Why Zoning Timelines Matter in Louisville Development
By Joseph Waldman, President, Highgates Residential
Every project has its challenges, but if there’s one thing I’ve learned again and again, it’s that zoning will test your patience and your resolve.
In Louisville, a piece of land can sit untouched for decades simply because it isn’t zoned for what the market actually needs. Changing that is never quick. There are public hearings, engineering reviews, neighborhood opinions, MSD coordination, and layers of approvals. And the bigger the vision, the longer it takes. I’ve had projects where getting zoning approval alone took over three years. Not because the plan didn’t make sense, but because the process moves at its own pace. One of my recent developments, 200 acres on Broad Run Road, is a good example (pictured). We have five phases planned. The first three are fully approved. The other two? Still navigating the system, even though the roadwork and infrastructure are underway.
What people don’t always see is how much work happens before we ever break ground. It’s not just about vision, it’s about tenacity. I spend a lot of time working with engineers, lawyers, MSD, and neighbors to get everyone aligned. That upfront work determines whether a project gets stuck or moves forward.
Zoning delays don’t just affect developers. They affect housing supply, construction timelines, and the growth of neighborhoods. I’m fortunate to have a team that understands how to manage the process from start to finish and we do everything in-house, from entitlement to construction to management. That helps. But there’s no shortcut through the system.
In a city like Louisville, where demand is growing and good land is increasingly hard to find, the ability to get a project zoned and entitled efficiently is a big part of the job. It’s not glamorous. It’s not fast. But if you care about building communities that last, it’s where everything begins.
