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

Update on Kensington Island Properties aka Union Bay Estates “deficient” Sewage Application

This is a follow up to these posts: https://allthingsunionbay.com/?s=kip+sewage+application

...the application was found to be deficient.”

Who’s surprised this developer’s application would be deficient? Been hiding from the landowners for years now. So the application has been sent back with the applicant expected to submit a complete final application. Appears the developer hasn’t advised when the final application package will be submitted. How is the developer going to build homes without sewage?

1875 cubic metres of treated sewage dumped into Hart/Washer Creek daily except for summer months. Notice KIP’s pipe collecting data in the deepest part where the creek narrows under the trestle.

Video from July 31, 2021. The area under the trestle is like a bowl with rocks higher before and after the trestle. Is the data from KIP’s pipe skewed to indicate higher levels of flow due to the location?

KIP started the application around March 2018 and the review process in Nov. 2019. Here’s a huge FOI with all the info: https://drive.google.com/file/d/1-Mr7745Th_nxH62pD-KiCEjwhbdeG1ln/view?usp=sharing

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

Kensington Island Properties aka Union Bay Estates Never Wanted Bylaw 264 – KIP’s Flunkies Claimed the MMCD Standards “…could prove financially onerous to developers…” Check out the “strata” subdivision.

Previous posts about Bylaw 264 and the dirty tricks pulled to ensure it never would never be implemented. The Ministry worried about what KIP objected to; the withholding of the legal opinion for months by the UBID admin and trustees and only advising Trustee Kaljur the day they voted to kill the bylaw in Oct. https://allthingsunionbay.com/?s=Bylaw+264

Strata timeshare – excerpt from FOI MOE-2020-00764

This email is a continuation of this post: https://allthingsunionbay.com/2021/07/14/more-proof-of-bullshit-spewed-by-kensington-island-properties-aka-union-bay-estates/

So does the infrastructure being installed that is not subject to CVRD approval meet the MMCD Standards? What’s the difference between the requirements/approval from CVRD to provincial?

This is a strata subdivision and most infrastructure will be privately owned and not subject to CVRD approval (rather, the provincial subdivision approving officer will just need to be satisfied that water and sewer are provided)

Then the individual sent this email:

This is the body of the email below with the size of the font increased so you can read it:

The CVRD continues to work closely with Union Bay Estates and their advisors to ensure that the infrastructure installed meets the requirements of the master development agreement. Regarding the water system the following has been provided/reviewed/ and/or is under design:

CDA 2 – approx. 40 lot subdivision north of Hart Creek.

·         This is a strata subdivision and most infrastructure will be privately owned and not subject to CVRD approval (rather, the provincial subdivision approving officer will just need to be satisfied that water and sewer are provided)

·         As a courtesy only, CVRD has reviewed the proposed strata water system and provided comments to Union Bay Estates’ engineering team relative to the requirements of the master development agreement

·         The CDA 2 strata water system has been installed – prior to issuing any building permits within that strata we will need to see confirmation from the Ministry of Health that the water system meets the Ministry’s requirements

·         The only public portion of the CDA 2 water system is that portion which will connect the strata system to the CVRD’s Union Bay water system. This is essentially two highway crossings along with valves and meters. Drawings for this portion of the system are being finalized by UBE and will be submitted to CVRD for review and approval. Installation of this portion of the system will occur only after CVRD approval.

·         All fire hydrants within CDA 2 will utilize potable water (this is a provincial requirement)

·         There is no reclaimed (purple pipe) water system within CDA 2

·         The MDA does not require a reclaimed water system

CDA 3 – discovery centre

·         The subdivision of CDA 3 for the discovery centre (which is proposed to include a sales centre) is also a strata subdivision and infrastructure will be privately owned and therefore not subject to CVRD approval

·         No infrastructure has been installed in this area

·         The CVRD understands that UBE plans to utilize reclaimed water within a purple pipe system to irrigate boulevards within this part of the strata development – those pipes will be owned by the strata

Regarding your specific questions below:

1.      As the CDA 2 strata water system will be privately owned. CVRD approval is not required. The CVRD will approve the connection of the strata system to the CVRDs Union Bay water system prior to the installation of that infrastructure.

2.      The fire distribution system will use potable water. The CVRD understands that some of the irrigation system (boulevards) may use reclaimed water. The MDA does not require the use of reclaimed water.  

Can they make the font any smaller and paler?

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

Rumours are False – Kensington Island Properties aka Union Bay Estates hasn’t Turned Over Parks and Trails and Affordable Housing Lots Stipulated in the MDA

Sent another email to Jodi Maclean at the CVRD asking about parks and trails, affordable housing, building permit fee and new DP numbers on CVRD website under Union Bay Estates.

Received this response from “anonymous” at the CVRD in a stand alone response to my question. If the webpage was updated regularly I wouldn’t have to send emails asking what’s going on. As it is, there is very little information regarding this development on the CVRD website.

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

Update on Kensington Island Properties aka Union Bay Estates Failure to Comply with MDA to Proceed

Previous posts regarding Parks and Trails, paying building permit and turn over affordable housing lots. https://allthingsunionbay.com/?s=parks+and+trails

Email from another individual:

Email I received:

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

More Proof of Bullshit Spewed by Kensington Island Properties aka Union Bay Estates

All the bullshit when KIP needed community support for the development. McMahon ‘assured’ directors “There’s not going to be any potable water used for irrigation or fire protection.” Everyone got sucked in and look where we are now.

This article is just chock full of bullshit. August 11, 2009, Comox Valley Echo.

Proof you can’t believe this sleazy developer. Remember the spin about ‘purple pipe’ – poof – just like everything else.

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

Update on Kensington Island Properties aka Union Bay Estates application to dump 1875 cubic metres of treated sewage DAILY into Hart/Washer Creek

Previous posts regarding this application: https://allthingsunionbay.com/?s=sewage+application

Picture below taken a couple of days ago. Kip’s pipe is in the deepest part – notice how high the rocks are on the right. The creek has brought down a lot of rock over the winter and is more shallow.

Close up of Kip’s pipe gathering information to support dumping 1875 cubic metres of treated sewage daily into this small creek.