Jump to content

           



Latest VV Article


Condo Review: Union

Vancouver-based Anthem Properties has made its Victoria development debut with the Union, a two building lowrise condo project between the 500-blocks of Pandora Avenue and Fisgard Street in Old Town’s amenity rich Chinatown district. The Union property, left barren for nearly a decade after the failure of a previous condo development, is a stones throw from the Inner Harbour and literally at the nexus of a rapidly changing and increasingly desirable historic area. [Read more]



Photo

[Colwood] Silkwind at Westshore condo | 77m | 23-storeys | Canceled in 2009


  • Please log in to reply
247 replies to this topic

#1 captain highliner

captain highliner
  • Member
  • 53 posts

Posted 26 December 2006 - 06:02 PM

There's yet another new development working its way through Colwood's land use processes. It's located on Wale road near Sooke Road. The design's by Merrek and Wessex Project Management is the development consultant. There was a public meeting a couple of weeks ago which I attended, and I'm pretty impressed with the concept: over 20 stories of triangular plan condo coolness. It's well situated, near "the Goose" and other major infill projects. I'll be keeping you all posted on this one. I'll try to get a rendering or something when I get back to town.

#2 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 26 December 2006 - 06:08 PM

Is this the Wessex Project that originally came up at 18-storeys a year or so ago? I'm thinking it's the same one.
Interesting note, though, and thanks for the heads up.

Skyscraper Source Media Inc.



#3 captain highliner

captain highliner
  • Member
  • 53 posts

Posted 26 December 2006 - 06:10 PM

I doubt there's any other company with that name.

#4 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 26 December 2006 - 08:54 PM

I was referring to the 18-storey proposal Wessex proposed a while ago :)

Skyscraper Source Media Inc.



#5 ressen

ressen
  • Member
  • 530 posts

Posted 28 January 2007 - 12:24 PM

Goldstream Ave. was the original approach of the Trans Canada Hwy to Victoria before the new part of the Hwy was built from the Goldstream Ave. turnoff and in to town. The highway went along Goldstream then Left on to the 'Old Island Hwy.' , through View Royal and left on to Admirals Rd. and then along Gorge Rd. to Douglas St. ; hence all the motels were built along the Gorge. Now Colwood has approved plans to change the route from Colwood Corners to go down Wale Rd to the Nob hill Rd. / Ocean Blvd. intersection. Colwood Corners will be in for some big changes and tall buildings.

Colwood Corner.


Wale Rd. with the Galloping Goose cutting across and then Nob Hill RD in the foreground.


The new and improved intersection.




Hopefully there will be an overpass built for the trail, as 200 meters ahead it crosses Sooke Rd.

#6 ressen

ressen
  • Member
  • 530 posts

Posted 31 January 2007 - 01:29 PM

‘Golden Triangle’ poised for completion



Edward Hill/ News Gazette
A $2.7 million project to connect Wale Road with the Island Highway is expected to relieve traffic congestion at Colwood Corners.


By Edward Hill
Goldstream News Gazette
Jan 31 2007


After decades as a dead end, Wale Road is ready to break on through to the other side, completing Colwood’s so-called Golden Triangle.

Colwood council gave the go-ahead last week to a $2.9 million project that extends Wale Road through the Galloping Goose Regional Trail to Nob Hill Road, which connects with the Island Highway.

Council awarded Chew Construction a $2.7 million contract to build the road and for improvements, such as sidewalks and a traffic light at Goldstream Avenue. The remainder is for a contingency fund and utility upgrades.

The project is scheduled to break ground in February and finish by the end of August.

“This is an exciting project for Colwood. It will help congestion at Colwood Corners,” said Coun. Dave Saunders, chair of the planning and zoning committee. “It will help create a better flow of traffic.”

Connecting Wale with the Island Highway “opens up the Golden Triangle” for Colwood, Saunders said, allowing for further development of the city core. “It will go a long way with residents’ concern about cleaning the area up,” he said.

The revamped road will also showcase Colwood’s downtown beautification project, particularly the City’s “Hatley Castle” stonework motif.

Michael Baxter, Colwood’s chief engineer, said Wale Road will have centre islands with plantings. Ornamental streetlights will be installed with hanging flower baskets, and street signs will have illumination. And a few ornamental, crenelated walls will be built to drive home the theme.

