Kensington Coastal Point

Kensington Island Properties has hosted two open houses May 24 and June 17, 2005 for the residents of Union Bay . A third public open house was held on November 15, 2005 at the request of the Regional Board.

The following provides responses to the most frequently asked questions along with a summary of the comments received from all three open houses.

1. How is Kensington Island Properties (Kensington) going to provide a sufficient and safe potable water supply to the proposed development?

A large portion of the Kensington lands are located within the Union Bay Improvement District (UBID), and as such, we are working with UBID on the availability of water and the cost of infrastructure. A report prepared for Kensington has indicated that Langley Lake could supply an increased demand, including that of the existing Union Bay community, Kensington, and irrigation if the supply level of Langley Lake was increased by raising the existing dam by 3.2 metres.
On April 20, 2005 , the UBID received a request for investigation from the Vancouver Island Health Authority (VIHA) to conduct a feasibility study to review alternative or additional sources of water, versus treatment including filtration of the Langley Lake source. At the same time, Kensington has approached the UBID to analyze the water supply and explore alternative sources of water. At the board meeting of June 15, 2005 , the Trustees approved the offer from Kensington to complete the feasibility study to address the VIHA requirements as well as address the Kensington water needs.
Focus and CH2M Hill ( Canada ) have been retained by Kensington to provide a water feasibility study to determine the water needs, location of suitable sources, and the cost of infrastructure including treatment, such that the UBID could supply water to Kensington.
The study is currently reviewing the following options for supply of water:

Union Bay Improvement District ( Langley Lake )
The Village of Cumberland ( Hamilton Lake and Cumberland Creek)
The Regional District of Comox-Strathcona ( Comox Lake )
Desalination
Ground Water

The issues that must be addressed generally include cost of upgrades (dam infrastructure improvements, water intakes), cost of conveying water (water pipelines from the source to Union Bay including future design demands), costs of treatment and storage, as well as the costs related to environmental issues (DFO fisheries water releases, impacts to logging within a watershed) and land tenures.
The UBID web page (www.unionbayid.ca) can be viewed for confirmation of water quality issues, Bylaws and Minutes, as well as chemical analysis of the drinking water.

2. What is Kensington going to do with the recycled wastewater?

Kensington is aware and in supportive discussions with the Regional District’s sewer initiative for Union Bay and Royston. Discussions are ongoing as each organization proceeds through their respective processes.
The proposed wastewater reclamation facility will utilize the same treatment process technology being brought forward by the Regional District. The resulting high quality, disinfected water will provide irrigation water for the golf course, school area and commercial properties, fire flow within the commercial district, and beneficial reuse to Hart (Washer) Creek and wetland areas.
The development concept plan currently identifies a site for the location of the wastewater recycling facility to serve the proposed development. Kensington has committed to building a treatment facility and providing enough land area for expansion of the facility for its own project to service the existing Union Bay and Royston residents.
Reclaimed or recycled water must follow strict standards and monitoring protocols as outlined in the Municipal Sewage Regulations and Code of Practice for Reclaimed Water. Kensington will install a treatment system for reclaimed water such that the effluent will meet standards for an unrestricted public use. This will require enhanced secondary treatment using membranes for filtration. Nutrient reductions will meet golf course requirements and stream augmentation quality as required. Emergency storage will be provided, and continuous monitoring provided to mitigate discharges to the environment that do not meet the effluent quality.

3. Will local residents have to pay for Kensington’s infrastructure?

There is no cost to the existing Union Bay residents for Kensington’s infrastructure. Kensington is required to build all infrastructure within the development, as well as upgrade off site infrastructure as required in negotiations with UBID, and the Ministry of Transportation (MoT).
There will be benefits to the communities of Union Bay and Royston for initiating and construction of the sewer system, as well as improved water quality and fire flow protection for Union Bay . Any new connections to these systems will pay for the benefits of the services.
Kensington will be responsible for all direct costs associated with providing infrastructure for the water system, sewage treatment system, and new roads.
It should be noted that all infrastructure constructed by Kensington will be new and should not require any substantial maintenance or upgrading cost for a number of years, while providing a benefit to all residents within the Union Bay Improvement District (UBID). The new residents of the Kensington project will help to subsidize the upgrades needed for the existing infrastructure through taxes over time.

4. How much area will be dedicated to trails and green space?

The Kensington concept plan provides approximately 51% of the site as open space consisting of 35% golf course and 16% public open space. The public open space includes a site for a playfield (soccer and/or softball), various public open space areas, and access along the waterfront and around the coal hills, and the Hart (Washer) Creek corridor.
The park areas will form an integral part of the overall trail/pathway system for the project providing a variety of opportunities to enjoy the tranquility of the natural surroundings. The trail system will have various surface treatments to be in keeping with surrounding built or natural forms. Attention will be paid to the selection of street furniture and the design of public facilities (i.e. bus shelters, park benches) to ensure consistency and adherence to the overall design guidelines.
Approximately 80% of the land area within the coal hill component of the project is parkland or open space.

5. What will be the impact from traffic once the project is completed?

A traffic study was completed and submitted as part of the development application to the Regional District. The study examined the impact of the development on Highway 19A and improvements required to accommodate the completed project. The study indicates that at the end of the 15 to 20 year build out period, the added traffic can be accommodated through signalization at the main access road (just north of Hart (Washer) Creek at Highway 19A) into the site; and with minor improvements (i.e. Intersection upgrades) at Argyle Road, Russell Road and McLeod Road.

