Portfolio V.03 by Evan Sack

PORTFOLIO V.03 Architecture and Design

EVAN SACK

The University of Oklahoma Master of Architecture 2019

Portfolio V.03 Evan Sack | 2019

Architectural Designer/Fabricator

WELCOME My name is Evan Sack and I am a student studying Architecture at the University of Oklahoma. I have a passion for the creative activation of space, and experimenting in various methods of fabrication. This portfolio is a display of work spanning between the realms of architecture and design, tied together by the expression of space at a variety of scales. This assembly is meant to detail my education in architecture thus far, and also share the knowledge I obtained through the process. The hope is that this body of work will inspire others to be inventive in ways that push personal boundaries of understanding and creativity. Please enjoy!

P O R T F O L I O V. 0 3

STUDIO

University Arts + Education Residency

The Plaza

COMPETITIONS

The Stacks

Collective

Personal

The Architects Chair

Everyday Eating

E VA N S AC K

STUDIO

P O R T F O L I O V. 0 3

Studio work is confined to only those projects completed for any of the ten studio courses taken during school. These projects explore the gamut of scales, users, and program types to demonstrate the breadth of knowledge gained.

E VA N S AC K

University Arts and Education Residency Design IX | Fall 2018

Prof. Andres Cavieres, PhD The University Research Campus represents a wealth of potential for groundbreaking innova-tion; with world renowned research resources – NOAA, The Stephenson Research Center’s, et al – The University of Oklahoma has surely provided the academic facilities necessary to foster this growth and development. In its current state, The University Research Campus fails to achieve its full potential due to a lack of culture or sense of place that would

make long-term investment in the cam-pus equitable for the businesses it seeks to attract. This project acts as part of the larger proposed so-lution by acting twofold: first, by establishing a wayfinding or landmarking system that improves the campus image, and second, by envigorating research and education in the arts to match the caliber of existing disciplines on the campus.

P O R T F O L I O V. 0 3

CONCEPTUAL EXPLODED AXON E VA N S AC K

MASTERPLAN 10

P O R T F O L I O V. 0 3

ARCHITECTURAL PRECEDENT

JAMES T U R R E L L - R O D EN CRATE R

MICHAE L HE IZER - DOUB LE NEGATIVE

SA NA A - ROLEX LEA RNING CENTER

ALBER TO B U R R I - G R AN D E CRE TO

OMA - AGAD I R CONVENTION CENTER

EB ERHARD B OSSLET - SIDE EF F ECT X I

ART + EDUCATION RESEARCH PROCESS AS PROGRAM Formulate Question Program Administration 1275 SF Program Director 125 SF Program Coordinator 125 SF Program Manager 125 SF Development Director 125 SF Development Officer 125 SF Workshop Manager 125 SF Facility Manager 125 SF Conference Space (x2) 200 SF

GALLERY TOWERS

Background Research Outpost Towers 4600 SF Workshop (base) 2000 SF Living Quarters (x4) 150 SF Personal Studio (x4) 250 SF Communal Kitchen 500 SF Living Space 500 SF

CANOPY LANDSCAPE

Construct Hypothesis “The Work” 9000 SF Woodshop 2250 SF Metalworking 2250 SF Industrial CNC 2250 SF Assembly/Storage 2250 SF

PROGRAM FIELD

Test with Experiment Public Exhibition 15000 SF Indoor Gallery 10000 SF Outdoor Exhibit 5000 SF Communicate Results Education and Outreach 15000 SF Classroom (x3) 1000 SF Auditorium 1900 SF Test Kitchen (x2) 750 SF Cafe Seating 4500 SF Activity Follies (x3) 1000 SF Coworking Space (x10) 100 SF

E VA N S AC K

GROUNDWORK

EAST-WEST SECTION

Ground Floor Plan 12

P O R T F O L I O V. 0 3

NORTH SOUTH SECTION

RAVINE PROMENADE E VA N S AC K

OUTPOST TOWERS 14

P O R T F O L I O V. 0 3

The first conception of the landmarking system came as a response the remarkably horizontal perception of the space despite significant grade changes across its entirety. Proposing highly vertical outpost towers acts not only to create highly recognizable figures in an otherwise horizontal landscape, but also leverages the larger organization of the masterplan to give the artists

E VA N S AC K

living in these towers greater proximity to the facilities whose research they seek to engage. It became clear through discus-sions with professors in the arts and historical movements such as Experiments in Art and Technology and Land Art that the discipline necessitates engagement with outside sources which then reinforces embedding the artists within the whole campus.

