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We got lucky in downtown Greensboro.

In an era in which many urban centers were rushing to raze historic buildings in favor of nearly anything new, Greensboro kept many of the old facades frankly because it never got around to tearing them down.

That's why so many of those architectural treasures still stand today.

Now they lend charm to a downtown that was given up for dead not all that long ago and now brims with fresh energy and potential.

The question is how to sustain downtown growth while preserving the unique look and feel of the center city.

That's where a proposed downtown design guide comes in. Compiled with public input by a committee of residents, property owners and other stakeholders, the guide would govern such matters as sidewalk width, landscaping and building facades.

Of course, it isn't easy to legislate taste.

'Almost humorous'

Thus, it's no surprise that some people, including major downtown developer Roy Carroll, oppose the guidelines as too restrictive.

But the guiding principles of the manual make sense, among them, a respect for "established historic contexts" and a balance between parking needs with "an accessible, pedestrian-oriented environment." And the need for reasonable rules for downtown development is obvious. Even suburban office parks make some stipulations.

Still, attorney Henry Isaacson, who represents Carroll and other opponents of the design guide, said the manual is so demanding, "it's almost humorous."

Room for compromise

Ed Wolverton, president of Downtown Greensboro Inc., said the intent of the manual is not to dictate taste, "but to create a predictable investment climate." Wolverton also said the manual remains a fluid document. "Tell us specifics and we can make changes," he said.

But for many opponents, the devil isn't in the details. It's in the fact that the manual exists at all.

Isaacson cites few specific complaints aside from the fact that the manual does not include an architect on its design review team. (Members of an oversight committee say they're happy to address that.)

His greater concern, Isaacson said, is that the manual contains mandatory "standards" in addition to optional guidelines. Bob Isner, who developed the groundbreaking Southside community and City View Apartments, agrees. "The standards are too broad once you get out of the central core," he said.

To be honest, some of the requirements in the 200-plus-page guide do seem to pick nits. But downtown needs a reasonable template for growth.

Isaacson suggests one possible compromise: to test the guidelines in only one part of downtown, the "historic core" mainly along South Elm Street.

But that's like prescribing an experimental medicine to a patient who is already on the mend. Elm Street is well-developed now. It's the less-developed parts of downtown that need the manual most.

A downtown dress code

April Harris, executive director of Action Greensboro and a steering committee member, sees the manual as a "dress code" for downtown development.

"We are not asking everyone to wear a tuxedo," she said. "Nor do we want someone to wear a bathing suit. When we have a dress code, expectations are clear. That is all we want. A dress code for downtown."

Problem is, some opponents want no dress code at all. If they're willing to invest and build downtown, they say, they ought to be able to do what they want.

The experiences of bustling downtowns such as Greenville, S.C., suggest otherwise -- that consistent development rules help resurgent center cities create a sense of place that is both welcoming and distinctive.

The suburbs are built with cars in mind. Downtown should be built and nurtured with people in mind. It needs reasonable rules and standards, especially where its appeal to pedestrians is concerned.

"The bottom line with downtown is the pedestrian," Harris said. "When I see the guidelines, I think, what does it feel like to walk down Elm Street?"

Unfortunately, it feels lot more inviting and safer than nearly all the other downtown streets.

That's one reason downtown thrives on part of South Elm during nights and weekends but in few other places.

The design manual should help to address that.

For his part, Isner said he supports the need for such a guide, even though he takes issue with some specifics.

So, by all means, fix whatever needs fixing. But don't put this important document on a shelf.