Exhibit D - PLZZ-23-00011 - Copper Falls CMPA - Project Narrative - PZ20260623.pdf

Copper Falls Project Narrative 
2025 Major Community Master 
Plan Amendment 
Parcel 1 
 
Miller Road and Southern 
Bowman Project No.  
050965-01-001 
City of Buckeye Case No.  
PLZZ-23-00011 
 
Melcor Developments Arizona, Inc. 
Bowman 
6751 North Sunset Blvd 
Suite 325 
Glendale, AZ 85305 
623.299.8980 | bowman.com 
                                                                          December 29, 2025 
3R PLZZ-23-00001 RECEIVED DEC 30 2025 MW

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 1 
 
 
 
 
 
PROJECT TEAM 
 
 
Developer/Owner 
Melcor Developments Arizona, Inc. 
6930 E. Chauncey Lane, Suite 135 
Phoenix, Arizona 85054 
Contact: Graeme Melton 
Regional Manager 
t. (403) 818-6344 
e. gmelton@melcor.ca  
Project Planner 
Bowman 
6751 N. Sunset Boulevard 
Glendale, Arizona 85305 
Contact: Dawn Marie Fortuna, AICP 
Principal Planner 
t. (480) 772-7271 
e. dfortuna@bowman.com

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 2 
 
Overview 
As the community desires change, landowners work to develop their properties to meet those demands and 
support Buckeye’s vision. Melcor has long been committed to Buckeye with their holdings in Algodon and Miller 
60.  As markets change, Melcor requests flexibility from the City to allow a permitted use change within the Copper 
Falls Community Master Plan (CMP). This step requires a Major CMP Amendment to allow multifamily as a 
permitted use within the Commercial land use designation of Parcel 1.  
 
While the proposed CMP Amendment includes the overall Copper Falls CMP, Parcel 1 comprises the subject 
request. The overall Copper Falls CMP lies within the City of Buckeye jurisdictional limits, as shown in Figure 1 
below.  
 
Figure 1 
 
Regional Location Map

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 3 
 
Existing and Proposed Community Master Plan History  
2005 Approved Community Master Plan (CMP) 
The 275-acre Copper Falls Community Master Plan (CMP) was approved on October 18, 2005, by the Buckeye City 
Council. The CMP Land Use Plan consisted of two Commercial parcels and one Medical/Office parcel totaling 46 
net acres, as well as six Single-Family Residential development parcels totaling 229 acres and supporting 857 
residential lots.  
 
The CMP was planned with several goals in mind. Among those are providing a blend of single-family residential 
neighborhoods that support a mix of lots sizes and well-planned open space and providing commercial and 
potential employment development opportunities for the development and immediate region.  The CMP land use 
plan from 2005 is reflected below.  
 
 
CMP Land Use Plan (2005)

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 4 
 
2018 Approved Community Master Plan Amendment (CMPA) 
In 2018, the TGV Investments LLC development team proposed a CMPA to modify approximately 176.5 acres of 
the overall 275-acre approved CMP. Within the 2005 CMP approval, this 176.5-acre area included four residential 
development parcels. The Revised CMPA was modified to reflect three residential parcels and one elementary 
school parcel and superseded the 2005 CMP. As reflected below in CMP Land Use Plan (2018). 
 
 
CMP Amendment Land Use Plan (2018)

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 5 
 
2023 Approved Community Master Plan Amendment (CMPA) 
In 2023 (approved 2024), the IndiCap Inc. development team proposed a CMPA to modify approximately 72.29 
acres of the overall 275-acre approved CMP and denoted it as Copper Falls III. Within the 2005 CMP approval, this 
176.5-acre area included four residential development parcels. The Revised CMPA was modified to allow for the 
development of a combination of multi-family residential (including areas restricted to single story), commercial 
and open space. The 2023 Amendment Area currently consists of Parcels 6-9, and the proposed Conceptual Land 
Use Plan includes an additional parcel: Parcel 10 for commercial uses. Parcels 6 and 7 are designated MF, Single 
Story; Parcel 8 is designated as MF, Two Story; Parcel 9 is designated as MF, Multi-Story; and Parcel 10 is 
designated Commercial. As reflected below in CMP Land Use Plan (2023). 
 
