26-121 VENDORS OFFER FORM.PDF

Dorsey Station – Tenant Selection Plan 
 
I. 
GENERAL 
 
The information contained herein sets forth the criteria, policies, and procedures that shall be used to 
select residents. The term “Dorsey Station” used in the context of this document refers to the 
employees of Dorsey Station. 
Dorsey Station consists of affordable units available for residents at or below 30%, 50% and 60% AMI. 
It is understood that depending upon the individual property type, it may be necessary to formulate 
criteria that differ from the criteria established herein. Any deviation from these procedures must be 
requested and approved in writing in advance at the corporate level and the changes must be 
documented. 
 
The following procedures set forth the basic criteria, policies, systems and procedures that are to be 
followed in accepting applications, conducting interviews, obtaining and verifying information from 
applicants for the purpose of: 
 
• 
Accepting applications 
• 
Screening applications 
• 
Placing applicants on the waiting list 
• 
Non-discrimination, reasonable accommodation and equal 
opportunity requirements 
• 
Determining whether the household meets the conditions of 
eligibility for admission set forth in these procedures 
• 
Applying the resident selection criteria contained in these 
procedures 
• 
Determining the rent and security deposit to be charged 
• 
Determining the type and size of apartment required 
• 
Determining when applicants may be rejected 
• 
Procedures for selecting between current residents and 
applicants on the waiting list 
 
II. 
FAIR HOUSING AND EQUAL OPPORTUNITY REQUIREMENTS 
 
Dorsey Station are multi-family housing complexes designed for low-income tax credit housing. Dorsey 
Station do not discriminate on the basis of race, color, creed, religion, sex, national origin, familial or 
handicapped status in the admission or access to, or treatment, or employment in its federally assisted 
programs and activities. 
 
Dorsey Station and its employees are pledged to the letter and spirit of U.S. Policy for the 
achievement of equal housing opportunity throughout the nation. We encourage and support an

affirmative advertising and marketing program in which there are no barriers to obtaining housing. As 
applicable, it is the policy of Dorsey Station to comply fully with: 
• 
Title VI of the Civil Rights Act of 1964 
• 
Title VIII and Section of the Civil Rights Act of 1968 (as amended 
by the Community Development Act of 1974) 
• 
Executive Order 11063 
• 
Section 504 of Rehabilitation Act of 1973 
• 
The Age Discrimination Act of 1975 
• 
The Fair Housing Amendments Act of 1988 
• 
The Americans with Disabilities Act of 1990, and 
• 
State and local fair housing and civil rights laws, tenant-landlord 
laws and zoning restrictions 
 
As well as any legislation protecting the individual rights of residents, applicants or staff, which may 
subsequently be enacted. 
 
EQUAL HOUSING OPPORTUNITY 
 
Dorsey Station are Equal Housing Opportunity providers and do not discriminate against applicants or 
residents on the basis of race, color, creed, religion, sex, national origin, age, familial, or handicapped 
status. 
 
REASONABLE ACCOMMODATIONS 
 
It is illegal to reject an applicant because he or she has a handicap or disability, or for reasons that could 
be overcome by Dorsey Station’s reasonable accommodation of the applicants with disability or 
handicap. If, even with reasonable accommodation, applicants with disabilities or handicaps cannot 
meet essential program requirements or perform conditions under the lease, it is permissible to reject 
the applicant. 
Such insurmountable problems might arise because of: 
 
• 
Behavior or performance of applicant, applicant’s children, 
applicant’s other household member(s) or applicant’s guests in past housing 
• 
Inability to comply with the terms of Dorsey Station leases, or 
• 
Needed services from Property staff that represent an alteration in 
the fundamental nature of Dorsey Station programs 
 
Dorsey Station will implement all reasonable accommodations for persons with handicaps or disabilities in 
consideration of extenuating circumstances in the screening process and in regard to service animals for 
the handicapped, and all permitted criteria under HUD Handbook 4350.3 REV 1 Change 2, including 
policies that are promulgated by Federal, State or Local Laws. 
 
In accordance with Section 504 of the Rehabilitation Act of 1973, as amended, Dorsey Station will 
make reasonable accommodations for individuals with handicaps or disabilities (applicants or residents). 
Such accommodations may include changes in the method of administering policies, procedures or 
services. In addition, Dorsey Station may perform structural modifications to housing and non-housing 
facilities on sites where such modifications would be necessary to afford full access to the housing 
program for qualified individuals with disabilities.

Dorsey Station is not required to: 
1. 
Make structural alterations that require the removal or altering of 
load-bearing structural member; 
2. 
Provide an elevator in any property solely for the purpose of 
locating accessible units above or below grade level; 
3. 
Provide support services that are not already a part of its housing 
program; 
4. 
Take any action that would result in a fundamental alteration in the 
nature of the program or service; 
 
Units may be made accessible for individuals with handicaps in accordance with HUD Handbook 4350.3, 
Chapter 2, Section 2-21 or Section 2-45. 
 
