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Ord 1298 Amending Lewis County Code Chapter 17.15 Urban Growth Areas ORDINANCE 1298 BEFORE THE BOARD OF COUNTY COMMISSIONERS OF LEWIS COUNTY, WASHINGTON AN ORDINANCE OF THE COUNTY OF LEWIS,AMENDING LEWIS ) ORD 1298 COUNTY CODE CHAPTER 17 15—URBAN GROWTH AREAS ) WHEREAS, under the Growth Management Act, Lewis County is required to"designate an urban growth area or areas within which urban growth shall be encouraged and outside of which growth can occur only if it is not urban in nature " (RCW 36 70A.110(1)),and WHEREAS,these urban growth areas are typically placed around an incorporated city/town and are designed to accommodate the growth of the city/town for the following 20 years,and WHEREAS,since at least 2000,the unincorporated Urban Growth Areas in Lewis County have been regulated through a variety of different approaches,and using a variety of different standards and WHEREAS,this diversity in the regulatory approaches and the standards that apply makes the processing of permits in unincorporated Urban Growth Areas difficult for County and City staff,and WHEREAS,to address the complexities and better streamline permit review in unincorporated Urban Growth Areas Lewis County staff held a meeting with a number of the smaller incorporated communities in the County to discuss potential changes to Chapter 17 15, and WHEREAS,following the meeting,staff at the Lewis County Community Development Department prepared a draft of the revisions to reflect components of the conversation, and forwarded the document to the individual communities for review, and the department received no comments received in response to the draft,and WHEREAS,the proposed changes were considered by the Planning Commission at workshops on September 11,September 25, October 23 and November 13, 2018, and WHEREAS,staff forwarded the changes to the Washington State Department of Commerce for their 60 day review on October 17,2018 WHEREAS,the Lewis County Planning Commission held a public hearing on Lewis County Code Chapter 17 15—Urban Growth Areas on December 11, 2018,and WHEREAS,following the public hearing the Planning Commission deliberated and voted unanimously to send the proposal to the Lewis County Board of County Commissioners (BOCC)for their consideration,and WHEREAS, on January 14, 2019,the Lewis County BOCC passed a resolution to hold a public hearing on the proposed code changes, and directed the Clerk of the Board to provide notice of a hearing to be held on February 4,and December 27, 2018 I Page 1 WHEREAS,following the hearing,the BOCC found that the proposed amendments reflected the needs of area residents, met the intent and requirements of the Growth Management Act, and were in accordance with the public interest NOW THEREFORE BE IT RESOLVED that the BOCC do hereby amend the Lewis County Code as follows SECTION 1 Amend Chapter 17 15 as shown URBAN ZONES Chapter 17 15 URBAN GROWTH AREAS - CITIES Sections 17.15.010 Purpose 17.15.015 Three options. 17.15.018 Option 1 —Continued county standards. 17.15.020 Option 2—Incorporation by reference 17 15.025 Option 3—Incorporation and administration by agreement 17.15.030 Permitted uses. 17.15.010 Priority. 17 15.010 Purpose The P Q u r p o s e of this section is to .- .. - - -- - __ -_ - •_ _ -- __ __ -_ -. - -- , - - --- -- - - - - e-• - - - - - . articulate the methods to regulate Urban Growth Areas in Lewis County Such rules will facilitate the development of the-erba- -areas in a manner consistent with the comprehensive plan of the city to which the Urban Growth AreatA will ultimately be annexed [Ord 11708, 2000] 17 15.015 Three options Lewis County utilizes three options to administer Urban Growth Areas. (1) Option 1. The County administers the Urban Growth Area, and relies completely on County regulations.This option applies to cities that have not zoned their Urban Growth Area and/or do not wish to have their Urban Growth Area develop at urban densities until the time of annexation. (2) Option 2.The County administers the Urban Growth Area, and relies on County regulations, except for City zoning standards. (3) Option 3. A city administers the Urban Growth Area through standards identified in an approved interlocal agreement 17 15.018 Option 1 —Continued county standards (1)Any land within a city Urban Growth Area which is not designated in a city land use map, or for which a city does not wish to have urban growth occur prior to annexation, shall be zoned: December 27 2018 I Page 2 (a) Rural Development District at one dwelling unit per five acres (RDD-5)and treated as such within a long- term growth area until such time as the city adopts specific land use designations for the property or annexes the property. (b)All other County standards will continue to apply. 