Posted in Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc., Uncategorized

Kensington Island Properties aka 34083Yukon Inc, aka Union Bay Estates – Hilarious – A “Game Changer” – Too Funny!

BIG NEWS from the Comox Valley Echo June 10, 2005!  Just look at what this developer is willing to do for Union Bay – Isn’t it great?  Imagine what Union Bay will look like in 15 to 20 years!  Oh, oh – what happened?

July 2011 right after the 2011 Water Infrastructure Agreement was signed.  Ready to go!

Here’s another chuckle from the President of Kensington Island Properties, aka 34083 Yukon Inc, Kensington Coastal Pointe, Kensington Coastal Point, Union Bay Resorts, The Union Bay Community, Union Bay Estates.  Sort of contradicts what the VP has been publicly stating.  The VP claims there were hurdles preventing the development going ahead and that’s why nothing has been done.  Funny, according to President Jim Youngren in his letter, which was visible for a number of years until finally being taken down in late 2017, the project was ready to go and all the zoning approvals and “heavy lifting” was done.

Almost 13 years later – BIG NEWS – AGAIN!  Hmmm… those promises to the community seem to have gone poof – just like everything else KIP has promised.  How come there is no mention of the golf course anymore?  This is the fourth article about this recycled development that fails to mention any golf course.

Development in Union Bay being called the largest on the Island north of Victoria

Kensington Union Bay Properties announced the launch of Union Bay Estates, a 346-hectare real estate development project in Union Bay, south of Courtenay.

After 19 years of setbacks, including legal challenges and other delays, Kensington Union Bay Properties has announced it’s moving ahead with an iconic 346-hectare development.

The construction situated in Union Bay, south of Courtenay, is being called the largest development of it’s kind outside of Greater Victoria.

When the several phases are completed it will include just under 3,000 residential units, a new marina, two hotels and numerous other amenities.

The current population of about 1,200 people could grow to over 10,000 when the final phases are finished.

WATCH: Kensington Union Bay Properties Vice President Brian McMahon talks about a new 346-hectare development in Union Bay.

The first phase which will include commercial buildings and waterfront improvements are expected to begin this spring.

Posted in UBID

A Comedy of Errors…. The Union Bay Improvement District Board is Such a Joke

So the same people who convinced you fools to vote for them because they promised something that couldn’t be legally done have turned around now and want you fools to pay up to $5 Million bucks for a water treatment facility.

These brainiacs advertised in the paper without any details about costs etc.  They then posted 8 pdf files on the UBID website and I understand these same pdf’s were used on large display boards at the Mar. 1 and 3 open houses.  There didn’t seem to be much point in the open houses because there was no presentation – just those 8 pdf’s blown up – no new information or details were provided.

Have a look at the “Estimated Costs” pdf that was posted on UBID’s website and one of the eight display boards at the open houses.  I would provide you a link but the Admin has removed the incorrect pdf and replaced it with NOTHING – just one less pdf.

A gentleman attempted to inform the Admin on Mar. 3, 2018 that his figures were incorrect.  Well, we’ve all seen how correcting this Admin ends – in a huff.  What I would like you to do is look at the monthly payment (cost to UBID).  Repaying $8559.00 a month for 20 years comes to a grand total of $2,054,160.  What a great deal!  We’re only paying $54,160 in interest over 20 years on a $2 Million dollar loan!!!!  Oops – looks like that was a mistake.  The interest on a $2 Million dollar loan over 20 years is almost 3/4 of million bucks – not $54,160.

I don’t know what the $137,958. interest and the $260,165. Principal is referring to.

Another example of how sick this Improvement District is.  This is the best they could do?  This is all the information they think landowners need even if they managed to get the figures right?  These guys are useless.  They’re only off by almost 33% – see below.