 
III. 
STATEMENTS OF NON-DISCRIMINATION 
 
Dorsey Station shall not automatically deny admission to a particular group or category of otherwise 
eligible applicants. Dorsey Station will seek to prevent this situation and will not develop or implement 
procedures which create a barrier to equal housing opportunity for all. 
 
Dorsey Station shall not discriminate because of race, color, sex, religion, age, handicap, disability, 
familial status or national origin in the leasing, rental, or other disposition of housing or related 
facilities (including land), included in any development or developments under its jurisdiction or in the 
use or occupancy thereof. Dorsey Station shall not on account of race, color, sex, religion, age, 
handicap, disability, familial status or national origin: 
• 
Deny any family the opportunity to apply for housing, nor deny to any eligible 
applicant the opportunity to lease housing suitable for its needs; 
• 
Provide housing, which is different than that provided to others; 
• 
Subject a person to segregation or disparate treatment; 
• 
Restrict a person’s access to any benefit enjoyed by others in 
connection with the housing program; 
• 
Treat a person differently in determining eligibility or other 
requirements for admission; 
• 
Deny a person access to the same level of services; or 
• 
Deny a person the opportunity to participate in a planning or 
advisory group, which is an integral part of the housing program; 
• 
Deny admission of children to family housing. 
 
The Fair Housing Act prohibits discrimination based upon familial status, unless the housing is exempt as 
housing for older persons as provided for by the Fair Housing Act. 
 
Dorsey Station guarantee to all applicants and program participants the following implementations of 
its policies and procedures: 
• 
Opportunity to participate; 
• 
Equality of benefits; 
• 
Equality of opportunity; 
• 
No unnecessary differences or separateness; 
• 
No assistance to entities that discriminate; 
• 
Opportunity to serve on boards;

• 
No denial of right to a dwelling; 
• 
No discriminatory limitations of benefits; 
• 
Most integrated setting possible. 
 
IV. 
PRIVACY POLICY 
 
It is the policy of Dorsey Station to guard the privacy of individuals conferred by the Federal Privacy Act 
of 1974, and to ensure the protection of such individual’s records maintained by Dorsey Station. 
 
Therefore, except as required by law, neither Dorsey Station nor its agents, shall disclose any 
personal information contained in its records to any person or agency unless the individual about 
whom information is requested shall give written consent to such disclosure. 
 
This privacy policy in no way limits Dorsey Station’s ability to collect such information as it may 
need to determine eligibility, compute rent, or determine an applicants suitability for tenancy. 
 
All information, including information received pursuant to Section 504 of the Rehabilitation Act of 1973 
(as amended), regarding handicap or disability will be treated in a confidential manner. “Confidential 
manner” is defined as limited access by staff members and maintained in restricted, locked files. 
 
 
V. QUALIFYING FOR ADMISSION 
ELIGIBILITY REQUIREMENTS 
Applicant eligibility is not an entitlement to housing. Every applicant must meet the Resident Selection 
Criteria. There are two levels of applicant eligibility: 
Level One (1) is the Pre-Application 
 
In the first level of eligibility the following conditions are evaluated: 
 
• 
Household type, household size and household composition 
• 
Income for eligibility – household may be eligible for residency only if the household's 
income does not exceed the HUD established income limits 
• 
Identification of household members 
• 
Social Security number or certification for all members 
 
Applicants must disclose social security numbers (SSNs) for all family members and Social Security 
cards issued by the Social Security Administration or other acceptable evidence of the SSN must 
be presented at the time of application, or if no SSN has been assigned, the member must 
complete a certification that no SSN has been assigned. 
 
• 
Eligible immigration status – assistance to subsidized housing is 
restricted to the following: 
a. 
U.S. citizens or nationals; and 
b. 
Non-citizens who have eligible immigration status 
c. 
A mixed family-a family with one or more ineligible family members and 
one or more eligible family members-may receive prorated assistance,

continued assistance, or a temporary deferral of termination of 
assistance according to HUD 4350.3 Rev. 1 Change 2 
d. 
Non-citizens who hold a non-citizen student visa along with 
their non-citizen family members living with them are 
ineligible for assistance. However, spouses and children 
who are citizens may receive assistance; this family 
would be treated as a mixed family. 
 
All applicants must submit evidence of citizenship or eligible immigration status at the time of 
application. Non-citizens (except those age 62 or older) must sign a Verification Consent Form and 
submit documentation of their status or sign a declaration they do not claim eligible status. Non-citizens 
age 62 and older must sign a declaration of eligible immigration status and provide a proof of age 
document. U.S. citizens must sign a declaration of citizenship. 
 
