December 8, 2025 (1:30 – 2:30 pm)
The CBRA Board Executive had a one-hour Zoom meeting with both Landmark Planning and with Qualico Developments. The e-mail invitation we received from Landmark read as follows.
“Our firm has been retained by Qualico Communities to lead a planning process for lands in the Precinct K Precinct Plan. As a key stakeholder group in the area, we were hoping to meet with you and the Creek Bend Residents Association team over the next couple of weeks to introduce our project team, receive preliminary input, and share our planning process.”
Introduce our project team
We met with Brendan Salakoh, Jeff Pratte, and Carolina Herrera from Landmark. Qualico was represented by Bryan Ward and David Jopling. There was no representative from the numbered company that reportedly owns several other subject properties in the subject DASZ application.
CBRA reps were Dave Watson, Ray Temmerman, Fenella Temmerman, Rick Dobel and Monica Girouard.
Receive preliminary input
The CBRA has sent Landmark (and by extension Qualico) 3 different Word documents in the last week. The attending CBRA members had many questions and comments as well during the one-hour meeting.
Here are the responses to questions made to the meeting convenors.
Current Naming and Branding
They do not currently use the descriptors South Royalwood or South Fraipont. Qualico cannot legally use the name Bonavista. The new residential development has no branding name. It will have one name when one is chosen, not two names. They consider this to be one development project (including subject lands both east and west of the CPKC railway line.)
Phasing
They did not mention any potential phasing of new construction. They did not state if South Fraipont, the former City Phase 2, will be developed before the former City Phase 3, South Royalwood.
Studies
Several major studies are being planned, including engineering planning, servicing, transportation (WSP). As the reports have not been completed, many questions will not be answered until the reports are finished. (In fact, most questions were not answered at this time.)
Precinct K Secondary Plan
No amendments to the existing secondary plan will be asked for.
Urbanized Creek Bend (Dakota Crossing)
They did not mention the current or future St. Anne’s Road intersection. They did not discuss future Creek Bend Road infrastructure improvements or higher traffic counts. They did not discuss potential traffic calming measures on Creek Bend Road. They did not discuss moving or realigning any portion of rural Creek Bend Road. They feel that as most of their new development will be built east of the railway tracks, their derived future traffic flows will be mostly North/South, with access through the two existing Bonavista streets.
Sumka Lands (Vermette)
The Sumka Lands development is still many years away. They did not mention the Creek Bend community’s proposed Aimes Road entrance to the Sumka Lands.
Rural Creek Bend (South Royalwood/Estate Area)
There were no commitments made to service any greenfield (vacant) lands that they do not currently own. There was no mention of the existing Estate Residential community other that they do not think that the current zoning has changed for future R1-E properties.
Future Warde Avenue
The Warde Avenue Bridge/extension construction may or may not be required at this time. The Warde Avenue railway crossing will not be constructed at this time.
The Southside Drive road extension may or may not be constructed at this time. If so, it can be legally terminated as a “stub”.
CPKC Railway
The current CPKC Railway crossing at Creek Bend Road may or may not be moved from its present location.
South Fraipont/High Density
They do not envision high-rise multi-family home construction in this project.
They are open to purchasing other local development properties if the opportunity arose. Other developers may also purchase said properties.
Underground Infrastructure
The location of future water retention ponds and the Seine River water outfall is unknown. New sewer and water infrastructure may or may not be extended partially down the currently gravelled Creek Bend Road.
Environmental Concerns
They do not anticipate needing to deposit clay fill within the flood plain. Invasive weed species are therefore not expected to be a problem.
The historic tree stand in the Four Mile Road ROW south of Royalwood/Bonavista may or may not be saved depending on further planning. The City may or may not sell them that ROW land.
Seine River/SOS Issues
There are only two riverside properties (255 and 265 Creek Bend) contained in the subject plan. Much of the riverside Smith Farm Coulee Forest is located within the City Waterway requirement. As such, much of it will be bought by the City for $15K per acre. Most of the subject land does not directly adjoin the Seine River. Privately owned riverside lands directly south and north of the Smith Farm Qualico Lands are not included in the plan.
Sioux Road West
None of the river properties on Sioux Road West further to the south are included in the application. No mention was made of road access and safety after the closing of the current Sioux Road West/Aimes Road intersection.
Schools
They are not legally allowed to discuss the locations of any potential new schools.
Active Parks
No mention was made of the proposed South Fraipont park.
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Share our planning process
The engagement process is expected to last 4 months. SOS, the CBRA and the CPKC Railway are among their first contacts scheduled for this December. The CBRA was their actual first stakeholder meeting that they have held regarding Precinct K. The timeline may look like this.
December 2025 – Primary Stakeholders
Late January 2026 – Public/Landowners
Early March 2026 – Public/Landowners (Round 2)
Early spring/late March 2026 – City Riel CC application
Late 2026, probably early 2027 – Infrastructure construction begins
Meeting Conclusion
Appreciation for everyone’s cooperation was expressed by all parties. There was no agreement to meet again. We are invited to e-mail follow-up questions in the next few weeks.
First Thoughts
It is strange to see the farm fields of South Royalwood seemingly gerrymandered into two distinct zones, one zone to be developed and the other zone not to be developed. South Fraipont will have a much greater proportion of its properties developed at this time than South Royalwood.
It is unknown if the several current Creek Bend Estate owners would want, or would even be able to pay for, local improvements to service their historic area. The City could be left with a new Victoria Crescent, with septic fields used in the area for the foreseeable future.
Save Our Seine will be disappointed that almost all of Precinct K’s riverbanks will remain in private hands. There will be little riverside land dedication to the City
Completion of a riverside AT trail linking Royalwood/Warde Avenue to the Qualico lands will not be legally possible at this time. Qualico currently owns a narrow flag-lot driveway (15 feet wide) that it can use to access Creek Bend Road.