Design guidelines for planned mixed use developments are necessary to preserve the community health, safety and general welfare; promote developments that combine residential with non-residential uses; create an active street life; encourage pedestrian activity; ensure that the appearance of buildings, improvements and uses are harmonious with the character of the area in which they are located; and promote the safe and efficient circulation of pedestrian and vehicular traffic.  Innovative project design, particularly involving in-fill development and reuse of existing structures, is encouraged.  The Planning Commission and/or City Council may deviate from the design guidelines, based on existing lot, site or building configuration, compatibility of adjacent uses, and the inclusion of pedestrian-oriented space or amenities along the street side.  The guidelines will be applied and evaluated, on a case-by-case basis, during the design review process for the final plan review.  The guidelines are intended as basic principles for achieving high-quality planned mixed use developments within the downtown area, and shall be adopted by resolution of the Planning Commission and/or City Council.  (Ord. 5920 § 1 (part); June 8, 2004.)