• 
Original Birth certificates, INS card, current U.S. Passport, or 
DD214 for each member of the household 
• 
Identification of household members 
• 
Unit size needed/requested 
• 
Unit type needed/requested 
• 
Prior residency/credit information 
• 
Effectiveness of marketing strategy 
• 
Unit accessibility needed/requested 
• 
Special unit needs 
• 
Lack of criminal history 
• 
Lack of Sexual Offender history 
• 
Evictions from subsidized housing or having other evictions on your 
records 
• 
Owes any previous PHA, subsidized housing, or other apartment 
complex money 
 
 
VI. 
PROTECTIONS FOR VICTIMS OF DOMESTIC VIOLENCE, DATING VIOLENCE OR STALKING 
 
An applicant’s or program participant’s status as a victim of domestic violence, dating violence or 
stalking is not a basis for denial of rental assistance or for denial of admission, if the applicant 
otherwise qualifies for assistance or admission. The following provisions may apply: 
 
VAWA Protections: 
• 
The Landlord may not consider incidents of domestic violence, dating violence or 
stalking as serious or repeated violations of the lease or other “good cause” for 
termination of assistance, tenancy or occupancy rights of the victim of abuse. 
• 
The Landlord may not consider criminal activity directly relating to abuse, engaged in by 
a member of a tenant’s household or any guest or other person under the tenant’s 
control, cause for termination of assistance, tenancy, or occupancy rights if the tenant 
or an immediate member of the tenant’s family is the victim or threatened victim of 
that abuse. 
• 
The Landlord may request in writing that the victim, or a family member on the victim’s 
behalf, certify that the individual is a victim of abuse and that the Certification of 
Domestic Violence, Dating Violence or Stalking, Form HUD-91066, or other

documentation as noted on the certification form, be completed and submitted within 
14 business days, or an agreed upon extension date, to received protection under the 
VAWA. Failure to provide the certification or other supporting documentation within 
the specified timeframe may result in eviction. 
 
Level Two (2) of the applicant eligibility process is the Application Update 
 
At the level the following conditions are evaluated: 
 
• 
Changes/updates to the Application (if application is over 90 days 
old, a new application will be required) 
• 
Verification of income/assets/expenses 
• 
Assets and assets disposed of in past 2 years 
• 
Verification of non-financial criteria (I.e. age for an elderly 
household, student status, alien resident status) 
• 
Credit Report 
• 
Verification of eligibility for deductions 
• 
Verification of accommodation/accessibility needs  
To be eligible for admission to Dorsey Station, applicants must: 
• 
Sign all release and consent forms 
• 
Have household income that does not exceed the applicable 
income limit 
• 
Have demonstrated conduct, habits and practices, which would not prove detrimental 
to Dorsey Station, management, the other residents and the community 
 
 
VII. 
APPLICATION INTAKE AND PROCESSING 
 
Staff will be prepared to assist any applicant(s) who might need assistance completing any of the 
application forms. This assistance might include answering questions about the applications, helping 
applicants who might have literacy, vision, hearing, mobility or language difficulties in general, making it 
possible for interested parties to apply for housing. If the assistance is “unreasonable” the interviewer 
must inform the site or property manager. An assessment must be made to identify and provide 
reasonable accommodation. 
 
Management may make and document exceptions to the procedures described herein to take into 
account circumstances beyond the applicant’s control, for example, medical situations. 
 
APPLICATION PROCESS 
 
An application and property information form are to be given or mailed to all applicants requesting an 
application. However, if the waiting list is closed, applications are not given or mailed out. If the waiting 
list is open then an application is given to all those requesting one. 
 
Responses to inquiries and questions concerning programs and eligibility requirements are generally 
appropriate. However, specific determinations regarding accepting or rejecting applicants may not be 
made without a Pre-Application.

PROCEDURE GOVERNING RECEIPT OF APPLICATIONS 
 
The Application constitutes the basic record of each household applying for admission. Each applicant, 
therefore, will be required to: 
• 
Supply information as called for on the form, and 
• 
Sign the Application and Certification attesting to the accuracy of 
the information provided. 
 
Each application shall reflect the date and time received. The date and time on the application must be 
shown on the waiting list. The application and all other materials relating to the applicants eligibility are 
to be maintained in a separate file for each active applicant. Whenever information is received from an 
applicant, it must show the date and time received by Dorsey Station. 
 
THE FOUR (4) CATEGORIES OF APPLICATION STATUS 
 
1. 
WAITING - Applicant is on the active Waiting List 
2. 
VOLUNTARY WITHDREW - this is in inactive status. The applicant 
indicated they were no longer interested in an apartment. 
3. 
FAILED TO RESPOND - this is in inactive status. In this case the applicant did not 
respond to a written notice within the prescribed time frame. (If the applicant does not 
contact Dorsey Station at least every six (6) months to indicate their continued interest 
in being housed, the application is inactivated and the applicant is notified). 
4. 
DID NOT QUALIFY - an application was processed and based upon 
stated information the applicant did not qualify. 
 
ACCEPTING APPLICATIONS 
 
Applications will be accepted from all “apparently eligible” applicants seeking admission to Dorsey 
Station. “Apparently eligible” means, based upon stated information and applicant certification (prior 
to verification), the applicant may qualify to be a resident or be placed on the waiting list. 
 
• 
The application must be completed and signed by the head of 
household and all household members 18 or over before an 
applicant can be a resident or be placed on the waiting list. 
• 
A Rental Application update less than 90 days old must be completed and signed by 
each household member aged 18 and over before an applicant can be housed. 
 
