AP Realty Associates LLC presented preliminary designs on March 11 for a new two‑and‑a‑half‑story office building at 189 Sound Beach Avenue, a property in the Old Greenwich Village District.

Why it matters: the village district has special design guidelines intended to preserve the avenue’s house‑scale character and commercial continuity. Commissioners said the applicant should consult the Architectural Review Committee (ARC) early and provide materials that show how the new building will relate to existing village form and meet village‑district standards.

Design guidance and use flexibility. The applicant showed house‑like massing and materials; commissioners welcomed the high quality of the design but noted ARC will make the final call on whether the proposal matches the historic character of Sound Beach Avenue. Patrick (planning staff) and commissioners advised designing the first floor for easy future conversion between retail and office to preserve long‑term adaptability and retail continuity on the avenue.

Parking and zoning. Commissioners asked the applicant to include parking calculations and to consider how the building’s use would count toward nonconformity or expansion limits. The commission emphasized the zoning and parking math should be included in the formal submittal.

Next steps. Applicant to take the design to ARC, refine materials per village‑district guidance, and return with a formal application including parking and FAR calculations.

End: ARC review and staff coordination were recommended before a formal submission to the commission.