VeSign and JBIC
Renewable Energy Analyst	Carisun Renewable Energy

Renewable Energy Information

Renewable Type	PV
Total Renewable Capacity	17036 kW
Renewable Location	On-site

Project Team

General Contractor	Stallings Construction
Architect	Architectural Nexus
Electrical Engineer	Van Boerum & Frank Associates
Structural Engineer	Dunn Associates
Interior Designer	Architectural Nexus
Green Building Consultant	Architectural Nexus
Civil Engineer	Meridian Engineering
Landscape Consultant	Architectural Nexus
Energy Analysis	Architectural Nexus

Renewable Energy Information

Renewable Type	PV
Total Renewable Capacity	189.42 kW
Renewable Location	On-site

Renewable Production Systems Information

Energy Performance

Renewable Type	Solar Electric (PV)
Total Renewable Capacity	7.7 kW
Renewable Location	On-site

Project Leadership and Story of the Project

The Campbell Collective project is a single-family house built in 1947 in the Ballona Creek Watershed of Los Angeles. Upon purchase eight years ago, the 948-square-foot property on barren terrain was composed of degraded soil with no biology, low-quality patchy grass, and no native plants.

With a permaculture approach, owner Ryan McEvoy and his partner Kat implemented compost areas, edible trees, mulching-in-place for ground protection, and raised garden beds for healthy soil creation. The project has increased ecological complexity and resiliency with support from a passionate crew who maintains the chicken flock, nursery, and beekeeping.

The addition of solar panels and a closed-loop water system helped the project achieve net-positive water and energy. Today, twenty organic, mature fruit trees welcome passersby from the sidewalk. The backyard farm offers tenants and friends abundant food year-round. As engaged community members, the owners swap their harvest at the weekly farmer’s market for different vegetables and fruit. The Campbell Collective has become a venue for hosting events and workshops to empower sustainability education, skill growth, and neighborhood connection.

The owner of the Campbell Collective was very strategic about energy efficiency, with 20 years of experience, knowledge, and wisdom gained as a high-performance building consultant. He took on the Living Building Challenge with an existing residential home originally built in 1947 to reduce embodied carbon because the most sustainable building is the one that is already built.

Design Process

From indoors to outdoors, you will see materials creatively salvaged and reclaimed to further reduce carbon emissions. For example, used fishing nets were re-purposed into yard fences for plants to grow along, office desks were re-cut into tables, and an old boat was turned into a raised garden bed. The conservation ethos created an immersive environment for tenants to learn and adopt sustainability practices.

Solar was installed to produce renewable energy onsite which also offset the embodied carbon added to the project for insulation. The project set out for a target EUI for net-positive energy. Photovoltaic panels on the house and garage roofs provide more than enough solar energy for the residents, producing more energy than is consumed annually. The REC’s are owned and held by the owner to ensure that they would not be sold at any point during the lifespan of the Campbell Collective.

The Campbell Collective applied several strategies to obtain 30% net-positive energy. Design features to reduce home energy loads include PV, insulation in the walls, attic, and under the floor, shaded trees, roof overhangs, and heat pump HVAC.

Tenants engaged in energy conservation efforts in many ways. They were encouraged to use windows for natural ventilation, never raise the temperature above 100 F and not below 40 F, monitor energy usage with smart meters, and use smart plugs to turn off devices in entire rooms when not in use.

The data collected showed on-site energy storage could maintain critical loads for one week in the case of an emergency. The home’s resiliency plan includes a portable freezer that is charged with a portable power station/batteries, which are powered by solar energy.

The project is located in Southern California, with favorable weather for maximizing energy efficiency and survivability.

For more information, check out the project’s video case study.