PLACING APPLICANTS ON THE WAITING LIST 
 
If Dorsey Station are 100% occupied, applicants will be accepted and reviewed to determine whether 
the household can be placed on the waiting list. Applicants will be placed on the waiting list based on 
the applicant’s certification of information on the Application or the assessment of the Management 
Agent. 
There are three (3) primary considerations when assessing the information contained on the 
Application: 
 
1. 
Does the household fall within the income limits and eligibility criteria for Dorsey Station 
program? 
2. 
Is there an apartment of the type and size that meets the household needs/requests? 
3. 
Is the waiting list open?

If the answer to all three of these questions is “yes”, the household/application is placed on the waiting 
list in “waiting” status. If all the answers are yes except for the apartment type and there is not a correct 
apartment type to meeting the applicant’s housing needs, then a determination must be made by the 
Dorsey Station manager whether an Dorsey Station unit must be made accessible and/or is reasonable 
accommodation is warranted. 
 
If the household does not fall within the income limits for Dorsey Station’s program or if there is 
not an apartment of the appropriate size, or if the waiting list is closed, then: 
 
• 
The application is rejected and the reason is written on the application. 
• 
The applicant is notified of the rejection, and they are advised that they may reapply 
if their circumstances change, or when the waiting list reopens, and 
• 
There is no further review of the application. 
 
PROCESSING APPLICATIONS 
 
Dorsey Station will maintain one waiting list denoting the bedroom size requested, based on date and time 
the applicant submitted the application. Applications will be accepted and applicants will be placed on the 
waiting list based on the applicant’s certification of information on the Application. 
 
COMPLETING THE APPLICATION 
 
The application assistance and information page of the application informs applicants that upon 
request, assistance and reasonable accommodation in completing the application will be provided by 
Dorsey Station. 
 
All application entries are to be made in black ink or typed. Corrections or changes are to be made by 
lining through the original entry with a single line and entering the correct data. Such changes are to be 
dated and initialed by the person recording the change and the reason and authority for such changes 
noted on the application. 
 
Proof of identity and age will be requested of and must be provided by all household members 18 years 
of age or older. These must contain a picture. (Examples of proof of identity are a valid driver’s license 
or identification card issued by a s tate agency.) One of the following is also required: original birth 
certificate(s), INS card(s), DD214(s) or current U.S. Passport(s). Original Social Security cards must be 
provided for all household members. These documents will be copied and returned to you immediately. 
 
A separate application must be completed and signed by each household member age 18 and older. At 
step one of the application processes, one adult may bring in all applications to the intake appointment. 
At step two of the application process, all adults (18 years of age or older) must be present for the 
appointment. 
 
 
VIII. 
DENYING ADMISSIONS-MANDATORY PROVISIONS 
 
Dorsey Station is required to adopt and incorporate into the screening and admission policies the 
following mandatory provisions that prohibit admission to applicants who fit into the following 
categories. Dorsey Station is required to deny admission to Federally assisted housing if:

1. 
Any household contains a member(s) who was evicted in the last three years from 
Federally assisted housing for drug-related criminal activity. There are two exceptions to 
this provision. 
• 
The evicted household has successfully completed an approved, supervised drug 
rehabilitation program 
• 
The circumstances leading to the eviction no longer exist (e.g. the household 
member no longer resides with the applicant household). 
2. 
Any household in which any member is currently engaged in illegal use of drugs or for 
which Dorsey Station has a reasonable cause to believe that a member’s illegal use 
of a drug may interfere with the health, safety and right to peaceful enjoyment of the 
property by other residents. 
3. 
Any household member who is subject to a state sex offender lifetime registration 
requirement; and 
4. 
Any household member, if there is a reasonable cause to believe that a member’s 
behavior, from abuse or pattern of abuse of alcohol, may interfere with the health, 
safety, and right to peaceful enjoyment by other residents. The screening standards 
must be based on behavior, not the condition of alcoholism or alcohol abuse. 
 
Dorsey Station may establish additional standards that prohibit admission if it is determined that 
any household member is currently engaging in, or has engaged in the following activities during a 
reasonable time before the admission decision: 
 
1. 
Drug-related criminal activity- Dorsey Station may include additional standards beyond 
the required standards that prohibit admission in the case of eviction from Federally 
assisted housing for drug-related criminal activity and current drug use. 
2. 
Violent criminal activity 
3. 
Other criminal activity that threatens the health, safety, and right to peaceful 
enjoyment of the property by other residents, or the health and safety of Dorsey 
Station employees, contractors, subcontractors, or agents. 
 
