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 aka Kensington Island Properties, Union Bay Resorts, numbered companies, etc., – are those soil condoms?

Have heard rumours that this area was shut down by Work Safe and there are claims made by the workers. Not sure how accurate the rumours are, but it seems weird that the 2 large mounds of soil have been covered with plastic.

The ‘soil’ is black like the coal hills which shouldn’t surprise anyone since according to old maps and the Friendly Port, there was coal action on that side of the creek. Wonder how much of it is contaminated?

Took the pic below Mar. 12, 2019 after the wind tore apart the ‘condom’.

Took this one today and it looks like they have put up some type of barrier to prevent any of that ‘soil’ from entering the ditch which leads to Washer (Hart) Creek. Notice the “muster point” sign?

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, Union Bay Resorts

Union Bay Improvement District posted the Water Agreement with KIP in October 2017 and now wants to charge almost $1300. to ‘maybe’ provide a copy. This guy needs to be replaced.

This is a good example of how this admin spends most of his time covering his ass and wasting time and money. How much time did he spend on the letter advising he couldn’t provide a copy of the Water Agreement with KIP instead of just sending the pdf to the person? A copy of the Water Agreement should be readily available on the UBID website for all landowners to access. This guy is never going to learn this job and we are being taken to the cleaners financially while he empire builds.

Why is the agreement suddenly secret and McMahon would have to review and approve the release? We are being fed bullshit. Do not vote Loxam back in – what a dysfunctional mess. Who the hell does he think he’s fooling? Are we to believe it would take hours for him to locate the Water Agreement? Isn’t it on his computer? Why would it take more than mere minutes to locate and there is no shipping and handling, nor is there anything to prepare the record for disclosure and providing a copy is electronic – mere minutes. I would challenge the Admin on the claim that UBID’s legal counsel advised that nothing could be disclosed that wasn’t in the Oct. 2017 minutes. I call bullshit on this and would like to see proof. When was this instruction given? What prompted this decision from Peter Johnson, (UBID’s legal counsel) since the time the agreement was originally posted on UBID’s website in Oct. 2017, by this present incompetent Admin.

How many hours did it take the admin when he sent out the notice that the agreement was posted? Did it take him 12 hours to locate, retrieve and produce the record? Then prepare the record for disclosure? Then the shipping and handling cost and then providing a copy of the record? If this isn’t the best example of incompetence… To top it off he thinks KIP has to agree to let the landowners view the agreement. Again, it’s KIP running UBID just like pre April 2011.

From a post in Oct. 2017: https://allthingsunionbay.com/2017/10/17/kensington-island-properties-aka-34083-yukon-inc-and-union-bay-improvement-district-new-water-agreement-published/

Here’s the agreement that is now secret.

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

Looks like Kensington Island Properties aka Union Bay Estates has vanished again. This time he built a road to nowhere!

What happened to all the workers and equipment? This is the pattern of this developer, shows up to announce the development is going ahead, clears some land and then poof – gone for a few years and then turns up to create chaos in Union Bay again crying the blues about how (fill in the blank) prevented him from proceeding.

Same old, same old. The realtors love it because it inflates the values of Union Bay homes with the sales pitch about this huge development going ahead. Nothing every transpires and the cycle continues every few years.

Sarah Palin had the bridge to nowhere – Union Bay has the road to nowhere. What is the plastic for?

Quite a few homes now have an ocean view after the clearing of land by the KIP shack. Until he subdivides – nothing happens and it looks like nothing is happening – again!

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

Where’s Union Bay Estates wastewater going to be dumped now that there’s no mention of a golf course? VP stated wastewater “not into an outfall in Baynes Sound.”

This post explains a lot including a clip from the March 2016 KIP sponsored meeting. KIP was going ahead that year, one way or another. John (who designed the water filtration plant for the agreement KIP allowed to lapse) was already working on the first phase of their wastewater treatment plant. Oh, John must be finished by now – 3 years later. https://allthingsunionbay.com/2016/06/19/now-kensington-island-properties-can-build-sewage-plant-as-promised/

The full page ad in the post which includes the following:

“Kensington Coastal Point has offered to increase the size of its sewer main and lift stations running the length of the property in order to accommodate the needs of the community….thus reducing the cost to the area residents should they want to be connected.  All treated wastewater will be dispersed through an irrigation system on the golf resort property and not into an outfall in Baynes Sound.”

The gallery of pretty pictures below is what we were fed as to the type of sewage treatment the developer would employ providing ‘reclaimed water’. https://en.wikipedia.org/wiki/Reclaimed_water

I tend to think it’s going to be the Dubai model.

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

Where’s Kensington Island Properties aka Union Bay Estates Gil Hanse designed golf course? Now it’s an international Education Facility, onsite campus, sports facilities – a real side splitter!

