Central El Dorado Hills Specific Plan
CEDHSP Project WITHDRAWN January 17, 2024
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Open in new tab Central El Dorado Hills Specific Plan Project-Notice of Availability of a Third Partial Recirculated Draft Environmental Impact Report
The County of El Dorado Planning and Building Department – Planning Division, as the Lead Agency, has prepared a Third Partial Recirculated Draft Environmental Impact Report (RDEIR) for the proposed specific plan identified as Central El Dorado Hills Specific Plan (CEDHSP). The Third RDEIR has been prepared in accordance with the California Environmental Quality Act (CEQA) (Public Resources Code [PRC] Sections 21000 et seq. and the CEQA Guidelines (14 California Code of Regulations [CCR] Sections 15000 et seq.). The CEDHSP DEIR (State Clearinghouse #2013022044) has been partially revised to address adoption of the statewide 2045 GHG reduction goal per Assembly Bill 1279, release of the California Air Resources Board’s 2022 Scoping Plan, and project-level implications of California Association of Restaurants vs. City of Berkeley. Therefore, the changes to the DEIR contained in this Third RDEIR are focused on updating the Air Quality and GHG sections, remodeling emissions (using an updated version of CalEEMOD), and 2022 Scoping Plan consistency analysis. There are no changes to the CEDHSP project itself.
The remainder of the DEIR previously released for public review is not a part of this recirculation.
Loading...THIRD Partial Recirculated Draft Environmental lmpact Report – NOV 27 2023
The 3rd Partial Recirculated DEIR is 2223 pages long an it’s 25mb file size exceeds the capacity of the on page viewer – the full 25MB file is HERE
The Compressed 3rd Partial Recirculated DEIR is in this on page viewer
Loading...El Dorado Hills APAC 2022 CEDHSP Findings for June 9 Planning Commission hearing
Loading...All EDH APAC Documents and exhibits submitted on June 2, 2022
June 9, 2022 Planning Commission Hearing
Hearing to consider the Central El Dorado Hills Specific Plan project to request a General Plan Amendment (A14-0003) to amend the County General Plan Land Use Map designations; Specific Plan (SP12-0002) to adopt the Central El Dorado Hills Specific Plan; Specific Plan Amendment (SP86-0002-R) to amend the El Dorado Hills Specific Plan and; Rezone (Z14-0005) of existing zone districts to Central El Dorado Hills Specific Plan zone districts; Planned Development (PD14-0004) to establish a Development Plan for the proposed development; Tentative Subdivision Map (TM14-1516) to create six large lots for the purpose of sale, lease, or financing of the development; and Development Agreement (DA14-0003) between the County of El Dorado and Serrano Associates, LLC for the proposed project on property identified by Assessor’s Parcel Numbers 121-160-005, 121-040-020, 121-040-029, 121-040-031, 120-050-001, 120-050-005, 121-120-024(portion), consisting of 336 acres, in the El Dorado Hills Community Re… |
Notice of Public Hearing April 28 2022
Loading...April 28, 2022 Planning Commission Hearing
Legistar File
Hearing to consider the Central El Dorado Hills Specific Plan project to request a General Plan Amendment (A14-0003) to amend the County General Plan Land Use Map designations; Specific Plan (SP12-0002) to adopt the Central El Dorado Hills Specific Plan; Specific Plan Amendment (SP86-0002-R) to amend the El Dorado Hills Specific Plan and; Rezone (Z14-0005) of existing zone districts to Central El Dorado Hills Specific Plan zone districts; Planned Development (PD14-0004) to establish a Development Plan for the proposed development; Tentative Subdivision Map (TM14-1516) to create six large lots for the purpose of sale, lease, or financing of the development; and Development Agreement (DA14-0003) between the County of El Dorado and Serrano Associates, LLC for the proposed project on property identified by Assessor’s Parcel Numbers 121-160-005, 121-040-020, 121-040-029, 121-040-031, 120-050-001, 120-050-005, 121-120-024(portion), consisting of 336 acres, in the El Dorado Hills Community Region, submitted by Serrano Associates, LLC; and staff recommending the Planning Commission review the Staff Report, receive public comment, recommend certification of the Central El Dorado Hills Specific Plan Revised Final Environmental Impact Report, and direct staff on recommendations to the Board of Supervisors regarding the Central El Dorado Hills Specific Plan project.