Dorsey Station screening criteria also may include the following provisions: 
 
1. 
Exclusion of culpable household members- Dorsey Station may require an applicant to 
exclude a household member when the member’s past or current actions would 
prevent the household from being eligible. 
2. 
Drug or alcohol rehabilitation – when screening applications, Dorsey Station may 
consider whether the appropriate household member has completed a supervised 
drug or alcohol rehabilitation program. Dorsey Station may require appropriate 
documentation of the successful completion of a rehabilitation program. 
3. 
Length of mandatory prohibition – the owner may set a period longer than required by 
the regulation which prohibits admission to a property for a minimum of 3 years for 
disqualifying behavior. 
4. 
Reconsideration of previously denied applicants – Dorsey Station may 
reconsider the application of a previously denied applicant if Dorsey Station have 
sufficient evidence that members of the household are not or have not engaged 
in criminal activity for a reasonable period of time, (five years minimum). 
5. 
Consideration of the circumstances relevant to a particular case – in developing and 
applying optional screening criteria for Dorsey Station and applying the criteria to

specific cases, all of the circumstances relevant to a particular household’s case may be 
considered. Such considerations may not be applied to the required screening criteria 
described above. These types of circumstances include: 
 
A) 
The seriousness of the offense 
B) 
The effect denying tenancy would have on the community or on the failure 
of the responsible entity to take action 
C) 
The degree of participation in the offending activity by 
the household member 
D) 
The effect denying tenancy would have on the non-
offending household members 
E) 
The demand for assisted housing by persons who will 
adhere to lease responsibilities 
F) 
The extent to which the applicant household has taken 
responsibility and takes all reasonable steps to prevent or 
mitigate the offending action; and 
G).  The effect of the offending action on the program’s 
integrity 
 
IX. 
PREFERENCE CATEGORIES FOR ADMISSION 
 
It is the policy of Dorsey Station that a preference does not guarantee admission. Every applicant must still 
meet Dorsey Station Resident Selection Standards for acceptance as a resident. 
 
The property will implement a limited preference for veterans and persons with disabilities in a manner that is 
consistent with all applicable fair housing and program requirements. These preferences do not guarantee 
admission but are used to prioritize otherwise eligible applicants on the waiting list. Applicants who qualify for a 
preference will receive priority placement within their applicable unit type and income category, while still being 
selected in an order that maintains compliance with income targeting and occupancy standards. Verification of 
veteran status and disability will be required in accordance with applicable regulations, and any information 
related to disabilities will be handled confidentially. Preferences will be applied uniformly and consistently, and 
the property will ensure that the use of such preferences does not result in discrimination or violate fair housing 
laws. 
 
INCOME TARGETING 
 
The applicants from the waiting list will be selected based on the order of the following criteria: Unit 
size, Date of Application, Accessibility and Annual Household Income. 
 
Dorsey Station may not select tenants in an order different from that of the waiting list for the 
purpose of selecting higher income families for residence. 
 
PREFERENCE FOR ACCESSIBLE OR ADAPTABLE UNITS 
 
For units accessible to or adaptable for persons with mobility, visual or hearing impairments, households 
containing at least one person with such impairment will have first priority (as applicable for a particular unit’s 
features). 
 
NOTE: Current residents in good standing requiring accessible/adaptable units shall be given priority 
over applicants requiring the same type of unit. Where no such applicants or current residents are 
waiting, management reserves the right to hold such units available while outreach efforts are in

process to obtain applicants with need for such units. Where non-handicapped persons are moved into 
units designed to meet special needs, they shall do so only after signing an agreement to move to a unit 
with no such design features should an applicant or current household require an accessible unit of the 
same type. 
 
OCCUPANCY OF ACCESSIBLE DWELLING UNITS (24 CFR 8.27) 
 
Dorsey Station should adopt suitable means to ensure that information regarding the availability of 
accessible units reaches people with disabilities. 
 
Dorsey Station shall also take reasonable nondiscriminatory steps to maximize the utilization of 
accessible units by eligible individuals whose disability requires the accessibility features of the 
particular unit. 
To this end, when an accessible unit becomes vacant, before offering such unit to an applicant without 
a disability, Dorsey Station shall: 
 
1. 
First, offer the unit to an individual with disabilities currently residing in a non-accessible 
unit in the same project or comparable projects, under common control who requires 
the accessible features of the unit. 
2. 
Second, offer the accessible unit to the next qualified individual with disabilities on its 
waiting list that needs the features of the unit. 
 
Dorsey Station may not prohibit an eligible family with a member who has a disability from accepting 
a non-accessible unit that the family is eligible for which may become available before an accessible 
unit. 
 
Dorsey Station are required to modify such a non-accessible unit as needed, unless the modification 
would result in an undue financial and administrative burden. 
 
When offering an accessible unit to applicants without disabilities, Dorsey Station may require such 
applicants to agree to move to a non-accessible unit when available or when a family needs the 
accessible unit with a member who has a disability. 
 
If an appropriate size accessible unit is not available, Dorsey Station may want to house an applicant 
needing an accessible unit in a larger accessible unit in order to maximize the use of the accessible 
features. Also, dwelling units designed to be adaptable in accordance with the Uniform Federal 
Accessibility Standards (UFAS) can easily be converted into UFAS compliant units and would therefore 
count as accessible units (see 24 CFR 8.3). Such adaptable units are helpful when there is no demand 
for accessible units since adaptable units are more marketable to families without disabilities. 
 
