SAS Institute (Canada) Ltd.
Daylight, natural ventilation, and rainwater collection mark mid-size office building
View west to downtown Toronto from the terrace.
by David Clusiau
North Carolina-based SAS is the world’s largest independently owned software company and has developed a reputation for the quality of its products, and for the quality of the work environments it provides its employees.
Bucking the trend by major corporations to relocate to the outskirts of Metro Toronto, SAS has chosen to establish its new Canadian headquarters close to the downtown core trading leased space in the financial district, for its own building just a few blocks to the east. The project, completed late in 2005, is an early vote of confidence in an area on the cusp of redevelopment and renewal.
Having solicited and obtained the support of the local community, SAS engaged NORR Limited to design an exemplary workplace that could attract and retain staff of the highest calibre. NORR, for its part, promoted the benefits of a green approach, both from the environmental and commercial point of view, and was successful to the extent that the SAS Institute is likely to become the first commercial building in Toronto to be certified under the LEED Program. As Stuart Bowden, Senior Vice President of Operations at SAS puts it, “It made too much sense not to do it.”
SAS occupies the top four floors of the eight-storey, 10,000 sq.m building, the remainder being leased as commercial and retail space. The ground floor retail is set back from the property line to provide weather protection for pedestrians. Above it floats a six-storey glass curtain wall that incorporates high performance low-E glass to reduce solar heat gain and air conditioning loads on the south and west facades. The blue-tinted glass, together with low energy mechanical and electrical equipment, contributes to projected energy savings of 30 to 50% relative to a traditionally designed building of this size and type.
At roof level, a penthouse with a dramatic cantilevered canopy gives access to a terrace with views of the downtown business district and Lake Ontario. The penthouse sits atop a three-storey atrium and its circular skylight permits daylight to penetrate deep into the building. Together with the perimeter glazing, this contributes to a bright, naturally lit interior that is the most obvious manifestation of the project’s green agenda. As a result, not only are all SAS employees visually connected, but their work stations are all located within four metres of a source of natural light.
The interconnected floor space also forms part of the natural ventilation system, the main component of which is a pressurized under floor plenum with adjustable outlets at each work station. Incoming air, collected through vents at roof level, is filtered before being ducted to each office floor. Displaced stale air rises through the atrium to be exhausted at roof level. Indoor air quality is also enhanced by the use of low VOC finishes, and carbon dioxide sensors.
Rainwater is collected on the roof [coloured white to reduce the urban heat island effect] and piped to a 30,000 litre storage tank in the basement. Water from this tank is treated and recirculated for use in washroom fixtures, and weather permitting or if circumstances dictate, the building can operate independently of the municipal water system.
In addition to reinforcing the client’s goals of creating a high quality work environment, and contributing positively to the community, the green aspects of the SAS Institute have already proved to be a commercial success. According to Bowden, compared with its previously leased space, the company’s operating costs are down 40%. In addition, the new building is attracting tenants at lease rates 60% above prevailing market values and was 96% leased prior to completion.
David Clusiau, B.E.S., B.Arch., OAA, MRAIC, LEED AP is principal, Architectural Design at NORR Limited in Toronto.
Credits
- Architect and LEED Consultant: NORR Limited, Toronto
- Structural Consultant: NORR Limited, Toronto
- Construction Manager: Giffels Design Build, Toronto
- Site remediation/geotechnical/ environmental reporting: Shaheen and Peaker, Etobicoke, ON
- Landscape Architect: Brodie Associates Landscape Architects, Toronto
- Photos: Steven Evans Photography, Toronto
Materials
- Concrete structure and partial steel framing with exterior wall system comprised of curtain wall, insulated aluminum panel system and insulated metal wall system. Insulated glass units set in thermally broken aluminum frames.
- Aluminum panels system by Flynn Canada Ltd. 65mm, prefinished, 100mm insulation, 100mm ‘Z’ girts, air barrier with various backings including exterior sheathing and metal stud, concrete block or poured concrete.
- Steel metal walls by Flynn Canada Ltd. 75mm, prefinished, 100mm insulation, 100mm ‘Z’ girts, metal linear/air barrier.