Question 1

What challenges are associated with repurposing historical infrastructure?

Accepted Answer

There’s a reason most developers wanted to demolish the Krug buildings: it’s cheaper, and easier. Bringing a building up to code, converting its industrial layout to residential use, and making major infrastructure upgrades all require significant capital investment. Conserving historical structures and reintegrating them back into a neigboorhood requires more capital and consideration for the community you’re contributing to. Principles of gentle density go a long way to making these types of projects desirable. While not necessarily the most profitable in the short term, the benefits of preserving historical and community character while accommodating needed housing make it a slow but stable long-term investment.

Question 2

How many new buildings are being proposed on the site?

Accepted Answer

The Builders Block plan will be conserving the three existing Krug buildings and be introducing four apartments, and four 6-Plex Townhouses for a total of eight new buildings.

Question 3

How many new buildings are being proposed on the site?

Accepted Answer

The Builders Block plan will be conserving the three existing Krug buildings and be introducing four apartments, and four 6-Plex Townhouses for a total of eight new buildings.

Question 4

What is the height of the development?

Accepted Answer

The Krug factory buildings have an elevation of 4.5 stories, or 5.5 stories if you include the existing tower facing Trinity St. The height of two of the apartments is 5 storeys, one at 10 storeys, and one at 3 storeys. All the townhouses are three stories.

Question 5

What will traffic look like at the Builders Block?

Accepted Answer

Traffic flow around the development has been closely studied by TraffMobility, our traffic consultant, in collaboration with the City of Stratford and is in line with service levels through to 2030.At the intersection of Romeo and Douro Streets, the study suggested lengthening the traffic light cycle from 74 seconds to 80 seconds during the weekday afternoon peak hours. No additional traffic measures were required. With access from three streets, the development offers multiple route options that distribute flow. A woonerf between King and Trinity Streets has been designed to facilitate movement within the property.

Question 6

What is a woonerf?

Accepted Answer

A woonerf, meaning living street in Dutch, is a shared space laneway prioritizing pedestrians and cyclists, with narrow, curving roads, raised intersections, and varied paving to naturally slow traffic. The woonerf at Builders' Block will be an internal lane between King and Trinity Streets, designed to facilitate movement within the property. It will feature street furniture, landscaping, and play areas, creating a communal atmosphere that enhances urban quality of life through its shared spaces.

Question 7

How will transportation needs be addressed?

Accepted Answer

For those with vehicles, 393 off-street parking spaces are proposed, with 334 spaces allocated to apartments and 48 to townhouses, ensuring each townhome has a minimum of 1 parking space available. The parking plan reduces required parking spots by 19% compared to by-law regulations using a mix of above and underground parking that minimizes traditionally unused parking spots to make room for more green and public-use space. Additionally:Four loading spaces will be allocated throughout the site for convenient and safe unloading. A set of charging stations will be available to electric vehicle owners.Reserved spaces will be provided for car sharing programs to reduce the need for individual vehicle ownership. Much like Dutch developments, ample bicycle parking will be available along with a proposed bike-sharing program.Stratford’s public transit is within walking distance from the Builders Block.

Question 8

Will any of the units be used for short-term rentals (AirBnBs)?

Accepted Answer

No.

Question 9

Will any of the units be designed for residents with disabilities?

Accepted Answer

All units will meet the required accessibility standards and codes, including the Accessibility for Ontarians with Disabilities Act (AODA).Units are being offered that can be converted for different levels and types of accessibility. The site’s eleven buildings will have multiple units accessible from ground level, along with designated barrier-free parking spaces. The sidewalks throughout the site have been specifically chosen for easy movement.

Question 10

Will any of the units be designated as affordable housing?

Accepted Answer

Yes, that’s the plan. We’re working to be the first in Stratford to designate 10% of residences as affordable housing according to the Provincial definition set by Canada’s Mortgage and Housing Corporation’s Affordable Housing program—a much-needed initiative to assist families and individuals priced out of the current market.

Question 11

What are the notable characteristics of this project?

