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Chapter 2. Design Review 35 sioned a "workbook for implementation" that sought to turn the park- way into an attractive, sensitively designed thoroughfare that could serve as a major economic asset and complement the new airport. The workbook included tough new design standards and guidelines in a va- riety of areas,including: uniform sign regulations, including controls on new billboards and off-premises signs; buffers, setbacks, and landscap- ing standards, including tree protection provisions;standards to restore and protect unique and environmentally sensitive areas; and building and site design guidelines intended to ensure compatibility with exist- ing development. Effective implementation of the workbook required adoption of the design review program by all affected jurisdictions in order to protect as much land along the parkway as possible. Counties in Pennsylvania have only limited land use regulatory authority. Signing up the munic ipalities to the popular plan did not prove to be difficult, and, within 18 -41 months, seven jurisdictions had adopted the design standards and guidelines. The popular plan even won a national award for its strin- k gent, farsighted, regional approach to design review. Soon the entire planning effort was threatened, however, when Wal-Mart applied for a permit to build a new mega-store alongside the parkway in North Fayette Township. The proposed big-box development would consume almost an entire stream valley and would have required dozens of vari- y ances from the new design guidelines, tree protection regulations, and sensitive lands preservation standards. Local officials hesitated, won- dering whether to uphold the design guidelines, deny the variances, Be sure sufficient political will and miss out on an opportunity to substantially increase the local tax exists not only to adopt a base; or grant the variances, allow the development, and effectively gut design review program,but the new plan not only for themselves but for all the communities along also to enforce standards even the parkway. Local citizens, furious with the proposed development, when tempted with big threatened a lawsuit if the variances were granted and the design Stan projects.Just as important, dards were not enforced. review standards should be no y more stringent than the In the end,North Fayette Township repealed the design guidelines alto- community is willing to gether, choosing short-term economic development over long-term aes- enforce. thetic enhancement of the Three Rivers Parkway.The repeal effectively ru- ined the chances for uninterrupted implementation of the design standards along the entire parkway. Soon several other jurisdictions fol- lowed suit, allowing large, poorly sited and designed commercial devel- opment to mar the parkway. The lesson?Be sure sufficient political will exists not only to adopt a de- sign review program, but also to enforce standards even when tempted with big projects.Just as important, review standards should be no more stringent than the community is willing to enforce. If standards are too tough, the political pressure may be too great to grant variances or repeal the standards altogether,especially when faced with the difficult choice of economic development versus aesthetic compatibility. Notes 1. The best local design guidelines for historic areas will address design review issues in the larger context of communitywide needs and preferences,which ideally will be artic- ulated in a comprehensive plan or similar document. For a good example,see the 1995 Historic District Conservation Guidelines prepared for the Over-the-Rhine Historic Dis- • trict in Cincinnati, published by the local planning department. Although prepared specifically for the historic distnct,the guidelines contain"development principles"ap- plicable to the entire community (e.g., "The development, preservation, and mainte- nance of housing should be encouraged for persons of all income levels.").