Posted in UBID

Only Takes 2 Weeks for Union Bay Improvement District to Post Video of Feb. 15, 2018 Board Meeting – No Minutes Yet

They must be walking the SD card to the computer guy in Courtenay.  2 weeks to post the video of the Feb. 15, 2018 meeting and still no minutes of the meeting posted.  By the way, don’t bother trying to access ANY of the minutes that are posted as they are not accessible any longer.  Don’t know why this Admin had to have a new website when he didn’t know the job so wouldn’t know what to keep then would he?

How come the gallery is being recorded?  Wasn’t this what they received complaints about?


Posted in Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc.

Kensington Island Properties aka 34083 Yukon Inc. – Announcing New Development – AGAIN!

Just heard on the Goat radio station that ole KIP announced the development for Union Bay at the Kingfisher Resort this afternoon. Slick is trying out another name.  This time it’s Union Bay Estates.  Started out as Kensington Coastal Pointe; Kensington Coastal Point; U B Resorts and the The Union Bay Community – all fizzled and went nowhere. Another example of lipstick on a pig. From the Record:

Kensington Union Bay Properties vice-president Brian McMahon. Photo by Scott Strasser.

Union Bay Estates project unveiled

The 850-acre project aims to bring nearly 3,000 residential units to Union Bay

  • Mar. 1, 2018 5:00 p.m.
  • NEWS
Sporting a new name, Kensington Union Bay Properties unveiled its long-awaited development plans for Union Bay at the Kingfisher Spa and Resort on March 1. The initiative — Union Bay Estates — is an 850-acre real estate and commercial development project proposed for the Union Bay area. “The project itself is going to be a game-changer for the community,” said Kensington vice-president Brian McMahon, who added the initiative is the largest development plan on Vancouver Island north of Victoria. “It’s going to be a game-changer for the Comox Valley as a whole.” The project, which has already been in the works for many years, promises 2,949 residential units featuring multi and single-family residences, as well as both retirement and affordable housing units. When ultimately completed, the multi-phase development could bring the population of Union Bay to between 7,500 and 9,000. Roughly 1,200 people live there currently. Read More: Kensington Island Properties provides $250,000 to homelessness support agencies Alongside the housing provisions, Kensington aims to bring several commercial and social amenities to Union Bay. At the launch event on Thursday, McMahon mentioned possible provisions for a pharmacy, a walk-in clinic, a movie theatre, hotels, and a bank. “We’ve had discussions with people who are interested in pursuing these things,” he said. The company is also donating parcels of land to the Union Bay Improvement District for its new water treatment plant and a fire hall. McMahon also said the company will commit land to School District 71 for a new school. “If we’ve got 2,949 new homes coming in, there’s going to be the need for a new school again,” he said. Development 20 years in the making Previously known as Kensington Island Properties, the company purchased more than 1,000 acres of land in Union Bay in the late 1990s, with the long-term goal of building a golf course, a marina walkway, a water filtration system and housing developments for the community. Read More: Kensington Island still in limbo But due to several political and regulatory hurdles over the years — as well as a few legal battles — none of the projects have yet been realized. McMahon says despite the rocky past, the “stars have aligned” this time around. He brought up revisions to the company’s Master Development Agreement with the Comox Valley Regional District, which were approved in December 2017. Read More: Revised master development agreement gives green light to Union Bay development “Everything is approved now. Before, we had ongoing hurdles we kept trying to overcome. Everything has improved,” he said. Next steps Before construction of any of the housing units can occur, Kensington will have to supply a wastewater treatment facility in order to service the projects. “We have to get the wastewater treatment plant up and running before we can sell any homes,” he said. “In order to do that, we need to get the pipes in the ground, we need to get roads built. We were meeting this morning talking about where the pipes are going to go.” McMahon said the company has applied to the Ministry of Environment to begin work on implementing a wastewater treatment facility. “That application is in the process,” he said. McMahon added the goal is to possibly begin construction on homes by summer 2019. “Before that, there will be roads, pipes put in the ground. There will be all the underground servicing going in,” he said.  

