May 10, 2023 - Minutes
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Development Permit Panel
Wednesday, May 10, 2023
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Time: |
3:30 p.m. |
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Place: |
Remote (Zoom) Meeting |
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Present: |
John Irving, General Manager, Engineering and Public Works, Acting Chair Peter Russell, Director, Sustainability and District Energy
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The meeting was called to order at 3:30 p.m.
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MINUTES |
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It was moved and seconded |
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That the minutes of the meeting of the Development Permit Panel held on Wednesday, February 15, 2023, be adopted. |
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CARRIED |
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1. |
(REDMS No. 6913890)
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APPLICANT: |
Flat Architecture Inc. |
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PROPERTY LOCATION: |
8951, 8971 Spires Road and 8991 Spires Gate |
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INTENT OF PERMIT: |
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1. |
Permit the construction of 22 townhouse units and two secondary suites at 8951, 8971 Spires Road and 8991 Spires Gate and the surplus portion of Spires Road on a site zoned “Parking Structure Townhouses (RTP4)” zone; and |
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2. |
Vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum lot width from 40 m to 33.5 m; and |
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(b) |
reduce the minimum lot area from 2,400 m2 to 2,000 m2. |
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Applicant’s Comments |
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Rajinder Warraich, Flat Architecture Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 1), provided background information on the proposed development, including its site context, site layout, architectural design, building elevations, and exterior cladding materials and colours, highlighting the following: |
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22 residential units and two secondary suites are proposed in three townhouse blocks; |
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the proposal includes two Basic Universal Housing Units (BUH) units; |
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a future lane will be provided along the west property line of the subject site and a pedestrian walkway is proposed along the site’s south property line; |
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the Tudor style architecture of the townhouse buildings is consistent with the recently completed townhouse development to the south; |
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the entrance to the parking podium and the main pedestrian entrance to the building are located along Spires Road; |
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the central courtyard on the podium level is surrounded by the three townhouse blocks; |
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stairs are proposed on Spires Gate and Spires Road frontages to provide pedestrian access to the podium; |
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two common outdoor amenity areas are provided on the podium level; |
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private outdoor spaces will be provided for townhouse units at grade and on the podium level; and |
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lighting will be provided along the future lane along the west property line and along the pedestrian walkway to the south of the subject site. |
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Ruchir Dhall, Architecture Panel Inc., added that the landscape design for ground-oriented units in the proposed development matches the landscaping of the recently completed neighbouring townhouse development. Also, he noted that other main landscape features of the project include distinct landscaping for semi-private and common outdoor amenity spaces to provide visual separation, separation between the picnic area and community gardens on the podium level outdoor amenity area, and flowering plants and ornamental shrubs will be installed at the site’s pedestrian entrance near the intersection of Spires Gate and Spires Road. |
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Staff Comments |
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Wayne Craig, Director, Development, noted that (i) there are two technical variances proposed for the project relating to the site area and site geometry which were noted at the time of rezoning, (ii) there is a Servicing Agreement associated with the project which include, among others, frontage improvements and utility works along Spires Gate and Spires Road, (iii) two Basic Universal Housing (BUH) units are included in the project, and (iv) the project has been designed to achieve Step Code Level 3 of the BC Energy Step Code. |
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Panel Discussion |
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In reply to a query from the Panel regarding potential security concerns on the future lane along the west property line, Mr. Warraich noted that (i) there are no grade changes from the future lane to the subject site and adjacent developments, and (ii) proposed measures to address potential security and safety concerns include locating the children’s play area overlooking the future lane, installing larger windows on the side of residential units adjacent to the future lane, installing lighting along the lane, and temporarily treating the future lane as a private space including installing a fence and gate until the lane will be fully developed in the future. |
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In reply to a query from the Panel regarding access from the parkade to the residential units, Mr. Warraich noted that (i) there is no direct access from the parkade to the residential units except for the two secondary suites, and (ii) an exit stair is provided in the parkade to provide access to residential units on the podium level. |
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In reply to a query from the Panel regarding how the project would achieve Step Code Level 3 of the BC Energy Step Code, Mr. Warraich stated that the project will be using a high efficiency condenser system in addition to other proposed sustainability measures. |
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In reply to a query from the Panel regarding the provision of parking in the proposed development, Mr. Warraich confirmed that some of the residential parking spaces will be in tandem arrangement. |
