Energy Efficiency

One of the reasons why people have had problems embracing 'green' building techniques is the idea that it takes lifestyle sacrifices to be environmentally friendly. For years, we've been talking about turning down the thermostat and putting on a sweater, or cutting down on water use or lighting, or doing without things that are nasty for the environment, all for the good of the planet.

SAS Canada's new eight-storey office building in downtown Toronto proves that with the latest technology, it's possible to use rainwater in toilets and still provide a fantastic workplace. The company's sparkling new $30 million Canadian head office does that and more to promote environmental sustainability and energy efficiency, but it was designed with the needs and comfort of its occupants in mind.

SAS is the world's largest privately held software firm. Before its building site was chosen, the company surveyed employees in its former downtown head office to see where they wanted the new building to be located. Toronto's suburbs are booming and many companies are building offices outside the city, where land and housing is cheaper and parking is plentiful. But the SAS employees said they wanted to stay downtown.

The company picked a site in the south-east downtown area. To prove it would be a good neighbour, SAS invested $45,000 over three years to help restore a local park and green space. The City of Toronto will use the money to build an outdoor ice rink, plant new trees and add a new turf irrigation system.

The building, designed by Norr Limited Architects & Engineers, was designed to be as "transparent as possible," the company says, by recessing the entrance and reducing the mass of the building at the corner. The building includes 55 per cent recycled material in the cast-in-place concrete.

During construction, the builders used dust control methods to help contain the airborne spread of volatile organic compounds.

The building, which houses about 400 SAS employees and tenants, will use 30 to 50 per cent less energy that a comparable traditional commercial building.

SAS Canada real estate manager Jerry McDermott says that no workstation or desk is more than 13 feet away from a natural light source. Most of the building is clad in glass, with south and west walls tinted blue with low-e glazing to allow natural light to enter without solar heat gain. The top three floors of the building include a large atrium and skylight, bringing natural light into the centre of the building and reducing the amount of lighting needed during daytime hours.

All of the office space floors are raised 16 inches above the main structure, providing under-floor heating and cooling distribution. There are controls near every work station so the occupant can adjust the temperature, eliminating constant complaints in the office that it's either too hot or too cold.

The roof of the building is covered with a white membrane that the company says will reduce the "heat island" effect of city office buildings, reducing solar heat gain. Rainwater and melting snow from the roof is collected in tanks in the lower level of the building, where it is treated and reused to flush bathroom fixtures. The bathrooms all have low-flow toilets and urinals. The sinks and urinals are "hands-free" to conserve water.

SAS Canada says it will landscape the property using only native plants that require no permanent irrigation systems, and all general purpose faucets use the grey water system so potable water isn't used for washing windows and sidewalks.

McDermott says the 'green' aspects of the building added about $300,000 to the cost of construction, but that money will soon be recovered because of lower energy bills.

The building is expected to become Toronto's first commercial building to be registered as a Leadership in Energy and Environmental Design (LEED) building. LEED is an international standard for developing high-performance, sustainable buildings.

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