Dorsey Station should maintain up to date information about individuals in the community who need 
accessible units so that when such a unit becomes available, persons in need of these units may have 
the opportunity to live in them. This can best be accomplished by targeting outreach efforts towards 
people with disabilities, including publicity/advertising, contacts with advocacy groups representing 
people with disabilities such as social service agencies, vocational rehabilitation agencies, medical 
providers, etc. 
 
24 CFR 8.27 requires that accessible units be offered first to current occupants in need of the accessible 
features of the available accessible unit, and secondly, to a qualified applicant needing the accessible 
unit on the waiting list.

Current residents in good standing requiring accessible/adaptable units shall be given priority over 
applicants requiring the same type of unit. Where no such applicants or current residents are waiting, 
management reserves the right to hold such units available while outreach efforts are in process to 
obtain applicants with need for such units. 
 
• 
Where non-handicapped persons are moved into units designed to meet special needs, they 
shall do so only after signing an agreement to move to a unit with no such design features 
should an applicant or current household require an accessible unit of the same type 
 
X. 
ADMISSION OCCUPANCY STANDARDS-APARTMENT SIZES 
 
Dorsey Station leases/rents the following bedroom size(s) when available: 
 
• 
One (1) Bedroom 
• 
Two (2) Bedroom 
 
OCCUPANCY STANDARDS 
 
Occupancy standards are the criteria established for the purpose of matching a household with most 
appropriate size and type of apartment. Apartments will be leased in accordance with the standards and 
guidelines, which avoid over/under utilization of an apartment, as it affects the following: 
 
1. 
Subsidy usage 
2. 
Physical impact on the apartment 
3. 
Demand for the particular unit size/type 
 
Apartments will be leased in accordance with the following minimum and maximum household 
compositions in each unit size: 
 
Persons per household 
 
Bedroom Size 
Minimum 
Maximum 
1 
1 
2 
2 
2 
4 
 
To determine the proper bedroom size for which a household may qualify, the following household 
members are to be included: 
 
1. 
All full-time members of the household 
2. 
Live-in attendant 
3. 
All children anticipated to reside in the unit, including children away at school who live 
in the apartment during school breaks. However, if these children have established 
residency at another address (evidenced by a lease agreement), they are not counted 
towards occupancy. 
4. 
Children subject to custody agreements or joint custody, residing in the 
apartment at 
least 50% of the time or a minimum of six (6) months of the year 
5. 
Unborn children 
6. 
Foster children

XI. 
ADMINISTRATION OF THE WAITING LIST 
 
Dorsey Station will maintain a waiting list of all eligible applicants. 
 
Dorsey Station’s waiting list will be maintained in chronological order based on the date and time of 
receipt of the application. Applicants can request a one- or two-bedroom unit or both, based upon 
household composition meeting minimum and maximum standards per unit size/type. The waiting 
list will contain the following information to the extent possible for each applicant: 
 
1. 
Application Date and Time received 
2. 
Applicant’s Name 
3. 
Applicant’s Address and Phone Number 
4. 
Applicant’s Qualifying Unit Size due to Occupancy Standard 
5. 
Applicant’s Income Level 
6. 
Applicant’s Need for Accessible Features 
7. 
Notification dates 
8. 
Response Dates 
9. 
Comments/Status 
 
Applicants may report changes to any of the information and retain their place on the waiting list based 
on the original date and time. 
 
CLOSED WAITING LIST 
 
The waiting list is closed when the numbers of applications on hand are such that an applicant would be 
unlikely to be offered a unit within one year. The formula for determining the number of names that 
should be on a waiting list is: 
 
Multiply the average number of vacancies for the past three years 
times two. For example, a property had 10 vacancies in the one-
bedroom apartments last year, 14 vacancies the year before, and 17 
vacancies 3 years ago. The total is 41 ÷ 3 x 2. The minimum number 
of names that should be maintained on the waiting list for one bedroom 
is 27. If, based on the average turnover in a year, it appears that the 
waiting list will cause future applicants to wait longer than one year, 
applications will no longer be accepted, and the waiting list will close. 
 
 
Dorsey Station will not accept or maintain lists of potential applicants’ names when the waiting list is closed. 
Applicants inquiring about a unit when the waiting list is closed will be advised that the list is closed 
and that they may apply when the list is reopened. 
 
OPEN A CLOSED WAITING LIST 
 
To open a closed waiting list, The Dorsey Station will follow the HUD approved Affirmative Fair 
Housing Marketing Plan (AFHMP). The AFHMP must be reviewed periodically and in advance of 
opening a closed waiting list to ensure that it is current. Opening the waiting list and marketing 
vacant apartments in Dorsey Station must provide an equal opportunity for households to participate 
in and benefit from the housing programs.

UPDATING THE WAITING LIST 
 
From time-to-time Dorsey Station will have to update information on the waiting list. Such a need may 
occur when: 
 
• 
The applicant notifies Dorsey Station of the change or when 
• 
The applicant’s name is reached on the waiting list, and the changes are identified 
when the application is updated 
 
If the applicant’s income/household composition changes and the change results in a change in the 
applicant’s status, the original application’s date is retained. If the change in household circumstances is 
such that the applicant is no longer eligible to be on the waiting list, i.e. over the income limits: 
 
• 
The application will be inactivated, and 
• 
The applicant will be notified in writing of the inactive status 
 
PURGING THE WAITING LIST 
 
The waiting list is purged based on applicant contact every six months or automatically by Dorsey Station staff. 
 
