Copperstone Planned Development

PATEROS – Among the topics currently under discussion by the Okanogan County Board of County Commissioners and the Office of Planning and Development (P&D) is the Copperstone Planned Development between Methow and Pateros. According to documents filed with the P&D, Copperstone is applying for permits to construct 56 residential lots and related facilities on 275.5 acres of former orchard and grazing land on the east side of the Methow River and south of the Burma Road bridge that crosses the river and connects with SR 153. The site is about two miles south of the town of Methow and 8.25 miles north of the City of Pateros.

Of the 275 acres mentioned approximately 63.4 acres would involve development, 190.5 acres of community-owned open space, and 21.6 acres of privately-owned open space. Included would be “internal paved roadways, various sizes of individual residential lots, an 11-acre solar farm to support power needs at the site, and shared community amenities including a lodge, man-made pond, park with picnic pavilion, and community open space with seasonal pedestrian trails,” the project description said.

The development has been in the works for more than a decade and earlier versions have been submitted to the county. The county originally approved the preliminary plat in 2008 but those permits have since expired. They were resubmitted for approval in 2020 by which time the county had rezoned the property from an R-5 to an R-1 zone, reducing the lot yield and increasing minimum lot size requirements. Then In 2021, the county updated its Comprehensive Plan. This is the third version that Copperstone has submitted.

Earlier public comments on the project predictably drew opposition citing issues of water availability, air quality, traffic, and wildlife.

In a letter to the county P&D last April, Ian Faulds, senior planner for LDC, Inc., responded to each of those concerns in turn:

Water: “The applicant has proof of water rights to 56 homes for the proposed project,” Faulds wrote.

Air quality: “This project proposes paving of all access roads to the site, which will limit dust after construction is completed and the inclusion of solar panels for energy production will reduce the overall need for fossil fuel-based pollutants from energy production in the region,” said Faulds. “All required mitigation of former orchard land will be completed as part of this project.”

Traffic: “A traffic impact analysis has been prepared by Kimley Horn in November 2022 for this project,” Faulds wrote.

Wildlife: “A SEPA checklist has been prepared in March 2023 and a majority of the site will be maintained as open space. Additional reports have been prepared addressing critical areas, impacts, and wildlife habitat,” wrote Faulds. “Finally, a designated mule deer habitat is provided in the eastern portion of the project area.”

At the BOCC meeting on Monday, June 6, a county resident voiced concern over the permit applications materials as incomplete or inaccurate. Planning Director Pete Palmer and Commissioner Chris Branch concluded that any application must be complete and accurate before a decision can be made.