“It will give the public a chance to see what beautification of the core will look like,” Baxter said.

Jennifer Jasechko, vice-president of the Queen Alexandra Foundation for Children, which sits at the end of Wale Road, called the announcement welcome news.

“Access has always been a problem,” Jasechko said. “It will be better for families trying to get to the centre.”

Mayor Jody Twa said this project has been on the books “since incorporation,” or more than 20 years. He said the road extension was long overdue, and an important connection to allow Colwood Corners to develop to its full potential.

Properties in and around the Juan de Fuca Plaza will have improved access, Twa said, and better redevelopment potential. Some of that is already happening. An application for a 22-storey tower on Wale Road will be moving through the public process soon, Twa said.

Twa, like Saunders, says the link will improve how traffic flows around Colwood Corners. With the announcement of the billion-dollar rebuild of Colwood Plaza and continued development in Sooke and Langford, traffic in the area is only expected to grow.

“The intersection at Goldstream and the Island Highway has been failing for some time now,” Twa said. “This won’t eliminate traffic problems, but it will help.”

mailto:reporter@goldstreamgazette.com


Is he saying that they will be cultivating poppies here for opium?
.
.

#7 Lover Fighter

Lover Fighter
  • Member
  • 641 posts

Posted 03 February 2007 - 01:18 PM

That is exciting news.
I kind of hope this 'Golden Triangle' actually develops into a city centre, because it would be an interesting rivalry between Colwood Corners and downtown Langford. Another step I think Colwood would need to make is move their city hall from out on Wishart into the new downtown, in what I hope would be a beautiful new modern building.

#8 Holden West

Holden West

    Va va voom!

  • Member
  • 8,555 posts

Posted 02 April 2007 - 06:19 PM

Another tower pitched for Colwood
$44 million, 23-storey condo building near Colwood Corners




Bill Cleverley
Times Colonist

Monday, April 02, 2007

Colwood councillors will get their first look Tuesday at a proposed $44-million condominium project that would tower as high as any building in the capital region.

Wessex Project Management Inc. is proposing to build the 23-storey triangular-shaped tower on a 1.36-acre site at 2708 Wale Rd. along the Galloping Goose Trail near Colwood Corners.

“I like it,” said Mayor Jody Twa of the design.

A staff report says it’s an area where it wouldn’t be wise to make any design mistakes.

“A poorly executed tower project may have unfortunate consequences and a good project may have neutral or beneficial consequences,” says a staff report on the application going to Colwood’s planning and zoning committee.

“We feel it’s a good project. The staff recommendation is to approve it,” Twa said.

“We’ve got detailed design of the building. The building’s shaped like the lot. It’s interesting in shape because it’s not even a square building.”

Twa said the proposal is bona fide and the company hopes to have a development permit and begin construction by this summer. Completion is scheduled for May of 2009.

There would be 153 units in the building, which would be 77 metres tall. Wale Road is about 52 metres above sea level, making the top elevation of the building 129 metres — the equivalent to Haida Drive at Cairndale Road on Triangle Mountain. The peak of Langford’s Mill Hill is 197 metres high.

The site is currently designated for low-rise apartments and anticipates densities of about 70 units per hectare (28 per acre). The developer is looking for amendments to zoning and the official community plan to allow for the increased height and a density of 278 units per hectare (113 per acre).

About 1.3 off-street parking spaces per unit are proposed — fewer than the required 1.4.

However, the developer is proposing to provide six hybrid co-op cars and stalls as well as full bicycle parking.

In order to get approval for the density, Colwood policy would require the developer to pay amenity contributions of about $228,000. The developer would also be required to contribute development cost charges of about $344,000 for future major roads.

The applicant is proposing:

• $500 per unit to the affordable-housing fund

• Full cost of development of the John Stubbs school playground (about $70,000)

• $15,000 to firefighting training

• $40,000 for firefighting equipment

• Donation of a site for a transit stop at Wale road and the Galloping Goose and improvements to the Galloping Goose Trail

• The six co-op cars.

Colwood’s official community plan calls for increased density in the Colwood Corners town centre area. Developers want to see that happen in spades.