17 15.020 Option 2- Incorporation of zoning standards by reference (1)Adoption by reference. Lewis County adopts by reference by reference the comprehensive p an develop _- - _• , •_ .• -_- _-_ . et--- zoning standards adopted by the cities #in Lewis County.followinq cities. (a) Morton (b) Mossyrock (c) Napavine (d) PeEll Le)Any city where a previous interlocal agreement has been discontinued, unless the city specifically requests to be reviewed under Option 1. -: __--____:-----_-__-__--_- -__-___------__ _-_ _- be included. 1(1)Chehalis. {a)Comprehensive plan dated 7/12/99. (b)Zoning code Chapter 17 CMG. (i) Building code, UBC 1997. (ii) Plumbing and mechanical code UPC 1997• UMC 1997 (iii)Fire code, UFC 1997. (iv) Public works standards, Chapter 12 CMC. {A) Roads and bridges Chapter 12 CMC. December 27, 2018 I Page 3 {B) Sewers Chapter 12 CMC. (C)Water, Chapter 12 CMC (D) Storm sewers, Chapter 18 08 CMC (v) Port of Chehalis comprehensive plan. {2)-4449-Ften. (b)Zoning code, June 1998 Ord. 523 (c)Development standards, April 1998, Ord. 525. (i) Building co e July 1098 (1997 edition)UBC. (iii) Fire cede, July 1998(1907 edition)UBC \../ -.e - - -•:- - , h e '', ! . - , - - - - -- - (d)Critical or as and resource lands 1992 Ord #418 (3)M4ss-Yr-eck- aage+ en# 4reotory Ord 290 dated-8/13196- (i)Building code, 1997 UBC. (ii) Ping and mechanical code 1097 Uniform Plumbing Code. {iv) Public works standards. (1) Napavinc. December 27 2018 1 Page 4 - _e••e - - -- - !! ! e. •=, - - - . - .. . .•. , • - • e t.. e , - - . . . S.... •.. •_, • •, .. . - • i.+_ _ .. - ..1•, (I)Building code, Ord. 176, 1990. .. • - - - - - ---•--•-- -.. , e . ••■ ... _ ... _ , • � - -•.: - .•. _ c, •!!. --e. - ■,- ---e - - 9_ e. e, !u (5) Pe Ell - -- - ---- . - - e. - ..•- - - •• e e, •• (b)Zoning code, dated July 1997, Ord. 395. (c)Development standards ... :e_ •• erm-P-far-ing-Code- (iii)Fire code 1997 Uniform Fire Code. (4)--Toledo- (a)Comprehensive plan, originating Ord. 590, 2/3/97 (c) Critical areas and resource lands originating Ord. 600, 3/6/98. December 27, 2018 I Page 5 (e)SEPA, originating Ord. 593, 6/2/97 (f) Public works standards. (i)Building code, Ord. 533, 5/15/90. (ii)-Plumbing and mechanical code, Ord. 533, 5/15/00 ... - --- - --- - - .• •-- - e- e e . - ' -• , • (v) Sewer/water/storm water Ord 502 7/7/97 e _ •s • .._ . e. . Of.' •_ ••• 2)Zoning Requirements. To ensure that city zoning standards are effectively addressed, Lewis County will send the project applications and a review form to each city when a project occurs in their Urban Growth Area. The city should review the proposal for consistency with their underlying requirements including. (a)Whether the use is allowed in the underlying City defined zone. (b)Whether the use meets the required setbacks. (c)Whether the use meets the allowed height standards. (3)Water and Sewer Requirements Where a connection to city water or sewer is required, Lewis County will also ensure that the applicant works with the city to ensure that the project is installed according to city standards. (4) Other requirements. Beyond these basic requirements, county standards related to critical areas, building codes, SEPA, land divisions, and other items will apply. (5) Purpose. The purpose of these provisions tl s-adop.be _isJ provide a simplified method to apply.the plans and regulations of each city to the applicable Urban Growth Area. 17 15.025 Option 3— Incorporation and administration by agreement Le. _e_• • _t• - - - .• - fecal--a_ _ ••_• -___ •• _ ewing comprehensive plan, e e••_. e. - -• -e e •-• - .. ..•-- e , - -e•••-' - ' • - - e- -- - e •- e owing- December 27, 2018 I Page 6 • e. __ - - __ -e t• - A •• . •• .