Posted in Conflict of Interest, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., UBID

Kensington Island Properties aka 34083 Yukon Inc. Offers 4 Acres Knowing It’s Too Small

Email from then Trustee Alan Webb to Brian McMahon VP Kensington Island Properties aka 34083 Yukon Inc.  July 17, 2012, asking if 8 to 10 acres is required as suggested by McMahon.

McMahon’s own words July 31, 2012:

This could possibly be accommodated in the UBID recommended 5 ac site however it will be very tight at best and would probably be too small.

So why does the current UBID board believe the 4 acres being offered by KIP is sufficient?  Like I said, it’s another screwy deal which will bite us in the ass when we have a permanent treatment facility on land too small.  Then we are stuck trying to purchase or lease more land from KIP.

We have people making life changing decisions without the knowledge required.  They have not done their homework and researched what has been done by previous boards.

This gem from the developer which is important to know now!

…do you want to chance the site not being large enough for the future…

What about pressure?  The pdf is from KIP’s own consultants – Focus.  See page 20 in the pdf below which states:

The UBID currently has a single pressure zone which is set by the McLeod Road reservoir hydraulic grade line (HGL) of 75 m. This HGL results in high pressure (greater than 100 psi) for the homes at lower elevations along the water and low pressures (less than 40 psi) for the homes near or above the elevation of the McLeod Road reservoir. A significant portion of the proposed Kensington Coastal Point development is close to or above the elevation of the McLeod Road reservoir. Thus the portions of the proposed development above elevation 43 m can not be serviced by the UBID’s existing pressure zone.

Read page 21 pressure for fire fighting.

From page 34 – Location should have a minimum HGL of 130 m!

The UBID is currently in the process of acquiring land for a future reservoir and currently there are two identified locations; adjacent to the Inland Island Highway and the McLeod Road overpass (assumed ground elevation of 130± m) and the BC Hydro Right of way and McLeod road (assumed ground elevation of 100± m).

With the proposed reservoir, the UBID will have the opportunity to develop a new pressure zone to service the lands at or above the existing McLeod Road reservoir elevation. Assuming that the future service area will extend to the Inland Highway as far as the existing Union Bay Rural Settlement Boundary up to a maximum elevation of 94 m, the proposed reservoir should have a minimum HGL of 130 m.

Posted in Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., UBID

Union Bay Improvement District Meeting July 27, 2017

When you view these video segments – take note of which trustees speak without the authority of the chair throughout the meeting.  Trustees Elliott and Kaljur get the nod from the chair before they speak.  Trustee Bitten is the worst offender constantly throwing in his 2 cents.

Part One of Four:

The new bylaw changing the video and audio recording doesn’t seem to have changed much.  Doesn’t state that the public can’t video.

And low and behold – guess where they are going to post their videos?  Youtube! Just like I do.  They had to have their webmaster explain that to them.  The video won’t be on UBID’s website – it will be embedded or a link provided.  If it’s on Youtube – it’s fair game!  Check out the terms regarding copyright and fair use.

The Admin states the video will be available a day or two after the meeting.  Since the meetings are Thurs. nights I doubt the video will be available before Tues. the following week.  These guys still haven’t got a clue what they’re doing.

Also, if there is a concern over privacy, why does the Administrator state anyone asking a question must state their name and address AND be a landowner?  It’s a public meeting – anyone can ask a question and they don’t have to be a landowner.

Part Two of Four:

Part Three of Four:

Hmm.  Vote on something that hasn’t been agreed to by KIP.  We have gone from a board who hired a water expert Hew McConnell and a negotiator S. Kelliher to deal with KIP to a green Admin negotiating on our behalf.  Wonderful.

Why is Bitten interrupting when the Admin is answering a question?  Why does the Chair lose control again?

Leased land.  That means KIP is the landlord and calls the shots.  Nothing will be able to be done without his permission.  Jacques states they have to negotiate a lease agreement.  Every time KIP is involved – it’s something screwy.  Jacques states KIP can’t sell a lot without a water service agreement.  Does Jacques know there has to be a sewage treatment system before KIP can build.  Anyone want to bet this is a big nothing burger?