For example, Les Bjola wants to build $1-billion worth of condos, office towers and a hotel — 11 buildings in total, up to a height of 29 storeys — on the 5.6-hectare Colwood Corners property, now home to a pub and the Colwood Plaza strip mall.
"Beaver, ahoy!""The bridge is like a magnet, attracting both pedestrians and over 30,000 vehicles daily who enjoy the views of Victoria's harbour. The skyline may change, but "Big Blue" as some call it, will always be there."
-City of Victoria website, 2009

#9 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 02 April 2007 - 08:19 PM

This is the tower already approved across the road 2708 Wale Road.




I wonder how the tower will meet the street. I doubt it'll have retail to begin with but that's not to say retail won't be a part of the podium in the future (think Chelsea in downtown Victoria).

And what the heck is the deal with this:

There would be 153 units in the building, which would be 77 metres tall. Wale Road is about 52 metres above sea level, making the top elevation of the building 129 metres — the equivalent to Haida Drive at Cairndale Road on Triangle Mountain. The peak of Langford’s Mill Hill is 197 metres high.

The press is quoting absolute height from sea level? The comparison between housing developments on nearby mountains appears to suggest this building will overshadow local hillsides :?:

Skyscraper Source Media Inc.



#10 aastra

aastra
  • Member
  • 9,303 posts

Posted 03 April 2007 - 06:26 PM

That's a very attractive building, in my opinion. But, like just about every highrise building in Victoria, it's way too wide.

Cut the width back by 10% and it's the slickest highrise in Victoria.

#11 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 05 April 2007 - 08:01 AM

Looks like an Albertan duo is behind this project...

'Green' provisions tacked on to Colwood highrise proposal
Planning committee suggests environmentally friendly additions to 23-storey project


BY BILL CLEVERLEY Times Colonist staff

Colwood’s planning and zoning committee has suggested some “green” provisions in recommending a proposed 23-storey condominium development on Wale Road go to public hearing.

The $44-million triangular building at 2708 Wale Rd. is proposed by Edmonton companies Aquinas Corp. and Urbia Developments.

Wessex Project Management is the local project manager. There would be 153 units in the 77-metretall building.

Colwood’s planning and zoning committee, which got its first look at the proposal Tuesday, is recommending council send the project to public hearing.

The committee added a few conditions for approval, including requiring the developer to provide 20 co-op bicycles, use underground hydro lines fronting the development, low-flow toilets, and well water rather than Capital Regional District water for irrigation.

The site is designated for low-rise apartments and densities of about 70 units per hectare (28 per acre). The developer is looking for amendments to zoning and the Official Community Plan to allow for the increased height and a density of 278 units per hectare (113 per acre).

In order to get approval for the density, Colwood policy would require the developer to pay amenity contributions of about $228,000 and development cost charges of about $344,000 for future major roads. The applicant is proposing: • $500 per unit to the affordable-housing fund; • Full cost of development of the John Stubbs school playground (about $70,000); • $15,000 for firefighting training; • $40,000 for firefighting equipment; • Donation of a site for a transit stop at Wale Road and the Galloping Goose and improvements to the Galloping Goose Trail; • Six co-op cars; • About 1.3 off-street parking spaces per unit, fewer than the required 1.4.

Skyscraper Source Media Inc.



#12 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 13 April 2007 - 08:18 AM

Silkwind highrise project heading to public hearing

By Rudy Haugeneder
News staff
Apr 13 2007

The future of a Colwood highrise development now rests with the public.

After an acrimonious debate Tuesday about a proposed 23-storey, “Silkwind” residential building on Wale Road, Colwood council decided to leave the project’s fate on the outcome of a public hearing where Colwood residents can say whether they support or oppose the development.

Council voted 5-2 to have a public hearing to find out what voters think about the $44 million Wessex Project Management highrise proposal — and get a taste of what public attitudes are towards highrise development of any kind.

But before that happens, says Mayor Jody Twa, City planners must draft a needed zoning bylaw amendment which then triggers a public hearing.

During the debate most councillors said it’s “absolutely necessary” to allow the project if the City wants to develop a downtown core around Colwood Corners.

