The future of a Country Corner “Limited Area of More Intense Rural Development” is one step closer to being decided.

The planning department will be moving forward with a commercial-only LAMIRD. The three options on the table were mixed use (rural and commercial), strictly commercial, or no designation at all. Senior Planner Colin Maycock says the decision is a compromise between those in favor of the designation and those against it.

“It will be light commercial,” said Maycock at Monday night’s meeting. “This would take it out of the Eastsound subarea plan and allow for the community to make its own development standards, like what sort of businesses can be built, setbacks, and more.”

A LAMIRD allows for the continued existence and expansion of commercial businesses, denser residential and more accessory dwelling units, and public services like sewer and water. Orcas Village, Deer Harbor, and Olga are all examples. Of the 36,000 acres on Orcas Island, 348 of them – less than one percent – are designated as commercial, industrial, or rural general use.

The land has been deemed a LAMIRD study area because it has experienced development since 1990 and it’s current density, two residential units per acre, is not rural and the Growth Management Act requires either the zoning or the density is changed. It is currently designated as a service park area in the Eastsound subarea plan, which means most kinds of commercial businesses can be constructed.

The proposed LAMIRD will encompass 16.29 acres. The residential lots surrounding it will be changed to one unit per five acres to reflect the requirements of “rural.” It is called the Country Corner LAMIRD only so the area can be easily identified; the business has no involvement with the plan.

Maycock says that by adopting a LAMIRD, it provides more control over future developments. If no LAMIRD is adopted, the area will remain zoned “Service Park” (but with lower densities) and stay in the Eastsound Subarea, which has its own building standards set.

“If we adopt a LAMIRD, it ensures that development is done well and will not impact surrounding properties. A commercial LAMIRD recognizes the current uses and limits future uses,” he said.

Several homeowners in the audience disagreed, expressing anger over the inclusion of properties as commercial that they claim have been vacant for years.

Maycock said assessors records indicated retail had occurred on the property in question, but that he would look into it again.

The discussion became even more heated, with some locals vehemently opposing the designation.

“It’s overbuilt already. Why do we need more?” Chris Butler said. He also reminded Maycock of a petition he circulated with homeowners’ signatures against the proposal.

Patty Miller, a member of the Eastsound Planning Review Commission, said she was confused by the opposition.

“I’m puzzled about the debate over this,” she said. “If we don’t allow the LAMIRD, it will allow for more of the kind of development that you say you don’t want.”

Another component causing concern are the intentions of the Eastsound Sewer and Water District, which can run a main line down Mt. Baker Road and through the area, once the LAMIRD is adopted. It would require homeowners to hook up if their current septic systems proved to be contaminating the aquifer, there is new construction, a home sells, or the use changes.

ESWD board member Ed Sutton was in attendance and addressed the audience.

“We’re not racing towards extending the sewer line,” he said. “It’s too expensive right now. You shouldn’t be considering the sewer district in this. It’s a land use issue and you shouldn’t be worrying about what may happen far into the future.”

The next step in the commercial LAMIRD process is to set development standards. The community can decide the height of buildings, what sort of businesses will be allowed, the distance of setbacks, and other standards.

Once a vision is agreed upon, Maycock will submit it to the planning commission; he hopes that will happen by August. After its approval, it will go before the Growth Management Hearings board.

At the audience’s request, Maycock will have a vision statement with possible development standards compiled by next month’s meeting on June 15. He is hoping the process will go smoothly.

“You either have your own plan for your own little area or you are part of the subarea plan, which already has its own standards,” Maycock said.