It is critical that applicants are made to understand that they must continue to contact Dorsey Station to remain 
active on the waiting list. 
 
It is the responsibility of the applicant to notify Dorsey Station at least every six months to remain active on 
the waiting list. The head or household or spouse/co-applicant must contact Dorsey Station. At the time of 
such notification, the applicant may update information or simply indicate that they are still interested in an 
apartment. 
 
If an applicant does not contact Dorsey Station during any six-month period, their application will be 
inactivated. It is also the applicant’s responsibility to immediately notify Dorsey Station whenever 
there is a change in the information provided on their application. 
 
The waiting list will be periodically purged by Dorsey Station staff to determine if the applicants on the 
active list are still interested in an apartment. When purging notices are sent out from Dorsey Station, 
an applicant’s failure to respond within the designated time frame may result in the application being 
removed from the active list and being placed on inactive status. 
 
CHANGES IN WAITING LIST STATUS 
 
An applicant’s status may change as a result of changes in their income, household composition, and 
other circumstances. Such a need may occur when an applicant notifies Dorsey Station of the change 
or when the applicant’s name is reached on the waiting list and the changes are identified when the 
application is updated. 
 
If the applicant’s circumstances change and the change requires a different waiting list status for the 
applicant, such change will not affect the date of the original application. 
 
IN-PLACE RESIDENTS 
 
In-place residents will take precedence over applicants when any of the following conditions exist:

1. 
Decrease in income causing a change in housing program from non-assisted program to an 
assisted program 
 
2. 
Household size changes so that the current apartment size is no longer appropriate and 
the household is overcrowded or underhoused and unit transfer is necessary 
 
3. 
The household develops a need for an accessible unit (if available) 
 
4. 
A unit transfer is needed for medical reasons. 
 
5. 
An accessible unit is occupied by a household that does not require the accessible 
features and there is an applicant or current household requiring the accessibility 
 
A current household may request a unit wherein only part of the household will move to the new unit 
and remaining members will continue to reside in the original unit. This is not considered a transfer but 
rather a new household is being created. In this case the new household must meet all eligibility criteria 
in the same manner as an outside applicant. 
 
 
XII. 
VERIFICATION REQUIREMENTS 
 
VERIFICATION AND DOCUMENTATION OF APPLICATIONS DATA 
 
All decisions to be made by using the application form require verification and/or documentation of 
applicant and resident data prior to final decision. 
 
The information submitted by each applicant will be verified to assure that: 
 
• 
The data for determining eligibility, preference/priority status, rent to be paid and size, type, 
accessibility and accommodation of apartment required is true and correct. 
• 
Complete and accurate records of verification will be maintained by Dorsey Station. 
 
Written verification must be obtained directly from the source when possible. Documentation of 
attempts to verify information from the source is required whenever alternative methods of verification 
are used. All information relative to the following items must be verified: 
 
Eligibility for admission, including: 
 
1. 
Income 
2. 
Assets, asset income and asset disposed of for less than fair market value within the last 
two years 
3. 
Family composition 
4. 
Social Security numbers 
5. 
Student status 
6. 
Have not been evicted from subsidized housing or have any other eviction on your 
records other than non-payment of rent 
Allowances, including: 
1. 
Age, disability, or handicap, of family members 
2. 
Full time student status

3. 
Childcare expenses 
4. 
Handicap expenses 
5. 
Medical expenses (elderly households only)  
Compliance with Resident Selection Criteria, including: 
1. 
Documented ability and willingness to abide by lease requirements 
2. 
Previous history of tenancy, rent paying, caring for residence 
3. 
Criminal activity of any household member 
4. 
Sexual offender activity of any household member 
 
ATTEMPTED FRAUD 
 
Any information provided by the applicant/household that verification proves to be untrue may be used 
to disqualify the applicant for admission or the household for continued tenancy on the basis of 
attempted fraud. Dorsey Station considers false information about the following to be grounds for 
rejection/ disqualification: 
• 
Income, assets, family composition 
• 
Social Security numbers 
• 
Allowances 
• 
Previous rental history 
• 
Previous criminal history 
• 
Previous sexual offender history 
• 
Previous evictions from subsidized housing or having any other 
eviction on your record other than non-payment of rent 
 
Unintentional errors that do not secure an advantage with regard to program eligibility, preferences, or 
rental assistance will not be used as a basis to reject/disqualify applicants and residents. 
 
 
XIII. 
DETERMINATION OF APPLICANT ELIGIBILITY 
APPLICANT ELIGILITY 
Applicant eligibility is not entitlement to housing. Every applicant must meet the Resident Selection 
Criteria. 
 
