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Housing Constraints Draft Housing Element 3-27 Multi-Family and Mixed Use Residential Development Multi-family dwelling means a building containing two or more dwelling units where each unit is for the use of individual households. Multi-family residences include apartments, town houses, condominiums, multi-dwelling structures, or cluster housing with common open space. The Multi- Family Development Standards project clarified that multi-family and mixed use development is permitted by right in the DA and SA Districts, except that Conditional Use Permit approval is required to allow ground floor residential on parcels fronting East 14th Street or Washington Avenue, north of Parrott, consistent with the Downtown TOD Strategy and the East 14th Street South Area Development Strategy. Multi-family residential development is permitted by-right in the City’s RM, DA, and SA zones. IT zones also permit multi-family residential development; however, they require a Conditional Use Permit and must be within 0.5 miles of a BART station. There are five types of RM Zoning Districts based on the number of dwellings per gross acre (land area prior to land dedicated for streets or other improvements). They include the following:  RM-3000 District, density is 14.5 dwellings per gross acre  RM-2500 District, density is 17.5 dwellings per gross acre  RM-2000 District, density is 22 dwellings per gross acre  RM-1800 District, density is 24 dwellings per gross acre  RM-875 District, density is 50 dwellings per gross acre Multi-family residential development is required to undergo Site Plan Review conducted by the ZEO unless appealed or elevated to the Board of Zoning Adjustments. A description of the Development Permit process is outlined later in this section. Residential Congregate Care Facilities This housing type describes adult day care and/or overnight non-medical residential living accommodations, day treatment, or foster agency services for seven or more individuals, and where the duration of stay is determined, at least in part, by the individual residents’ participation in group or individual activities, such as counseling, recovery planning, and medical or therapeutic assistance. Facilities must be licensed by the State of California. Residential congregate care facilities serving seven or more and six or fewer individuals are permitted in all residential districts as well as in three DA districts. Emergency Shelters Emergency shelters are defined as facilities limited to 25 beds that serve unsheltered individuals. In addition to providing emergency housing for individuals and families, emergency shelters also have staff and provide amenities such as restrooms, showers, and storage. Emergency shelters are currently permitted by right in the Industrial Limited (IL) District and with a use permit in the Industrial Transition (IT) District. The IL District is approximately 65.6 acres in total and the IT District is 141.5 acres, comprising approximately 2.4 percent of the city’s total acreage. The number of people experiencing homelessness in the 2019 PIT count was 418, with 344 unsheltered. With a limit of 25 beds per shelter, 14 emergency shelters would be needed to accommodate all unsheltered residents. The 25-bed requirement and the limited size and location of permitted zoning districts are considered a constraint to the development of emergency shelters. As noted in Program 16 in