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

Ready for another chuckle? Kensington Island Properties has another new website with more bullshit about “Union Bay Estates” Big plans for approval of only 60 to 100 residential connections!!!

This post is a continuation of the long saga of KIP’s many re-incarnations and websites and oh so many promises:

Geezuz. I can hardly wait to see all this construction when KIP only has maximum 100 residential connections approved according to the WIA from Oct. 2017 (which is secret but you can view it here: ) It’s going to be a miracle! Well, they do say KIP is the saviour of Union Bay don’t you know? 😉

Correct me if I’m wrong – the saviour can’t build any residences without a sewage system. Where is it? We are drowning in promises and pretty pictures year after year. Where’s the ‘cash cow’ the twits were talking about?

New name too. Kensington Union Bay Properties Ltd. Add that to the looonnggg list.

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

Ha Ha Kensington Island Properties/Union Bay Estates: “After 20 years, hope is the only thing you got left.”

The KIP groundhog raised its’ head again with the usual – going ahead, blah blah. We’ve heard it all before – get some new material! “We are spending a ton of money making sure we’re doing everything the right way.”

It’s just more of the same bullshit spewed since this developer showed up in Union Bay. Lots of promises and zero follow through. Check out this post for some more background.

Screenshot from March 2016, KIP’s Union Bay Community website chock full of bullshit.

After 20 years of planning, the project is now ready to proceed.

Jim Youngren, president of KIP

Posted in Conflict of Interest, Government, Hillbilly, Imitation board, Kensington Coastal Pointe, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., The Union Bay Community, Union Bay Estates

Kensington Island Properties/Union Bay Estates Liberal buddies at the Ministry manipulate bylaws – protecting a developer instead of landowners.

NOTE: The legal opinion regarding Bylaw 264 was received July 12, 2017 from UBID’s lawyer and yet Trustee Kaljur stated she only received it Oct 12, 2017 – the day of the meeting. Another example of this Admin withholding documents from certain Trustees. It’s pretty obvious Kaljur was kept out of the loop since Bitten had his motion ready to kill Bylaw 264. KIP got his flunkies to keep that opinion secret so the new Water Agreement with KIP used the old Bylaw 176. KIP has been running the community since these tools were elected. Fire this Admin!!!

This is what an individual received from a Freedom of Information request regarding Union Bay Improvement District Bylaw 264. NOTE: it took two years to get this information. The first response was insufficient and the individual persisted and received this: It’s a dog’s breakfast so you are going to have to use those brain cells to understand what has transpired. This bylaw was worked on over a 2 year period by the professional Administrator we had (what a loss) because the previous bylaw was so old and out of date – bylaw 176 from 2004 consolidated to bylaw 227 in 2010.

The FOI has many duplicates and the emails are not always in order of date. It’s over 200 pages but it contains the bylaw and forms and regulations with emails every once in a while.

The Bylaw was approved by the board Chaired by Carol Molstad in March 2016. The Ministry wanted some changes and the Board approved it at the June 15, 2016 meeting. The Ministry failed to “register” it with the Inspector and kept stalling.

The following 2 pages have been extracted to show the Ministry wanted to know what concerns KIP had with a subdivision bylaw. WTF? Another example of the dirty backroom deals in favour of this sleazy developer by the Liberal Government – and those people are still there. Faganello, Mueller, etc. with their fingers on the scales in favour of KIP. Look at the bullet points for answers to be given when questions are asked.

“Jim” would be James Mattison, the facilitator appointed by Liberal Minister Fassbender before he was turfed. Why did the Ministry get involved when they claim they never interfere in local government? He was appointed because KIP threw a hissy fit when the honest board wouldn’t extend an expired agreement.

Then we have this page that mentions good ole Liberal Don McRae, a KIP buddy who refused to verify he attended the Nov. 2015 meeting with KIP, Jacques, Godfrey and Fassbender crying the blues. Look at the wording “Its mentioned there’s a building bylaw passed by UBID in late March 2016 and that its supposedly designed to severely limit potential development.” More sleaze from those who cater to this developer.

This is from the pro Kip candidates election flyer. Who do you think instructed them to claim there were problems with Bylaw 264? So in Mar. 2016 when the Ministry staff has been advised KIP has concerns over the bylaw – Loxam and Jacques speculate that “It is doubtful that his bylaw will be approved by the minister office, at least in it’s present form.” These two brainiacs didn’t come up with this on their own. They were just KIP flunkies.

Pages 3 and 4 from the June 15, 2016 board meeting

So this is the board who claimed they were concerned over some of the bylaws and policies that were years old but instead of approving Bylaw 264 which had been worked on for 2 years, they used a bylaw that was from 2010 because KIP didn’t like the new bylaw. Pro KIP trustee Bitten put forth a motion to kill bylaw 264 to please a developer. We managed to remove 2 pro KIP trustees – two down – two to go. 🙂

Bylaw 264 discussed at the June 15, 2017 meeting. They agree to get a legal opinion on the bylaw.

Then at the Oct. 12, 2017 meeting Bylaw 264 is killed by the pro KIP trustees after receiving the legal opinion. Bitten claims the 12 points raised by UBID’s lawyer “…would be expensive since we already have bylaw 176 in place.”