 
Copper Falls III CMP Amendment Land Use Plan (2023)

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 6 
 
2025 Proposed Community Master Plan Amendment – Subject Request 
This proposed Amendment is presented by Melcor and solely encompasses a change of allowed uses for the Parcel 
of interest, Parcel 1 (±19.48 gross acres, ±17.09 net acres). The CMPA, once approved, will allow for multifamily 
as a development option on Parcel 1 under its current Commercial land use within Copper Falls. Currently, the CC 
obsolete zoning district allows for multiple family dwellings, which mirrors the adjacent commercial zoning on all 
remaining corners of Miller Road and Southern Ave. With the proposed CMPA, Parcel 1 will therefore provide 
development options conforming with existing adjacent commercial zoning.  
 
Site and Surrounding Area 
The subject parcel is located on the northwest corner of Miller Road and Southern Avenue within the Copper Falls 
CMP and City of Buckeye jurisdictional limits. Known as Parcel 1, the site is further identified by Maricopa County 
Assessor Parcel Number (APN) 504-40-011D within Section 30, Township 1 North, Range 3 West of the Gila and 
Salt River Base and Meridian, Maricopa County, Arizona.   
The site is bounded on the east by Miller Road and on the south by Southern Avenue and is currently an 
agricultural farm. Refer to Table 1 below for the list of existing land uses surrounding the subject property. 
 
Table 1 – Existing Surrounding Land Uses of Parcel 1  
Direction 
Existing Zoning 
Existing Land Use 
General Plan Land Use Designation  
North 
Planned Community (PC) 
with CMP Overlay 
Single Family Residential 
(Copper Falls) 
Master Planned Community 
East 
Planned Residential (PR) 
and Commercial Center 
(CC) 
Single Family Residential 
(Miller Manor), and 
Commercial (Vacant) 
Neighborhood 
South 
Commercial Center (CC) 
Commercial (Vacant) 
Neighborhood 
West 
Planned Community (PC) 
with CMP Overlay 
Single Family Residential 
(Copper Falls), Vacant 
Master Planned Community 
 
Description of Request 
This CMPA proposes an additional permitted land use within the Commercial designation for Parcel 1 within 
Copper Falls to allow multifamily residential. Parcel 1 will remain within the existing CMP with an underlying 
Commercial land use but will better complement the area with the added permitted multifamily use. With this 
option, the subject parcel can serve as a density buffer for the adjacent single-family homes within Copper Falls. 
Allowing multifamily as an opportunity for future development of Parcel 1 provides flexibility depending on what 
the ultimate development demand is when the property is in the site planning phase. The adjacent commercial 
zoning (CC) reflected by Table 1 presents the possibilities of residential development and allowing Parcel 1 to have 
that consideration will emulate existing conditions. Development standards for the proposed added multifamily 
use are provided in Table 3.

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 7 
 
Land Use Table 
An updated Land Use Summary (See Table 2 below) has been provided with the CMP Amendment. Parcel 1 
represents the Amendment Area.  
Table 2: Land Use Summary 
Parcel 
Ownership 
Land Use 
Acres 
(Gross) 
Units 
(Range) 
Density 
(Range) 
2 
Forestar USA Real Estate Group Inc 
SF - Residential 
83.27 
250-416 
3-5 
3 
Pulte Home Company LLC 
SF - Residential 
58.47 
175-292 
3-5 
4A 
Buckeye Elementary School District 
Educational 
8.95 
NA 
NA 
4B 
Buckeye Elementary School District 
Open Space 
7.56 
NA 
NA 
5 
Pulte Home Company LLC 
SF - Residential 
18.26 
55-91 
3-5 
6 
Copper Falls Buckeye 72 Acres LLC 
MF - Residential 
9.28 
92 
10 
7 
Copper Falls Buckeye 72 Acres LLC 
MF - Residential 
13.90 
139 
10 
8 
Copper Falls Buckeye 72 Acres LLC 
MF - Residential 
18.47 
277 
15 
9 
Copper Falls Buckeye 72 Acres LLC 
MF - Residential 
14.79 
369 
25 
10 
Copper Falls Buckeye 72 Acres LLC 
Commercial 
16.48 
NA 
NA 
 