However two councillors, Jason Nault and Cynthia Day, want any highrise development postponed until the new official community plan (OCP) and public hearings expected to take place while the plan is completed over the next year.

An OCP is a statement of objectives and policies to guide decisions on planning and land use management that charts the future growth of a municipality.

Nault and Day’s opposition has halted another proposal for Colwood Corners —- developer Les Bjola’s 11-building megaproject with towers reaching up to 29 storeys.

They control its fate because Coun. Dave Saunders and Twa have excused themselves from discussing the project due to conflicts of interest, leaving the rest of the council one vote short of amending the OCP to allow Bjola’s development to go ahead.

However, with Saunders and Twa both able to vote on the Wessex Wale Road project, approval of the project is ensured — as long as there is no strong public opposition.

All Colwood councillors promised their vote on the project will reflect what the public wants.

Councillors Carol Hamilton, Gordie Logan, Ernie Roberston, Saunders and Mayor Twa all argued the Wessex development must be allowed to go ahead now since any delays and a possible future downturn in the economy could scuttle it and any other downtown highrise project developers could bring forth.

Except for Nault and Day, councillors argued residential high rise development is necessary for two reasons: to prevent further urban sprawl and to deal with traffic congestion along Sooke Road. They said projects like those advanced by Wessex and Bjola include stations for rapid commuter bus and rail transit that is planned for the West Shore.

Peter Laughlin, president of Wessex, said the company applied for a development permit Tuesday.

Even though Colwood planners have yet to determine exactly how much the City will charge for the permit, Laughlin handed over a non-refundable deposit cheque for $12,500 as a show of good faith.

“You have to have good faith,” he said. “If (the project is) approved we intend to develop a first-class project.”

mailto:editor@goldstreamgazette.com

Skyscraper Source Media Inc.



#13 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 27 April 2007 - 11:33 AM

Colwood seeking Silk Wind amenities

By Rudy Haugeneder
News staff
Apr 27 2007

The proposed 23-storey Silk Wind residential tower for Wale Road is just a couple of bylaws away from a public hearing.

On Monday Colwood council postponed introducing bylaw amendments that would allow the project to reach up 77 metres and another outlining expensive amenities the $44 million project must give the City if the development goes ahead.

The amendments, including a change to the official community plan, are necessary before the project goes to public hearing.

The bylaw changes dealing with the 153-unit highrise at 2708 Wale Rd. call for a $2,500 per unit fee towards City parks and recreation facilities, a $500 per unit contribution to Colwood’s affordable housing reserve fund, and $73,000 to be used to buy and install a playground at the new École John Stubbs Memorial school.

The developers, Wessex Project Management, must also contribute $15,000 to buy and install public art in the Colwood Corners neighbourhood.

As well, the City wants a strip of land at the intersection of Wale and Wilfert roads to be used as a transit station, six cars for a car co-op for the project, and at least 20 bicycles to be used in a similar manner.

The bylaw also says the highrise must not cover more than 35 per cent of the building site and have 1.3 off-street parking spaces per condominium unit.

Silk Wind isn’t the only highrise project before council.

Colwood is holding a public meeting Wednesday, May 2 to examine a land-use bylaw amendment that could determine the fate of the proposed Colwood Corners mega-project involving buildings up to 29 storeys.

The meeting is in the Colwood Pentecostal Church gym at 2250 Sooke Rd., starting at 7 p.m., May 2. The public is invited to present written submissions on the amendment, which is required before the project, proposed by developer Les Bjola, can go forward.

Also required is an amendment to Colwood’s official community plan.

The amendment is currently opposed by two councillors who hold the balance of power when the amendment goes to a vote.

mailto:reporter@goldstreamgazette.com

Skyscraper Source Media Inc.



#14 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 13 May 2007 - 02:08 PM

I'm not sure if this was for Silkwind or another condo at Colwood Corners, but a cameraman was taking photos from atop a platform held up by a mobile crane on the empty lot just west of the Money Mart/Wendy's at Ocean Boulevard and the Old Island hwy. I'd say the platform was at least 200' above ground.

These photo shoots are telltale signs of a early marketing material development for a project which leads me to believe that after years of speculation the west comms may very well be inching towards their first highrise.

Skyscraper Source Media Inc.