Accepted Answer

Reuse of Existing Structures: Through the adaptive re-use of the existing Krug Factory, The Builders Block is contributing to conserving Stratford’s history while significantly reducing the resource footprint for new homes. Diversifying housing: The Builders Block will offer a range of units, from studios to three-bedroom homes with a mix of ownership and rental options available. This development will contribute to a broader spectrum of housing types within the community, addressing various needs and preferences. Green Space: 1/3 of the development will be maintained as open space, landscaped to increase Stratford’s tree canopy, minimize heat effects, and integrate with Straford’s flora and fauna. Resource Efficiency: The buildings will be fitted with water-efficient appliances such as aerators, low-flow shower heads, dual-flush toilets, front-loading washers, waterless urinals, and high-efficiency dishwashers. Water Management: Stormwater management solutions on-site, such as rain barrels, cisterns, and strategic landscaping to manage runoff. Local Sourcing: We aim to source materials and hire trades locally whenever possible, supporting the community we’re building in.

Question 12

When will the Builders Block be completed?

Accepted Answer

2030 is the projected completion date and we will be providing regular progress updates to keep the community and purchasing residents informed. Phase 1: 2025-2026: Existing building adaptation and construction of new buildings north of the woonerf. Phase 2: 2027-2030: Construction of new buildings south of the woonerf.

Question 13

How will the development integrate common areas, green space, and public-use space?

Accepted Answer

Notably, a little over 1/3 of The Builders Block will be open space integrating aspects of Stratford’s renowned park system into it’s woonerf and green spaces. Parkette on Trinity StreetCentral lawn, East of the existing Krug building Accessible walking paths connecting residents to buildings, amenity areas, and the community. Smaller common spaces dedicated to seating, recreation, and exercise.Trees, shrubs, and native plantings will be used wherever possible to enhance privacy and aesthetics for occupants. Shrub and fencing heights maintain sight lines and safety, while high-branching deciduous trees align with street trees to preserve views.Low-maintenance plant material chosen for high pedestrian activity areas, resistant to pests and diseases, and free from harmful features. These considerately designed spaces and landscaping elements ensure a harmonious balance between built and natural environments, fostering a vibrant and inviting community for all.

Question 14

How will the development manage stormwater drainage?

Accepted Answer

The Builders Block development has been engineered to manage stormwater drainage through a combination of extensive landscaped areas and advanced drainage solutions. The significant number of green spaces and open space between buildings are designed for stormwater management and absorption. The project will additionally undergo Site Plan Approval with the City of Stratford, ensuring that stormwater management systems meet standard requirements.

Question 15

Who is responsible for infrastructure improvements at Builders Block?

Accepted Answer

Infrastructure upgrades at Builders Block are managed by the development team (BMI) in collaboration with the City of Stratford. BMI is responsible for infrastructure construction and upgrades necessary to serve the development. Given its recent past life as the Krug Factory, the site is already reliably served with water and sanitary lines. We have prepared a Functional Servicing Report as part of our Zoning By-law Amendment (ZBA) application where options for enhanced servicing have been discussed with City staff. The City of Stratford may contribute to infrastructure improvements as part of any city mandated maintenance programs. Coordination with the city guarantees that the infrastructure supports the community’s long-term growth and sustainability.

Question 16

Who are the main companies and individuals involved with Builders Block?

Accepted Answer

The BMI Group is the main developer on the site led by Paul Veldman, a Stratford resident.Hanna Domagala leads the planning of this project as BMI's Director of Land Development and Design.Loftin Construction Management Services is managing construction on site.The project architects are Martin Simmons Sweers. The Planning Partnership is designing the site's landscape.MTE is the Civil Engineer on the site

THE NEW STANDARD FOR URBAN LIVING

MOVING PEOPLE SINCE 1879

MOVING PEOPLE SINCE 1879

PART OF A GROWING COMMUNITY

Residential

Commercial/office

Civic Space

CLOSE TO IT ALL

CLOSE TO IT ALL

FAQ

Register your interest and be the first to hear about our project updates.

THE NEW STANDARD FOR URBAN LIVING

MOVING PEOPLE SINCE 1879

MOVING PEOPLE SINCE 1879

PART OF A GROWING COMMUNITY

Residential

Commercial/office

Civic Space

CLOSE TO IT ALL

CLOSE TO IT ALL

FAQ

Who is BMI?

When will the Station District be completed?

Is the site suitable/safe for residential development?

Who is responsible for infrastructure improvements at the Station District?

Will any of the units be designed for residents with disabilities?

Who are the main companies and individuals involved with Station District?

Register your interest and be the first to hear about our project updates.