2025 - CMP Amendment Area 
1 
Melcor Developments Arizona Inc 
Commercial (with 
MF as added 
Permitted Use) * 
±19.48 
292-468 
15-24 
*Note: Development standards for multifamily development can be found in Table 3.

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 8 
 
Development Standards 
The guidelines below mirror those of a development zoned MF-2 to best represent a multifamily development. 
Table 3 below will provide clarity on standards. All regulations not covered within this CMPA will follow the most 
current version of the Buckeye Municipal Code.  
 
Table 3: Development Standards 
 
Development Standards 
 
 
Commercial Option 
Multifamily Option  
Maximum Density  
N/A 
No max 
Minimum Building Separation 
N/A 
10’  
Minimum Front Setback 
20’ 
20’ 
Minimum Side Setback * 
0’/20’ ** 
20’*** 
Minimum Rear Setback 
20’ 
20’*** 
Site Perimeter (Street-Side) 
Landscaping 
15’ 
15’ 
Minimum Driveway Aisle 
N/A 
24’ 
Maximum Building Height 
45’, not including 8’ parapet 
45’, not including 8’ parapet *** 
Maximum Building Coverage 
50% 
95% 
Open Space % (of gross area) 
10% 
10% 
Park Space % (of gross area) 
No Minimum 
5% 
 
*: 0’ side setback (attached commercial, commercial condo, etc.) allowed between similar uses, i.e., commercial 
adjacent to commercial.  
 
**: Separate building pads for commercial uses adjacent to residential uses require a 20’ side setback. 
 
***: Separate building pads for multifamily uses adjacent to residential uses require the following building 
setbacks based on height:  
 
Adjacent to single family residential*** 
Distance from property line (20’ Min.) Maximum Height 
20-29’ 
25’ 
30-39’ 
35’ 
40’+ 
45’

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 9 
 
Land Uses 
CMP Amendment Commercial Permitted Uses 
Two commercial parcels within Copper Falls total over 43 gross acres. The sites are located along a central corridor 
for ease of access. The two parcels are designated to serve individuals within the CMP, surrounding residences, 
and office areas, whether developed with a commercial or residential use. Surrounding commercial properties at 
the Miller Road and Southern Avenue intersection complement this parcel, and the added permitted use (Item x 
in Table 4) will mirror development possibilities for this area. 
Table 4: Permitted Uses 
Permitted Uses 
a.       Commercial, retail, and service establishments 
b.       Retail sales, showroom, and office 
c.       Professional, business, and administrative offices 
d.       Personal service businesses including, but not limited to, beauty and barber shops, laundry, and 
dry-cleaning establishments 
e.       Restaurants and restaurants with bars 
f.        Drive through businesses including, such as but not limited to, fast food restaurants, banks, dry 
cleaning, and pharmacies 
g.       Banking and financial services 
h.       Childcare facilities 
i.         Libraries 
j.         Educational Uses 
k.       Copying and printing businesses 
l.         Medical offices and clinical laboratories 
m.     Veterinary offices and clinical laboratories 
n.       Convenience uses including drive-in uses 
o.       Gas/Service stations, including automobile repair and/or convenience stores; 
p.       Grocery stores 
q.       Health clubs, including but not limited to, aerobics/dance/gymnastics and martial arts studios 
r.        Sales/leasing offices and association 
s.        Cellular communications facilities with a Conditional Use Permit 
t.        Religious facilities 
u.       Entertainment uses including museums, theaters, cinemas, auditoriums, and places of public 
assembly, excluding adult theaters and adult live entertainment 
v.       Mini storage 
w.     Other appropriate uses as approved by the Community Development Director  
on a case-by-case basis 
x.       Multiple family dwelling