ARTS DISTRICT CORRIDOR 16

P O R T F O L I O V. 0 3

This leads to the second half of the solutions conception which is to integrate the arts into the campus, rather than enforce the arts on the campus. The aforementioned art movements as well as the works of Christo and Jeanne-Claude, Olafur Eliasson, and other contemporary artists indicate that art can be just as rigorous and scientific a process as the

E VA N S AC K

traditional hard sciences, sometimes even more-so. This leaves only the possibility that the arts are a vital part of ensuring a well-rounded re-search campus, while also playing an equally vital role in the collection, analysis, and dissemination of data that will enhance the lives of generations to come.

The Plaza Design VIII | Spring 2018 Prof. Khosrow Bozorgi, PhD

Home to The University of Oklahoma, Norman is defined largely by the diverse and complex student body. The University attracts educated minds from across the globe and is, as such, a hub for global culture. However, despite its far reaching population, the University finds itself lacking a center for the arts to match the grandeur of

its constituency. Naturally, this facility is to be located close to other cultural centers such as the Sam Noble Natural History Museum and Lloyd Noble Center. At the corner of Chataqua and Imhoff, The Plaza helps to establish an architectural presence on the corner to match the surrounding context.

P O R T F O L I O V. 0 3

The Plaza E VA N S AC K

EAST ELEVATION FIRST FLOOR PLAN

NORTH ELEVATION

SECTION

WEST ELEVATION

SOUTH ELEVATION 20

P O R T F O L I O V. 0 3

The facility is pulled back from both streets to establish a plaza outside that then pours into the building and up the grand atrium space. This internal plaza and namesake for the facility helps to organize and connect the three auditorium spaces, and establishes a social mixing chamber that pulls patrons through the space. This grand procession

leads to a special moment where the facility establishes a dialogue with the Sam Noble Museum across the protected park area that lies between. This relationship combined with the programatic and interactive provisions of the overall space will provide an excellent opportunity for cultural enrichment and education for a myriad of users.

PERSPECTIVE SECTION E VA N S AC K

COMPET

P O R T F O L I O V. 0 3

TITIONS Competitions encapsulates all work produced for volunteer competitions both individual and team driven. This work is often fast paced, intensive, and requires a collaborative spirit to match this rigor.

E VA N S AC K

The Stacks ULI Hines Student Competition Evan Sack (ARCH) Emily Hays (ARCH) Yussef Guessab (RCPL) Cat Hyland (MBA)

P O R T F O L I O V. 0 3

The Stacks found inspiration from its location. The city grew from the river, and as the river drops off sediment, which builds up the land, it also brought people and ideas. The city was settled in ever expanding layers all rich with culture. This layering is represented in The Stacks where each ribbon brings a distinct character to the overall district. The connect layer stitches Downtown with the Banks.

The learn layer focuses on community enrichment. The live layer addresses healthy lifestyles of the community. The play layer encourages interaction with nature. The Stacks represents a vision to cultivate the existing culture and history of Cincinnati through the poetic expression of community enrichment that The Banks already has to offer.

FWW PARK E VA N S AC K

SITE PLAN 1 2 3 4 5 6

Third Street Flats FWW Complex A FWW Park FWW Complex B Banks C.C.E.W. Elm Street Studios

7 8 9 10 11 12

Elm Street Offices Spencer Center Freedom Way Freedom APT Freedom Plaza Freedom Lofts

13 14 15 16 17 18

Boutique Hotel Riverfront Residence Center for the Arts Art Park Riverfront Boathouse N.U.R.F.C

19 20 21 22

Bengal’s Stadium Riverview Music Red’s Stadium Suspension Bridge

DIAGRAMMING

Affordable Housing

Food Access

Transit

Public Space P O R T F O L I O V. 0 3

Zoning

Connect

Work

Live

Play

EXPLODED AXON E VA N S AC K

ART PARK

PROPOSED STREET SECTION FREEDOM WAY

RIVERFRONT TRAILS

EXISTING STREET SECTION

FWW PARK

P O R T F O L I O V. 0 3

2019 ULI Hines Student Competition Team 193050

1. Summary Proforma

Year 0 2019-2020

Net Operating Income

Market-Rate Rental Housing Market-Rate For-Sale Housing Affordable Rental Housing Affordable For-Sale Housing Office Market-Rate Retail Hotel Structured Parking Total Net Operating Income

Market-Rate Rental Housing Market-Rate For-Sale Housing Affordable Rental Housing Affordable For-Sale Housing Office Market-Rate Retail Hotel Structured Parking Land Acquisition Costs Infrastructure Costs Demolition Costs Loan Fee Total Development Costs

5,360,108 595,568 16,080,325 3,109,213 42,936,718 4,407,203 2,867,016 -

63,058,087 165,578 5,590,270 68,813,934

Development Costs

Annual Cash Flow

Net Operating Income Total Asset Value Blended Cap Rate: Total Costs of Sale (Less) Total Development Costs Debt Service (Interest Expense) Net Cash Flow Leveraged Cash Flows Net Present Value (9.00% discount rate) Loan to Value (LTV) Unleveraged IRR (Before Taxes) Leveraged IRR (Before Taxes) *

7.17% 3.00%

$ $

Phase I 2022

2021 -

- $ 129,756 (33,590) 96,165 $

11,907,494 8,928,145 34,549,493 8,943,177 21,897,726 2,247,674 3,419,309 -

75,356,152

96,165

(75,356,152) (75,259,987) $ (75,259,987)

(68,813,934) (68,813,934) $ (68,813,934)

9,357,316 8,796,893 8,725,187 7,854,105 4,515,574 -

91,893,018

12,541,016

(91,893,018) (3,526,015) (79,352,002) $ (12,357,708)

Phase II 2025

2024

1,464,149 347,117 3,976,750 1,551,695 9,059,420 2,132,946 18,532,076

26,556,145 51.57% 10.14% 13.62% * Assumes all equity is contributed before the loan funds

2. Multi-Year Development Program

2023

530,916 136,124 138,971 727,835 8,881,784 2,125,386 12,541,016

2,229,918 519,287 4,737,284 1,582,729 9,240,608 2,175,605 20,485,432

38,771,493 4,307,944 43,171,845 982,722 -

39,249,076

18,532,076

(39,249,076) (5,488,469) (20,717,000) $ 13,043,607

2026

3,484,810 656,072 5,287,073 1,912,022 9,425,421 2,155,560 22,920,958

19,773,462 2,197,051 53,705,881 7,919,046 8,338,896 1,002,377 -

87,234,004

20,485,432

(87,234,004) (9,850,169) (66,748,572) $ 10,635,262

2027

5,597,816 785,842 12,557,352 2,566,605 9,613,929 2,231,085 33,352,628

19,624,074 6,692,953 4,252,837 1,022,424 -

92,936,712

22,920,958

(92,936,712) (14,497,005) (70,015,754) $ 8,423,953

Current Site Value (Start of Year 0) Projected Site Value (End of Year 10)

2028

7,359,744 845,394 14,340,154 2,702,377 6,537,472 6,344,529 38,129,670

49,593,960 5,510,440 -

31,592,288

33,352,628

(31,592,288) (16,076,619) 1,760,340 $ 17,276,008

Phase III

11,050,037 862,301 14,626,957 2,756,425 10,002,332 6,471,420 45,769,472

14,942,279 3,320,506 1,660,253 830,127 1,660,253 16,167 -

55,104,400

22,429,585

38,129,670

45,769,472

2029

2030

13,078,017 1,936,050 879,547 326,689 14,871,668 2,811,553 10,202,378 6,600,848 50,706,752

