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	Designing a Purpose Roszak/ADC follows the vision of one man for every stage of a project Illinois Real Estate Journal May 5, 2003 Vol. 6, No. 9 Thomas Roszak always knew what he wanted to do with his life. It comes from a penchant for seeking the hows and whys of construction and building. "I've always liked art and technology and architecture is the marriage of the two. I've always liked the assembly of things and like to see how things are put together - especially in construction of buildings." So he headed to the Illinois Institute of Technology to learn the art. It was there in his fourth year that a professor hired him to work for his firm, Optima Inc., which handled architecture, development and construction. Roszak worked there for eight years soaking up experience as an architect first then in contracting, marketing and property management of projects. Shortly after joining he was handed a cell phone and sent to a construction site as a superintendent. He was told that someone else would replace him in a couple weeks and if he needed anything just call. The replacement never showed, but the project, North Point in Evanston, an AIA-award winning 118-unit condo building, was delivered on time and on budget a couple years later. It gave Roszak a whole new perspective. "I knew I was learning more in the field then before the drawing board," he says. "Just seeing the bricks and mortar being constructed, watching the workmen, listening to the masons talk about material, it was a great experience and helped me learn more about architecture than just studying design. "I was involved in marketing as well and being pushed in all these other directions doing whatever they asked me to do so I could learn. I did it and got it done and knew I was getting great experience. Along the way if I knew what to do I did it, if I didn't I asked a thousand questions a day until I learned." His next project for Optima was the $47 million Meadow Lake condo building in Northfield. And then later after eight years Roszak believed it was time to leave. He spent a year and a half at Focus Development Inc. doing much of the same at Optima, but the partnership that was to come from the position never came to fruition. That lead Roszak in 1996 to launch his own firm, Roszak/ADC, which stands for what it is: architecture, development, construction. His first two projects on his own, taken on simultaneously, were 1519 North Mohawk, a five flat in Chicago's Old Town neighborhood, and 2135 Southport, a six flat near North Clybourn and West Webster avenues. To start those projects, Roszak had $2,000 in the bank. He put $1,000 on each property. The 2135 Southport project was two three flats he bought and knocked down. Armed with signed contracts and a 30-day deadline to come up with the earnest money, he called friends and family and in 10 days had $360,000. A few weeks later, he received an approval by a bank for $1.2 million loan and was in business as a one-man show, which is exactly what he wanted. At first he confided to his wife that he would only build five and six flats and build up to six projects each year. But at the beginning of the condo boom in Evanston, Roszak couldn't help but build 1415 Sherman, a 31-unit project. "That almost a big jump from six flats and I went deeper getting more investors. But I had projects to prove to bank could do the projects and it went from there." It's gone from that to now finishing 156 units on Chicago Avenue, which are 80 percent sold to the proposed 1100 Clark Street Residences in Evanston slated to begin this fall. To be built on a 2.75-acre parcel, which is presently a parking lot, immediately west of downtown Evanston, the project is to feature 348 units spread over six buildings to be built in phases to follow sales of the condos. Roszak estimates a four-year sellout. All the buildings have a pyramidal design, with each step on the lower level featuring a large terrace. The buildings vary in heights - from six to 20 stories - by design to transition from the residential area to the west to denser core of the downtown to the east. At first there were eight buildings, but after meetings with area residents and the city, he cut two and increased the height of the remaining six. The buildings are to feature masonry, concrete and steel, with views taking advantage of Chicago, Lake Michigan and Evanston. There will be a curtain wall system on upper floors for a lot of light in the units. There will be 40 different unit plans ranging from $170,000 to $700,000 and from 700 square feet for one bedroom to 2,500 square feet for a three bedroom plus. At each growth stage, Roszak says he tries to do each step better. He started a property management arm, TR Management Inc., to run the properties. He's kept a philosophy of controlled growth for the firm. "It's easy to hire 50 people and feed the monster," he says. "What I want is to keep a core group of very talented people busy enough where we can stay on target. Our goal is to eventually build 100 units a year not 1,000. We could shoot for 1,000, but that would change the company too fast and for the wrong reasons." Last year the firm had 76 closings with $22 million in sales, which as Roszak says, "is pretty good for a 6-year-old company." In 2000 and 2001 the company closed 15 to 20 units with about $6 million in sales. It is on target to have $20 million in sales again this year. "There was a lot of construction in 2001-2002 so there was a big jump to 76 closings and $22 million in [in sales] in 2002. We'll keep growing off that because now we have enough inventory rolling to keep that pace." Roszak says he counts on his subcontractors, many of which he's used for several project. Each one shows an attention to detail that benefits each project. "I was working on details at the iron shop because they weren't coming together. So right there they started chopping at the pieces and made them right. With me being hands on and getting out in the field to look at things it is beneficial to the project; sometimes the drawing can say one thing but it's another thing in the field." While he handles all aspects of the project, design pilots the projects. "A lot of work on our part comes out of design and it comes out of the best design. Design is the main thing. From that viewpoint is cost, the way it feels, the way it will work in with the surrounding buildings, the way it will age. You're wearing three different hats, which is actually good because then you can make decisions that have more synergy in what you are trying to accomplish. In the classic sense the developer hires the architect and then GC. There is a lot of pushing and pulling in what can be a sometimes-adversarial relationship. Here there's a common voice, a single vision. Either way it's difficult, but I think you have a better chance for success with all elements in house." Roszak/ADC 1415 Sherman Avenue Suite 101 Evanston, IL 60201 Main  847-425-7555 Sales  847-328-8200 Fax  847-425-7540 email inquiries: info@roszakadc.com copyright© 2003 Roszak/ADC. All rights reserved.