Chapter 18.30 — COMBINING DISTRICTS

Editor's Note

Chapter 18.30, Combining Districts, comprises under one general chapter heading, the city's various combining district regulations, each of which is designated by a letter as being a subchapter.

Chapters:

18.30(A) Retail Shopping (R) Combining District Regulations

18.30(B) Pedestrian Shopping (P) Combining District Regulations

18.30(C) Ground Floor (GF) Combining District Regulations

18.30(D) Hotel (H) Combining District Regulations

18.30(E) Landscape (L) Combining District Regulations

18.30(F) Automobile Dealership (AD) Combining District Regulations

18.30(G) Site and Design (D) Review Combining District Regulations

18.30(H) Floodplain (F) District Regulations

18.30(I) Nonconforming Use Amortization (N) Combining District Regulations

18.30(J) (Reserved)

18.30(K) Workforce Housing (WH) Combining District Regulations

                                 Chapter 18.30(A)

           RETAIL SHOPPING (R) COMBINING DISTRICT REGULATIONS

Sections:

                18.30(A).010  Specific Purposes

                18.30(A).020  Applicability of Regulations

                18.30(A).030  Zoning Map Designation

                18.30(A).040  Permitted Uses

                18.30(A).050  Conditional Uses

                18.30(A).055  Design Standards

                18.30(A).060  Special Requirements

                18.30(A).070  Waivers and Adjustments

18.30(A).010 Specific Purposes

The retail shopping combining district is intended to modify the uses allowed in a commercial district, where applied in combination with such district, to allow only retail, eating and service-oriented commercial development on the ground floors.

(Ord. 3519 § 3 (part), 1984)

18.30(A).020 Applicability of Regulations

The retail shopping combining district may be combined with any commercial district, in accord withChapter 18.08 and Chapter 18.80. Where so combined, the regulations set forth in this chapter shall apply in lieu of the comparable provisions established by the underlying commercial district regulations.

(Ord. 3519 § 3 (part), 1984)

18.30(A).030 Zoning Map Designation

The retail shopping combining district shall apply to properties designated on the zoning map by the symbol "R" within parentheses, following the commercial designation with which it is combined.

(Ord. 3519 § 3 (part), 1984)

18.30(A).040 Permitted Uses

Except to the extent a conditional use permit is required pursuant to Section18.30(A).050, the following uses shall be permitted in an R district:

(a) Eating and drinking services, except drive-in and take-out services.

(b) Personal services, except the following on California Avenue: fitness or exercise studios exceeding 1,800 square feet in gross floor area.

(c) Retail services.

(d) Retail financial services, except drive-in services.

(e) Pet grooming services.

(f) Automobile showroom.

(g) All other uses permitted in the underlying commercial district, provided they are not located on a ground floor.

(Ord. 5642 § 3 (part); 2024: Ord. 5637 § 3 (part), 2024: Ord. 5517 § 7, 2021: Ord. 5407 § 3 (part), 2017: Ord. 5358 § 4, 2015: Ord. 3519 § 3 (part), 1984)

18.30(A).050 Conditional Uses

The following uses may be conditionally permitted in an R district, subject to the issuance of a conditional use permit in accord withChapter 18.76 (Permits and Approval):

(a) All other conditional uses allowed in the underlying commercial district provided they are not located on a ground floor.

(b) Formula retail businesses on California Avenue.

(c) Fitness or exercise studios exceeding 1,800 square feet in gross floor area on California Avenue.

(Ord. 5642, § 3 (part), 2024: Ord. 5637 § 3 (part), 2024: Ord. 5517 § 8, 2021: Ord. 5358 § 5, 2015: Ord. 4826 § 86, 2004: Ord. 3519 § 3 (part), 1984)

18.30(A).055 Design Standards

The following design standards shall apply in the R combining district:

(a) Exterior windows on the ground floor shall use transparent glazing to the extent feasible. Low-e glass or minimal tinting to achieve sun control is permitted, so long as the glazing appears transparent when viewed from the ground level.

(b) Window coverings are not permitted on the ground floor during typical business hours. Where operations preclude transparency (e.g., theaters) or where privacy requires window coverings, sidewalk-facing frontage shall include items of visual interest including displays of merchandise or artwork; visual access shall be provided to a minimum depth of 3 feet.

