What to Expect When Working with An Architect Part 2: Behind the Blueprint – Early Strategy, Smart Approvals, and Construction Alignment

Insights from Donnie Garrity, LEED AP, and Associate Principal at O'Sullivan Architects

In this second installment of our series exploring the phases of architecture and construction, Donnie Garrity, LEED AP, shares his approach to early project planning, municipal approvals, and strategic collaboration with general contractors. Drawing on firsthand experience, Donnie offers insight into the critical moments that shape a project's success long before ground is broken.

Evaluating Feasibility: "Square footage of the site does not tell the entire story."

When determining if a project is truly feasible, Donnie emphasizes the importance of looking beyond the surface:

“Square footage of the site does not tell the entire story. The property's geometry, angle of property lines, and whether or not existing structures are to remain all represent physical constraints that can dictate the size and shape of a building or addition.”

Other site traits—such as topography, wetlands, ledge, or legal boundaries like easements—can all influence how a building is positioned. But as Donnie points out, those limitations often serve as design opportunities:

“While all these things limit what one can do on their property, they can also be a positive for building layout and site organization and can lead to unique design solutions for the individual property.”

Initial feasibility parking plan

Initial feasibility residential levels

Navigating Municipal Approvals: "Engage as early as possible."

Municipal processes can feel opaque to many clients, but Donnie explains how early engagement smooths the path forward:

“Our mentality is to engage as early as possible with project stakeholders. We have found that by engaging with the local planning staffs and building commissioners, you have the ability to get relevant information that can affect building design early in the process.”

He emphasizes the value of incorporating municipal feedback before formal filings, which not only speeds up reviews but builds rapport with town officials:

“Working collaboratively with the municipality can potentially provide another advocate for the project or at least a contact to help usher the project through the convoluted approval process. On the flip side, it gives the team early indications on how the project will be received. If we’re able to make changes based on the town’s feedback, it shows them that the team is willing to be collaborative. When this happens before the public process it can often set the project up for better likelihood of approval, and shorten the approval timeline.

Proposed building schematic design discussed with the city.

Early GC Involvement: "Lean on a GC's knowledge base."

The sooner a general contractor is involved, the more alignment can happen between design and execution. Donnie underscores how GCs' support provides better budgeting and smarter decisions:

“Being able to lean on a GC's knowledge base for construction costs can help with decision making during the design process. They also may be able to offer alternate ideas or opinions that could represent easier solutions to problems.”

Ground level engineered plan with GC feedback

Refined typical residential levels

O’Sullivan Architects approaches this collaboration flexibly, tailoring it to the project’s needs:

“Whether it is directly working with them during pre-construction, working with a client's GC during design development, or just creating schematic drawing set to then distribute to GCs to bid on—each option offers different value to support a given project.”

Advice for the Long Haul: "It’s more of a marathon than a sprint."

Finally, Donnie offers words of encouragement for clients navigating a process that’s complex and often lengthy:

“In today's world, where the complexity of building design, codes, and approvals is only getting increasingly difficult and complex, it is important to work with a team that is collaborative and supportive throughout the process.”

3d rendering of submitted drawing

3d rendering of submitted building design with city feedback.

He highlights the importance of staying focused and communicative:

“It's important to be mindful of the big picture goals of the project and help our client throughout the process to reach them. Working together to make decisions, evaluate alternate options or strategies, and staying focused on the tasks helps keep our clients stay engaged and excited about the project.” Whether you're just starting to explore your project or need help navigating complex approvals and construction, our team is ready to support you. With decades of experience in feasibility planning, municipal coordination, and collaborative design, O’Sullivan Architects is here to help you build smarter from the start. Get in touch to start a conversation about your next project—residential, multifamily, or commercial.

Call: 781-439-6166 Email: info@osullivanarchitects.com

Visit us: 606 Main Street, Suite 3001, Reading, MA 01867

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