  Here’s more info:

Kensington/Union Bay Properties is hoping to make a subdivision application to the Ministry of Transportation and Highways and the Comox Valley Regional District within the next week or two for Phase I of the project now known as Union Bay Estates. The first phase will include 30 lots for single-family homes, and 9 of the homes are zoned to accommodate a carriage or laneway style of second dwelling. A three storey building is also planned to begin with the Phase 1 construction.This building will house the developer’s offices as well as offices for other tenants.                     A 30-acre park will be created onto the waterfront once the Province and West Fraser complete the coal hill remediation plan. Future plans for the development include a walkway which follows the old Collier Railway corridor, an outdoor gathering place, more residential housing, including a donation of 6 serviced building lots to the CVRD to allow for the construction of affordable housing. An application has been submitted to the Ministry of Environment for the construction of a new wastewater treatment plant. More details on this project are expected to become available in the next week. It is expected that the approval process will take about 8 more months and once in place, construction of the wastewater treatment plant is expected to begin immediately. More details on this project are expected to become available in the next week.

Here’s more:


UNION BAY, B.C- One of the Comox Valley’s oldest communities could be seeing huge changes in the near future. A long-running development project in the Union Bay area had it’s official launch on Thursday afternoon at the Kingfisher Resort. 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 21 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. “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. In news releases issued by the developer, a pair of new hotels are predicted, along with a movie theatre and walk-in clinics, among other improvements. The total timeframe of the project is set at around 10 to 15 years for completion. During the launch announcement, both Chief Nicole Rempel of the K’omoks First Nation and Peter Jacques, chair of the Union Bay Improvement District, spoke in positive terms about the project. “I have a 93-year-old girlfriend, and she is always on my case,” said Jacques, while speaking at the event.

Peter Jacques, chair of the Union Bay Improvement District, is pictured during the launch of Union Bay Estates at the Kingfisher Resort on March 1, 2018. Photo by James Wood/98.9 The Goat/Vista Radio

“When are we going to see something happen here? I want to see something happen here before I die. I remember when this community was a bustling community, we had shops here, we had families here, we had children here. I want to see some of that, before I go.” (I tell her) I’m trying my best.” When speaking with the press, McMahon expressed a desire to see Union Bay grow again.

Brian McMahon speaks to reporters on March 1, 2018, outside the Kingfisher Resort. Photo by James Wood/98.9 The Goat/Vista Radio

“Union Bay used to have a population of 10,000 people,” said McMahon. “When the colliery was running, there were three hotels, there were banks, there were grocery stores, there was a department store, and it’s all gone. We’re looking to bring a lot of that back into the community.” McMahon also had more details on the planned remediation of the Union Bay coal hills, which are planned to be covered over by West Fraser Mills Ltd. According to him, the project will involve flattening the terrain to 50 feet across the hills, from a current elevation of 72 to 73 feet. Sand will then be used to cap the site, with an engineered membrane to go over top and be “heat-sealed”. Another layer of sand would be placed on top, along with a “growth medium”, and the site would be seeded with grass. No trees or anything with a taproot would be allowed on the site, as it could damage the membrane. “I suspect it’ll be green in the spring, green in the fall, and probably brown in the summertime,” said McMahon. “It’s not going to have any irrigation.” He believed it would eventually become a provincial park. “We’re going to enhance the walkability of the property, and to the park that’s its going to be,” said McMahon. While the developer is still working through processes with government bodies to begin work on the site, the first phase of construction will involve an upgrade to the Union Bay marina this summer, and the construction of office spaces for Union Bay Estates in the community. The first homes should be getting built in May or June of 2019, according to McMahon. “If all goes well,” he said.


Posted in coal hill, Government, Kensington Island Properties aka KIP Costanza, 34083 Yukon Inc.