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 10 
 
Land Use Master Plan 
The Non-Amendment land use areas of Copper Falls will remain a mix of residential and nonresidential land use 
parcels incorporating the 2018 and 2023 amendments. Please refer to Proposed CMP Amendment Land Use Plan 
(2025) below reflecting the revised unit and density range for a multifamily land use option on Parcel 1 only.  
 
Proposed CMP Amendment Land Use Plan (2025) 
 
Ownership for Parcels 6-10 changed from the 2023 CMP Amendment and is reflected in the Land Use Plan above. 
 
Public Utilities and Services 
Water and Wastewater 
Given the residential developments within and surrounding Copper Falls, the allowance of a multifamily housing 
option will not put excess strain on existing infrastructure, alter acceptable land use patterns, nor affect the 
existing character of the area. The proposed change to allow multifamily development on Parcel 1 does not pose 
a threat to the existing plans for the area and instead presents an exciting opportunity for the developer, existing 
community, and the potential residents it will serve.

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 11 
 
While a proposed multifamily residential use would require more water and sewer capacity demands than a 
commercial site would, as shown with the comparison demand calculations below, the impacts to the surrounding 
infrastructure would be minimal. The project is a part of the Phase 3 water demands and sewer Outfall #1 South, 
as detailed in the Preliminary Master Water and Wastewater Reports for Copper Falls CMP, prepared by Wood 
Patel in 2018.  
Based on Table 3 of Section 3-1 of the Buckeye Engineering Design Standards, required fire flow for commercial 
developments is 3,000 gallons per minute, whereas the required fire flow for high-density residential 
developments is 2,000 gallons per minute. Because of this, the change from commercial to high-density residential 
will not have negative impacts on the existing infrastructure in Miller Road and Southern Avenue. Based on the 
2017 City of Buckeye Integrated Water Master Plan, the existing 15-inch sewer in Miller Road has adequate 
capacity to receive additional flows from this project.  
Water and sewer service is provided by City of Buckeye. To take a conservative approach, the numbers calculated 
in the table below are based on 24 du/acre, representing a highest-case scenario for water demands and 
wastewater flows. Actual demands, flows, and infrastructure capacities will need to be computed and evaluated 
during the site planning phase of any future developments. If it is determined during the site planning phase that 
additional capacity cannot be supported, developers will need to address that at that time. 
 
Water and wastewater demand calculations for the 2018 CMP and 2025 CMP Amendment are included in the 
Appendix for further reference as well.

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 12

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 13

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 14 
 
Copper Falls CMP Amendment Sewer Pipe Capacity 
Location 
Peak Flow 
Diameter 
Min. Slope 
Manning’s 
n 
Normal 
Depth 
d/D 
(gpd) 
(gpd) 
(%) 
(in) 
Connection to 
Southern Ave 
Sewer 
252,720 
8.0 
0.40 
0.013 
4.1 
0.51 
Southern Ave 
Connection to Ex. 
Miller Sewer 
504,944 
10.0 
0.24 
0.013 
6.3 
0.63 
 