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

KIP almost giveth and then he taketh – no surprise for those of us paying attention

EDIT July 10, 2019 @ 1:42 pm. This is the latest email regarding irrigation – now it appears as though

is claiming an underground cistern will be used to SUPPLEMENT irrigation for landscaping. What a joke. Who’s going to ensure that happens? This is the same bs that KIP spews and in the end there is nothing that resembles what was originally promised. After promising $17.4 million for upgrading water and Langley Lake dam the only thing Union Bay has received is 4 acres at the same unsatisfactory elevation as the current waterworks and then reneged on the 4 acres for the Fire Hall by reducing it to 2.2 acres thanks to the incompetent gong show board of Oct. 2017.

After the APC meeting, the proposal was revised to include an underground cistern to capture rainwater to be used to supplement irrigation for landscaping. The staff report for the development permit will be posted once the EASC agenda is released (probably Friday).



Brianne Labute, MCIP, RPP


Planning and Development Services Branch

Comox Valley Regional District

600 Comox Road, Courtenay, BC V9N 3P6

Tel: 250-334-6091

Toll Free: 1-800-331-6007 Fax: 250-334-8156

This is a follow up to this post about KIP’s development permit application for 2 buildings which went to the APC and was approved even though KIP’s rep submitted an addendum the same day as the meeting – June 11, 2019.

The landscaping for the buildings originally was to be irrigated by utilizing underground cisterns to catch water for irrigation. The addendum took this out and was replaced with the irrigation being potable water. So much for the guidelines relating to irrigation and water conservation. KIP is big on promises and short on delivery.
It is anticipated that the staff report and draft development permit will be heard by the Electoral Area Services Committee at its July 15, 2019 meeting. The agenda will be posted in advance of the meeting and can be found here.

Don’t forget the Chair of the APC is none other than the guy who trumpets that KIP is a ‘cash cow’. Someone needs to clue him in on what the phrase actually means.

This email was received by an individual questioning the CVRD regarding KIP’s irrigation plans:

Please note, there was an addendum to the APC memo that discusses some changes to rainwater management:


To be issued the development permit, the proponent needs to demonstrate how the proposal meets the guidelines. See below for guidelines relating to irrigation and water conservation. 


(11) To reduce water consumption for landscaping, all landscaping should be xeriscape, which reduces or eliminates the need for supplemental irrigation. Native, west coast plants that are appropriate to the local climate should be used and care should be taken to avoid losing water to evaporation and run-off. 


(12) In order to minimize water use the water systems used in the development area will, where appropriate, utilize recognized water conservation techniques, including low water use and flush appliances, cisterns for storm drain collection, water meters and other similar techniques, to the satisfaction of the regional district.


The owner will need to work with Union Bay Improvement District, as the water purveyor, regarding water supply as well as distribution.




Brianne Labute, MCIP, RPP


Planning and Development Services Branch

Comox Valley Regional District

600 Comox Road, Courtenay, BC V9N 3P6

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

Union Bay – A community of easy marks ripe for a developer to screw

I was a supporter of Kensington Island Properties in 2006, and have to admit that I feel pretty stupid for believing a couple of real whoppers by this developer. So was the developer dumb too or was it all bullshit?

How could I possibly believe a developer could build condos and waterfront homes on the coal hill when KIP called the development Kensington Coastal Pointe? I never gave it a second thought – that’s pretty dumb.

Another doozy is believing the developer claiming it would pay the costs to raise the dam increasing the size of Langley Lake. We don’t even own the land around Langley Lake. Again, ignorance is bliss.

By the summer of 2006, I started asking questions when the Union Bay Residents Assoc. turned out to be a PR group and mouthpiece for KIP. People need to start asking questions instead of blindly believing what they hear.

Check out the Q & A below from 2005. Coal hills will be 80% park. Going to raise the dam 3.2 metres. I know I’m not the only one who was ignorant since no one else questioned these wild claims by KIP at the time. How many are still ignorant?

The third was being so stupid as to believe CAO of the Regional District, Bob Long, who stood before the community on 2 evenings in March 2006 when landowners were able to speak to the development. Bob Long assured landowners that Langley Lake would not even be considered as the water source for KIP – wasn’t even on the table. And yet…

This developer has successfully sucked in the landowners with promises that never become reality and has managed to get the UBID board to bring in the Fire Hall land into the Oct. 12, 2017 Water Agreement so he could reduce the amount of land and then have the board tout the great agreement and how much money the land was worth! KIP promised $17.4 million and UBID negotiated 6.2 acres when 8 were promised in writing and transfer of land immediately.

The board didn’t even negotiate an interest free loan like the expired 2011 WIA. What about their petition where landowners clearly don’t want to pay for the water treatment plant if there is an alternative – developer or other option – become service area of the CVRD and save millions?

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

Big News!! KIP received release letter from the Ministry of Environment – goes to APC June 11 to review application. Remember the claim of “cash cow”?

Looks like KIP is going to be able to construct two buildings in the area of the KIP shack. Still no information on the north side of the creek with the soil condoms over the contaminated soil KIP disturbed this year.

That’s what’s needed isn’t it – a cafe`/deli? There is no where in Union Bay to have a coffee or something to eat. Right?

Who is going to read it to him?

NOTE: I didn’t include all the pages in the gallery – lots of drawings and specs in the link: