Anyone know who in the Union Bay Community Club decided it was a good idea to have KIP act as agent? Did they relinquish their “Licence of Occupation” for the boat launch and breakwater? This is the area KIP wants to put a commercial marina.
Kensington Island Properties knew it was easy to manipulate people if you pat them on their heads and tell them how smart they are. KIP convinced a group of landowners to support the development and get elected on the UBID board years ago. None of the individuals had the expertise or basic knowledge of what was involved with such a huge development. KIP first convinced UBID trustees that the promises made to the community would actually materialize which resulted in years passing without any action by UBID planning for future projects because they believed KIP would be paying for everything.
The community supported the development in March 2006 when Bob Long, CAO advised Langley Lake would not be considered as a water source and 14 conditions must be met by KIP.
In Oct. of the same year the community faced a referendum on becoming a Municipality. Those cosy with KIP declared “we would be in the drivers seat” negotiating directly with KIP and getting rid of the pesky Regional District being involved. The Union Bay Residents’ Association put out false and misleading information all the while planning on changing the water source if the outcome was a YES to municipality status. Brian McMahon was a member and aware of this plan by unelected landowners to overturn what the community was promised mere months earlier.
This is where the rot started in the community by landowners who believed they knew what was best for Union Bay. Susan Hargreaves and Ruth McVeigh, founders of the Union Bay Residents’ Association became the mouthpiece for KIP and spread the bullshit and the rot of dividing the community took hold.
As a member of the UBRA, I questioned their actions and was told to do something to myself which was physically impossible and promptly removed from their fake association. UBRA eventually was dissolved as they only abided by the rules of a society the first year to give them cover for their undemocratic actions.
KIP ran a full page ad encouraging Municipality status knowing if a YES was the outcome he would be able to manipulate a mayor and council made up of those he has groomed.
This letter to the editor from Oct. 2006 questions McMahon’s actions with the full page ad.
NOTE: All the promises – this was 2006 – what has materialized since then? How come we were all so ignorant? Why didn’t anyone challenge this developer on some of the statements like raising the dam. We don’t own the land around Langley Lake and can’t raise the dam. Why didn’t anyone question the $17.4 Million dollars for the water supply alone? We now know when KIP stated $17.4 Million development costs, they meant the Capital Expense Charges paid for each lot to UBID which is presently around $8,900. KIP was never going to give the community anything. KIP was dictating what these CEC’s would be spent on. KIP believes the CEC’s is “giving” to Union Bay. So you folks who purchased lots to build your home and paid the $8,900. to UBID – we should thank you for your “gift”.
Here’s an article from the Record Oct. 2006, UBID stating KIP would pay $17 Million. Misinformation from elected officials regarding KIP has been the diet of Union Bay. It’s been one ignorant mistake after another because people may have good intentions – we simply do not have the expertise required. Emphasis added by me.
This from Sept. 1, 2016: “We were upgrading their water system at our cost,” McMahon said. “We have $1.2 million that’s been set aside that is in our lawyer’s trust account for the upgrades…” Wait a second – wasn’t it an interest free loan that caused those 424 landowners to sign the petition demanding KIP be given an extension? McMahon knew the agreement was dead but had his flunkies convince people it wasn’t.
It shouldn’t be a surprise that his trustees chose to ignore a petition from over 400 landowners to become a service area of the CVRD in Nov. 2016 since he obviously was against it according to the article below. That’s why the trustees were never able to answer questions – they didn’t know why they were making the decisions – just that they were supposed to make them.
Kensington Island Properties ruined Union Bay by pitting those who wanted to believe against those who dared to ask questions. This developer is not your friend – it is a predator. This developer know it’s harder to bullshit experts he may face at the CVRD. Remember he did say it’s not exactly dealing with Wall St. referring to the UBID Board.
A commercial marina proposed for Union Bay is currently out for public comment, and it’s not the first time such an operation has been proposed for the site.
