Long Island Development Faces a Fragmented Approval Path, Kulka Group CEO Says

What happened

Devin Kulka, CEO of Long Island-based construction management firm The Kulka Group, described a development environment in which project sponsors must navigate a large number of local rules, public processes and community stakeholders. The comments appeared in a Bisnow article produced in collaboration with The Kulka Group and Studio B; Bisnow said its news staff was not involved in producing the content.

Kulka is scheduled to discuss approvals, entitlements and project delivery at Bisnow’s Long Island Real Estate Conference on Aug. 12. His stated focus is how developers and construction managers can work with stakeholders while moving projects through local review.

The key details

The article says Long Island contains 1,200 zoning districts across two cities, 13 towns and 97 villages, each with its own regulations. Kulka said this fragmented landscape makes development approval a central challenge.

In his account, projects that conform to existing zoning are not always available as a straightforward route, particularly for multifamily construction. He said there are no longer multifamily-zoned sites that can simply be acquired and developed in many cases, meaning that projects generally require rezoning. Rezoning then leads to a public hearing process, where Kulka said opposition is often more visible than support.

Kulka identified misinformation surrounding proposed projects as another obstacle. He said sponsors should engage local officials, residents and other community voices early, presenting project facts before opposition becomes entrenched. He also emphasized that an early rejection can be useful because it prevents sponsors from spending time in a lengthy process that ultimately does not result in approval.

The firm’s CEO described multifamily, healthcare and education as strong Long Island sectors. For multifamily specifically, he said supply is significantly below demand and that completed, entitled and financed projects can meet or exceed leasing projections. But he also said that entitlement is only one hurdle: obtaining institutional equity or debt remains difficult amid what he characterized as extensive red tape.

He pointed to downtown revitalization and transit-oriented development as notable multifamily activity, while saying some projects are beginning to extend beyond downtown areas.

Kulka cited one unnamed local project as an example of community engagement. A downtown revitalization plan adopted in 2015 expressed a preference against affordable housing, he said. When his firm approached the town about eight years later, the community remained hesitant. He said the team met with a civic organization and political leaders, explained anticipated resident income levels and rents, and held multiple discussions before the project was built.

Why it matters

The interview frames project timing and feasibility on Long Island as closely connected to rezoning, public hearings and local engagement—not solely site acquisition or construction execution. For multifamily proposals, the need to seek zoning changes can add a public-facing stage before construction and financing are finalized.

The discussion also highlights the role that Industrial Development Agency incentives may play in the development conversation. Kulka said projects receiving tax benefits through IDA involvement are subject to prevailing-wage requirements. He also cited a potential removal of IDA incentives for multifamily projects as a major topic of debate, arguing that the benefits can affect whether projects and related construction jobs proceed. Those are his views, not independently verified findings in the source material.

What to watch

At the Aug. 12 conference, Kulka’s panel is expected to address approvals, entitlements and stakeholder coordination. The source indicates that scrutiny of IDA incentives for multifamily development may be a prominent subject.

For individual Long Island proposals, the practical milestones identified in the interview are whether rezoning is needed, the course of public hearings, the extent and timing of community outreach, and whether a project can secure equity and debt after entitlement. The article does not provide details on specific pending projects, policy changes or financing transactions.