(Ord. 5407 § 3 (part), 2017)

18.30(A).060 Special Requirements

The following special requirements shall apply in the R retail shopping combining district.

Lawful conforming permitted uses or conditional use operating pursuant to a conditional use permit which were existing on April 26, 1984 may remain as grandfathered uses and shall not require a conditional use permit or be subject to the provisions of Chapter 18.70. Such uses shall be permitted to remodel site improvements on the same site for continual use and occupancy by the same use; provided, that any such remodeling shall not result in increased floor area, shifting of building footprint or building envelope, or increased height, length or any other increase in the size of the improvement, or any increase in the existing degree of noncompliance. The intentional destruction or demolition of more than fifty percent (50%) of the exterior walls by horizontal linear feet at the ground floor, or, for structures not principally supported by exterior bearing walls, fifty percent (50%) of primary structural elements of an improvement (including columns, and structural frames) shall terminate any right to a grandfathered use or conditional use pursuant to this section, even if the reconstructed improvement does not alter the building footprint, height, length, envelope, size, or degree of noncompliance. If a use deemed grandfathered pursuant to this section ceases and thereafter remains discontinued for twelve consecutive months, it shall be considered abandoned and may be replaced only by a conforming use.

thered use or conditional use pursuant to this section, even if the reconstructed improvement does not alter the building footprint, height, length, envelope, size, or degree of noncompliance. If a use deemed grandfathered pursuant to this section ceases and thereafter remains discontinued for twelve consecutive months, it shall be considered abandoned and may be replaced only by a conforming use.

A use deemed grandfathered pursuant to this section which is changed to or replaced by a conforming use shall not be reestablished, and any portion of a site or any portion of a building, the use of which changes from a grandfathered use to a conforming use, shall not thereafter be used except to accommodate a conforming use.

(Ord. 5358 § 6, 2015: Ord. 4826 § 87, 2004: Ord. 4140 § 15, 1993: Ord. 4016 § 29, 1991: Ord. 3519 § 3 (part), 1984)

18.30(A).070 Waivers and adjustments.

(a) The following shall be grounds for a request for waiver or adjustment of this Chapter:

(1)  Economic Hardship. An applicant may request that the requirements of this Chapter be adjusted or waived upon a showing that strict

application would result in an unreasonable financial burden on the property.

(2) Alternative Viable Use. An applicant may request that the requirements of thisChapter 18.30(A) be adjusted or waived based on a showing that: the permitted retail or retail-like use is not viable; the proposed alternative use will support the purposes of the combining district and Comprehensive Plan land use designation; and the proposed use will encourage active pedestrian-oriented activity and connections.

(b) Documentation.

The applicant shall bear the burden of presenting substantial evidence to support a waiver or modification request under this section and shall set forth in detail the factual and/or legal basis for the claim, including all supporting technical documentation. Any request under this section shall be submitted to the Planning and Development Services Director together with the fee specified in the municipal fee schedule and an economic analysis or other supporting documentation. A request under this section shall be acted upon by the City Council.

(Ord. 5642, § 3 (part); 2024: Ord. 5637 § 3 (part), 2024: Ord. 5358 § 7, 2015)

                                 Chapter 18.30(B)

        PEDESTRIAN SHOPPING (P) COMBINING DISTRICT REGULATIONS

Sections:

                18.30(B).010  Special Purposes

                18.30(B).020  Applicability of Regulations

                18.30(B).030  Zoning Map Designation

                18.30(B).040 Use Limitations and Site Development Regulations

18.30(B).010 Special Purposes

The pedestrian shopping combining district is intended to modify the regulations of the CN neighborhood commercial district, the CC community commercial district and the CD commercial downtown district in locations where it is deemed essential to foster the continuity of retail stores and display windows and to avoid a monotonous pedestrian environment in order to establish and maintain an economically healthy retail district.

ing district is intended to modify the regulations of the CN neighborhood commercial district, the CC community commercial district and the CD commercial downtown district in locations where it is deemed essential to foster the continuity of retail stores and display windows and to avoid a monotonous pedestrian environment in order to establish and maintain an economically healthy retail district.