--• ... . - - _ - - e e •- procedural requirements applicable to-a--paetisular-use-or property, such references shall also be included-(1) Administration of Urban Growth Area through interlocal agreement. Cities may administer the review of development within their Urban Growth Areas when an interlocal agreement has been reached with Lewis County. (2) Lewis County will retain administration and permitting authority over items such as right-of way use or access permits, flood damage prevention standards, Board of Health standards, including standards for On Site Sewage Systems (LCC 8.40) and Group B Public Water Systems (LCC 8.55), code enforcement activities, and provisions for marijuana land uses. The County will also retain SEPA Lead Agency status for any County sponsored protects within the unincorporated Urban Growth Area (3) Provisions of the interlocal agreement shall govern the use and standards of the agreement. {1) Centralia Urban Growth Area {a) City of Centralia comprehensive plan• exceptions under Chapter 17.25 LCC, - - - ! _ e --• . - ening code except as expressly preempted by referenced portions of the {iv) Permits under the Uniform Building Code, Chapter 19.27 RCW and CMC Title 18. 1 .ee- (B) Plumbing and mechanical-code 1997 Uniform Plumbing Code; December 27, 2018 I Page 7 (C) Fire code, 1097 Uniform Fire Code, storm sewers, (v)Chapter 19.01 CMC (Definitions), (vi) Chapter 14.041 CMC (Curb Cuts), (vii)Chapter 10.30 CMC (Nuisances), (ix) LCC Title 17, Special uselconditional use permits. (x) LCC Title 17, Zoning interpretations and variances not inconsistent with CMC Title 20, (xi) LCC Title 12, Right of way use or access permits, (xii) LCC Title 15, Building setback regulations. (xiii) LCC Title 15, Mobile homes and commercial coaches; (xiv) LCC Title 15, Flood damage prevention, (xv)LCC Title 15 Stormwater management' Title 16. (xvii) LCC Title 2 Permits related-to code enforcement issues, (-xvi-i-i-)-L-C-C Title 12,-Telesormunisati©n-s-ai - - (xix) LCC Title 17, Airport obstruction zone permits; (xx) Chapter 16.01 CMC for SEPAew except where LCC Title 17, SEPA review, is solely applicable. A city staffer shall be designated to perform the function of responsible official under SEPA and approval, large lot sue_ 'e , - - .e-. - e. -__ . -• , _ - - • - _ - __ under LCC Title 15 with the following changes. December 27, 2018 Page 8 director of community development. (iii)The site inspection team for plats shall be the city of Centralia director of community development or his de-sinees- Ge•••• -- - e•- - • - ,- 9.:•.! •• {e)Appeals of any decisie• e . -- _• . •- •_ , _ he extent it is app-. ._ _ _ ••.e- _ • • - - ..- - • ' --- - - • - _ - - .-• • - - - -" - e - Chapter 36.70C RCW. {i) For project permit decisio- _ . _ • - -- _ _ - . _ - _ _ e. _!.! ! _ special--deputy--hearing-examiner-f©r--Lewis County,estabi shed-p, wrsusn - -Chapters-2.2-and 17.15-of-the•LewisCou• --e• - - - --- ---- - - -- ------ - - --n--gro - - - - --- ._ -• board of adjustment. (f)Authority over Lewis County board of health regulations on potable water and oe site septic systems shall be retained by Lewis County. December 27 2018 1 Page 9 (2)Winlock Urban Growth Area {a) City of Winlock comprehensive plan. '- -- --- • • • _ . -- - e. . - • . - •- - -- - - -e. -- - are expressly adopted for purpose _ _ -- - _ • - - - - - _ exceptions under Chapter 17.25 LCC, (ii)Critical areas ordinances, Chapter 17 SG (iii) City of Winlock zoning and dev- _. --• _ _ _ , - --e . - _ • - - -•-* _ _ - - -•_-* portions of the Lewis County Code, noted herein •(4\1)-C4 _ ._ _ _. --- _. _ •_ -_ •_ _- _ - _ - - _ - ..echanical fir nrl public works standards and codes, certification by the city that all elements for recording have been-reed special deputy hearing exam+ner under contract with the county. Such appeals shall be heard in city of Chapter 36.70C RCW, (f) Engineering Standards and Road Closures. Road closures and weight limitations shall be administered-by December 27 2018 Page 10 pursuant to LCC Title 12 and Chapters 36.55 and 36.75 RCW et seq., • • -e-• - - e - - -• • - --- - • e - - • -- - -' ' -- - - • . --.