Fire Protection 
The site will be serviced with fire protection from the City of Buckeye. Fire Station 706 is located at 25821 W. 
Magnolia Street, Buckeye, AZ 85326 approximately 3 miles northwest of the site. 
Police Protection 
The site will be serviced with police protection from the City of Buckeye. The nearest police station is located at 
100 N Apache Road, Suite D, Buckeye, AZ 85326 approximately 2.3 miles southeast of Parcel 1. 
Maintenance & Streetlight Improvement District 
The amended area is still within the Copper Falls Community Master Plan Maintenance Improvement District 
(MID) and Streetlight Improvement District (SLID) and will conform as needed to these stipulations. 
Traffic 
Traffic mitigation measures will be considered using a Traffic Impact Analysis to provide proper access points on 
the arterial roadways (Miller and Southern) and any warranted traffic signals. Environmental resources will be 
maintained or preserved if needed, while the provision of open spaces on-site will promote active lifestyles. 
City of Buckeye Development Code  
The proposed amendment area will comply with the City of Buckeye Development Code. The CMP Amendment 
has been prepared with reliance on and under consideration of the current Buckeye Development Code (last 
amended November 20, 2025).

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 15 
 
Conformance with City of Buckeye General Plan 
With the need to provide adequate housing options within the City’s boundaries, developers’ ability to foster 
quality and livable residences is a necessity in the City’s vision. This proposed CMPA supports Buckeye’s ambition 
by allowing developers to implement innovative housing opportunities that align with Buckeye’s goals of 
administering a sustainable and functional residential community.  
 
Demand for housing in the state continues to increase, with a November 2022 study from the ASU Morrison 
Institute for Public Policy reflecting a 270,000-housing unit shortage. Buckeye is a prospering city and attractive 
opportunities for employment and livability will continue to drive the demand for housing in the city. The 
provision of multifamily as an option for Parcel 1 provides an effective transition from the single-family 
residences in the Copper Falls community to potential commercial uses on the NEC of Miller Road and Southern 
Road. The following section demonstrates that the additional permitted use for multifamily aligns with Buckeye’s 
need for housing and overall development guidelines. Providing Parcel 1 with this discretion contains mutual 
benefits for the developer, City, and its residents. 
 
a) Goal G-1 
a. To guide a pattern of land use that provides opportunities for diverse, active lifestyles, and 
excellent quality of life. 
By creating an innovative housing option that complements the existing single family housing 
stock in the area, the provision of high-quality and amenities/open spaces will foster better lives 
for the residents within it.  
 
b. Policy G-1.1 
i. Development within the Neighborhood land use designation should provide opportunities for inte
grated community uses that support and complement the area, such as schools, 
places of worship, preserved open spaces like parks, public safety facilities, and suportive neighbo
rhood commercial and high-density residential uses at appropriate intensities and locations. 
The proposed permitted use change and addition will allow the parcel to provide the 
necessary open space requirements while providing higher density housing options.  
 
b) Goal G-2 
a. Residential development is considerate of existing adjacent residential development.  
With the proposed multifamily residential product, there is an opportunity to provide a needed 
transition between the single family in the Copper Falls Community Master Plan and the 
commercial areas adjacent to the site. 
 
b. Policy G-2.2 
i. Multifamily development should provide enhanced architectural and / or site design 
features and provide appropriate buffers and/or setbacks when adjacent to existing 
single‐family residential uses.  
The proposed product will feature intentional design features with high quality amenities 
and housing for potential residents. The appropriate setbacks and landscape buffers will 
be provided according to the Development Code.

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 16 
 
c) Goal G-7 
a. Buckeye has a strong employment base providing a range of job opportunities with competitive 
salaries.  
The continued attractiveness of Buckeye as a hub for economic activity and job growth will 
warrant the need for increased housing supply as the population living and working in the City 
expands.  
 
d) Goal G-17 
a. Buckeye has a diverse stock of housing types, styles, and options for all incomes.  
The provision of high-quality multi-family housing can assist the City in reaching its goal to 
diversify the housing available in Buckeye while also accommodating a variety of incomes. 
Allowing multifamily housing on this parcel will provide the possibility to develop increased 
affordable residential product in Buckeye. 
 
e) Goal G-19 
a. Buckeye has attractive, high quality, and healthy neighborhoods.  
This proposed permitted use, and the adjacent residential developments can cohesively function 
to provide diverse housing opportunities that mirror the General Plan’s goals for thriving 
neighborhoods with character. 
 