(Ord. 3792 § 1, 1988: Ord. 3098 § 1, 1978; Ord. 3048 (part), 1978)

18.30(B).020 Applicability of Regulations

The pedestrian shopping combining district may be combined with any CN, CC or CD district, in accord withChapter 18.08 and Chapter 18.80. Where so combined, the regulations established by this chapter shall apply in lieu of, or in addition to, the provisions established by Chapter 18.16 or Chapter 18.18.

(Ord. 3792 § 2, 1988: Ord. 3048 (part), 1978)

18.30(B).030 Zoning Map Designation

The pedestrian shopping combining district shall apply to any site adjacent to designated pedestrian frontage or pedestrian ways shown on the zoning map.

(Ord. 3048 (part), 1978)

18.30(B).040 Use Limitations and Site Development Regulations

(a) Pedestrian Design Features Required

On any site, or portion of a site, adjoining a designated pedestrian sidewalk or pedestrian way, new construction and alterations to existing structures shall be required as determined by the architectural review board, to provide the following design features intended to create pedestrian or shopper interest, to provide weather protection for pedestrians, and to preclude inappropriate or inharmonious building design and siting:

(1)  Display windows, or retail display areas;

(2)  Pedestrian arcades, recessed entryways, or covered recessed areas designed for pedestrian use with an area not less than the length of

the adjoining frontage times 1.5 feet;

(3)  Landscaping or architectural design features intended to preclude blank walls or building faces.

The specific nature and requirements of pedestrian design features shall be determined as part of architectural review pursuant toChapter 18.76 (Permits and Approvals).

(b) Parking and Vehicular Access Restricted

Vehicular access to sites adjoining designated pedestrian sidewalks or pedestrian ways which requires vehicular movement across such pedestrian sidewalks or pedestrian ways shall be prohibited, except where required by law or as may be authorized by a use permit in accord with Chapter 18.76 (Permits and Approvals).

(Ord. 4826 § 88, 2004: Ord. 3792 § 3, 1988: Ord. 3108 § 18, 1979: Ord. 3098 § 2, 1978: Ord. 3048 (part), 1978)

                                 Chapter 18.30(C)

         GROUND FLOOR (GF) COMBINING DISTRICT REGULATIONS

Sections:

                18.30(C).010  Specific Purpose

                18.30(C).020  Permitted Uses

18.30(C).030 Conditional Uses

                18.30(C).035  Design Standards

                18.30(C).040  Annual Monitoring of Ground Floor Retail Use

                18.30(C).050  Waivers and Adjustments

18.30(C).010 Specific Purpose

The ground floor combining district is intended to provide design guidelines and modify the uses allowed in the commercial districts and subdistricts to promote active, pedestrian-oriented uses, with a high level of transparency and visual interest at the ground level. For the purposes of this chapter, “ground floor” means the first floor which is above grade. Where the ground floor combining district is combined with a commercial district, the regulations established by this chapter shall apply in lieu of the uses normally allowed in the underlying district. Except for the regulations relating to uses set forth in this chapter, all other regulations shall be those of the applicable underlying district.

(Ord. 5407 § 4 (part), 2017: Ord. 4098 § 2 (part), 1992)

18.30(C).020 Permitted Uses

(a) The following uses shall be permitted in the GF combining district, subject to restrictions in Section18.40.180:

(1)  Eating and drinking;

(2)  Hotels;

(3)  Personal services, except the following on parcels with frontage on University Avenue: fitness and exercise studios exceeding 3,000 square

feet in gross floor area;

(4)  Retail services;

(5)  Theaters;

(6)  Travel agencies;

(7)  Commercial recreation up to 5,000 square feet in gross floor area, except for parcels with frontage on University Avenue;

(8)  Retail financial services, except drive-in services;

(9)  Pet grooming services;

(10)  Automobile showroom;

(11)  All other uses permitted in the underlying district, provided such uses are not on the ground floor.

(b) Elimination or conversion of basement space currently in retail or retail-like use or related support purposes is prohibited.

(c) Entrance, lobby, or reception areas serving non-ground floor uses may be located on the ground floor to the extent reasonably necessary, provided they do not interfere with the ground floor use(s), and subject to the approval of the Director.