6. What additional community amenities are being offered?

Kensington is proposing to provide land for a new fire hall, interpretive centre, Improvement District offices, future school and playfield.
In addition to the land being provided for the amenities listed above, there will be improvements to the overall infrastructure. Pedestrian access throughout the project is a key component to the overall appeal. Walkways will have a variety of surface treatments not only to reflect the surrounding area, but also to provide access opportunities for public enjoyment of the key features of the site. Components such as information kiosks and park benches will be provided to enhance the experience and enjoyment of the area’s most appealing attributes.

7. How will this development affect community services?

Through the Kensington development there will be major improvements to the overall community water and wastewater services over what exists today.
Kensington plans to design and construct a wastewater recycling facility that will not only accommodate the development, but will have the ability to be expanded to include the existing Union Bay and Royston residents.
The water system will be upgraded in accordance with current Acts and Regulations as mandated by VIHA. The improved treatment and storage will enable Kensington to connect to the UBID system, with Union Bay residents obtaining the same level of water quality and fire protection.
The proposed wastewater recycling facility will provide a better alternative for addressing failing septic systems, and reduce the demands for irrigation water from UBID.
Drainage from the development will be dealt with in a comprehensive manner to ensure that stormwater is managed in accordance with the Ministry of Environment’s “Best Management Practices”.

8. How are environmental concerns being addressed?

Kensington is committed to the protection and enhancement of the natural environment. For example, Kensington has been working with the local streamkeepers in the area to enhance a portion of Hart (Washer) Creek east of the Highway 19A Hart (Washer) Creek Bridge , which was completed in September 2005. Phases 2 and 3 upstream of the bridge will be completed over the next two years.
The proposed wastewater recycling facility is an enhanced secondary treatment system – the same as the Regional District proposal. The recycling facility will provide beneficial reuse of water that reduces the reliance on the water system for irrigation.
The stormwater system will be designed and constructed to comply with the Ministry of Environment’s Best Management Practices. This will include the provision of catch basins, oil septors and sediment control through detention/retention ponds.
The golf course will be developed following green principles to minimize the amount of fertilizers and pesticides used.
Operations and maintenance will follow a golf management plan to ensure ongoing protection of the natural environment and design features of the golf course.
The coal hill remediation work will include the regrading, capping and armouring of the site. A four volume study has been submitted by SEACOR Environmental Inc. as part of the application for “Approval in Principle” submitted to the Ministry of Environment.

9. What is the expected build out for this development?

Once the rezoning and OCP amendment bylaws are approved by the Regional District, work will start immediately on detailed land use planning, and water and wastewater infrastructure design.
With local, provincial and federal government approvals, construction will proceed with the golf course and resort village. Residential nodes will proceed based on market demand. The total project build out is anticipated over a 15 to 20 year period.

10. What approval processes are involved?

Kensington Island Properties has been working with Regional District staff and Area “A” Directors on the development of the Kensington lands for the last five years. Most recently the formal application for zoning and Official Community Plan amendments was submitted by Kensington to the Regional District on June 14, 2005 .
Once the Bylaws are approved, 845 acres of the 1000 acre Kensington Island Properties’ site will be rezoned to a Comprehensive Development Zone to permit a mixed-use development including a golf course, single-family and multi-family residential, senior’s housing, resort village with commercial, marina, community facility areas and public open space. The Official Community Plan (OCP) will also be amended to incorporate the project area into a Comprehensive Development designation.
It should be noted that Kensington will have to go through subdivision and development permit processes. In addition, permits and approvals will have to be obtained from the various local, Provincial and Federal government agencies as the project proceeds. The OCP and Rezoning amendment process is the initial step in a series of processes that have to be completed prior to construction actually taking place.
Design and construction practices will be employed to ensure that site runoff will not negatively impact Baynes Sound or any receiving stream environments.

11. What does the project offer to an aging population, as more retirees arrive at Kensington?

The proposed development will provide opportunities for the provision of a variety of housing types and support services to accommodate young families through to retirees. The concept plan identifies a 9 hectare (20 acres) site to accommodate a 450 unit seniors’ housing project. It is anticipated that the seniors’ development will provide for a variety of level of care, ranging from independent living through assisted living to congregate care.

12. What mechanisms are in place to ensure that Kensington will follow through on the development plan?

The Official Community Plan Zoning Bylaws provide the framework and parameters for the development. The OCP speaks to the overall vision for the site and provides guidelines for the developer to follow. The zoning bylaw addresses the “nuts and bolts” issues such as building height, density, setbacks and parking.
In addition to the bylaws, the development will be subject to development permits. Development permits address form and character and protection of the environment.
It is not uncommon for a development agreement to be entered into between the owner/developer and the approving agencies. This document is a covenant registered on the title of the development properties. Typically, a development agreement is entered into to offer assurances that the amenities and infrastructure required by the approving agencies is provided and completed by the developer. The document will also address the overall concept and indicate what amenities (i.e. park area, trail development, dedicated school site, lands for municipal use) are to be provided, as well as the phase in which it is required.
A draft of the development agreement has been submitted to the Regional District of Comox-Strathcona for review.

Below are links to the questionnaires from the open houses and the responses and comments generated from those questionnaires.