(Supervisorial District 1) (cont. 09/24/20, Item #2)
UPDATED LEGISTAR Project Documents for Planning Commission Hearing Posted begining on April 15, 2022
LEGISTAR Documents PRIOR to the Scheduled April 28, 2022 Planning Commission Hearing
18. 8A – Staff Memo 09-10-20 Request for Off-Calendar Continuance PC 09-24-20, 19. Public Comment Rcvd 06-15-20 to 07-06-20 PC 09-24-20, 20. 7A – Staff Memo 05-28-20 Request for Continuance PC 06-11-20, 21. Public Comment Rcvd 06-11-20 PC 06-11-20, 22. Public Comment Rcvd 06-10-20 PC 06-11-20, 23. Public Comment Rcvd 06-09-20 PC 06-11-20, 24. Public Comment Rcvd 06-08-20 PC 06-11-20, 25. Public Comment Rcvd 06-04-20 PC 06-11-20, 26. 6A – Staff Memo 04-15-20 Request for Continuance from April 23, 2020 to June 11, 2020 PC 04-23-20, 27. Public Comment Rcvd 04-23-20 PC 04-23-20, 28. Public Comment Rcvd 04-22-20 PC 04-23-20, 29. 5A – Staff Memo 03-20-20 Request for Continuance from March 26, 2020 to April 23, 2020 PC 03-26-20, 30. Public Comment Rcvd 03-20-20 PC 03-26-20, 31. Public Comment Rcvd 03-18-20 PC 03-26-20, 32. Public Comment Rcvd 02-18-20 to 03-09-20 PC 03-26-20, 33. 4A Staff Memo 01-22-20 Request for Continuance from February 13, 2020 to March 26, 2020 PC 02-13-20, 34. Public Comment Rcvd 02-12-20 PC 02-13-20, 35. Public Comment Rcvd 02-05-20 PC 02-13-20, 36. Public Comment Rcvd 02-04-20 PC 02-13-20, 37. Email Petitions 01-12-20 to 01-22-20 PC 02-13-20, 38. Public Comment Rcvd 01-14-20 to 01-25-20 PC 02-13-20, 39. 3A – Staff’s Powerpoint Presentation PC 01-13-20, 40. 3B – Applicant’s Powerpoint Presentation PC 01-13-20, 41. Public Comment Rcvd 01-13-20 PC 01-13-20, 42. Public Comment Rcvd 01-11-20 to 01-12-20 PC 01-13-20, 43. Public Comment Rcvd 01-10-20 PC 01-13-20, 44. Email Petitions 01-06-20 to 01-11-20 PC 01-13-20, 45. Public Comment Rcvd 01-07-20 PC 01-13-20, 46. Public Comment Rcvd 01-07-20 to 01-09-20 PC 01-13-20, 47. Public Comment Rcvd 01-06-20 PC 01-13-20, 48. Public Comment Rcvd 01-02-20 PC 01-13-20, 49. Email Petitions 01-02-20 to 01-05-20 PC 01-13-20, 50. Public Comment Rcvd 12-31-19 PC 01-13-20, 51. Email Petitions 12-22-19 to 01-01-20 PC 01-13-20, 52. Public Comment Rcvd 12-23-19 PC 01-13-20, 53. Public Comment Rcvd 12-27-19 PC 01-13-20, 54. Email Petitions 12-15-19 to 12-22-19 PC 01-13-20, 55. Public Comment Rcvd 12-12-19 to 12-20-19 PC 01-13-20, 56. Email Petitions 12-08-19 to 12-15-19 PC 01-13-20, 57. 2A – Attachment 5(1)-Draft EIR-Appendices A-L PC 12-12-19, 58. 2B – Attachment 5(3)-Final EIR Appendix L-Attachment PC 12-12-19, 59. 2C – Staff Memo 12-09-19 (Information on Commission Requested Discussion Topics) PC 12-12-19, 60. 2D – Staff Memo 12-09-19 (Technical Analysis-Final EIR Appendix L) PC 12-12-19, 61. 2E – Staff Memo Attachment-Transportation Impact Analysis-Oct 2015 PC 12-12-19, 62. 2F – Staff Memo Attachment-Appendix A-Existing Conditions Technical Calculations PC 12-12-19, 63. 2G – Staff Memo Attachment-Appendix A-Cumulative Technical Calculations PC 12-12-19, 64. 2H – Staff’s Powerpoint Presentation PC 12-12-19, 65. 