A proposed mixed-use development on Harbour Road in Sarnia has cleared a city hurdle but still needs county approval and is subject to a Minister's Zoning Order (MZO) application filed by Cargill Limited.
Tricar Properties Ltd. wants to build a 14-storey mixed-use building, comprised of 105 residential units and 173 parking spaces at 485 Harbour Road, where Stokes By the Bay used to be.
During Monday's meeting, city council voted 7-2 to redesignate the subject lands and to approve an official plan amendment.
Council also approved a zoning by-law amendment to place a holding zone on residential uses subject to a land use risk assessment, a dust impact study, a mitigation strategy, and a land use compatibility analysis.
Zelinka Priamo Ltd. Planner Katelyn Crowley, who spoke on behalf of Tricar, said preliminary work has already started on a dust impact study. A preliminary geotechnical investigation, environmental impact study, flood assessment, and groundwater impact assessment were also submitted as part of the application.
Councillors Anne Marie Gillis and Terry Burrell voted against the application.
"I can see why they want to be down there. It's a beautiful area in terms of having a building on the waterfront. But, this to me is more of an employment area and touristy, obviously as well," said Burrell. "I don't think it's wise to be adding this in there."
Gillis also said she didn't think it was wise to add this type of building near a working port.
The status of Cargill's MZO application remains unknown.
The agricultural company submitted a request in late 2025, seeking a prohibition on sensitive land uses within 300 metres of its Exmouth Street grain terminal.
Crowley said they have had ongoing conversations with Cargill.
"We would like a continued relationship with them in order to support the future use of their property and viability of their continued operation," Crowley told council.
Concerns have been raised about potential future complaints from Tricar residents regarding noise and dust that may affect Cargill's operations. Crowley said renters would be made aware of possible dust through a warning clause.
Councillor Bill Dennis spoke in favour of the project and said it's up to the renters to be aware of the concerns.
"This is why Sarnia has a reputation for being difficult to deal with when it comes to development. This is a great opportunity, this is a great business case," Dennis said.
Owner of former Stokes by the Bay Michele Stokley said their business, along with Paddy Flaherty’s Irish Pub, both operated large patios and have had no problems with dust, vibrations, or noise from Cargill.
Paddy Flaherty’s Owner Scott Dargie also noted that truck traffic in the area is seasonal.
"As far as being [Tricar's] neighbour, I look forward to it. I think it's going to bring more people to our waterfront, supporting the businesses downtown, especially," Dargie said.
Councillor Gillis' concerns remained and she noted the county's reservations on the proposal as well.
"At this time, I think we're a little premature, I think the discussion has to go on, and I think we do need to know where that ministerial order is going to fall," Gillis said.
It's unknown when the application will go to the county.
