Copperstone Planned Development 

Comment Deadline: June 26 by 5pm
Send Comments to: Rocky Robbins, Planner for the Okanogan County Office of Planning and Development
Email: rrobbins@co.okanogan.wa.us  (you can copy the county commissioners on your email:  cbranch@co.okanogan.wa.us, andy.hover@co.okanogan.wa.us, jneal@co.okanogan.wa.us)
Address: 123 5th Ave. N, Suite 130, Okanogan, WA 98840

Copperstone is another name for the Burma Shores vacation development in the lower valley that was first proposed in 2008, and again in 2020. The location is 277 acres of vacant alluvial and shrub steppe habitat on the east bank of the Methow River, in a sparsely populated area between Methow and Pateros. At one time, the lower portion of the property served as an orchard; in 2008 the seasonal irrigation rights for the orchard were proposed to be “re-timed” to allow residential development. Despite the assertion in the Methow Valley News, the re-timing process is not yet complete, and the project does not necessarily have the ability to use the water for homes.  

There have been significant changes since the original proposed subdivision. The latest version is a Planned Development of 56 lots, with 43 homesites now proposed to be densely clustered close to the river. “Recreational facilities”, a lodge, ponds and a storage facility are also planned for the site.  

 We Need to Raise a Strong Community Voice
The County has opened a public comment period through June 26, prior to the environmental review process. This means that the county wants to know what the community thinks about the proposal and its potential impacts prior to making a determination. We have heard concerns about Copperstone from many valley residents: concerns about impacts to local residents from traffic, increased property taxes, lack of infrastructure, impacts to fish and wildlife, and a clear preference to invest our limited resources in affordable housing rather than luxury development. 

We are encouraging everyone to use this public comment opportunity to weigh in, to give the county a clear picture of the community’s interests and concerns regarding these kinds of projects. Your comments need not be technical; it’s most important to use your own voice and share your personal perspective.  

We have outlined our top 3 concerns here – what are yours? Tell the county by June 26! 

If approved, this Development would be the very first “retiming” project in the valley, converting seasonal agricultural water rights to year-round domestic water rights. Converting seasonal water rights for year-round use is a big deal, and not easily accomplished. A lot of developers are watching this project closely, and they will replicate Copperstone’s strategy if it is successful. This could lead to more high-density developments replacing agricultural land throughout the watershed. MVCC believes that water retiming projects should be used sparingly and prioritized for affordable housing close to or within the valley’s existing towns. 

Densely clustered Septic tanks adjacent to the river are highly likely to impact water quality, contaminate ground and surface water, and harm fish and wildlife. Copperstone proposes to use on-site septic for each individual lot, with 43 lots planned within or adjacent to the Shoreline environment. An expert report commissioned by MVCC in 2014 shows that the aquifers in the valley, particularly along the river, are “unconfined” – meaning they lack a protective impermeable layer that keeps pollutants out. This makes our aquifers highly susceptible to contamination from septic discharge and other land use activities. Nearby wells, groundwater and the river itself could be affected, impacting residents, river recreation and fish species. The county has a responsibility to protect our water quality by preventing unneccessary harm to these critical aquifers.  

The Development is planned for a location with no services nearby and will bring significantly more traffic to the area, without considering wildfire or emergency safety. Located between Methow and Pateros, the development has no nearby infrastructure or services to support it, so property owners will be driving in and out to access services. As proposed, Copperstone has one access road for 56 lots. The road intersects with a narrow dirt road (Burma) near a bridge crossing the Methow river. Area residents and first responders could be impacted during emergencies if escape routes are blocked by cars attempting to exit the development and blocking the roadway. Allowing dense development in remote rural areas with limited services is a recipe for disaster.