• • -- -- --- - - - •- ---• - - - - --• -- - - • ••••••* --ther or not a proposal is -0 FEM Good 4r-surance Rate Map(100 year floodplain), (ii) Shoreline environment designation map, (iv}-Geologically hazardous area, (v)Aquifer recharge ar a, (vi) National Wetland Inventory(NWI)area. (i)The city shall not approve any land use that causes resulting serv+se-levels to drop below adopt gels proce°s(whichever is applicable)to obtain approval of the county for such mitigation; be retained by Lewis County. [Ord. 1190 Ex. A, 2006, Ord. 1170D Ex. A, 2003] 17.15.030 Permitted uses. (4)-L-a-nd--uses-s all-be-control led- y the-land-use-designation-menthe-adopted--cer rehc-asi-ve-plan and any zoning map adopted pursuant thereto • - - --- - - • - •• - - - _ - - -- - - -- -- e • .eee e e ee•••• -- - - - - --- , --- - - " , e-... - - , - -- - - - - -- - - - e --d subsection(3)(b)of this section. Residential one unit per five acres shall permit all residential uses permitted December 27, 2018 I Page 11 {b) Public institutional"for all property owned by {Ord. 11708-299} 1-7-.15:040-Prier 2009} SECTION 2 All provisions of the Lewis County Code not specifically addressed herein shall remain in full force and effect SECTION 3 If any part of this ordinance is found to be invalid by a court of competent jurisdiction,the remainder of the ordinance shall remain valid and continue in full force and effect SECTION 4 This ordinance is in the public interest and shall be effective immediately PASSED IN REGULAR SESSION THIS 1-1 DAY OF C61/ / 2019 APPROVED AS TO FORM :OA' ! OF COUNTY COMMIS •NERS Jonathan Meyer, Prosecuting Attorney LE S COUNTY,WASHINGfl Q' By Civi Deputy Prosecuting Attorney Robert C Jackso Chair � or ATTEST Gary Sttaa—m s-r Vice Chai Rieva Lester, Clerk of the Board Edna J Fund, Corn sinner .ee•• -5 coUNTk�• • / o\y • r SINCE AI: • *t� 845r • • *fi 04W1.0, •. December 27, 2018 I Page 12 NOTICE OF PUBLIC HEARINGS BEFORE THE LEWIS COUNTY BOARD OF COUNTY COMMISSIONERS AND INTENT TO ADOPT NOTICE IS HEREBY GIVEN that the LEWIS COUNTY,WASHINGTON, BOARD OF COUNTY COMMISSIONERS will hold two public hearings on February 4, 2019, starting at or after 10.00 a m The first public hearing will consider Ordinance 1298, amendments to LCC 17 15, changes to the management of Urban Growth Areas(UGAs)for cities and towns in Lewis County These changes are intended to clarify how development is reviewed in the unincorporated UGAs of cities/towns The second public hearing will consider Ordinance 1299 the repeal of LCC 17 35, the historic Critical Areas Ordinance This ordinance was previously used for the review of agricultural uses, and has been rendered useless by the adoption of the Lewis County Voluntary Stewardship Program These public hearings will occur at the Lewis County Courthouse, Commissioners' Hearing Room, at 351 NW North Street Chehalis WA At the hearings, individuals will be invited to speak and/or provide written statements regarding the proposed changes All individuals wishing to speak are encouraged to attend Written comments may be submitted in advance of the hearing to fred.evander@lewiscountywa.gov Details about the proposal are available at https.//lewiscountywa.gov/communitydevelopment Hard copies are available at the Lewis County Community Development Department at 2025 NE Kresky Ave., Chehalis WA, at the Timberland Regional libraries located in Chehalis, Centralia Salkum Randle, Packwood, and Winlock, and at the Lewis County Senior Centers in Morton, Packwood Toledo,Twin Cities (Chehalis), and Winlock The meeting site is barrier free People needing special assistance or accommodations should contact the Commissioners' office 72 hours in advance of the meeting Pat Anderson/Publish in the Chronicle on January 15, 2019 LEWIS COUNTY PLANNING COMMISSION Robert Whannell,Chairman LETTER OF TRANSMITTAL To Lewis County Board of County Commissioners From Lewis County Planning Commission Date December 11, 2018 Subject Transmittal to the BOCC Draft Revisions to the Standards for Unincorporated Urban Growth Areas (from Lewis County Code (LCC) Chapter 17 15) Dear Commissioners. The purpose of this report is to transmit draft revisions to Lewis County Code Chapter 17 15— Urban Growth Areas—to the Lewis County Board of County Commissioners General findings of fact' 1 Under the Growth Management Act, Lewis County is required to "designate an urban growth area or areas within which urban growth shall be encouraged and outside of which growth can occur only if it is not urban in nature " (RCW 36 70A.110(1)) These urban growth areas