Posted in Dictatorship, Hillbilly, Imitation board, Kensington Coastal Pointe, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., The Union Bay Community, UBID, Union Bay Estates

UBID can’t/won’t provide answers but they can do public relations for KIP aka Union Bay Estates?

Some background: https://allthingsunionbay.com/2018/02/27/kensington-island-properties-aka-34083-yukon-inc-and-the-union-bay-coal-hill-saga-when-will-mcmahon-show-up-with-another-poor-me-line/

https://allthingsunionbay.com/2017/11/13/an-update-on-kensington-island-properties-and-the-coal-hill-transfer-vp-claims-the-province-said-now-we-have-to-move-now/

It’s bad enough that we have to endure the endless bullshit by this developer, now UBID has stepped in to do public relations on KIP’s behalf. Maybe McMahon just submitted it to UBID and they posted it on his behalf – nothing would surprise me where these characters are involved!

My guess is they’re doing damage control over the contaminated soil being excavated and spinning it that the developer is committed to providing a clean and healthy environment. Ya, KIP is doing a great job with covering the contaminated soil with those plastic condoms.

Can’t build even one house without a sewage system. Can’t build his cafe/deli or subdivide without “a release letter from the Director under the Environmental Management Act”. KIP has cleared land before at Argyle claiming that would be phase 1. I’ll believe it when he is allowed to subdivide – that’s the point when the MDA comes into effect – until then, it’s just more bullshit.

If it was a ‘cesspool of contaminants’ in 2009 with no remediation and ‘pollutants going out hundreds of feet’ – how do you spin that to something positive when this developer stated ‘they budgeted for it’ (the remediation) and then dumped their 27 acres of contamination back on the province (us)?

What prompted this? Why does the Admin have time to do pr for KIP and yet can’t/won’t answer any questions related to the unlawful acts 4 of the trustees and admin took part in? The media have given the board/chair many opportunities to provide answers and have simply refused.

Posted in coal hill, Kensington Coastal Pointe, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., The Union Bay Community, Union Bay Estates, Union Bay Resorts

Union Bay Estates – contamination not confined to the coal hills. Plus, “Cesspool of contaminants” now included in 100 acre park.

Remediation – a word we have lived with for a very long time. So 10 years ago the VP of KIP stated the coal hill was a “cesspool of contaminants that continued to leech into Baynes Sound.” There has been zero remediation but suddenly KIP has included the “cesspool of contaminants” in the Union Bay Estates as part of a 100 acre park.

With this in mind I don’t have much confidence in the remediation of the contaminated soil in the article below.

Great job covering with the plastic – I can see it must be very effective. 🙂

https://www.mycomoxvalleynow.com/52320/contaminated-union-bay-soil-to-be-disposed-of-on-site/

Contaminated Union Bay soil to be disposed of “on site”


James Wood

James Wood, staff Friday, Mar. 29th, 2019

 The Union Bay Estates work site along Highway 19a just north of the Washer Creek crossing is pictured on March 18th, 2019. Photo by James Wood/98.9 The Goat/Vista Radio 

UNION BAY, B.C- Contaminated soil being dug at a large Union Bay development won’t be leaving the area.

The development, which officially launched in March of last year, will be bringing huge changes to Union Bay, a small community in the Comox Valley’s south end.

The project, run by a company formerly known as Kensington Island Properties (KIP), is planned to bring in a total of 2,949 homes in the lightly-populated area, under the name of Union Bay Estates.

The project will take up 346 acres in total, around the core of the current Union Bay community, with multiple phases.

Work on the site has picked up in recent months, with land getting cleared along the Old Island Highway and near the Union Bay coal hills.

The MyComoxValleyNow.com newsroom sought comment from the provincial Ministry of Environment on the matter. According to the ministry, contaminated railbed soil was temporarily stockpiled at the site as part of the pre-development land clearing, including the work to establish an access road.

LINK: https://www.mycomoxvalleynow.com/51920/union-bay-estates-developer-says-work-is-going-as-planned/

The newsroom sought more comment from the ministry about the material, and how it will be disposed of.

According to the ministry, the environmental consultant being used by Union Bay Estates at the project is preparing a plan that includes onsite containment of the excavated soils. That plan will be reviewed by the ministry as part of a remedial plan approval process.

The soils were first excavated at the end of January 2019, and placed on the same railbed. They were placed at least 50 metres from a riparian setback from Washer Creek, and are not expected to pose an environmental concern to the creek or surrounding community.