8,083 -

8,083

50,706,752

(55,104,400) (18,831,839) (16,974,730) $ 19,297,831

(22,429,585) (19,953,319) 23,339,887 $ 25,816,153

13,339,578 1,645,642 897,138 15,169,102 2,867,785 10,406,426 6,732,865 51,058,536 -

(8,083) (19,953,723) 50,698,669 $ 30,753,029

51,058,536 711,687,934 (21,350,638) (19,953,723) 741,395,832 322,367,652

63,058,087 711,687,934

Total Buildout

Year 0 2019-2020

2021

Phase I 2022

2023

2024

Phase II 2025

2026

2027

2028

2029

2030

Market-Rate Rental Housing Market-Rate For-Sale Housing Affordable Rental Housing Affordable For-Sale Housing Hotel Structured Parking

618 Units 13 Units 136 Units 3 Units 525 Rooms 848 Spaces

0 0 0 0 0 0

24 0 3 0 350 206

52 0 39 0 175 103

51 0 37 0 0 0

164 0 18 0 0 0

82 0 9 0 0 360

0 0 0 0 0 180

197 0 22 0 0 0

58 13 6 3 0 0

0 0 0 0 0 0

Market-Rate Rental Housing Market-Rate For-Sale Housing Affordable Rental Housing Affordable For-Sale Housing Office Market-Rate Retail (Gross) Hotel Structured Parking Total

618,150 SF 12,960 SF 135,539 SF 3,240 SF 836,173 SF 171,018 SF 262,500 SF 271,490 SF

0 0 0 0 0 0 0 0 0

24,031 0 2,670 0 80,104 13,351 175,000 65,863 361,019

52,339 0 39,243 0 168,733 40,787 87,500 32,932 421,534

40,323 0 37,908 0 41,777 33,354 0 0 153,362

163,800 0 18,200 0 202,656 45,267 0 0 429,923

81,900 0 9,100 0 247,161 22,634 0 115,130 475,925

0 0 0 0 88,542 15,625 0 57,565 161,732

197,438 0 21,938 0 0 0 0 0 219,375

58,320 12,960 6,480 3,240 7,200 0 0 0 88,200

0 0 0 0 0 0 0 0 0

Amount

% of Total

Project Buildout by Development Units

Project Buildout by Area

Development Costs Market-Rate Rental Housing Market-Rate For-Sale Housing Affordable Rental Housing Affordable For-Sale Housing Office Market-Rate Retail Hotel Structured Parking Land Acquisition Demolition Costs Loan Fee Total Infrastructure Costs Total Development Costs

3. Unit Development & Infrastructure Costs $ $ $ $ $ $ $ $ $ $

Unit Cost 242,184.00 256,212 236,068 256,212 212 202 123,494 22,686 94.82 3.25

$ $ $ $ $ $ $ $ $ $

Total Costs 149,706,113 3,320,506 31,996,294 830,127 177,517,058 34,518,493 64,834,445 19,246,610 63,058,087 165,578 5,590,270 13,833,673 564,617,253

5. Construction/Renovation Cost Assumptions Property Type Rental & For-Sale Housing Office Space Retail Space Restaurant Space

Hard Costs PSF (1) $ 183.76 165.38 147.01 244.40

Soft Costs PSF (2) 27.56 24.81 22.05 36.66

4. Equity & Financing Sources Equity Sources (Total) Developer Land & Air Rights Equity Viking Partners, LLC - Real Estate Equity Fund New LLC (to be established) (1)

$ $ $

63,058,087 51,242,354 51,242,354

11.17% 9.08% 9.08%

Financing Sources (Total) Syndicated Construction Loan to Mini-Perm Extension Option (U.S. Bank)

367,001,214

65.00%

$ $ $ $ $ $

7,961,103 7,112,841 4,444,310 1,685,940 2,463,715 1,684,503

1.41% 1.26% 0.79% 0.30% 0.44% 0.30%

$ $

6,720,832 564,617,253

Public Subsidies (Total)