 
Conclusion
Melcor is a committed partner in the City of 
Buckeye and looks forward to moving this 
development forward with an option for 
multifamily development in the future. We are 
respectfully asking for support and approval of 
the Major Community Master Plan Amendment 
request proposed in this narrative.

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 17 
 
APPENDIX 
UPDATED CMP EXHIBITS 
Land Use Master Plan 
 
CMPA EXHIBITS 
Legal Description 
Copper Falls 2018 CMP & 2025 CMPA Water and Sewer Calculations

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 18 
 
 
 
 
 
 
 
 
 
 
 
LAND USE MASTER PLAN

intended merely to assist in exploring how the project might be developed. Signage 
shown is for illustrative purposes only and does not necessarily reflect municipal 
code compliance. All colors shown are for representative purposes only. Refer to 
material samples for actual color verification. 
PAGE  
4 
25111  BROADWAY RD 
BUCKEYE, AZ  - PHX22-0088-00  
06.05.2023  
 
 
 
 
 
 
EXHIBIT 5 - 
LAND USE MASTER PLAN 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Parcel 
Ownership 
Use 
Acres 
Unit Range 
(EST) 
Density Range 
(EST) 
1 
MELCOR DEVELOPMENTS ARIZONA INC 
Commercial 
19.48 
2 
Forestar USA Real Estate Group Inc 
Residential 
83.27 
250 to 416 
3 to 5 
3 
Pulte Homes Company LLC 
Residential 
58.47 
175 to 292 
3 to 5 
4A 
Buckeye Elementary School District 
Education 
8.95 
NA 
NA 
4B 
Buckeye Elementary School District 
Open Space 
7.56 
NA 
NA 
5 
Pulte Homes Company LLC 
Residential 
18.26 
55 to 91 
3 to 5 
6 
Residential (MF - Single 
Story) 
9.28 
92 
10 
7 
Residential (MF - Single 
Story) 
13.9 
139 
10 
8 
Residential 
(MF - Two Story) 
18.47 
277 
15 
9 
Residential 
(MF - Multi Story) 
14.79 
369 
25 
10 
Commercial 
16.48 
NA 
NA 
 
 
 
 
 
 
This conceptual design is based upon a preliminary review of entitlement requirements 
and on unverified and possibly incomplete site and/or building information, and is 
 
2023 COMMUNITY MASTER PLAN - EXHIBIT 5 - LAND USE MASTER PLAN 
APPROVED
SUBJECT TO CONDITIONS
Buckeye City Council
June 18, 2024
292 to 468
15 to 24
Copper Falls Buckeye 72 Acres LLC
Copper Falls Buckeye 72 Acres LLC
Copper Falls Buckeye 72 Acres LLC
Copper Falls Buckeye 72 Acres LLC
Copper Falls Buckeye 72 Acres LLC
2019 
2023 
2025 CMP AMENDMENT AREA

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 19 
 
 
 
 
 
 
 
 
 
 
 
LEGAL DESCRIPTION

PAGE 1 OF 1 
 
 
Bowman • 1600 N Desert Drive, Suite 210 • Tempe, Arizona 85288 • P: 480.629.8830 
January 16, 2023 
Project # 050965-01-406 
 
 
LEGAL DESCRIPTION 
 
THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 1 NORTH, RANGE 3 WEST, OF 
THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS 
FOLLOWS: 
 
BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION 30, FROM WHICH POINT THE EAST QUARTER 
CORNER OF SAID SECTION 30 BEARS NORTH 00°38’11” EAST, A DISTANCE OF 2618.75 FEET; 
 
THENCE SOUTH 88°41’26” WEST, ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER, A DISTANCE 
OF 849.34 FEET; 
 
THENCE DEPARTING SAID SOUTH LINE, NORTH 00°37’21” EAST, A DISTANCE OF 834.53 FEET; 
 
