REDEVELOPMENT OF EXISTING SITES AND BUILDINGS MARK ELLIOT & DAVID KIRK Individual buildings, single properties, or entire neighborhoods also may be affected by the designation of such buildings or locations as "historic" under provisions of the local zoning ordinance. Such historic designations could constrain the ability to change certain features of a property, demolish obsolete buildings, or build new structures. Typically, any development or redevelopment on historic property requires the approval of a Certificate of Appropriateness ("COA") or something equivalent. A COA typically falls within the purview of the local historic preservation commission, which holds public hearings on the application, much along the same lines as a zoning hearing. The outcome of such proceedings can turn on the taste and design aesthetic of individual members of such commissions so is fraught with risk. Changing Circumstances Changes to the surrounding community also may have an impact on the redevelopment of existing sites and buildings. Physical changes, such as the widening of adjacent roads or highways, may impact the property by converting portions of the property into rightsofway that results in changes to important development standards, such as setback lines. Political changes within a community also can have a profound effect on the ability to redevelop a property. As an example, many new cities have been formed over the past decade in the metro Atlanta area, largely in response to a desire by local citizens to have what they perceive as a more responsive government, particularly when it comes to zoning and land use matters. Because zoning and land use are so central to the formation of such cities, new cities may adopt very strict zoning requirements that could, for example, severely restrict rental housing, as opposed to owneroccupied housing, as part of a mixeduse development. Related to that, area residents may oppose redevelopment projects that seek to increase density based on perceptions of increased traffic, school overcrowding, overtaxed services, reduction in the quality of life. This is a particular concern when redevelopment plans require rezoning or some other public approvals.