are typically placed around an incorporated city/town and are designed to accommodate the growth of the unincorporated city/town for the following 20 years 2 Counties throughout the state have chosen a variety of methods to regulate and manage the unincorporated Urban Growth Areas of cities/towns Approaches include • The use of County regulations in the area • The County adoption of City standards within the areas • City management of the Urban Growth Areas through Interlocal Agreements 3 Since at least 2000,the unincorporated Urban Growth Areas in Lewis County have been regulated through a variety of different approaches, and using a variety of different standards 4 This diversity in permit review approaches and the standards that apply makes processing of permits in unincorporated Urban Growth Areas difficult for County and City staff The process requires the County to determine what standards apply (City or County) and tends to place the burden permit review on City staff,who often do not have training to deal with the complexities inherent in land use law, but are relied on to tell the County if a proposal is consistent with City standards complexities inherent in and use law, but are relied on to tell the County if a proposal is consistent with City standards 5 To address the complexities and better streamline permit review in unincorporated Urban Growth Areas, Lewis County staff held a meeting with a number of the smaller communities in the County At the meeting, the County and the communities developed an approach to better clarify the responsible parties for permit review in the unincorporated Urban Growth Areas 6 Staff at the Lewis County Community Development Department prepared a draft to reflect components of the conversation and forwarded the document to the individual communities for review on August 8, 2018 No comments were received in response to the request for feedback 7 The proposed changes were considered by the Planning Commission at workshops on September 11, September 25, October 23, and November 13, 2018 8 Staff forwarded the changes to the Washington State Department of Commerce for their 60-day review on October 17, 2018 6 Staff additionally provided notice of a Public Hearing on the proposed changes in the manner prescribed in LCC 17 12 050 on November 20, 2018 7 A public hearing was held by the Lewis County Planning Commission on Lewis County Code Chapter 17 15— Urban Growth Areas on December 11, 2018 8 Following the public hearing, the Planning Commission deliberated the measures and determined that the proposed amendments reflected the needs of area residents, met the intent and requirements of the Growth Management Act, and were in accordance with the public interest Conclusions Based on the above findings and conclusions,the Lewis County Planning Commission recommends that the Board of County Commissioners pass an ordinance to adopt the proposed changes to Lewis County Code Chapter 17 15 —Urban Growth Areas Being duly authorized to transmit the recommendations on behalf of the Lewis County Planning Commission, I hereby respectfully submit the document to the Lewis County Board of County Commissioners Submitted by P-4)-0 \-45-\\-tw‘rj Date (Z_ ° f f 2r)(8 Robert Whannell, Chair Lewis County Planning Commission December 11, 2018 I Page 2 of 2 108092 Hearings for Packwood, Toledo, Twin Ordinances 1298&1299 Cities (Chehalis), and Win- NOTICE OF PUBLIC lock. HEARINGS BEFORE The meeting site is barrier THE LEWIS COUNTY free. People needing spe- BOARD OF COUNTY cial assistance or accom- COMMISSIONERS AND modations should contact INTENT TO ADOPT the Commissioners' office s in advance of the NOTICE IS HEREBY GIV- 72 meetinghour. EN that the LEWIS COUNTY, WASHINGTON, Published:The Chronicle BOARD OF COUNTY January 15,2019 COMMISSIONERS will hold two public hearings on February 4, 2019, start- ing at or after 10:00 a.m. The first public hearing will consider Ordinance 1298, amendments to LCC 17.15, changes to the AFFIDAVIT management of Urban Growth Areas (UGAs) for OF PUBLICATION cities and towns in Lewis County. These changes STATE OF WASHINGTON are intended to clarify how development is reviewed in COUNTY OF LEWIS the unincorporated UGAs of cities/towns. Alysa Andrews,and/or Mandy Klemola,says that she is the legal