Kensington Island Properties aka 34083 Yukon Inc. and the Union Bay Coal Hills Saga – When Will McMahon Show Up With Another “Poor Me” Line

So for anyone keeping track.  Kip claimed it was prevented from proceeding with the 2011 Water Infrastructure Agreement with UBID because of the remediation of the coal hills and that it received the go ahead in Oct. 2014 and that was the reason for requesting an extension of the agreement.  Just more lies from this sleazy developer (in my opinion).  Now Kip has dumped it on the Province behind the back of the CVRD as there was a covenant preventing any subdivision.  McMahon and his lawyer both were aware of the covenant and yet went ahead.
What I don’t understand is why there is so much attention paid to capping the coal hills when it’s the erosion that can’t be stopped.  Most of the area pictured in the Record article is man made and the ocean is reclaiming the area.  Eventually, most of it is going to be washed out into the ocean.  No one knows what lies beneath as it appears to have been used to dump material including metals, wood, glass, etc.
“After the engineered cover is installed, West Fraser will surrender its lease of the portion of the coal pile to the province,” reads the email. “In the event that the engineered cap doesn’t sufficiently reduce the level of metals being discharged, water treatment of the discharge may be required.”
Water treatment of the discharge may be required?  What is the cost of this?  Again, no mention of the erosion.  Anyone who walks along the east shore of the coal hill knows at least 30 to 40 feet has eroded and all that crap has been washed out into the ocean.
According to the denied FOI request, withholding the transfer agreement was due to a “common law of settlement privilege,” which refers to protection of communications exchanged by parties as they try to settle a dispute.
Remember big shot KIP stating they had budgeted for the coal hills remediation?  Just a continuous stream of BS from this developer.  This quote from the link to the article in 2012:

It has so far invested more than $12 million into the project, says Kensington vice-president Brian McMahon.

The company is well aware of the coal hills.

“It’s going to cost a lot of money and we’ve budgeted for it,” McMahon said.

A line of those green trees along the bottom edge of the picture below are dead now as the ocean has eroded the shore line and salt water is going further in.  It’s just a big pile of garbage.

An aerial view of the Union Bay coal hills. Photo courtesy JET Productions.

West Fraser Timber to supply engineered cover for Union Bay coal hills

  • Feb. 27, 2018 11:30 a.m.
  • NEWS

The provincial government has revealed new information on the long-awaited plans for the Union Bay coal hills.

In April 2017, development company Kensington Island Properties (KIP) sold 28.32 acres of its land in Union Bay to the Ministry of Forests, Lands, Natural Resource Operations and Rural Development.

The land was sold for $1 and “other valuable consideration.”

Read More: KIP sells 28 acres of contaminated land to the province

The land transfer came as a surprise to many local residents. The 28 acres in question are located on the Union Bay coal hills — an area the B.C. government has recognized since 2012 as a “priority contaminated site.” The high sulfur content of the hills has resulted in acid rock drainage that has discharged metals into the Baynes Sound over the years.

Read More: Union Bay coal hills on priority contaminated site list in B.C.

Negotiations over the remediation of the coal hills have gone on for several years.

A recent Freedom of Information (FOI) request for a copy of the land transfer agreement between KIP and the province was denied.

According to the denied FOI request, withholding the transfer agreement was due to a “common law of settlement privilege,” which refers to protection of communications exchanged by parties as they try to settle a dispute.

Adjacent to the section previously owned by KIP, the rest of the coal hills is leased by the Crown to forestry company West Fraser Timber. The company’s lease expires later this year.

KIP had originally intended for its section of the coal hills to make up a portion of its golf course. After acquiring the land last spring, ministry staff said the province plans to erect a “green space” there once the area is eventually remediated.

An email to the Record from the ministry said that West Fraser Timber is “developing a detailed design plan for an engineered cover” at its own cost that will be submitted to the Ministry of Environment for review. The engineered cover will envelop the entire contaminated area.

When contacted, West Fraser Timber declined to comment.

According to the ministry, the engineered cover will impede water access to the coal pile, reducing acid rock drainage and the release of metals to the environment.