THENCE NORTH 44°39’05” EAST, A DISTANCE OF 266.22 FEET; 
 
THENCE NORTH 88°41’11” EAST, A DISTANCE OF 599.42 FEET; 
 
THENCE SOUTH 89°21’49” EAST, A DISTANCE OF 65.00 FEET TO THE EAST LINE OF SAID SOUTHEAST 
QUARTER; 
 
THENCE SOUTH 00°38’11” WEST, ALONG SAID EAST LINE, A DISTANCE OF 1017.54 FEET TO THE POINT 
OF BEGINNING. 
 
CONTAINING 848,518 SQ.FT. OR 19.4793 ACRES, MORE OR LESS.

2025 Major CMP Amendment  
Copper Falls Project Narrative  
NWC Miller Rd & Southern Ave 
December 29, 2025 
 
Page | 20 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2018 CMP & 2025 CMPA WATER AND SEWER DEMAND 
CALCULATIONS

Phase 1
Low and Medium Density Residential (Parcel 2)
2408
83.27
200,514
        
360,925
        
601,542
School (Parcels 4A and 4B)
2600
16.51
42,926
          
77,267
          
128,778
Phase 1 Total
.243 MGD
.438 MGD
.73 MGD
Phase 2
Low and Medium Density Residential (Parcels 3 & 5)
2408
76.73
184,766
        
332,579
        
554,298
Phase 2 Total
.185 MGD
.333 MGD
.554 MGD
Phase 3
-
Commercial (Parcel 1)
2000
17.09
34,180
          
61,524
          
102,540
Low and Medium Density Residential (Parcels 6 & 7)
2408
50.81
122,350
        
220,231
        
367,051
Commercial/Office (Parcels 8 & 9)
2000
29.41
58,820
          
105,876
        
176,460
Phase 3 Total
.215 MGD
.388 MGD
.646 MGD
Grand Total
.644 MGD
1.158 MGD
1.931 MGD
*These values are based on the preliminary planning numbers from the 2025 Buckeye Engineering Standards Manual: Chapter 3 and the acreage per the land use table.
Water Demand Calculations
Copper Falls 2018 CMP
Project No. 050965
Land Use
Demand 
(GPD/ac)
Area (ac)
Average Day 
demand (gpd)
Maximum Day 
Demand 1.8 x 
ADD
Peak Day 
Demand 3.0 x 
ADD

Phase 1
Low and Medium Density Residential (Parcel 2)
2408
-
83.27
-
200,514
       
360,925
        
601,542
School (Parcels 4A and 4B)
2600
-
16.51
-
42,926
          
77,267
          
128,778
Phase 1 Total
.243 MGD
.438 MGD
.73 MGD
Phase 2
Low and Medium Density Residential (Parcels 3 & 5)
2408
-
76.73
-
184,766
       
332,579
        
554,298
Phase 2 Total
.185 MGD
.333 MGD
.554 MGD
Phase 3
High Density Residential (Parcel 1)**
-
235
17.09
468
135,685
       
244,233
        
407,055
Low and Medium Density Residential (Parcels 6 & 7)
2408
-
50.81
-
122,350
       
220,231
        
367,051
Commercial/Office (Parcels 8 & 9)
2000
-
29.41
-
58,820
          
105,876
        
176,460
Phase 3 Total
.317 MGD
.57 MGD
.951 MGD
Grand Total
.745 MGD
1.341 MGD
2.235 MGD
** The High Density Residential is assuming 10% Turf Open Space (4,325 gpd/ac) and 60% Developed Open Space/Public Right-of-Way (1,786 gpd/ac) for Landscaping Water Demand
*These values are based on the preliminary planning numbers from the 2025 Buckeye Engineering Standards Manual: Chapter 3 and the acreage per the land use table
Water Demand Calculations
Copper Falls 2025 CMP
Project No. 050965
Land Use
Demand 
(GPD/ac)
Units
Average Day 
demand (gpd)
Maximum 
Day Demand 
1.8 x ADD
Peak Day 
Demand 3.0 x 
ADD
Demand 
(GPD/unit)
Area (ac)