2I – Applicant’s Powerpoint Presentation PC 12-12-19, 66. Public Comment Rcvd 12-11-19 to 12-12-19 PC 12-12-19, 67. Public Comment Rcvd 12-11-19 PC 12-12-19, 68. Public Comment Rcvd 12-09-19 PC 12-12-19, 69. Email Petitions 12-01-19 to 12-08-19 PC 12-12-19, 70. Public Comment Rcvd 12-06-19 PC 12-12-19, 71. Public Comment Rcvd 12-05-19 PC 12-12-19, 72. Public Comment Rcvd 12-04-19 PC 12-12-19, 73. Public Comment Rcvd 12-03-19 PC 12-12-19, 74. Public Comment Rcvd 11-27-19 to 12-02-19 PC 12-12-19, 75. Email Petitions 11-24-19 to 12-01-19 PC 12-12-19, 76. Public Comment Rcvd 11-20-19 PC 12-12-19, 77. Public Comment Rcvd 11-18-19 PC 12-12-19, 78. Email Petitions 11-17-19 to 11-24-19 PC 12-12-19, 79. A – Staff Report PC 11-14-19, 80. B – Attachment 1-Central El Dorado Hills Specific Plan PC 11-14-19, 81. C – Attachment 2-Proposed Edts to Specific Plan PC 11-14-19, 82. D – Attachment 3-Draft Public Facilities Financing Plan PC 11-14-19, 83. E – Attachment 4-Draft Development Agreement PC 11-14-19, 84. F – Attachment 5(1)-Draft Environmental Impact Report PC 11-14-19, 85. G – Attachment 5(2)-Recirculated Draft Environmental Impact Report PC 11-14-19, 86. H – Attachment 5(3)-Final Environmental Impact Report PC 11-14-19, 87. I – Attachment 6-General Plan Consistency Analysis PC 11-14-19, 88. J – Attachment 7-Fiscal Impact Analysis PC 11-14-19, 89. K – Attachment 8-CEQA Findings of Fact and Statement of Overriding Considerations PC 11-14-19, 90. L – Attachment 9-Mitigation Monitoring and Reporting Program PC 11-14-19, 91. M – Staff Report Exhibits A-K PC 11-14-19, 92. N – Notification Map PC 11-14-19, 93. O – Notification Map-Sacramento County Detail PC 11-14-19, 94. P – Proof of Publication-Mountain Democrat PC 11-14-19, 95. Q – PowerPoint Presentation PC 11-14-19, 96. R – Applicant’s PowerPoint Presentation PC 11-14-19, 97. Public Comment Rcvd 11-14-19 PC 11-14-19, 98. Public Comment Rcvd 11-12-19 PC 11-14-19, 99. Public Comment Rcvd 11-07-19 PC 11-14-19, 100. Public Comment Rcvd 11-06-19 PC 11-14-19, 101. Public Comment Rcvd 11-05-19 PC 11-14-19, 102. Public Comment Rcvd 11-04-19 PC 11-14-19, 103. Public Comment Rcvd 10-30-19 PC 11-14-19
Legistar Attached Files for Planning Commission Hearing saved on EDH APAC Website
- 9A Staff Report
- 9B Proposed CEDHSP Land Use
- 9C Proposed Changes To Specific Plan
- 9D CEDHSP Public Facilities Financing Plan
- 9E CEDHSP Draft Development Agreement ADDED APRIL 26, 2022
- 9F (1) CEDHSP RFEIR (COMPRESSED File Size from 197MB to 48MB)
- 9G (2) CEDHSP RFEIR
9F (1) CEDHSP RFEIR (duplicate posted to Legistar COMPRESSED File Size from 197MB to 48MB)- 9H (3) CEDHSP RFEIR (Reduced File Size from 114MB to 53MB)
- 9I General Plan Consistency
- 9J Fiscal Impact Analysis
- 9K CEQA Findings
- 9L Mitigation Monitoring and Reporting Program
- 9M Technical Responses to Traffic Comments
- 9N Staff Reports Exhibits A-K
- 9O CEDHSP Applicant Presentation
- 9P Staff’s PowerPoint Presentation (ADDED APRIL 19, 2022)
- 9Q Applicants CEDHSPTraffic Presentation (ADDED APRIL 20, 2022)
EDH APAC Public Comments Submitted for April 28, 2022 Planning Commission Hearing
Loading...June 10, 2021 El Dorado Hills APAC comments regarding the second recirculated DEIR
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NOTICE OF AVAILABILITY -SECOND Recirculated Draft Environmental Impact Report
Loading...SECOND PARTIAL RECIRCULATED DRAFT EIR CENTRAL EL DORADO HILLS SPECIFIC PLAN
Loading...El Dorado Hills APAC Central El Dorado Hills Specific Plan Subcommittee Report
El Dorado Hills APAC formed a Subcommittee to review and provide findings for the Central El Dorado Hills Specific Plan project. The Subcommittee Report is displayed below, along with attached exhibits. El Dorado Hills APAC will be reviewing the findings at the January 8, 2020 EDH APAC meeting, and voting on the Subcommittee recommendations.
Loading...2Exhibit_JRichard_CEDHSP Objections
Loading...3Exhibit_NKniffin-Jennings_CEDHSP
Loading...4Exhibit_19-1670 – Public Comment Rcvd 12-11-19 PC 12-12-19
Loading...Additional Planning Commission Hearings Scheduled
From the County of El Dorado Planning Department:
During today’s agenda review meeting with Planning Commission Chair Gary Miller, Dave Livingston, and Tiffany Schmid, the following Planning Commission hearing schedule was determined for the Central El Dorado Hills Specific Plan project. This will allow several opportunities for public testimony and also comply with the Board’s direction on November 5th to hold a Special Meeting in January 2020 in El Dorado Hills during the evening.
**Public Testimony will be taken at the November, December and January (Special Meeting) hearings and then closed for Planning Commission deliberation and action at the final hearing in January/February 2020.
Hearing #1 – November 14, 2019 Regular Planning Commission Meeting (Building C Hearing Room)(meeting to be continued to December 12, 2019)
Hearing #2 – December 12, 2019 Regular Planning Commission Meeting (Building C Hearing Room) (meeting to be continued to Special Meeting in January 2020 in El Dorado Hills-evening)
Hearing #3 – January, 13 2020 Special Planning Commission Evening Meeting – El Dorado Hills
District Church – 7000 Rossmore Ln, El Dorado Hills, CA 95762 6PM – 10PM
(meeting to be continued to Regular Meeting in January/February 2020)Hearing #4 – January/February 2020 Regular Planning Commission Meeting (Building C Hearing Room)Hearing #4 March 26 2020 Regular Planning Commission Meeting (Building C Hearing Room)Hearing #4 April 23 2020 Regular Planning Commission Meeting (Building C Hearing Room)
Hearing #4 June 11 2020 Regular Planning Commission Meeting (Building C Meeting Room)
NOTICE OF PUBLIC HEARING
November 14, 2019 El Dorado County Planning Commission
Loading...Final Environmental Impact Report -Legistar Attachment H
File Size too large for online viewer – 76 MB
Central El Dorado Hills Specific Plan – Legistar Attachment B
File Size too large for online viewer – 38 MB
Draft Environmental Impact Report – Legistar Attachment F
File Size too large for online viewer – 74 MB
Recirculated Draft Environmental Impact Report – Legistar Attachment H
File Size too large for online viewer – 53 MB
Draft Development Agreement – Legistar Attachment E
Loading...Planning Commission Hearing November 14, 2019
Hearing to consider the Central El Dorado Hills Specific Plan project to request a General Plan Amendment (A14-0003) to amend the County General Plan Land Use Map designations; Specific Plan Amendments (SP12-0002 and SP86-0002-R) to amend the El Dorado Hills Specific Plan and adopt the Central El Dorado Hills Specific Plan; a Rezone (Z14-0005) of existing zone districts to Central El Dorado Hills Specific Plan zone districts; a Planned Development (PD14-0004) to establish a Development Plan for the proposed development; a Tentative Subdivision Map (TM14-1516) to create six large lots for the purpose of sale, lease, or financing of the development; and a Development Agreement (DA14-0003) between the County of El Dorado and Serrano Associates, LLC for the proposed project on property identified by Assessor’s Parcel Numbers 121-160-005, 121-040-020, 121-040-029, 121-040-031, 120-050-001, 120-050-005, 121-120-024(portion), consisting of 336 acres, in the El Dorado Hills Community Region, submitted by Serrano Associates, LLC; and staff recommending the Planning Commission review the Staff Report, receive public comment, recommend certification of the Central El Dorado Hills Specific Plan Final Environmental Impact Report, and direct staff on recommendations to the Board of Supervisors regarding the Central El Dorado Hills Specific Plan project.
(Supervisorial District 1)
Body
DISCUSSION / BACKGROUND
Request to consider General Plan Amendment A14-0003/Specific Plan Amendment SP12-0002/Rezone Z14-0005/Specific Plan Amendment SP86-0002-R/Planned Development PD14-0004/Tentative Subdivision Map TM14-1516/Development Agreement DA14-0003/Central El Dorado Hills Specific Plan submitted by Serrano Associates, LLC for the proposed Central El Dorado Hills Specific Plan (CEDHSP) consisting of the development of Serrano Westside planning (234 acres) and Pedregal planning areas (102 acres). The project is based on the following entitlement requests:
(A) General Plan Amendments:
(1) An amendment to the County General Plan Land Use Map designation of subject lands in the CEDHSP from High Density Residential, Multifamily Residential, Commercial, Open Space, and Adopted Plan-El Dorado Hills Specific Plan (AP-EDHSP) to Adopted Plan-Central El Dorado Hills Specific Plan (AP-CEDHSP) and CEDHSP land use designations Village Residential-Low, Village Residential-High, Village Residential Medium-High, Village Residential Medium-Low, Civic-Limited Commercial, Open Space, and Community Park; and
(2) An amendment to the County General Plan Land Use Map designation of transferred lands approximately 136 acres in AP-EDHSP as Open Space in CEDHSP;
(B) El Dorado Hills Specific Plan (EDHSP) Amendments:
(1) An amendment to the EDHSP to transfer approximately 142 approximately acres (currently within Serrano Village D-1, Lots C and D and a portion of open space by Village D2) affecting portions of Assessor’s Parcel Numbers 121-040-20, 121-040-29, 121-040-31, and 121-120-24 from the EDHSP area to the CEDHSP area; and
(2) An amendment to the EDHSP to transfer a total of approximately 0.50 acre affecting a portion of Assessor’s Parcel Number 121-160-05 from the former Executive Golf Course area to the EDHSP area;
(C) Specific Plan Adoption:
Adoption and implementation of a comprehensive plan (CDEHSP) regulating the development and management of up to 1,000 dwelling units, 11 acres of civic-limited commercial use, approximately 15 acres of public community park, one acre of neighborhood park, and approximately 174 acres of natural open space. The CDEHSP adoption includes adoption of its Public Facilities Financing Plan;
(D) Rezone:
(1) Rezone existing zoning districts from Single Unit Residential, Single Unit Residential-Planned Development, Multi Residential, Recreational Facility, High Intensity, and Open Space to CEDHSP zone districts Multi-family Residential-Planned Development Medium Density and High Density, Single-Family Residential-Planned Development, Civic-Limited Commercial-Planned Development, Community Park, and Open Space-Planned Development; and
(2) Rezone existing zoning district of transferred lands in AP-EDHSP as Open Space-Planned Development;
(E) Large Lot Tentative Subdivision Map:
Division of the CEDHSP plan area into six large lots for purposes of sale, lease, or financing of the development within the specific plan area;
(F) Planned Development Permit: Establishment of a Development Plan for the proposed CEDHSP development that includes construction of up to 1,000 dwelling units if age-restricted housing is provided, up to 50,000 square foot of limited commercial or civic uses, and establishment of approximately 51 percent of the site for open space area and park uses; and
(G) Development Agreement: Enter and execute a Development Agreement between the County of El Dorado and Serrano Associates, LLC for the CEDHSP.
