Commission approves demolition and two‑unit replacement at 213 Upper Terrace in Corona Heights

The Planning Commission approved a conditional use authorization on Sept. 28 for a project at 213 Upper Terrace in the Corona Heights Special Use District to demolish an existing three‑story single‑family house and construct a four‑story two‑unit residential building.

Planning staff said the project is within the RH‑2 zoning and the Corona Heights SUD; the department recommended approval with conditions, finding the project consistent with the general plan. The application proposed excavation (86 cubic yards) and two vehicle spaces and included a correction to a staff report item that revised the resulting garage square footage.

The project sponsor's architect, Steve Walker, described a multigenerational household need for additional units. A nearby neighbor who testified, Jeffrey Dido, supported the project as a net increase in housing and said the existing structure was in poor condition.

Commissioners debated a broader policy concern: whether discretionary approvals for projects that expand principal units beyond SUD size limits should include objective guidelines to promote unit equity. Vice President Moore and Commissioner Imperial urged creation of clearer standards for when and how much homes may exceed the SUD size thresholds. Other commissioners noted an increasingly policy‑level discussion about caps and incentives for density.

The motion to approve the CUA passed 5–2, with Commissioners Imperial and Moore voting against. The commission approved the project with conditions consistent with staff recommendations.