Some see it as a new commercial hub, an activity center adjacent to Eastsound. Others would prefer it stay just the way it is.

Either way, the fate of zoning in the Country Corner area is still months away from being decided.

“Regardless of the boundary we decide, it will probably be appealed to the hearings board,” senior planner Colin Maycock said at Monday’s meeting. “So I want to get it right the first time.”

The planning department has three Limited Area of More Intense Rural Development proposals for the 134-acre area in question, which was originally included in the Urban Growth Area boundary: mixed use (rural and commercial), strictly commercial, or no designation at all.

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.

The land has been deemed a LAMIRD study area because it has experienced development prior to 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.

If the area is designated a “mixed use” LAMIRD, the current density would remain the same as it is now and commercial businesses could expand. The neighborhood would work with the county on establishing requirements for setbacks, the height of buildings, and more. Maycock says land surrounding the designation would probably become zoned as Eastsound rural residential at one unit per acre.

In all activity centers, both UGAs and LAMIRDs, accessory dwelling units are considered part of the density and allowed by right. Only a building permit is needed to begin construction.

If a commercial-only LAMIRD – or no boundary at all – is decided upon, the residential lots would be changed to one unit per five acres to reflect the requirements of “rural.”

Maycock noted that a commercial boundary could later be expanded to mixed-use as the needs of the neighborhood change.

The primary disadvantage of a LAMIRD designation is the homeowners’ cost of hooking up to the proposed sewer line: between $6,000 and $8,000.

If a LAMIRD boundary is established, Eastsound Sewer and Water District plans to run a main line down Mt. Baker Road and through the LAMIRD area. 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.

If a boundary is not set, ESWD cannot run a main line unless there is a major health concern. And at that point, the state would likely become involved.

“With the neighborhoods surrounding the UGA boundaries, we’re concerned we’re going to have troublesome areas that could contaminate the aquifer,” ESWD chair Ed Sutton said. “As the area continues to grow, it’s going to be an issue. We don’t want to force anything on anyone, but we’re mandated to protect the public health. It’s better to do it now, ourselves, before the state comes in.”

Since the first LAMIRD meeting several months ago, homeowners have been concerned about the hefty price tag to hook up as well as the validity of contamination.

“We’re working on it,” Sutton said. “With the homeowners’ permission, we want to test everyone’s systems. One guy might eat a lot of veggies and have a fine system. But his neighbor might eat a lot of Ben and Jerry’s, and all that butter fat is causing a problem. If it is failing, we want people to hook up.”

ESWD is considering offering a pro-rated package to help pay for the cost.

There are currently two petitions circulating – one for and one against the LAMIRD – which the county has entered as public comment. Maycock said the county will continue to gather feedback before giving a recommendation to the planning commission. After that, the County Council will review the designation before it is put before the Growth Hearings Board.

The next meeting is scheduled for Monday, May 11 from 7 to 9 p.m. in the Eastsound Fire Hall.

“We have to listen to the community,” Maycock said. “This isn’t about what I want to do – it needs to be what the neighborhood wants.”