(Ord. 5642 § 4, 2024: Ord. 5637 § 4 (part), 2024: Ord. 5517 § 9, 2021: Ord. 5407 § 4 (part), 2017: Ord. 4098 § 2 (part), 1992)

18.30(C).030 Conditional Uses

(a) The following uses may be conditionally allowed on the ground floor in the GF ground floor combining district, subject to issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals) and with the additional finding required by subsection (b), subject to restrictions in Section 18.40.160:

(1)  Business or trade school;

(2)  Commercial recreation over 5,000 square feet in gross floor area or with frontage on University Avenue;

(3) Day care;

(4)  General business service;

(5)  All other uses conditionally permitted in the applicable underlying district, provided such uses are not on the ground floor.

(b) The director may grant a conditional use permit under this section only if he or she makes the following findings in addition to the findings required by Chapter 18.76 (Permits and Approvals):

(1) The location, access or design of the ground floor space of the existing building housing the proposed use, creates exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district.

(2) The proposed use will not be determined to the retail environment or the pedestrian-oriented design objectives of the GF combining district.

(c) Any use conditionally permitted pursuant to this section shall be effective only during the existence of the building that created the exceptional circumstance upon which the finding set forth in subsection (b) was made.

(Ord. 5637 § 4, 2024: Ord. 5517 § 10, 2021: Ord. 5407 § 4 (part), 2017: Ord. 4826 §§ 94, 95, 2004: Ord. 4098 § 2 (part), 1992)

18.30(C).035 Design Standards

Where the GF combining district is combined with the CD-C subdistrict, the following design standards shall apply:

(a) Exterior windows on the ground floor shall use transparent glazing to the extent feasible. Low-e glass or minimal tinting to achieve sun control is permitted, so long as the glazing appears transparent when viewed from the ground level.

(b) Window coverings are not permitted on the ground floor during typical business hours. Where operations preclude transparency (e.g., theaters) or where privacy requires window coverings, sidewalk-facing frontage shall include items of visual interest including displays of merchandise or artwork; visual access shall be provided to a minimum depth of 3 feet.

(Ord. 5407 § 4 (part), 2017)

18.30(C).040 Annual Monitoring of Ground Floor Retail Use

A downtown retail vacancy rate and use survey shall be prepared annually in September of each year, and a report shall be prepared conveying that information to the Planning and Transportation Commission and City Council prior to the end of the year. The purpose of the survey is to assess changes in retail use in the downtown zones. The vacancy rate shall address all areas zoned CD-C or GF in downtown.

(Ord. 5407 § 4 (part), 2017: Ord. 5065 § 3, 2009)

18.30(C).050 Waivers and Adjustments

(a) The following shall be grounds for a request for waiver or adjustment of this Chapter:

(1)  Economic Hardship. An applicant may request that the requirements of this Chapter be adjusted or waived upon a showing that strict

application would result in an unreasonable financial burden on the property.

(2)  Alternative Viable Use. An applicant may request that the requirements of thisChapter 18.30(C) be adjusted or waived based on a showing

that: the permitted retail or retail-like use is not viable; the proposed alternative use will support the purposes of the combining district and Comprehensive Plan land use designation; and the proposed use will encourage active pedestrian-oriented activity and connections.

(b) Documentation.

The applicant shall bear the burden of presenting substantial evidence to support a waiver or modification request under this section and shall set forth in detail the factual and/or legal basis for the claim, including all supporting technical documentation. Any request under this section shall be submitted to the Planning and Development Services Director together with the fee specified in the municipal fee schedule and an economic analysis or other supporting documentation. A request under this section shall be acted upon by the City Council.

(Ord. 5642 § 4, 2024: Ord. 5637 § 4 (part), 2024)

                                 Chapter 18.30(D)

              HOTEL (H) COMBINING DISTRICT REGULATIONS

Sections:

                18.30(D).010  Specific Purposes

                18.30(D).020  Applicability of Regulations

                18.30(D).030  Zoning Map Designation

                18.30(D).040  Site Development Regulations.