#15 aastra

aastra
  • Member
  • 9,303 posts

Posted 14 May 2007 - 10:37 PM

So you're speculating the speculation about highrises is done and that we're finally going to see some construction instead of more real estate speculation?

#16 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 15 May 2007 - 08:00 AM

I'm speculating the photoshoot was for Silkwind.

Skyscraper Source Media Inc.



#17 Holden West

Holden West

    Va va voom!

  • Member
  • 8,555 posts

Posted 15 May 2007 - 08:43 AM

It could have been done on spec, but that opinion may be specious. In any case, I'm sure spectators found the view spectacular.
"Beaver, ahoy!""The bridge is like a magnet, attracting both pedestrians and over 30,000 vehicles daily who enjoy the views of Victoria's harbour. The skyline may change, but "Big Blue" as some call it, will always be there."
-City of Victoria website, 2009

#18 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 29 May 2007 - 07:58 AM

Colwood approves 23-storey highrise
BY BILL CLEVERLEY Times Colonist staff
What a difference a full council makes. Following a public hearing last night, Colwood councillors gave the green light, in a 5-2 vote, to a $44-million, 23-storey high-rise condo development called Silkwind on Wale Road.

The triangular building at 2708 Wale Rd. is being developed by Edmonton companies Aquinas Corp. and Urbia Developments under management of Wessex Project Management. It will be a high-end high-rise with 153 larger-thannormal units, said Wessex president Peter Laughlin. Its target market is affluent, aging boomers.

Fourteen people spoke at the public hearing, all in support.

Voting against the project were councillors Cynthia Day and Jason Nault, who have consistently spoken against approving individual high-rise projects until Colwood’s Official Community Plan is updated.

Nault said he will continue to oppose one-off development proposals until the OCP is updated, adding that 14 people speaking out of a population of 14,000 was an “abysmal” turnout.

Both Nault and Day took heat from fellow councillors for their opposition to Silkwind, given their approval almost two years ago of a 17-storey building almost next door at 2695 Nob Hill Rd..

Coun. David Saunders said he was “appalled” that Day and Nault would oppose the project after unanimous support at a public hearing. “It goes against the city’s wishes. It goes against the citizens’ wishes and I find it appalling. I’m sorry,” Saunders said. In his defence, Nault said he “had made a mistake” in voting in favour of the 17-storey building.

Day said a first draft of the new OCP could be completed in six months so a delay is not that onerous. But she said the public that comes to a council chamber is not the only public and she hears from several residents who support her position.

Colwood’s decision to move Silkwind forward comes just two weeks after councillors rejected developer Les Bjola’s proposal to rebuild neighbouring Colwood Corners in a project calling for 11 buildings of up to 29 storeys.

In the Colwood Corners vote, however, Mayor Jody Twa and Saunders had excused themselves because of potential conflict. That meant Bjola needed either Nault’s or Day’s vote to get the OCP amendment. Day was absent due to illness and Nault stayed firm to his position that the development shouldn’t be considered until the OCP review is done. With both Twa and Saunders eligible to vote, Silkwind didn’t face the same numbers crunch.

Colwood’s policies will require the developer to pay about $228,000 in amenity fees and development cost charges of about $344,000 for roads.

Payments to the city include: $1500 per unit for community amenities such as parks or playing fields or buildings such as a community centre or youth centre; $500 per unit for an affordable housing reserve; $73,000 to build playground equipment at Ecole John Stubbs; $15,000 for firefighting training; $40,000 for firefighting equipment; $15,000 for public art in the Colwood Corners area; provision of six cars to be used as a car cooperative; land for a transit stop and 20 bicycles and bike parking.

Skyscraper Source Media Inc.



#19 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 31 May 2007 - 10:20 AM

This project keeps looking more and more like it'll become a reality. Here's the website: http://www.silkwindwestshore.ca

Skyscraper Source Media Inc.



#20 Mike K.

Mike K.
  • Administrator
  • 16,121 posts

Posted 01 June 2007 - 08:39 AM

Tower to kiss colwood skyline Council approves Silk Wind project
By Rudy Haugeneder
News staff

Jun 01 2007

It’s finally happened — Colwood is getting its first mini-skyscraper to kickstart the City’s downtown core.

