Charrette Studio WebBlog

What is a Charrette?

The word "charrette" means cart or chariot in French, and was used to describe the cart that was wheeled through Paris to pick up the senior projects of students at the `Ecole des Beau Arts. It came to mean “hectic work required to meet a deadline”.

Charrettes are used today by planners, designers and developers as intensive, deadline-oriented work sessions. Charrettes frequently last for several days, are solution oriented and collaborative and involve a cross section of community stakeholders who have an interest in a specific development project.

Why a Charrette?

A charrette is both problem and opportunity oriented. Those most affected by the project are asked to participate in generating solutions or ideas. The diverse backgrounds and perspectives of the participants contribute to a well-rounded discussion of the problem, opportunities, interrelationships and impacts. Because charrettes take place within a limited amount of time, participants are challenged to rapidly, openly, and honestly examine the issues at hand and work towards a solution that is acceptable to all.

A Charrette:

• A charrette clearly defines the project
  
• A charrette clarifies a developer's understanding of possible impacts
  
• A charrette Identifies both problems and opportunities
  
• A charrette expands the degree of stakeholder involvement
  
• A charrette reduces conflicts early in the development process and resolves impasses
  
• A charrette combines well with other planning/design techniques
  
• A charrette produces viable solutions and visible results

Why Charrette Studio?

Charrette Studio is a planning and design firm experienced in assisting the creation and implementation of private, public and private/public real estate projects. The Charrette Studio team offers a wide array of services, including:

• Project conceptualization
  
• PreForma™ analysis
  
• Regulatory review and permitting
  
• Project program development
  
• Architectural/design services
  
• Pro Forma analysis
  
• Implementation strategies
  
• Public/private partnership development

The Charrette Studio approach to successful project development involves the following key steps:


1.) Understaning the opportunity
2.) Bringing the appropriate expertise to the table
3.) Engaging key stakeholders
4.) Encouraging creative thinking
5.) Working fast

For more information about a charrette for your project:Please see the Charrette Studio

By David Christensen AIA Copyright 2007

1. Know thy Neighbor.

A successful, retired, Real Estate Developer once commented on the single most important thing he learned over the years. Your neighbor's success is key to your success. Never build next to a bad project you have no control over. It was a consistent way to lose value.

2. It's a Logical Use of the Property.

Logic may have nothing to with obtaining development permits. It is crucial to meet with government officials early and to clearly listen to what they are saying, or what they aren't saying. They will be a proponent and take ownership if you include them in on early idea sessions. They can help if you treat them with respect.

3. Have some Sympathy.

Try to understand the position government administrators are in. They need to meet the needs of all citizens, both pro and anti-development. Help them. They need to protect their postion with decisions that are backed up by laws and regulations that cover their rear end. They would love to use logic and common sense, but they are many times caught between a rock and a hard place. Understand their need to avoid being sued by a project detractor for "arbitrary" decisions, and you will come to an agreement sooner.

4. Plan for Failure.

A Developer once obtained a loan to build an office project for a specific tenant that was willing to pay 50% above current market rates. The pro forma and loan reflected the need for this higher amount to service the debt. The tenant moved out at the end of the lease and it could only be re-leased at rates below that necessary to make the loan payments. The project went back to the Bank. Assume the worst. Your lender does. Or should. If you are the lender and you have a new REO, what do you do? What are the options? Think of alternative uses and realistic market rates to succeed, or don't do the deal. Plan on an exit strategy and worst case scenario.

5. Great Soil, Flat Site.

In many parts of the country, poor geo-technical conditions can radically throw off the best Pro Formas. It is the biggest unknown and unexpected site work will kill your budget .Changes in ground elevations can be deceiving. Always perform soils tests and accurate topography surveys for the simplest projects. This will help prevent costly change orders later for more expensive foundations or ADA slope compliances.

6. There goes the Neighborhood.

Knowing the concerns of citizen activists ahead of time is vital. Meet with neighborhood associations and environmental activists to understand their real concerns prior to presenting a development program. As with government officials, let them feel part of the design process through neighborhood Design Charrettes and meetings. Address most all concerns in the final plans and explain why they are, or are not, included. Try for the true win-win. Meet with news reporting editorial boards to clearly explain projects before uninformed "letters to the editor" provide false information. The public is your 3rd party partner. Find out what the underlying concerns are. It may have nothing to do with your specific project.