                18.30(D).050  Special Requirements

18.30(D).010 Specific Purposes

The hotel combining district is intended to modify the regulations of the research, office and limited manufacturing (ROLM), research park (RP), and general manufacturing (GM) districts to permit hotels in those districts and to develop to specified maximum floor area ratios, upon rezoning to the (H) combining district, and subject to site and design review.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).020 Applicability of Regulations

The combining district may be combined with a ROLM, RP, or GM district, in accord withChapter 18.20 of the Zoning Ordinance. Where so combined, the floor area regulations established by this chapter shall apply in lieu of the comparable provisions established by the underlying ROLM, RP, or GM district.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).030 Zoning Map Designation

The hotel combining district shall apply to properties designated on the zoning map by the symbol "H" within parentheses, following the research, office or limited manufacturing (ROLM), research park (RP), or general manufacturing (GM) designation with which it is combined.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).040 Site Development Regulations

The site development regulations of Chapter 18.20 (ROLM, RP and GM), whichever is applicable, shall apply except for the following:

(a) Floor Area Ratio. The maximum floor area ratio (FAR) for hotel use shall be 2.0 to 1 in the ROLM, RP and GM districts.

(b) Site and design review pursuant to Chapter 18.30(G) shall apply to all proposed hotel uses with a FAR in excess of 0.6 to 1.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).050 Special requirements.

Hotels in the CC(H) or CS(H) District shall be permitted to develop beyond the density otherwise permitted in the CC or CS District, whichever is applicable, up to a maximum 0.6 to 1 floor area ratio, only upon issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals), and subject to site and design review in accord with Chapter 18.30(G).

(Ord. 4826 § 89, 2004: Ord. 3890 § 14 (part), 1989)

                                 Chapter 18.30(E)

           LANDSCAPE (L) COMBINING DISTRICT REGULATIONS

Sections:

                18.30(E).010  Specific Purposes

                18.30(E).020  Applicability of Regulations

                18.30(E).030  Zoning Map Designation

                18.30(E).040 Use Limitations

18.30(E).010 Specific Purposes

The landscape combining district is intended to provide regulations to ensure the provision of landscaped open space as a physical and visual separation between residential districts and intensive commercial or industrial uses, and in selected locations where landscaped buffers are desirable.

(Ord. 3048 (part), 1978)

18.30(E).020 Applicability of Regulations

The landscape combining district may be combined with any other district established by this title, in accord with the provisions ofChapter 18.08 and Chapter 18.80. Where so combined, the provisions of this chapter shall apply in lieu of the corresponding provisions of the general district with which the landscape combining district is combined.

(Ord. 3048 (part), 1978)

18.30(E).030 Zoning Map Designation

The landscape combining district shall be applied only adjoining site lines or property lines, where consistent with the purposes of this chapter, and shall be designated on the zoning map by the symbol "L" within parentheses, following the general district designation for the district with which it is combined. The dimension of the landscape combining district, measured at right angles to the property line, shall be indicated on the zoning map.

(Ord. 3048 (part), 1978)

18.30(E).040 Use Limitations

(a) Permitted Uses

Within the landscape combining district, permitted uses shall be limited to the following uses only, in lieu of any uses prescribed for the general district:

(1)  Landscaping and screen planting;

(2) Such fences or walls adjoining the property line as may be required, by the provisions of the general district regulations.

(b) Conditional Uses

Within the landscape combining district, conditional uses shall be limited to the following uses only, in lieu of any uses prescribed for the general district:

(1)  Noncommercial recreational activities and facilities, when conducted primarily in open, unenclosed landscaped areas, and when conducted

accessory to or in association with uses listed as permitted uses or as conditional uses in the general district;

(2)  Pedestrian, bicycle, and equestrian pathways, walkways and trails, or vehicular access drives, when serving uses listed as permitted or

conditional uses in the general district.

