880 Marina Drive

A three-storey mixed-use development that had already been refused a Development Permit. We investigated why, then redesigned it — removing the take-out use and introducing a rooftop amenity terrace, which cut the parking requirement enough to eliminate the need for a variance altogether.

Starting from a refusal

The original Development Permit application for this three-storey mixed-use building had been refused by the City of Chestermere. The first task was not to design anything — it was to establish precisely why the application failed.

That meant reading the National Building Code (Alberta Edition) and the City of Chestermere Land Use Bylaw against the submitted scheme, and identifying which objections were fundamental and which could be designed out.

The parking problem

The decisive constraint was parking. The original proposal exceeded the available provision and therefore required a municipal variance — an application that adds delay, cost and risk, and can simply be refused.

Rather than rely on a variance, the design team looked for compliance through architecture. Removing the proposed take-out component and introducing an open rooftop amenity space on the third floor reduced the countable floor area. Under the Land Use Bylaw that materially lowered the parking demand, and the requirement for a variance disappeared.

The client kept the commercial proposition. The scheme became policy-compliant. Nobody had to ask for an exception.

Outcome

Improved compliance with the City of Chestermere Land Use Bylaw. No parking variance required. A more efficient mixed-use development. The project positioned for Development Permit resubmission.

Services provided