While the downtown envisions a mix of commercial and residential buildings, the precedent-setting, 23-storey Silk Wind residential tower won’t have a single business in it.

The 153-unit Wessex Management project slated for 2708 Wale Rd. targets the affluent 50 to 64 age group, much like even bigger towers planned for the Colwood Corners area by developers who want to build another 13 condominium-focused highrises reaching up to 31 storeys.

However, none of the other developments have reached the final zoning approval stage.

Wessex also wants to build medical facilities that will take care of the aging people moving into the West Shore and across the Capital Region.

A month ago the company unveiled plans for an 84,000-square-foot private non-critical hospital care and medical office complex on five hectares of land next to the often-overcrowded Victoria General Hospital in View Royal.

On Monday Colwood council,, following an often nasty debate, voted 5-2 to get Silk Wind construction started as soon as possible.

That will happen immediately after final approval is given at council’s June 11 meeting.

Councillors supporting Silk Wind and other downtown highrises derided the two councillors who oppose the project for not wanting any highrise development until a new official community plan is in place.

Not permitting Silk Wind would cost Colwood, the school district and Capital Region $517,000 in lost annual property tax revenue and a slightly higher one-time amount in amenities, fees and development costs charges the City stands to collect, pro-development councillors argued.

The current OCP, which is under review by professional consultants, limits construction height for the planned city centre to six storeys.

Many cities that have undergone similar reviews have redrafted OCPs to be silent on the issue of building height, leaving that matter to regular zoning bylaws that can be easily amended following a public hearing.

Saanich and Victoria, for example, govern building height via zoning bylaws.

Coun. Jason Nault, despite admitting the OCP is “totally out of date” and that the Silk Wind is “a gorgeous project” that would be a “real asset,” said he won’t support the development until the review is complete and a new community plan has been approved by the public.

Nault said he wasn’t convinced the 14 people who unanimously supported the Silk Wind project during at public hearing prior to the council meeting reflected the general view of the community.

The rest of council said the hearing plus previous public meetings have shown a large majority of Colwood residents support highrise development for the planned downtown core.

Coun. Ernie Robertson said a recent poll on CFAX radio showed 72 per cent of Colwood residents favour highrises as “more desirable than box stores and car lots” — a thinly-veiled slap at Langford with its low-rise downtown development and big box stores.

Coun. Carol Hamilton agreed, adding that box stores like Home Depot in Langford uses several times the land but provide only a fraction more property tax returns than Silk Wind would generate for Colwood — without the same traffic problems.

That didn’t impress Coun. Cynthia Day.

She asked council to postpone all highrise developments until the OCP review is complete, something she said could happen within six months if necessary.

In the end, council voted to support the $44 million project, to be built by Kinetic Construction of Victoria, for Edmonton developers Aquinas Corporation and Urbia Developments of Edmonton. Wessex is the project management company.

Once it has final approval in its hands, Wessex will order excavating to start and plans to have the foundation and underground parking complete by next March, said company president Peter Laughlin. The project is slated for completion by December, 2009.

Unlike the 11-building highrise project proposed by developer Les Bjola for the strip mall at Colwood Corners, Silk Wind only required a majority vote to both rezone the property and amend the official community plan amendment.

Because Mayor Jody Twa and Coun. Dave Saunders have a perceived conflict of interest and have excused themselves from any debate involving Bjola’s $900 million Colwood Corners project, hold-outs Day and Nault have the power to halt the project at the OCP amendment level.

A surprise attempt by Coun. Gordie Logan to get council to discuss a possible OCP bylaw amendment to get rid of all building height restrictions failed after Nault said such discussion is illegal until it has been properly advertised.

The City’s legal advisors have warned Colwood the type of amendment Logan is seeking could be perceived as an attempt to allow Colwood Corners to proceed without Nault and Day, and could potentially expose the City to a lawsuit should anyone challenge such an amendment.

mailto:reporter@goldstreamgazette.com

Skyscraper Source Media Inc.



You're not quite at the end of this discussion topic!

Use the page links at the lower-left to go to the next page to read additional posts.
 



0 user(s) are reading this topic

0 members, 0 guests, 0 anonymous users