The Ministry of Forests, Lands, Natural Resource Operations and Rural Development (FLNRORD) has advertised a notice of intention to apply for the disposition of Crown land.
The advertisement notes that Kensington Union Bay Properties GP Ltd., known more commonly as Union Bay Estates (UBE), has applied to the ministry for an investigative licence for a commercial marina. It covers a few lots, as well as unsurveyed Crown foreshore or land covered by water. The investigative licence is temporary and would run for a two-year period.
This marina idea has come up before. Dorrie Woodward, president of the Association for Denman Island Marine Stewards, points to information from a decade ago, during a previous proposal for a commercial marina at Union Bay, in order to raise questions about the safety of dredging or other activities after decades of old industry on site.
The area had served as a port for coal industry activities and had built up materials such as heavy metals that could pose a risk to the marine ecosystem in the Baynes Sound area, and by extension, humans.
“All of that is there beneath the sediments,” Woodward says. “It’s only in those … sediments that the past comes back to haunt us…. Stuff starts at the bottom of the food web and moves up.”
Woodward cites a report with technical comments from UBC marine researcher Dr. Juan Jose Alava that notes the presence of materials such as copper, lead, zinc, cadmium, mercury and aluminum, among others.
“Most of these contaminants are toxic, and some of them can bioaccumulate and biomagnify in the nearshore benthic and pelagic food webs with critical implications for public health and food safety for coastal communities, heavily dependent on traditional seafoods,” he writes.
As well, Woodward refers to an August 2009 decision denying the applicant, listed as 34083 Yukon Inc., an investigative licence for a commercial permit – specifically for test drilling to determine the suitability of the area for pile driving for a marina. Again, the reasoning for the decision refers to potential site contamination from the coal industry.
“Clearly, the application didn’t meet those requirements and they just said, ‘Go away,’” Woodward says. “What has changed? Where are tests? Where is the plan that would keep everything safe.”
Her concern is that the latest application is just another version for the same contaminated site. She wants any permit for activities in the harbour area to be conditional on any adjacent contaminated area being contained. She is also asking for an “ecologically sound, comprehensive plan” to be submitted that will cover the handling of any exploratory and dredged sediment in order that the material does not enter Baynes Sound, and that it is disposed of appropriately.
Woodward has sent in her comments to the provincial government about the marina application, as the ministry is taking written public comments. However, the window to provide comments about the proposed commercial marina in the Union Bay area is closing quickly. The advertisement states comments can be provided up until Nov. 20, although the online comment section of the provincial government’s website for applications says commenting will close Nov. 18.
The Record has contacted representatives from UBE and the provincial government about the proposal. At press time, ministry spokesperson Tyler Hooper confirmed members of the public are free to apply for a Crown land authorization and that the application had been received by FLNRORD. The referral period closes this week, and the project application will be subject to First Nation consultation.
“All comments during referral and consultation will be considered prior to a decision on the application,” he said.
Came across this info from Aug. 2009, right before the hearings the CVRD held after it lost the legal case for changing the water source to Langley Lake after promising it wasn’t even considered or on the table. What happened to all the benefits this development was going to provide? What happened to these conditions UBID wanted in exchange for supporting this development? Check out #10 regarding fire fighting for a marina and #13 about the developer building a fire hall.
Even in 2015 and 2016 when KIP was wanting an extension on his expired 2011 Water Agreement, he was offering an interest free loan. Was never mentioned again when UBID negotiated a new Water Agreement. We have had trustees negotiating agreements that were not qualified to negotiate. The Jacques, Bitten, Loxam board dismissed the professional negotiators the previous board had hired and handled it themselves and that’s why we are where we are.
Let’s dump this hillbilly form of government and have some experts looking out for our best interests. Vote YES for conversion. Advance polls on Tuesday, Nov. 10 and 17, with general voting day set for Saturday, Nov. 28. Voting time each day occurs from 9 a.m. to 6 p.m. at the Union Bay Community Hall.