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In reply to a further query from the Panel, Mr. Craig confirmed that there is a restrictive covenant to prohibit the conversion of the tandem garage area into habitable or storage space and to ensure that both parking spaces are assigned to the same dwelling unit. |
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Correspondence |
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Jose Gonzalez, 8935 Cook Crescent (Schedule 2) |
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Mr. Craig noted that Mr. Gonzalez raised concerns regarding construction impacts to the neighbourhood including pedestrian safety, vehicle safety, overall access to the neighbourhood, and continuity of frontage treatments, landscaping and sidewalks. |
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In reply to Ms. Gonzalez’s concerns, Mr. Craig noted that (i) should the project proceed, it would be required to provide a Construction Parking and Management Plan as a condition of Building Permit issuance, (ii) the plan will be reviewed and approved by the Transportation Department, (iii) the City is aware of construction related concerns in the area and is carefully monitoring the situation, (iv) residents could contact the City’s Bylaw Department should they have any construction related concern in the area, (v) overall access to the neighbourhood would be addressed by the Construction Parking and Management Plan, (vi) the proposed development will be providing sidewalks along their frontages, (vii) the sidewalk along the Spires Road frontage of the proposed development will be connected to the recently installed sidewalk along the adjacent townhouse development to the south. |
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Gallery Comments |
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None. |
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Panel Discussion |
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The Panel expressed support for the project, noting that its design has addressed potential security and safety concerns. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would: |
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1. |
permit the construction of 22 townhouse units and two secondary suites at 8951, 8971 Spires Road and 8991 Spires Gate and the surplus portion of Spires Road on a site zoned “Parking Structure Townhouses (RTP4)” zone; and |
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2. |
vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
reduce the minimum lot width from 40 m to 33.5 m; and |
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(b) |
reduce the minimum lot area from 2,400 m2 to 2,000 m2. |
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CARRIED |
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2. |
(REDMS No. 7202148) |
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APPLICANT: |
Orion Construction |
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PROPERTY LOCATION: |
9800 Van Horne Way |
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INTENT OF PERMIT: |
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Permit the construction of two multi-tenant light industrial buildings at 9800 Van Horne Way on a site zoned “Light Industrial (IL)”. |
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Applicant’s Comments |
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Jeremy Paquin, Orion Construction, Ruchir Dhall, Architecture Panel Inc. and Darcy Forcier, D. Force Design Inc., with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 3), introduced the project and provided background information on the proposed development including its site context, site layout, design rationale, architectural design, exterior cladding materials, and proposed sustainability measures, highlighting the following: |
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the two proposed multi-tenant light industrial buildings will provide a total of 44 units as strata titled units; |
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vehicular access to the site is provided on River Drive and Van Horne Way; |
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outdoor amenity spaces for employees are distributed throughout the site; and |
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design changes in response to Advisory Design Panel comments relating to pedestrian safety and accessibility, hard and soft landscaping, outdoor amenity spaces, location of amenities such as garbage enclosure, and number of electric vehicle (EV) charging stations to be provided have been incorporated in the project. |
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Jessica Thiessen, Krahn Group of Companies, with the aid of the same visual presentation, briefed the Panel on the main landscaping features of the project, noting that (i) planting along the perimeter of the site and pockets of planting throughout the parking area have been added, (ii) proposed planting materials are native and adapted species that will provide four season interest, and (iii) existing trees along the south property line will be retained. |
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Anabella Alfonzo Raffalli, Aartplace, with the aid of the same visual presentation, provided background information on the public art in the project, noting that (i) the proposed public art has gone through the City’s public art process, (ii) public art will be installed on the plaza area at the northwest corner of the subject site, (iii) the public art concept references the history of Richmond and surrounding landmarks and natural elements, and (iv) sustainable painting materials will be used for the public art. |
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Staff Comments |
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Mr. Craig noted that (i) there will be a Servicing Agreement associated with the project for frontage works along Van Horne Way and River Drive and City utility works, (ii) out of a total of 21 existing trees on the site, seven trees along the south property line will be retained and 14 trees will be removed either due to poor health condition or due to being impacted by building demolition and construction, (iii) 40 new trees are proposed to be planted on the site, exceeding the City’s required 2:1 replacement ratio, and (iv) a Statutory Right-of-Way over a portion of the south property line will be provided to help in the installation of a future City road on the CP Rail corridor. |
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Panel Discussion |
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In reply to queries from the Panel, the applicant noted that (i) there would be future rooftop mechanical units with improvements by future tenants, (ii) the high parapets on the buildings would screen the rooftop mechanical units from views from the street, (iii) the building rooftops in the subject site would be visible from Canada Line, (iv) proposed species of planting materials in the plaza area at the northeast corner of the site are small and grow vertically and would not interfere with the proposed seating in the area, (v) Building B has been designed with dock loading for large trucks while Building A has been designed to accommodate loading for smaller vehicles, (vi) maintenance of the public art surface painting will be addressed through the strata property management plan, (vii) overall, there is a smaller amount of glass in the proposed development compared to those of residential buildings, and (viii) there is provision for individual units in the two buildings to install their own EV charging stations for all their parking stalls. |
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Discussion ensued regarding the long-term maintenance of public art in the project and in reply to a query from the Panel, Mr. Craig confirmed that the project’s development permit will be registered on title and staff will work with the strata to ensure that the landscape and public art will be maintained. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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Panel Discussion |
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The Panel expressed support for the project, noting that it is well thought out and the proposed landscaping and public art would enhance pedestrian, cyclist and motorist experience in the area. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would permit the construction of two multi-tenant light industrial buildings at 9800 Van Horne Way on a site zoned “Light Industrial (IL)”. |
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CARRIED |
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3. |
(REDMS No. 7181149)
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APPLICANT: |
Talvinder Jagde |
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PROPERTY LOCATION: |
10151 Ainsworth Crescent |
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INTENT OF PERMIT: |
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1. |
Permit the construction of a coach house at 10151 Ainsworth Crescent on a site zoned “Single Detached with Granny Flat or Coach House Edgemere (REI)”; and |
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2. |
Vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
increase the maximum setback that a coach house is permitted to be located from the south property line from 2.0 m to 5.95 m; and |
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decrease the minimum setback that a coach house is permitted to be located from the north property line from 2.0 m to 0.90 m. |
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Applicant’s Comments |
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Talvinder Jagde, with the aid of a visual presentation (attached to and forming part of these minutes as Schedule 4), provided background information on the proposed development, including its site context, architectural design, unit layout, and exterior cladding materials, highlighting the following: |
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the proposed variances are requested to locate the proposed coach house outside of the tree protection zone of a significant tree on the neighbouring property to the south; |
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the proposed coach house has been designed to minimize impacts to neighbouring properties due to the requested setback variances; |
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there are no windows proposed on the north and south sides of the coach house to address concerns of overlook into the neighbouring properties; |
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the proposed coach house will complement the character of the principal dwelling through the use of similar materials, finishes and colours; |
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the proposed location of the coach house will not overshadow neighbouring properties; |
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landscaping will be installed to provide screening and privacy for the yards of neighbouring properties; and |
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the proposed coach house will achieve Step Code 3 of the BC Energy Step Code. |
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Panel Discussion |
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Discussion ensued regarding the proposed landscaping under the dripline of the significant retained tree and as a result of the discussion, staff were directed to work with the applicant to ensure protection of the root zone and survivability of proposed plantings under the tree. |
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Correspondence |
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None. |
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Gallery Comments |
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None. |
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Panel Decision |
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It was moved and seconded |
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That a Development Permit be issued which would: |
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1. |
permit the construction of a coach house at 10151 Ainsworth Crescent on a site zoned “Single Detached with Granny Flat or Coach House Edgemere (REI)”; and |
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2. |
vary the provisions of Richmond Zoning Bylaw 8500 to: |
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(a) |
increase the maximum setback that a coach house is permitted to be located from the south property line from 2.0 m to 5.95 m; and |
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(b) |
decrease the minimum setback that a coach house is permitted to be located from the north property line from 2.0 m to 0.90 m. |
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CARRIED |
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4. |
New Business |
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It was moved and seconded |
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That the Development Permit Panel meeting tentatively scheduled on Thursday, May 25, 2023 be cancelled. |
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CARRIED |
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5. |
Date of Next Meeting: June 14, 2023 |
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ADJOURNMENT |
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It was moved and seconded |
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That the meeting adjourn (4:35 p.m.). |
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CARRIED |
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Certified a true and correct copy of the Minutes of the meeting of the Development Permit Panel of the Council of the City of Richmond held on Wednesday, May 10, 2023. |
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John Irving |
Rustico Agawin |