Anthony Galluccio, land use and permitting attorney and law partner at Galluccio & Watson LLP, is issuing a public alert about a common and avoidable risk he sees across communities and careers: moving forward without understanding the process. After decades in public service, law, youth coaching, and charity leadership, Galluccio says the same mistake repeats itself: people rush and decide internally that their project is "good for the community." He warns that the first public meeting should come after months of listening and getting to know neighbors, emphasizing that starting with mistrust can jeopardize a project from the outset.
Galluccio notes that some developers focus on the "anti-everything activists" and lose sight of the broader community. Opposition can be cooled, and opponents can become supporters, but it requires time to build trust and earn support. "Treat people as you would want to be treated if the project was in your neighborhood," he said in a recent interview. The risk of a "bunker mentality"—where highly paid teams tell each other how great the project is without external input—is pervasive. Studies show nearly 60% of project delays stem from poor planning or unclear processes, and communities that lack public engagement in planning processes experience higher conflict and longer approval timelines.
The common trap to avoid, Galluccio says, is "drinking your own Kool-Aid"—allowing the project to evolve in isolation at the architect's office without public interaction. Getting real feedback before the project is introduced is critical; without it, recovery of good faith can take months or years. "Permitting isn't fast work; it's trust-based work," Galluccio said. "Community process saves people time later. You either invest it upfront or pay for it later."
Galluccio offers a quick self-check for those at risk: Did you skip community process before introducing the project? Do you allow created deadlines rather than actual benchmarks to control the process? Do you rely on urgency instead of preparation? If you answered "yes" to three or more of eight questions, the risk likely applies. He advises a simple decision tree: if you feel rushed, redefine success as getting feasible entitlements approved on a reasonable timeline; if you feel resistance, encourage process that creates specific requests and embrace change so the project becomes "theirs" not "yours"; if you feel overwhelmed, remind yourself that permits must be earned, not assumed.
Galluccio, a Cambridge-based attorney who has headed up historic rezonings and community benefits agreements for major projects in Cambridge and Somerville, including much of Kendall Square, stresses that trust is built through consistent presence and response to concerns. "You have to get beat up, endure, and prove to the community you are worthy of partnership," he said. His message: comfort the community before they are unnerved, and tell them there will be another meeting before the first one starts. Community anxiety is the enemy, and preparation is the cure.