Wonder if the CVRD is aware of the changes. I can always count on the VP of KIP providing a good belly laugh. The guy just keeps pumping them out and never runs out of funny material.

https://www.canada.ca/en/western-economic-diversification/news/2018/09/vancouver-island-receives-foreign-trade-zone-designation.html

https://www.fin.gc.ca/ftz-zf/index-eng.asp

What is a Foreign Trade Zone (FTZ)?
While there is no precise definition of what constitutes a foreign trade zone (FTZ), the term generally refers to a specific location within a country that is officially designated for eligibility for tariff and tax exemptions with respect to the purchase or importation of raw materials, components or finished goods. Such materials and goods can generally be stored, processed or assembled in the FTZ for re-export (in which case taxes and duties generally would not apply) or for entry into the domestic market (in which case taxes and duties would be deferred until the time of entry).

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

OMG Kensington Island Properties has another new name to add to the lengthy list and yet not one house built to date after all these years. Look at all the pretty pictures for a developer with ONLY 60 to 100 residential units – water connections. The development keeps getting smaller with bigger pictures and promises! Wedgie Estates

Hilarious picture they chose of the guy with the wedgie – that’s what Union Bay got – a big wedgie. KIP promised $17.4 million dollars for the water costs related to Langley Lake in 2006, and that there would be no costs to the residents of Union Bay. The incompetent current board negotiated 4 acres of land in Oct. 2018. This developer has intentionally divided the community with these empty promises. We have been screwed by KIP and the KIP flunkies on UBID who dumped the professional negotiator hired by the previous board and believed they could negotiate. Dunning-Kruger effect.

I love this one: “What is the difference between Kensington Island Properties and the Union Bay Estates project?” Answer: “Kensington Island Properties is the former title of the project. Union Bay Estates was chosen as the new title of the project in order to highlight the name and the location of our community.” Really? What about all these names?

Kensington Capital Partners 1996 – Jim Youngren.

34083 Yukon Inc.

3003297 Nova Scotia Company

Kensington Island Properties


KIP tried out Union Bay Resorts Development:

https://drive.google.com/open?id=1wEqwZJMnZ4POlGlzxr7NDvmjiiLXSUjn

Then Kensington Coastal Point and for a while it was Kensington Coastal Pointe

Then The Union Bay Community

Then KIP claimed this site – Union Bay Resorts Inc. – was someone who had used KIP’s images – but… according to the following documents Gamal Azziz who was listed on the website as in Edmonton appears to be using the same address as KIP’s lawyer – what a coincidence!

Union Bay Resorts Inc.

Now we have Union Bay Estates – no more millions of dollars offered – 4 acres of land! No more talk about barging in sand from Texada – no more talk about the coal hill remediation. Just more talk. I predict more bullshit.

This developer stood up and told the landowners in Mar. 2016 the reason he couldn’t proceed with the 2011 Water Infrastructure Agreement was because of the coal hill remediation. Absolute bullshit. The ‘prescription’ for the remediation of the coal hills was reached in 2012 – the three parties were haggling over who was going to pay.

The developer knowingly breached the 2010 MDA in April 2017 by subdividing and returning the developer’s contaminated portion of the coal hills to the Province. Ann MacDonald of the CVRD sent the following to a landowner regarding KIP’s lawyer’s correspondence: On April 28, 2017 solicitors for KIP advised the CVRD through its solicitor that KIP is of the view that it is currently in compliance with the master development agreement in all material respects.” That’s bullshit considering what transpired. See below:

Union Bay Estates

If you were impressed by the pretty picture indicating a 100 acre park. Have a look at this from the Revised MDA of Dec. 2017 showing the actual designated parks and trails totalling 15% of KIP’s land after the golf course area is removed from the equation which I believe is around 50 acres. I notice in this latest edition of bullshit the developer is claiming donating 16 % = 51.3 hectares. Don’t believe anything without checking the actual MDA which is the legal document and not the useless word vomit that we are treated to when this developer shows up every now and then. Seems to be claiming the contaminated coal hills as part of the developments ‘park’ area. Typical – dumps it back on the province (which is us paying for it now) then uses it to promote this development as having a 100 acre park.

I received the following in an email from Ann MacDonald in March 2018:

As for the parks piece, I can give you full details on that, but in fact both MDAs required a park dedication of 15%, and what we achieved in this set of revisions was a specific plan of where exactly those parks and trails would be created, and transferred to the CVRD at time of the first subdivision. I have attached a copy of a link to the December staff report that includes a map of those trails. The golf course was always exempt from the parks calculation, for your information. 
 
Please call with any further questions, and thanks for your follow up note.
 
Regards, Ann
 
Ann MacDonald
General manager of planning and development services
Comox Valley Regional District
250-334-6077