The property, identified by Assessor’s Parcel Numbers 121-160-005, 121-040-020, 121-040-029, 121-040-031, 120-050-001, 120-050-005, 121-120-024(portion), consisting of 336 acres, is located in the El Dorado Hills Community Region and is adjacent to El Dorado Hills Boulevard north of US 50. The proposed Serrano Westside planning area is east of the El Dorado Hills Boulevard and Serrano Parkway intersection. The proposed Pedregal planning area is west of El Dorado Hills Boulevard between Wilson Boulevard and Olson Lane, adjacent to the Ridgeview subdivision, Supervisorial District 1. (County Planner: Mel Pabalinas) (Environmental Impact Report prepared; State Clearinghouse No. 2013022044)
CONTACT
Mel Pabalinas
Planning and Building Department
Planning Division
Legistar Documents
El Dorado County Project Document Links prior to 2019 are BROKEN
SP 12 0002 – CENTRAL EL DORADO HILLS SP
Number of Lots: 1028
Project Description
PROPOSED CENTRAL EL DORADO HILLS SPECIFIC PLAN CONSISTING OF APPROXIMATELY 1,028 RESIDENTIAL UNITS, 50,000 SQUARE FOOT OF COMMERCIAL, 84.9 ACRES OFOF OPEN SPACE, AND 15.3 ACRES OF RECREATIONAL PARKWITHIN 250-ACRE PROJECT SITE. THE REQUEST INCLUDESAN AMENDMENT TO THE EXISTING EL DORADO HILLS SPECIFIC PLAN.
8/25/2016 Informational Workshop – Planning Commission
2/26/2013 Notice of Preparation/Notice of Scoping Meeting
On April 22, 2016, the County released a Notice of Availability (NOA) of a Partial Recirculated Draft Environmental Impact Report (RDEIR) for the proposed Central El Dorado Hills Specific Plan (CEDHSP). The RDEIR includes revisions to Section 3.6 (Greenhouse Gas Emissions), Chapter 4 (Alternatives Analysis), and Chapter 5 (Other CEQA Considerations), which included information pertaining to GHGs. The remainder of the previously released Draft EIR is not part of this recirculation. The RDEIR is available for public and agency review for a 45-day review period. Comments are due by 5:00 p.m. on Monday, June 6, 2016.
From the CEDHSP Project Fact Sheet
The Central El Dorado Hills Specific Plan is a development project proposed by Serrano Associates, LLC. The proposed project would provide for development of up to 1,000 dwelling units, 11 acres of civic limited commercial use (50,000 square feet of commercial use), 15 acres of public village park, 1- acre neighborhood park and 168 acres of natural open space. The proposed project site covers 341 acres in the vicinity of El Dorado Hills Boulevard between Olson Lane and U.S. Hwy 50. The proposed project consists of two planning areas: Serrano Westside and Pedregal. For a more detailed project description, please see the Draft EIR on the project website
Central El Dorado Hills Specific Plan Draft Environmental Impact Report
On November 20, 2015, the County released a Notice of Availability (NOA) of a draft Environmental Impact Report (EIR) which will analyze the potential environmental effects of the proposed Central El Dorado Hills Specific Plan (CEDHSP). The Draft EIR was available for a 90-day public review and comment period which closed at 5:00 p.m. on Friday, February 19, 2016. An Open House about the Project and the Draft EIR was held on Wednesday, December 2, 2015 from 6 p.m. to 8 p.m. at Oak Meadow Elementary School, 7701 Silva Valley Parkway, El Dorado Hills.
Located in El Dorado Hills, the CEDHSP is a proposed mixed-used development of 341 acres of land consisting of approximately 1,000 dwelling units and 50,000 square feet of commercial along with 169 acres of Open Space (50% of the project area) and 15 acres parkland. The CEDHSP includes a draft Public Facilities Financing Plan (PFFP) analyzing the anticipated improvements necessary to implement the development.
(The documents below are in PDF format and should be viewed with Adobe Reader.)
- Notice of Availability Draft EIR Central El Dorado Hills Specific Plan – November 20, 2015 Posted 11-20-2015
- Central El Dorado Hills Specific Plan Draft EIR Chapters 1 through 7 (661 pages, 62,276 KB) Posted 11-20-2015
- Central El Dorado Hills Specific Plan Draft EIR Appendices (638 pages, 73,810 KB) Posted 11-20-2015
- Central El Dorado Hills Specific Plan Public Review Draft, August 2015 Posted 11-20-2015
- Central El Dorado Hills Specific Plan Public Facilities Financing Plan Executive Summary, October 2015 Posted 11-20-2015
- Central El Dorado Hills Specific Plan Public Facilities Financing Plan, October 23, 2015 Posted 11-20-2015
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