For most urban Creek Bend residents, the most important question is whether or not the new Precinct K South development plans will affect road traffic in the area. The answer is yes.
The original sweeping arc of new roadway bringing Royalwood’s Southside Drive extension directly to the Creek Bend Road railway crossing is gone. Instead, a retro looking T-intersection will create the 90-degree Creek Bend/Southside intersection. Future Precinct K development to be built south of Creek Bend Road will presumably connect to this same intersection.
When asked if a traffic circle like the two circles planned for South Fraipont may be more appropriate to accommodate future development in the area, Qualico’s response was, if this was a Netflix subtitle, (foreign language.) I could not understand their response.
In 2014 local Creek Bend residents were assured that Creek Bend would never be a major street collector roadway. We were told that at most 10% of all of the road traffic leaving and entering Precinct K, including Bonavista, would use the Creek Bend Road Bridge. How things change.
In this new plan at least one-half of the rural Creek Bend Road will become a major street, a collector roadway.
At this time Qualico does not anticipate the paving and servicing of Creek Bend Road properties west of the new Southside-Creek Bend intersection. Qualico believes that eventual servicing of rural properties between Southside and the Creek Bend Road bridge could not be done as a Local Improvement, but would need a developer to execute. (that developer being somebody else.)
Qualico did not give an exact timeline for their new as yet unnamed residential development. If City approvals happen this spring as anticipated they may “move dirt” for pond construction in late 2026. Phase 1, ostensibly east of the railway tracks, will begin residential construction in 2027.
If the anticipated servicing reports from WSP recommends it, a Phase 2 west of the tracks (South Royalwood) would occur at a later date.
Qualico admits that federal railway regulations may cause some changes to their current plan.
The Sampson Lands north of Qualico’s Smith Farm properties has not been sold. The Warde Avenue extension and the construction of a Seine River bridge is not on any time horizon.
For the immediate and near future Creek Bend Road will be the only direct route to St. Anne’s Road and to the Perimeter Highway.
There will be no stores built in Precinct K South. Nowhere to buy a jug of milk, a coffee or a bagel. You should only wish that you owned a piece of the 1269/1275 St. Anne’s Road commercial development.
The Southside/Creek Bend intersection is a binary choice. Go west or go north. North will be a dead end for many years. Going south through the Creek Bend community will be the only option for many Precinct K South residents for the next decade.
Even after the Seine River bridge is built, for many people old habits are hard to break. For many new Precinct K residents Creek Bend Road will always be the shortcut.
Luckily for us our new traffic signal at St. Anne’s Road is scheduled to be installed in 2028. We will certainly need it.