The second public hearing clerk of will consider Ordinance 1299, the repeal of LCC TEO 17.35, the historic Critical roiittti Areas Ordinance. This or- 1 dinance was previously used for the review of a semi-weekly newspaper which has been established,published agricultural uses, and has in the English language,and circulated continuously as a been rendered the useless is g Y the adoption of t Lewis semi-weekly newspaper in the City of Centralia,and in Lewis County Voluntary Steward- County,Washington,general circulation in Lewis County for ship Program. more than six(6)months prior to the date of the first publication of the notice hereto attached,and that the said Chronicle was on These public hearings will the 7th day of July 1941 approved as a legal newspaper by the occur o the Lewis County Court of said Lewis County And that the attached is a Courthouse, Commission- Superior m, at 1 Y ers' Hearing Room, at 351 true copy and was published in regular issues(and not in NW North Street,Chehalis, supplement form)of said newspaper as LEGAL#108092 WA. At the hearings, indi- RE:Hearings for Ordinances 1298 and 1299 viduals will be invited to speak and/or provide writ- once each Ci -'Ltfor a period of 1 de2-I-1 ten statements regarding the proposed changes. All individuals wishing to commencing on 01/15/2019 and ending on 01/15/2019 speak are encouraged to attend. Written comments and both regularly distributed to its subscribers during all of said may be submitted in ad- period.That the ful • ou• ,f the fe- charged for the foregoing Vance of the hearing to: publication is th- . I.36/ f r e d e v a n d e r @lewiscountywa.gov Details about the proposal Subscri -I :id sworn to V. - 01/15/2019 are available at httpsl/le wiscountywa.gov/comm • Si l' .i1 unitydevelopment. Hard copies are available at the i,AIiMff8d Lewis County Community Notary '•'tic in and for the State of Washington, ,'oe0,A ®� 91/ Development Department res41mg at Qp'„•< � "�/ at 2025 NE Kresky Ave., � =,4e'r?.SHUN E.KPj,• s6"d Chehalis WA; at the Tim- (r.�� E,p• * • berland Regional libraries �� .���{Y located in Chehalis, Cen- L)\�© �. traiia, Salkum, Randle, • Z0� •Z v Packwood, and Winlock; P� a•, ) and at the Lewis County i •• 1;*4P `: Senior Centers in Morton, "lictiiiii$+0' BOCC A "+' DA ITEM SUMMARY Resolution. BOCC Meeting Date: Feb 04, 2019 Suggested Wording for Agenda Item Agenda Type Hearing Public hearing on Ordinance 1298 to consider changes to the management of Urban Growth Areas for cities and towns in Lewis County, LCC 17 15 Contact Lee Napier Phone 3607402606 Department. Community Development Action Needed. Approve Ordinance (traffic or other) Description The regulation of Urban Growth Areas (UGAs) in Lewis County is complex The relevant jurisdiction that administers the regulations for the areas, and the regulations that apply, are different for each community Following a conversation between the County and a number of the smaller cities in late July, the County suggested the following proposal to simplify the system Under the proposal, cities could have one of three options for how to manage their Urban Growth Areas Option 1 —The County would administer the UGA and the County regulations would apply This approach would be similar to the process that currently occurs in Toledo and Vader Option 2—The County would administer the UGA, with City assistance on certain items This approach would make all County regulations, except the County zoning requirements, applicable in a UGA In a UGA, City zoning standards would apply Option 3 —A City would administer their UGA in accordance with an mterlocal agreement and the regulations specified within the agreement The City would process any permits, though certain County requirements such as floodplam regulations, septic and private well standards, stormwater and road access would continue to apply Under the option, the approach would continue the process that currently occurs in Centralia, Chehalis and Winlock Publication Requirements: Approvals. Hearing Date. Feb 04, 2019 User Group Status Publications. Napier, Lee / Pending Chronicle Eisenberg, Eric ✓ Pending Publication Dates. Evander, Fred Pending Gatten, Cullen Pending Lester, Rieva Pending Additional Copies Lee Napier,Enc Eisenberg Cullen Gatten, Fred Evander,Pat Anderson