Nari | 24m | 6s | FAAS Architecture

CBBarnett

CBBarnett

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Have we seen this one yet? Called Nari, in Marda Loop (34 Ave and 14A Street SW). 44 units, and a bit of retail, replacing two small walkup apartments, if I got the location right.

https://www.ournari.ca/

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Solid incremental change. Would replace these:

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This does have me asking how I feel about displacing a cheap housing option? That hasn't really happened in Marda Loop, it has been mostly older Ranch-style homes or even older homes being displaced. On the other hand This is just how City Building goes. And 44 homes is a density increase, so it is more than a sideways move.
 
Reminds me a little of the one going on the corner of Southland and Elbow. I prefer that one to this however. The massing looks awkward somehow. Even if they broke it up with a horizontal band of a different colour or something near the top floor it would help.
 
This is the type of development that makes existing residents frustrated. 44 units and 12 parking stalls, the rationale for a parking reduction seems to be "this is near a primary transit route". Is that route 22 that comes every 30 min?

Even if you took off the 25% stalls required within the 200-meter distance to transit supportive routes, it would still require 20 parking stalls at a minimum. As someone who takes transit and bikes to work, I still believe that many of the residents will have a car and will need to park somewhere, which should be within their own building. This will consume street parking, which in theory could be used by a non-resident going to a business or visiting a resident.

This isnt affordable housing, requiring the developer to reduce costs to this level.

Edit: The parking rate is 0.18 stalls per unit, based on providing bike parking. Snip from their parking study comparing parking across developments.

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I agree that this location does not warrant such a reduction in on-site parking. Even though this location is close to the 7, 13, and 22, the 7 is really the only reliable bus here.

I filed a complaint this week about the frequency of the 22 in the evening rush hour. I waited >1 hour for the 22 on 6th Ave, and watched 3-4 buses for every other route on 6 Ave go by.
 
For me the parking stall ratio is dependent on the type of street parking. If there is permit parking on the street or it's a paid parking zone then the number of stalls don't matter. Those without a parking spot but owning a car will need to find parking somewhere where they won't get ticketed. If not permit parking on the street then it's a free for all, and I can see residents not being happy.
 
MichaelS said:
Residents not being happy because a publicly available good they have been using us now going to be used by others, just to be clear.
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That's always the case when people have a good thing going, they don't want it changed. I don't live there so I'm ambivalent about it, but I'm not surprised that they aren't happy.
 
I’d be frustrated as a resident if a 44 unit development in that location had only 12 parking stalls. It’s one thing to have no parking in a place like East Village or Sunnyside Beltline, etc, but neighborhoods like these aren’t the same thing.
I agree people are NIMBYs if they generally oppose the idea of having 44 units in their neighborhood. The extra density doesn’t affect them much and can even be an improvement for the neighborhood but adding a larger development with little parking is going to immediately and directly affect the quality of life for the people around it.
If you’re going to do no parking or sparse parking , you need to have permit parking like they do in Sunnyside or the Beltline, etc.
 
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