Part Four of Four:

What the hell is Bitten talking about?  Union Bay can’t refuse water?  Says he learned this and this is the second time he stated this misinformation.  Why is he even talking?  All he added was misinformation – Elliott explained the situation far better than this guy – likes to hear his own voice.

During question period he has to be told by a landowner that her question was directed to the Admin when he butted in “wanting to clarify”.  Acts like knowledge is bestowed upon election.  Funny.

This excerpt is from the Improvement District Manual I’m sure three of the five current trustees have never read Section B, page 42, or even browsed through it.   I highlighted the red below:


service requests – general

Section 752 of the Local Government Act states there is no obligation for an improvement district to convey, supply, or furnish any service to any person, land, or premises. It also states that a person to whom any improvement district refuses to convey, supply, or furnish any service may appeal the decision to

the Inspector of Municipalities who may then make any order in the matter considered just and reasonable.

The decision to accept an application for a service is usually based on the capacity that is available and economically feasible. When the board is reviewing an application for a service by a landowner, be it inside or outside existing boundaries, they usually allocate the cost to the applicant, not the existing users.

An informed landowner advises Bitten that Canada is one of two nations where you don’t have a right to clean water.  It just bounced off of Bitten – he’ll just continue to repeat the misinformation.

Why is question period now comment period?  Why is a spouse of a trustee taking shots at another trustee?

Thankfully we have trustee Elliott who has knowledge and experience and understands the situation.  If McMahon stays true to his actions – nothing will happen and the new facility will be built on the land already owned by UBID.  Jacques talks about getting an extension from Island Health.

Think you’ll get the videos as fast as this?

A prediction:  The Admin will be asking for a new computer to handle the videos; will want video converting software and also video editing software and will then want to be trained.


Posted in Conflict of Interest, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., UBID

Remember When Union Bay Had An Informed Efficient Board and Experienced Administrator?

It’s been almost a year since three Union Bay Improvement District Trustees resigned with the best Administrator leaving not long after.  We are in a mess.  Nothing has happened in a year because of the pro KIP trustees.  No input, no committees, no idea what they are doing – just being directed by the developer.

Big difference compared to the following document from March 2016.  Note the last bullet point – are we any closer?

Posted in Conflict of Interest, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., UBID

Important Union Bay Improvement District Meeting July 27, 2017

Received this from a concerned landowner.

This is about the future of the community.  Decisions need to be made in the best interest of the community – long after we are dead and gone.  Elected officials are short sighted if their concern is only for their lifetime here which is a blip compared to the lifetime of the community.

What are we dooming the future landowners to?  Will they look back and scratch their heads trying to figure out why a community would build a permanent water treatment facility at the same elevation as the original which lacked adequate pressure?

Will future landowners have to construct a new water treatment facility because these trustees wanted to strike a “deal” at any cost with this developer?



Posted in Conflict of Interest, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., UBID

Union Bay Improvement District Agenda for July 27, 2017 Meeting

Looks like a deal has been struck with Kensington Island Properties aka 34083 Yukon Inc. and UBID.  Is this an indication that we are going to be stuck with a permanent water treatment facility on land owned by KIP which hasn’t had any studies to indicate it would improve the pressure problems?

Stuck with a future of trying to increase pressure with pumps rather than build on land already owned by UBID good for the next 200 years using nature which would provide more pressure than required.

I predict another screwy agreement favouring KIP because this developer wants to control our water – read that accurately – to control our water – I’m not saying own the water.  It will be much more appealing to flip this property if the waterworks are on leased land owned by the developer.  It’s a selling feature because this developer is not going to do anything.

KIP can’t build a house without a sewage system.  McMahon stated this previously – you can’t have one without the other.  In other words – there will be zero homes built.  Read McMahon’s own words.  I added the highlighting.

So, do you think KIP is going to build a sewage treatment facility?  Where will the sewage go?  Can’t go out to Baynes Sound.  Can’t go to water an imaginary golf course as that still means a very expensive system to build for how many homes?  We now know there is a limited number of connections and KFN is also wanting water so KIP can’t have them all.

So how much money do you think KIP is going to put out for a sewage system on top of the Capital Expenditure Charges of $8,900 per lot/water connection? Why anyone continues to believe this developer is going to do anything just leaves me shaking my head.

NOTE:  New revised agenda posted: