Sarnia's ongoing affordable housing crisis has encountered a significant setback as city council voted in a 5-4 decision to halt a critical development, despite support from provincial and local mandates. The project, proposed by the Inn of the Good Shepherd, aims to address the shortage of affordable housing in the region by offering 56 new rental units. However, concerns over the scale of the development and parking have led to opposition.
The proposal outlines the construction of a six-storey, 56-unit apartment building along the Exmouth Street corridor, along with an expansion of the existing townhouse complex. According to Myles Vanni, executive director of the Inn of the Good Sheperd, the project is designed to support “individuals juggling two or three part-time jobs, as well as those relying on disability benefits or retirement pensions — the same people who already live in the surrounding apartments and townhouses.”
While the Canadian Mortgage and Housing Corporation (CMHC) Affordable Housing Fund only requires that a minimum of 30% of units be rented at below 80% of the Median Market Rent, Vanni says the goal is far more ambitious: to offer 100% of units at monthly rents between $800 and $1,000. This would provide a much-needed alternative to Sarnia’s current average rent for a one-bedroom apartment, which was recently reported by Zumper at $1,541.
The project aligns with the County of Lambton’s Housing and Homelessness Plan 2020-2024, which highlights that more than half of renter households in the county cannot afford median market rent. Additionally, 35% are classified as being in core housing need — representing roughly 4,455 households requiring affordable housing.
Melisa Johnson, Manager of Local Housing Services, recently confirmed that over 900 individuals remain on the centralized waitlist. A 2021 report further underscored the urgency, citing a need for nearly 2,500 new affordable units in the community. While the proposed development would help address some of these critical gaps, it has faced growing opposition, primarily centered on concerns about parking, the scale of the project, and who will live there.
Councillor Anne-Marie Gillis criticized the project as an “over-development,” but Vanni disagrees, asserting that the design is consistent with the surrounding neighbourhood. He explained that several alternative sites were explored, including the former Devine Street School property and St. John's Anglican Church, but the Inn, along with the project's planners and architects, ultimately determined that the Laurel Lea site was the most suitable. Its selection was based on its "close proximity to essentials like grocery stores, pharmacies, banks, and a very active bus line on a main artery."
The proposal aligns with the Ontario Provincial Policy Statement, which promotes affordable housing in areas with established infrastructure and services, as well as with Sarnia’s Official Plan, which calls for 45% of residential growth to occur within the existing built-up area. Despite strong policy support and a recommendation from City staff, the project has faced delays due to local opposition, primarily centered on concerns about parking and the nearby emergency shelter.
The proposal includes 41 parking spaces for 56 apartment units — a ratio of 0.66 spaces per unit — which falls slightly below Sarnia’s typical requirement of 0.75 spaces per unit, or the 47 spaces permitted for affordable housing developments. This shortfall has been a key concern for Councillor Gillis and other critics. However, consultant Jay McGuffin, representing the Inn of the Good Shepherd, along with Vanni, argue that a reduced parking ratio is essential to keeping construction costs manageable and rents affordable for future tenants.
Vanni emphasizes that many of the proposed alternative locations would not provide adequate access to essential services for the intended residents. He also points out that a large portion of potential tenants are unlikely to own vehicles. A recently approved affordable housing project on Kathleen Street in Sarnia features a 0.5 parking ratio, and several existing Lambton County Housing apartment buildings also maintain similarly low parking ratios:
Vanni also notes that the team is drawing on past experience. He points out that many Lambton County Housing developments serving similar tenant populations often have “half-empty parking lots.” Supporting this observation, a recent study found that several local apartment complexes with low parking ratios experience no significant parking issues.
Despite these facts, the council’s decision to reject the project appears to be driven by vocal opposition from a small group of residents. Vanni believes this resistance is largely influenced by concerns related to the existing emergency shelter on the site — a facility that serves a very different population than the one targeted by the proposed housing development. A distinction he emphasized several times during the council meeting.
Vanni believes that “Not-In-My-Backyard (NIMBY) attitudes“ are no longer considered acceptable by the province as a means to block affordable housing projects. He points to a recent Ontario Land Tribunal decision in favor of the proposed Murphy Road apartment development on the grounds of St. Demetrios Greek Orthodox Church as a key example.
Despite the council’s rejection, Vanni remains optimistic that the project will advance through the appeal process with the Ontario Land Tribunal. He notes that the first step—mediation aimed at reaching a planning settlement—is expected to begin this summer. If no agreement is reached, a full hearing is scheduled for late fall or early winter.
HOW THEY VOTED
In favour of the project
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Mayor Mike Bradley
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Coun. Dave Boushy
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Coun. Adam Kilner
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Coun. Brian White
Opposed to the project
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Coun. Bill Dennis
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Coun. Terry Burrell
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Coun. Anne Marie Gillis
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Coun. Chrissy McRoberts
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Coun. George Vandenberg