7. Bad design & over budget.

How do you know you are getting the best building design without enormous preliminary design fees? During feasibility periods, select a team of the most creative and innovative consultants you can find in Engineering, Construction, Architecture, Marketing and Finance. Meet for a fast Design Charrette to inexpensively and quickly determine options for project scope, program and cost. Once you have a defined program that explored all the options, you can competively bid services to specialized consultants based on qualifications, fees and schedule more fairly.

8. Bidding Apples and Oranges.

Many a developer has sent out a preliminary set of building plans and asked multiple builders for rough cost estimates (Or bids!) If one builder is significantly low, there is usually a reason besides lower profits. They are not bidding the same thing. It costs what it costs. Most contractors will have very similar labor and material costs. If you accept an unusually low bid, it will probably mean ugly change orders later.

A negotiated construction contract in a team (Or "Partnered") atmosphere is most always the best arrangement. How do you select someone from all your builder buddies? With a defined scope of work as generated from a Design Charrette (click here!), you can competively bid General Conditions, Profit, Overhead, Schedule, Change Order Mark-ups and specific project qualifications. After this fair selection process, the whole team can work together to to design a project. You can then meet the goals of aesthetics, cost, schedule and program function before you're into the project too deep. An open, competiitive bid is a set up for an adversarial relationship and cost overuns. A negotiated Contract can determine a maximum price at preliminary design, with a savings clause as an incentive to the team to innovate during the construction process.

9. Let go of your Ego.

Decide your project goals at the onset. Is it only done for profit, or are there other intangible public/social benefits that supercede generous returns? Beware. If it's too good to be true, it usually is. If it is too tight to allow room for errors, there will be. Get objective outside opinions. If everyone you talk with, doesn't agree this is a good project, be careful. Don't let your ego take ownership at all costs. It may happen. Don't fudge the Pro Forma. Use outside creative input in a Charrette atmosphere to check all your options and development scenarios. What if interest rates rise? What if a Pro Bono Attorney helps the anti-development group? What if you need to expand, or risk losing a fast growing tenant? Your vision is an asset to getting things done. Make sure you have your eyes checked.

10. When is the Best Building no Building?

It's said if you go to an Architect with a problem, the solution usually ends up to be a building. If you're a designer, it's natural to want to design things.

There are two main advantages to working in the context of a charrette.

1. Collaboration: Rather than the traditional method of development where an architect or planner develops their ideas on their own, a charrette takes place in a highly collaborative environment where stakeholder participation is key. The inclusion of multiple perspectives results in well-rounded and realistic proposals, and leaves participants with the satisfaction of having had a say in the final outcome. While the project may end up being very similar to what was originally proposed, important stakeholders such as community organizations, regulators, tenants, neighbors, etc... will feel that it was THEIR idea, take ownership, and be advocates.

2. Fast and Cost Effective:

Charrettes are fast, and relatively inexpensive. In the highly speculative initial stages of a project it is important to keep costs to a minimum while being able to quickly take advantage of opportunities and meet deadlines. Charrettes provide a way to work through critical components of a project such as creating stakeholder buy-in, developing an acceptable design and identifying costs, usually within 2-5 days.

Public and private developers often find that community organizations, citizens and special interest groups are well informed and active, and clearly want a role in defining what happens in their communities. Today’s developer must find an efficient way to tap into the positive energy in the community and focus it on helping to make the project successful.

Do any of these sound familiar?

Dilemma #1–
You have a parcel that you feel is ripe for development. Local market conditions seem favorable. You want to move forward but you are not quite sure what development option should be pursued—high rise condos, single family housing, mixed use or office space? You wonder which option will generate excitement, interest and support from the community.

Dilemma #2–
Your firm, neighborhood group or community has an old building that needs renovation or an underdeveloped block looking for a new use. You have an idea that you think could turn this into an opportunity to create a real asset for the community, and provide an excellent return on your investment as well. You realize that others may have differing views and would like to know what the community and neighborhood wants or will accept.

