As communities across Canada grapple with rising housing costs, Sarnia faces its own housing challenges. Ranked 95th out of 100 in housing starts, the city is confronting an urgent housing crisis characterized by growing affordability issues, homelessness, and encampments. The need for bold, innovative solutions has never been clearer, and one concept stands out as particularly promising: Missing Middle Housing.
Missing Middle Housing refers to a range of building types that blend seamlessly into existing neighborhoods while offering more diverse housing options. Examples include duplexes, triplexes, fourplexes, courtyard buildings, cottage courts, and accessory dwelling units (ADUs), often referred to as “granny flats.”
These housing forms are typically smaller in scale, human-centered, and designed to integrate into walkable, mixed-use neighborhoods. They cater to a variety of residents, including young professionals, growing families, and seniors looking to downsize without leaving their communities.
Sarnia currently ranks 95th out of 100 in housing starts, highlighting the urgency of addressing local housing needs. Draft 2 of the city’s new zoning by-law—the first attempt to update these regulations in decades—is being reviewed. Concerns are growing that although the new Official Plan promotes progressiveness, the draft by-law only appears to permit multiplexes as-of-right while imposing restrictions that make development challenging.
In reality, restrictive lot dimensions, setback requirements, and parking mandates make developing Missing Middle Housing—such as fourplexes and granny flats—nearly impossible in many areas. For example:
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Lot Size Requirements: Minimum lot area and frontage requirements exclude most urban core lots from being eligible for fourplexes.
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Setback Rules: Excessive setbacks reduce the usable land available for building.
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Parking Mandates: Requiring one parking spot per unit in areas well-served by transit prioritizes cars over people, making projects less viable.
To address these challenges, adjustments to the zoning by-law could help create more opportunities for Missing Middle Housing. Potential changes that could make these developments more feasible include:
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Reducing Lot Size Requirements: Smaller lot dimensions could allow for more housing types, such as fourplexes and granny flats, particularly in areas like Downtown and Mitton Village.
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Revisiting Parking Mandates: Lowering parking requirements in walkable areas with transit access could make developments more viable.
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Relaxing Setback Rules: Adjusting setback regulations might maximize buildable space, especially on smaller lots.
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Streamlining Permitting Processes: Simplified approval procedures could make it easier for homeowners and small-scale developers to pursue projects without the need for costly variances.
While challenges remain, facilitating Missing Middle Housing could bring several advantages to Sarnia, including:
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Expanded Housing Supply: Increasing the availability of diverse housing types could ease competition and reduce pressure on government-assisted housing.
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Economic Opportunities: Encouraging small-scale developments could create jobs and contribute to local tax revenues.
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Improved Community Design: Walkable, mixed-use neighborhoods foster social connections and reduce dependence on cars.
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More Affordable Options: Smaller housing units and shared living spaces could provide more accessible price points for a broader range of residents.
By addressing the barriers to Missing Middle Housing, Sarnia could build a more inclusive and sustainable housing market that meets the needs of current and future generations.
If you’re concerned about Sarnia’s housing crisis, now is the time to make your voice heard. Draft 2 of the new zoning by-law will shape how and where housing is built for years to come. Let’s ensure it reflects the needs and aspirations of our community.
How to Share Your Thoughts:
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Attend and Speak at the Meeting: Pre-register to present your ideas or concerns to council by emailing [email protected] or calling 519-332-0330 ext. 3320.
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Learn More: Visit Speak Up Sarnia to review the proposed zoning by-law.
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Join the Conversation: Attend the December 16 council meeting and advocate for practical, community-focused solutions like Missing Middle Housing.
This is your opportunity to help shape Sarnia’s future, ensuring it meets the housing needs of today and tomorrow.