(Ord. 3048 (part), 1978)

                                 Chapter 18.30(F)

                    AUTOMOBILE DEALERSHIP (AD)

                   COMBINING DISTRICT REGULATIONS

Sections:

                 18.30(F).010  Specific Purposes

                 18.30(F).020  Applicability of Regulations

                 18.30(F).030  Zoning Map Designation

                 18.30(F).040  Permitted Uses

18.30(F).045 Conditional Uses

                 18.30(F).050  Site Development Regulations

                 18.30(F).060  Parking and Loading

18.30(F).070 Special Requirements

18.30(F).010 Specific Purposes

The automobile dealership (AD) combining district is intended to modify the regulations of the service commercial (CS) and general manufacturing (GM or GM(B)) districts to create and maintain areas accommodating automobile dealerships primarily engaged in new and used automobile sales and service on a citywide and regional basis. Such uses generally require special parking, access, and outdoor display provisions for customer convenience, servicing of vehicles or equipment, loading or unloading, or parking of commercial service vehicles.

(Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).020 Applicability of Regulations

The combining district may be combined with a service commercial (CS) district, a general manufacturing (GM or GM(B)) district, or limited manufacturing (LM) zoning district parcels within 1/4 mile of the intersection at San Antonio Road and Bayshore Freeway (Highway 101), but not directly adjacent nor directly opposite (across a street) from a low-density residential (R-1, RE, R-2, RMD) nor residential PC zoning district in accord with Chapters 18.08 and 18.80. Where so combined, the regulations established by this chapter shall apply in lieu of the comparable provisions established by the service commercial district or community commercial district.

(Ord. 4889 § 2, 2006: Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).030 Zoning Map Designation

The service commercial combining district shall apply to properties designated on the zoning map by the symbol "AD" within parentheses, following the service commercial (CS) or general manufacturing (GM or GM(B)) designation with which it is combined.

(Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).040 Permitted Uses

The following uses shall be permitted in the (AD) combining district:

(a) Automobile dealerships.

(b) All other uses permitted in the underlying district.

(Ord. 5651 § 8, 2025: Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).045 Conditional Uses

The following uses may be conditionally permitted in the (AD) district, subject to the issuance of a conditional use permit in accord withChapter

A transportation demand management (TDM) plan shall be required and shall comply with the TDM pursuant to TDM Plan Section 18.52.050(d), associated administrative guidelines, and the decisionmaking body.

Notes:

1. A 12-foot sidewalk width is required along El Camino Real frontage.

2. In order to encourage below-grade parking, garage ramps and subterranean structures may encroach into the required setback provided that sufficient landscaping is still provided between the project site and adjacent properties.

3. Landscape/open space may be any combination of landscaping or private and common open spaces.

4. Useable open space includes a combination of common and private open space.

5. Distance shall be measured from the property line of the subject site.

(b) Housing Development Projects shall be subject to objective design standards in Chapter 18.24. Non-Housing Development Projects and Housing Development projects that elect to deviate from one or more objective standards in Chapter 18.24 shall meet the performance criteria outlined in Chapter 18.23, as well as the context-based design criteria outlined in Section 18.13.090 for residential projects, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director, pursuant to

(Ord. 5554 § 27, 2022: Ord. 5548 § 8, 2022: Ord. 5443 § 2 (part), 2018)

18.30(K).080 Additional WH Combining District Regulations

(a) Affordability requirement. At least 20% of the units in a workforce housing project, excluding any required below-market-rate units, shall be affordable to households earning up to and including 150% of area median income (AMI).

(b) BMR provisions applicable. The below market rate housing requirements set forth in Chapter 16.65 of Title 16 of this code shall apply to workforce housing projects. Any BMR units provided will not be counted toward the total number of units in a workforce housing project for purposes of calculating the number of workforce affordable units required under subsection (a) above.

(c) Continued affordability. All workforce housing units provided under subsection (a) above shall be subject to a deed of trust or regulatory agreement recorded against the property for execution by the City Manager in a form approved by the City Attorney, to ensure the continued affordability of the workforce housing units. All workforce housing units shall remain affordable to the targeted income group for 99 years.

(d) Local workforce preference. All residential units within a workforce housing project shall be offered first to eligible households with at least one household member who currently lives or whose place of employment is within a three mile radius of the project or within the City of Palo Alto. If units remain unoccupied after offers are made to this first category, those units shall be offered to eligible households with at least one household member whose place of employment is within one-half mile of a major fixed-rail transit stop.

(Ord. 5443 § 2 (part), 2018)