Dilemma #3–
You know what you want to create on your property. The market is right and you believe your idea will be financially successful. However, you are aware that the neighborhood’s residents have been very vocal in their opposition to the type of development you are considering. They have proven difficult and seem full of NIMBY sentiments. You are at a loss as to how you can create buy-in for your project.

Dilemma #4 –
Your project has just been blasted by citizens at the Planning Commission meeting, and the local media is not casting your project in a positive light. It looks like it will be a LONG road to approval if you get there at all. You wonder if it is too late to generate public support and eliminate or reduce the NIMBYS. How can you create support at this late date without losing all that you have invested so far?

The Solution

Charrette Studio helps you work through these types of development dilemmas by bringing together advocates, opponents, and others interested in the opportunity to brainstorm ideas and help define solutions. We work with you to identify key stakeholders (e.g., neighbors, realtors, bankers, builders, government officials, retailers, tenants and architects) that have an interest in your project, and invite them to participate in an intensive, focused and solution-oriented workshop known as a “charrette”.

During the charrette, which may take from one to five days, paricipants are led through a process that allows them to explore their issues, concerns, and ideas, and brainstorm solutions. Complex concepts and processes are clearly broken down with drawings, flow charts, and maps. Sources of conflict are quickly identified and resolved. The structure of the charrette allows people to openly, and honestly examine the issues at hand, and identify an outcome that is acceptable to all in a time efficient manner.

Charrette Studio conducts charrettes that:

• Are solution oriented
• Produce visible results
• Engage stakeholders
• Create buy-in
• Save time and money

Tips for successful charrette design and planning
By David E. Christensen, AIA, LEED AP

A charrette creates an environment of collaboration and consensus to develop an approved land development program that will help quicken the design process and gain faster approvals for entitlements. As an alternative to long-range city planning, this process can be used successfully for private projects to gain public programming consensus.

The following tips share how facilitators can execute a great charrette:

1) Create participant variety.
Include advocates, opponents, consultants, and regulatory officials, but do not exceed more than about 15 to 30 participants.

2) Do pre-charrette research.
Determine hidden agendas and pre-conceived ideas. Know the local history. Provide participants with a list of issues ahead of time.

3) Provide the facts.
Be prepared with important data regarding zoning, environmental issues, infrastructure, traffic, the market, competition, demographics, et cetera. Present reference maps and supporting graphics.

4) Encourage comparative thinking.
Provide an audio/visual presentation of relevant projects from around the country to get the creative juices flowing. Follow the show with images of the subject site.

5) Consider wild ideas.
Evaluate all ideas. No concept is too crazy. Go down the list of facts specific to the site, and put ideas in graphic form. Engage all participants for their point of view! Do this activity in the morning. The facilitator must be motivated and knowledgeable—and good at sketching.

6) Work to the deadline.
Summarize the program that would include all points of view, and determine a solution that is the best compromise. Listen.

7) Draw fast!
Facilitator and consultants create graphic design(s) for review by participants within one or two days at most. The master plan should reflect and/or acknowledge all points of view—both the “whys” and “why nots.”

Present the solution.
Frame the design in terms of comments from all participants. Listen to valid criticism, and revise the plan on the spot with new ideas.

Following the guidelines presented above will get your program on the fast track toward project completion.

By David E. Christensen, AIA, LEED AP

1. Listen 2. Envision 3. Draw Fast...and Listen Again!

The design charrette creates an environment of collaboration and seeks consensus to quickly develop an approved land or building development program that will help speed up the design process and gain faster approvals for proponents.

1. Listen

The key is to listen. People want to be heard and recognized. The feeling of having been heard is empowering at all levels of an organization and community. New information is always learned when you listen well. The importance of this step cannot be overstated.

2. Envision

Anything goes. Wild, creative ideas are quickly aired out, sketched and gauged against project restrictions and program needs. All issues are openly discussed to determine the best compromise.

3. Draw Fast

A picture is worth a thousand words. The designs come quickly and easily when you have a clear program and goal. Final design concepts should acknowledge all participant ideas, whether they were used or not. So, you need to listen again, and revise as necessary. The final charrette design concept most always receives near unanimous approval from participants.