“After the engineered cover is installed, West Fraser will surrender its lease of the portion of the coal pile to the province,” reads the email. “In the event that the engineered cap doesn’t sufficiently reduce the level of metals being discharged, water treatment of the discharge may be required.”

The ministry told the Record the work is expected to be completed in 18–24 months.

The ministry’s email also stated that the entire coal hills will be considered undeveloped vacant Crown land and that any development in the area will be prohibited, including the growth or harvesting of trees.

The provincial government has confirmed it will be responsible for monitoring and maintaining the engineered cover, but questions still remain as to how much public dollars it could end up costing.

“While the cost to the province will not be known until after the detailed design plan is completed, the costs are not expected to be material on an annual basis,” reads the email. “Depending on monitoring results, a water treatment plant may need to be installed.”

Fanny Bay resident John Snyder, who is the former president of the defunct Coal Watch Comox Valley society, is worried taxpayers will ultimately end up paying for the coal hills’ clean-up.

“It’s going to have to be addressed at some point and I’m not sure who is going to pay for it. It’s going to cost a few bucks, for sure,” he said.

The Union Bay coal hills were originally used by Canadian Collieries (Dunsmuir) Ltd. as a washing and load-out facility for coal coming from the Cumberland mines. The hills’ contamination is due to residue from the industrial operations undertaken there.

Sort by

Mike Schofield ·

Sounds and seems to be a band aide on huge hole. Everyone knows this “tailings pile” will have to be removed and burned in proper facilities with h2so4 recovery capabilities. Why waste the time and money on a bandaide????
Like · Reply · 1 · 3 hrs
Corinne Groneberg

What is an engineer cover?
Scott Strasser ·

Like a high-tech tarp, which I suppose will aim to prevent rainwater from soaking into the coal pile.
Like · Reply · 1 · 19 hrs
Posted in Government, UBID

How the Union Bay Improvement District Pro Kip Trustees Weasel Out of Motion for Information About Becoming A Service Area of CVRD

This is the history of what has transpired (or not) since this Board was presented with a petition in November 2016 signed by over 400 landowners.  These pro KIP trustees have tried all kinds of excuses to prevent the landowners from obtaining information which would not cost UBID any money or manpower.  Instead of listening to the landowners the Admin who has zero government experience has introduced the possibility of municipal status when there was absolutely no direction from the Board of trustees to take this action.

This Admin is running scared because he cannot do the job and it wasn’t fair to him or the landowners to hire someone who simply is not capable or qualified for the position.  We know what an Admin does and our previous Admin was superb in the position so it’s pretty obvious when you compare what we had and what we have now.   The trustees who hired him didn’t know their own jobs as trustees never mind hire someone for a job they were ignorant about.  This Improvement District is set up to fail.  Five trustees who are struggling to grasp what’s going on and an Admin who is unable to perform.  In my opinion.

Right from the get go this Admin was against this motion.  And by the way, why does this Admin participate as though he is a trustee?  Watch any of the meeting videos with previous Admin Kevin and even temporary Admin Martin and you will see what position they take at meetings.  This guy doesn’t know his place.  And who the hell told him he could change his title to CAO when he can’t even do the job as Admin?

Landowners Petition presented to the UBID board Nov. 13, 2016 requesting action taken to dissolve UBID and become a service area of the CVRD.

Discussion of petition at the Dec. 14, 2016 UBID Meeting.  Note that Trustees Loxam and Bitten insist the matter should be discussed ‘in camera’.  This does not fall under the the categories which are discussed ‘in camera’.  It’s another example of why they can’t face the public and discuss the matter in the open.

No meeting in January 2016.

Excerpt from Feb. 16, 2017 meeting.  Trustee Kaljur brings forth a motion to form committee to explore the pros and cons of becoming a service area of the CVRD

Feb. 16, 2017.  Now the pro Kip trustees are claiming the ‘ministry’ has told them to concentrate on water filtration.  Bullshit and back pedalling trying to weasel out of following the landowners wishes.