The ministry indicated that residents don’t need to be concerned about the material being dug up blowing into the community.

“The stockpiles were covered with plastic sheeting to protect against rain and wind erosion following excavation in January, with additional erosion and sediment controls installed around them,” read the ministry response.

“Heavy snowfall at the beginning of February prevented access to the site until just recently. When it became evident to the environmental consultant that the stockpile coverings required repair, additional plastic sheeting was installed and further erosion controls were implemented. This work was done the week of March 18.”

As for whether or not the ministry would be recommending any further clean up at the site, beyond the current steps being taken by the developer and their contractor, it was indicated that that would be assessed during the remedial planning and review phases.

“The site will be remediated in accordance with a remediation plan prepared by the environmental consultant and reviewed by the Ministry,” read the response.

Asked why digging and stockpiling would be allowed prior to a remediation plan being in place, the ministry had the following statement.

“At this time they are operating under a permit issued by the Ministry of Transportation and Infrastructure to construct an access road, which includes tree removal/land clearing,” read the statement.

“They are authorized to clear lands outside designated development permit areas and they must maintain buffers around watercourses and the ocean as well as around nesting habitat for eagles and heron.”

The soil will be managed on site.

“Managed on site” can mean a number of different things depending upon the nature of contamination and a site’s specific circumstances (e.g., proposed land use, size, geology, etc.),” read the ministry response.

“The qualified professionals developing the remediation plan will determine if onsite management is a feasible remediation option and, if so, will specify the actions to be carried out to ensure that human health and the environment are appropriately protected; these actions could include containment and/or treatment of contaminated material or even less intervention if supported by a risk assessment.”

There are no plans to move the soil from the site to another location, according to the ministry. They will be monitoring the project as it continues.

Posted in Kensington Coastal Pointe, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., The Union Bay Community, Union Bay Estates, Union Bay Resorts

Kensington Island Properties big plans for marina – poof! Providing Union Bay with a never ending supply of bs since 2005 and the suckers still believe it.

75 berth marina in 2009.

300 slip marina up until 2017.

200 Slip marina in 2019

0 slip marina in March 2019

We have this dated Mar. 26, 2019.

Posted in coal hill, Kensington Coastal Pointe, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., The Union Bay Community, Union Bay Estates, Union Bay Resorts

More pictures and empty promises from the “Union Bay Trump” aka Kensington Island Properties. Get me a latte! KIP is always good for a chuckle.

The first homes should be getting built in May or June of 2019, according to McMahon. https://www.mycomoxvalleynow.com/32619/massive-union-bay-development-marks-official-launch/

The latest ‘plans’ available on the CVRD website.

https://www.comoxvalleyrd.ca/projects-initiatives/past-current-projects/union-bay-estates

A cafe/deli – how exciting! I’m sure this will give a major boost to Union Bay making it a “destination“. Just think of all the jobs this will create.

Posted in Kensington Coastal Pointe, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., The Union Bay Community, Union Bay Estates, Union Bay Resorts

McMahon, Kensington Island Properties, Kensington Coastal Pointe, Union Bay Resort, Union Bay Community, 34083 Yukon Inc., singing the same tune since 2006. Only approved for 50 – 100 residential units.

The first homes should be getting built in May or June of 2019, according to McMahon.

https://allthingsunionbay.com/2018/03/01/kensington-island-properties-aka-34083-yukon-inc-announcing-new-development-again/

So there is contaminated soil and that’s why it’s covered with soil condoms. So where does it go now and was the whole railbed raised using contaminated soil?

The MyComoxValleyNow.com newsroom sought comment from the provincial Ministry of Environment on the matter. According to the ministry, contaminated railbed soil was temporarily stockpiled as part of the pre-development land clearing, including the work to establish an access road.

This is an amusing quote considering there has been a ‘prescription’ in place since 2012 to apply an engineered cover and the three parties have been haggling over who was going to pay what portion. Since 2012, so unless they’ve agreed on the money, don’t expect anything from a ‘review’.

West Fraser is developing a detailed designed for a planned engineered cover of the coal pile, with the plan anticipated to be sent to the ministry for review in 2019’s second quarter.

You don’t have to take my word for it. The West Fraser rep and Duncan Williams agreed to answer questions after the presentation to the CVRD. Go to the 27:12 point you will hear directly from the representative from West Fraser who has been involved in the coal hill remediation since at least 2012.