Outfall 1
Low and Medium Density Residential (Portion of Parcel 2)
1536
41.05
63,056
4
252,224
Commercial (Parcel 1)
1500
17.09
25,635
4
102,540
Outfall 1 Total
88,691
4
354,764
Outfall 2
Low and Medium Density Residential (Portion of Parcel 2)
1536
42.22
64,847
4
259,387
Outfall 2 Total
64,847
4
259,387
Outfall 3
Low and Medium Density Residential (Parcel 5)
1536
18.26
28,047
4
112,189
Low and Medium Density Residential (Portion of Parcel 3)
1536
17.54
26,943
4
107,772
School (Parcels 4A & 4B)
1820
16.51
30,048
4
120,193
Outfall 3 Total
85,039
4
340,154
Outfall 4
Low and Medium Density Residential (Portion of Parcel 3)
1536
40.93
62,867
4
251,468
Outfall 4 Total
62,867
4
251,468
Outfall 5
Low and Medium Density Residential (Parcels 6 & 7)
1536
50.81
78,044
4
312,177
Office (Parcel 9)
1500
5.47
8,205
4
32,820
Outfall 5 Total
86,249
4
344,997
Outfall 6
Commercial (Parcel 8)
1500
23.94
35,910
4
143,640
Outfall 6 Total
35,910
4
143,640
Grand Total
423,602
4
1,694,409
*These values are base.d on the preliminary planning numbers from the 2025 Buckeye Engineering Standards Manual: Chapter 4 and the acreage per the land use table
Sewer Demand Calculations
Copper Falls CMP 2018
Project No. 050965
Land Use
Demand 
(GPD/ac)
Area (ac)
Average Day 
demand (gpd)
Peaking 
Factor
Peak Day 
Demand 4.0 x 
ADD

Outfall 1
Low and Medium Density Residential (Portion of Parcel 2)
1536
-
41.05
-
63,056
4
252,224
High Density Residential (Parcel 1)
-
135
468
63,180
4
252,720
Outfall 1 Total
126,236
4
504,944
Outfall 2
Low and Medium Density Residential (Portion of Parcel 2)
1536
-
42.22
-
64,847
4
259,387
Outfall 2 Total
64,847
4
259,387
Outfall 3
Low and Medium Density Residential (Parcel 5)
1536
-
18.26
-
28,047
4
112,189
Low and Medium Density Residential (Portion of Parcel 3)
1536
-
17.54
-
26,943
4
107,772
School (Parcels 4A & 4B)
1820
-
16.51
-
30,048
4
120,193
Outfall 3 Total
85,039
4
340,154
Outfall 4
Low and Medium Density Residential (Portion of Parcel 3)
1536
-
40.93
-
62,867
4
251,468
Outfall 4 Total
62,867
4
251,468
Outfall 5
Low and Medium Density Residential (Parcels 6 & 7)
1536
-
50.81
-
78,044
4
312,177
Office (Parcel 9)
1500
-
5.47
-
8,205
4
32,820
Outfall 5 Total
86,249
4
344,997
Outfall 6
Commercial (Parcel 8)
1500
-
23.94
-
35,910
4
143,640
Outfall 6 Total
35,910
4
143,640
Grand Total
461,147
4
1,844,589
*These values are based on the preliminary planning numbers from the 2025 Buckeye Engineering Standards Manual: Chapter 4 and the acreage per the land use table
Sewer Demand Calculations
Copper Falls CMP 2025
Project No. 050965
Land Use
Demand 
(GPD/ac)
Units
Average Day 
demand (gpd)
Peaking 
Factor
Peak Day 
Demand 4.0 x 
ADD
Area (ac)
Demand 
(GPD/unit)