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.

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.