Excerpt from Feb. Meeting with the Chair stating “The CVRD doesn’t want anything to do with UBID.  They didn’t want to get stuck with a system that requires nothing but money and a lot of work to get into place.”

Mr. Knowitall butts in again and provides the same misinformation he’s been spewing for over 15 months.  Send him for training too!

At the All Candidates Meeting in April 2017, this is what this Trustee believed then and has not changed his mind.  He didn’t know what he was talking about then as Scott Fraser’s response indicates.

This is the missing 17 minutes of the Nov. 16, 2017, UBID meeting where trustee Kaljur brought forth her motion and it was passed with the Chair breaking a tie vote.  You will note the Admin chimes in (even though he was not recognized by the Chair) and is not in support of the motion.  Poof – the motion is erased from UBID’s video of the meeting.

A landowner attended the COW meeting Dec. 13, 2017 where Bitten put forth a motion to kill the one approved at the Nov. 16, 2017 meeting.  Bitten’s motion brought forward at the Jan. 18, 2018 meeting doesn’t resemble the original or the one he brought forward at the COW meeting.

This is the an excerpt of the Dec. 14, 2017, Trustee Kaljur indicates there is no mention of the motion from the COW meeting the night before.

Another excerpt from the Dec. 14, 2017 meeting.  A question from a landowner asking about the letter not being sent to the CVRD.   The Chair states it’s not on the Agenda!

Then at the Jan. 18, 2018 UBID Meeting (which the Admin failed to video or audio record) the Admin talks about another option of becoming a Municipality.  Why is this Admin speaking about Municipality status since the board NEVER instructed him to do so.  This guy thinks he has the power to make these decisions – he doesn’t and someone needs to clue him in as to what powers he has and what he doesn’t.

This is the motion put forward by Mr. Knowitall.  It is the most convoluted ridiculous bunch of words – makes no sense.  This is the board’s attempt at rescinding the Nov. 16, 2017 motion which PASSED and they went behind the electorates back at a COW meeting Dec. 13, 2017, where Mr. Knowitall brought forward a motion to kill the approved one.

Then at the Dec. 14, 2017 meeting it was not brought forward from the COW meeting and the Chair refused to discuss any part of it as it wasn’t on the Agenda.  The Chair also assured Trustee Elliott it would be on the Jan. 18, 2018 Agenda.  But low and behold it wasn’t and instead Mr. Knowitall presented a plate of word vomit which was passed.

This is from the Q & A portion of the January 18, 2018, discussing the plate of word vomit with the Chair insisting this new motion is the same as the one they killed secretly at their COW meeting Dec. 13, 2017.

These short clips are all from the Feb. 15, 2018 UBID meeting.  Christ these people are dumb.  This meeting shows how unfit these people are.  The Chair is completely clueless and just throws out bullshit hoping something will stick.  Can’t wait for the video as it will show Mr. Knowitall throwing his hissy fit banging the table.  Loves to hear his own voice.

This is an excerpt of the Feb. 15, 2018 meeting with the Chair reading out the Admin’s report introducing a 3 prong policy regarding the landowners request for information from the CVRD.  The Admin has created a smoke screen complicating the issue by unilaterally deciding to make the study to include municipality status.

This excerpt is Trustee Kaljur questioning the 3 prong policy.

This excerpt is a question about the Admin attending these meetings on his own regarding conversion to CVRD.

This excerpt is the Chair refusing to allow Trustee Kaljur to answer a landowners question claiming he’s trying to get questions from the audience and then immediately allows Trustee Elliott to ask a question.  Trustee Elliott also wants to know why municipality status has been introduced and the Chair states he can’t pull it out of his head right then – no kidding.  Elliott confirms the board NEVER instructed the Admin to take this action.

This excerpt is a question as to why UBID isn’t going directly to the CVRD for the conversion process.  The Chair wrongly answers that’s not the way it works.  BS.

This excerpt is Trustee Kaljur questioning why the Chair refuses to recognize her when she requested to answer landowners question.












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