What a kidder McMahon is. Still trying to convince people of alternative facts. “According to Brian McMahon, who’s been working on the project for the last 19 years, the name change was meant to show the development as part of the community.” Didn’t these names he used contain “Union Bay”: Union Bay Resorts, The Union Bay Community?

Another gem: “At the time of the launch, McMahon believed the coal hills would eventually become a provincial park.” Then why does he have it as part of a 100 acre park within KIP’s development? He dumped 27 contaminated acres back on the province and now wants to claim the whole coal hill area as part of his development.

https://www.mycomoxvalleynow.com/51920/union-bay-estates-developer-says-work-is-going-as-planned/

UNION BAY ESTATES DEVELOPER SAYS WORK IS GOING AS PLANNED

Ashley Roberts, staff Friday, Mar. 22nd, 2019

 The Union Bay Estates work site along Highway 19a just north of the Washer Creek crossing is pictured on March 18th, 2019. Photo by James Wood/98.9 The Goat/Vista Radio 

UNION BAY, B.C- Union Bay Estates is still on track.

The development, which officially launched in March of last year, will be bringing huge changes to Union Bay, a small community in the Comox Valley’s south end.

The project, run by a company formerly known as Kensington Island Properties (KIP), is planned to bring in a total of 2,949 homes in the lightly-populated area, under the name of Union Bay Estates.

According to Brian McMahon, who’s been working on the project for the last 19 years, the name change was meant to show the development as part of the community.

“Everyone has known us as KIP, or Kensington, or whatever,” said McMahon, at the time of the launch.

“We’re Union Bay. That’s who we are. We’re part of Union Bay, and we want to be fulfilling that name, that our development is Union Bay.”

The project will take up 346 acres in total, around the core of the current Union Bay community, with multiple phases.

An overall population increase of around 7,500 to 9000 people is expected once the project is complete, along with an influx of new businesses.

Work on the site has picked up in recent months, with land getting cleared along the Old Island Highway and near the Union Bay coal hills.

Reached on Monday, McMahon said everything is still on track, with applications in to the Comox Valley Regional District (CVRD) for subdivision and a development permit to build an office for the company near the boat launch, across from their temporary trailer.

McMahon said those applications would be going in front of CVRD council in the next few months, with no delays in building at the site.

“As fast as we can get applications into the regional district, subdivision applications, we’re going to start building,” said McMahon.

The work at the site is clearing, putting in roads, and getting infrastructure in the ground, according to McMahon.

Large piles of soil have also been put together at the site, visible from the highway and covered with plastic.

“Our environmental consultants, they’re looking after everything for us, they’re environmental consultants that we’ve had for many, many years,” said McMahon.

“They know their role, and they look after it for the Ministry of Environment.”

The soil has attracted attention from concerned local residents, due to the area around the coal hills being contaminated from the old coal shipping operation.

The MyComoxValleyNow.com newsroom sought comment from the provincial Ministry of Environment on the matter. According to the ministry, contaminated railbed soil was temporarily stockpiled as part of the pre-development land clearing, including the work to establish an access road.

A request to start the work was submitted to the provincial Ministry of Transportation and Infrastructure on September 24, 2018.

The stockpiles were located away from riparian areas, and covered to control erosion.

“Stockpiles subsequently became snow-covered and, following recent snowmelt, it was observed that the stockpile covers required repair/replacement,” read the statement from the ministry.

“SLR and their client, Union Bay Estates, are onsite addressing these circumstances to ensure appropriate environmental protection and longer term management in accordance with the Environmental Management Act and the Contaminated Sites Regulation.”

According to the ministry, SLR is the environmental monitor and “qualified professional” on the project, and will be submitting a report to the ministry for review and potential follow up.

The newsroom also sought comment from WorkSafeBC, after rumours of a stop-work order being put in place at the site.

According to the agency, there was no order in place at the work site, with none ever being issued.

“There are no outstanding orders for this workplace, the employers, or owners at this time,” read the statement from WorkSafeBC.

The environmental ministry also provided more information on the remediation work at the main coal hills site, southeast of Washer Creek.

LINK: https://www.mycomoxvalleynow.com/32575/union-bay-coal-hills-covered/

According to their statement, West Fraser has had preliminary discussions with the CVRD about development permit requirements.

West Fraser is developing a detailed designed for a planned engineered cover of the coal pile, with the plan anticipated to be sent to the ministry for review in 2019’s second quarter.

SLR has told the ministry that no work is being carried out on the coal pile portion of the Union Bay site.

At the time of the launch, McMahon believed the coal hills would eventually become a provincial park.