Panel clears demolition of non‑contributing building and gives conceptual approval for courtyard retail plan

The commission approved a certificate of approval to demolish a heavily altered 1939 building at 13 North 3rd Street and then granted conceptual approval for a proposed replacement: a cluster of small retail 'incubator' shops around a central general‑store building, intended as a permanent market and public gathering space.

Staff concluded the existing storefront is non‑contributing to the downtown historic district because it lacks period architectural integrity. Architect Jose Miranda said the site has a long history of infill use and that the current 1939 building had been significantly altered; he noted the applicant completed environmental cleanup from a prior laundromat on the site. The conceptual plan showed a main 'general store' with arbors leading into a landscaped courtyard of small shops ranging from about 120 to 288 square feet.

The applicant described flood‑resilience measures: a perimeter low wall that functions as a foundation and allows flood gates at major entries so individual small buildings would not each require separate floodproofing. Board members praised the concept and asked for additional details on materials, color palette and mechanical and trash enclosure design; staff flagged that technical site items (stormwater, trees, utilities, seawall issues) would proceed through the technical review committee.

The board recorded findings that the conceptual proposal is substantially compliant with the comprehensive plan and design guidelines and approved the concept without conditions, noting final site engineering and a certificate of approval will be required for final submittal.