MAP KEY:
Pink lines indicate Qualico lands
Blue lines indicate Site 33, the Creek Bend Estate Residential area
Orange lines indicate new Qualico estate lots outside of Site 33
City topographical lines – see City key
Precinct K’s Creek Bend Estate Residential Area is officially referred to by city planners as Site 33. SE Winnipeg’s “Site 33” is currently a historic residential enclave in un-serviced rural Royalwood/Precinct K South/St. Vital.
The City reports that there are currently 2,950 single-family residential river properties within City boundaries. Precinct K’s Creek Bend Estate Residential Area currently includes 8 complete properties and 3 partial properties. Only one of the subject properties is not on the Seine River. One of the partial properties is actually located on Sioux Road West, not on Creek Bend Road itself. The City conservatively estimates that there will be a minimum of an additional 40 newly built homes in this area when development occurs. Most of those new lots will not have Seine River frontage.
In its latest public meetings Qualico surprised many by voluntarily adding some of its Smith Farm landholding lying outside the Site 33 boundaries to the R1-E Estate zone. A block of land approximately 160 feet in depth has been added directly to the [east] of the treed Smith Farm coulee.
With their forested backyards these will be highly desirable lots. Plans show that Qualico has surprisingly few lots available near the Seine River. Adding this extra block gives custom home builders more executive lots to offer to their clients.
Custom home builders operating in the latest phases in Qualico’s Sage Creek subdivision have recently been forced to build on 50-foot lots only 116 feet deep. Three car garages and swimming pools may not be a good match for lot sizes common in the 1950s.
How has the federal governments recently mandated changes to density regulations affected the Creek Bend community? Local environmentalists successfully pushed back against increased riverside density. The City has stated that three or four unit dwellings cannot be located on any R1 Single Family zoned lot next to the Red, Assiniboine, Seine, or La Salle rivers; or Omand’s, Bunn’s, Sturgeon, and Truro creeks.
Large lot rural properties in the Creek Bend Estate area may be expected to eventually subdivide to include both river adjacent properties and land-locked properties located across from them on newly built city streets. In this scenario, three unit or four unit dwellings could still be built within the Creek Bend Estate area (but not along the actual riverbank itself).
Duplexes will be universally allowed within the estate area as secondary “granny suites” are already legally allowed in Winnipeg.