CRA (2)

District TIF (3)

SITE SECTION

Project TIF (4) CDBG (5) LIHTC (6) Cincinnati Port Authority (7)

Hard Cost Contingency (3) 7.35 6.62 5.88 9.78

Total Costs PSF (4) 218.67 196.81 174.94 290.84

E VA N S AC K

Phase III

PACE (8) Total (9)

(1) Syndicate a small group of local accredited investors into an LLC

1.19% 100.00%

(2) CRA funding calculated as 1.41% of the total development cost, calculated as 65% of the average value to cost ratio (2.17%) for commercial tax abatements in the 45202 zipcode for LEED CRA buildings (data from the City of Cincinnati Commercial Economic Incentives Dataset as of 1/26/2019)

P O R T F O L I O V. 0 3

FREEDOM WAY E VA N S AC K

PARTI DIAGRAM 32

P O R T F O L I O V. 0 3

Collective AIACOC Student Competition Evan Sack (ARCH) Kyle Berger (ARCH) Ben Decuyper (ARCH) Tanaka Kawondera (ARCH)

The Pearl District, a heritage of community improvement, the need for water management, and culture lay the backdrop for the development of collective as a living-working facility. This development has responded by fostering community, promoting walkability, diversifying living style, and providing a set of values for future development. Collective integrates

E VA N S AC K

the existing building and vernacular with a ribbon of programming above. The courtyard is an inviting space that is also functional. The bio-retension swales carry water away from the buildings into the retention pond on the north axis The vertical circulation tower on the northwest section of the site provides views to downtown whilst acting as an icon for the site.

SITE PLAN Bridging the existing buildings provides the new opportunity to reimagine the interstitial spaces as thresholds between Collective and its contextual neighbors. These pedestrian exclusive transitions accentuate the

encouraged walkability of throughout the development. Aditional sidewalk expansions and improvements make for a welcoming transition between its neighbors

P O R T F O L I O V. 0 3

FORM DEVELOPMENT

SITE SECTION

POTENTIAL EXPANSION

WATER DIAGRAM

E VA N S AC K

P O R T F O L I O V. 0 3

COLLECTIVE E VA N S AC K

PERSON

P O R T F O L I O V. 0 3

NAL Personal projects will include any work conducted for an elective at the University, as well as projects conceptualized, designed, and constructed in my own free time. These are all projects developed purely out of a passion for design.

E VA N S AC K

P O R T F O L I O V. 0 3

The Architects Chair FabLab Tulsa | Summer 2015

Plywood, CNC Router, Rhinoceros 3D

An architects responsibility is to effectively program space that will hopefully create desirable experiences for the end user. The most important of these experiences to design then would be the high traffic, heavy use, everyday objects. Like most students in this field, I find that my workstation can have a profound impact on my mood and productivity. After my first year of studio, I had developed techniques for organizing the chaos on my desk, but spending long hours in the studio was still wholly uncomfortable. The

task then became a summers worth of workflow analysis and program development on the small scale to create a chair that optimized comfort and productivity. There was a careful balance in prototyping to ensure working for long hours would not be physically difficult, but simultaneously the chair would not be a â&#x20AC;&#x153;relaxingâ&#x20AC;? kind of comfortable. The project culminated in a full scale production during my internship with FabLab that was made possible with digital fabrication technologies.

E VA N S AC K

Everyday Eating Methods II | Spring 2015

Hububalli, CNC Router, Grasshopper

P O R T F O L I O V. 0 3

The presentation of food is important for establishing the experience of eating, even going so far as to enhance our perception of tastes and smells. Usually reserved for high end eating experiences, this project looked at non-perishable foods as a genesis point for the design. Starting

E VA N S AC K

with shelled peanuts, this tray looks to highlight the process of cracking and eating, particularly the various textures. This became an opportunity to explore parametric design and the limits of CNC milling.

Portfolio V.03 Evan Sack | 2019

Architectural Designer/Fabricator

V.03