APPLICANT SCREENING 
 
Applicant screening is required for all applicants before being admitted to Dorsey Station. It is a tool 
used by management to select residents who will pay rent on time, keep the rental in good condition, 
comply with the provisions of the lease and cooperate with the quiet and peaceful enjoyment of the 
community. 
 
The following factors will be considered when screening applicants: 
 
a. 
In order to determine the effect an applicant’s conduct would be likely to have on Dorsey Station 
and its residents, applicants will be evaluated regarding their prior residency. Current/previous 
landlord references will be considered in regard to the following: 
 
1. 
Past rental history, including non-payment of rent, frequency of late payments 
2. 
Failure to cooperate with the recertification procedures and requirements

3. 
Violation of the House Rules 
4. 
Violations of lease/rental agreement 
5. 
History of disruptive behavior (including household members/guests) 
6. 
Termination of assistance for fraud 
7. 
Previous eviction/unlawful detainer 
8. 
Conviction involving illegal manufacture or distribution of controlled 
substance 
9. 
Conviction for illegal use of a controlled substance 
10. 
Willingness to maintain previous housing premises, grounds and/or 
parking in a decent, safe and sanitary manner 
11. 
Any household member who is a convicted sex offender or who is 
subject to a state sex offender lifetime registration requirement 
 
b. 
Screening of Drug Abuse and Other Criminal Activity 
1. 
Tenant selection plan may contain screening criteria that include standards for 
prohibiting admission of those who have engaged in drug-related or criminal activity. 
The plan may, under certain circumstances, include additional provisions that deny 
admission to applicants for other drug and criminal activities. 
2. 
Dorsey Station will establish standards that prohibit the admission of: 
• 
Any household containing a member(s) who was evicted in the last 
three (3) years from federally assisted housing for drug-related criminal 
activity. There are two exceptions to these provisions: 
i. 
The evicted household member who engaged in the 
drug-related criminal activity has successfully 
completed a supervised drug rehabilitation program, or 
ii. 
Circumstances leading to the eviction no longer exist 
c. 
Verifications, letters, and reports of interview or telephone conversations with reliable sources, 
such as current or previous landlords, employers, social workers, parole officer, court records, 
drug treatment centers, clinics, physicians, personal reference, and the police department. To 
the extent possible these reports shall include the date, source of information, name and title of 
person contacted, and a summary of the information received. 
d. 
Credit references will be obtained and considered for all applicants. Grounds for disapproving 
an application are as follows: 
1. 
Un-discharged bankruptcy 
2. 
Information obtained conflicts with the rental application 
 
No credit will not be grounds for rejection. 
e. 
Illegal drug activity. Inquiries will be made of each applicant to determine whether the applicant 
or other household members of the applicant family are currently or have in the past been involved 
in illegal drug activity. 
f. 
The need for units for persons with handicaps will be assessed and assigned in accordance with 
Section 504 of the Rehabilitation Act of 1973 (as amended) when the applicant requests such a unit 
and appropriate verification is obtained. 
g. 
The need for assistance animals will be assessed and accommodated based on appropriate 
verification. 
h. 
Requests for reasonable accommodation by persons with disabilities in the application process 
will be considered.

To be eligible each applicant (adult household member) must complete an application and: 
 
• 
Be willing and able to pay rent and other charges 
• 
Have demonstrated a willingness and ability to maintain the 
Apartment 
• 
Have not caused or allowed household members or visitors to damage previous residences 
• 
Have not caused serious interpersonal problems disrupting the peace and privacy and quiet 
enjoyment of neighbors 
 
 
XIV. 
SCREENING AND EVICTION FOR DRUG ABUSE AND OTHER CRIMINAL ACTIVITY 
 
Dorsey Station will adopt and implement comprehensive policies for screening out applicants who 
engage in illegal drug use and other criminal activity. Such policies must be adopted and 
implemented in a manner that is consistent with Fair Housing and Equal Opportunity regulations as 
well as any other applicable legal requirements. 
 
Dorsey Station may incorporate new provisions into the admissions screening criteria and 
lease provisions to be utilized for screening and admission or termination of tenancy or 
eviction. 
 
• 
Dorsey Station determines there is reasonable cause to believe that a household 
member’s illegal drug use or pattern of illegal drug use may interfere with health, safety, or 
right to peaceful enjoyment of the premises by other residents; (examples of evidence of 
illegal activities may include a conviction record, former landlord references, etc.). 
• 
Any member of the household is subject to a lifetime registration requirement under a state 
sex offender registration program. In accordance with Federal law, Dorsey Station shall 
establish patterns that prohibit admission to any Federally assisted property to sex 
offenders subject to lifetime registration requirement under a state sex offender program. 
During the admission screening process, Dorsey Station must perform the necessary 
criminal history background checks in the state where the housing is located and in any 
other state where the household members are known to have resided. 
• 
Dorsey Station determines there is reasonable cause to believe that a household member’s abuse 
or pattern of alcohol abuse interferes with the health, safety, or right to peaceful enjoyment 
of the premises by other residents. 
 
 
XV. 
DETERMINATION OF APPLICANT QUALIFICATION 
SUMMARY OF VERIFIED DATA 
Verified data will be reviewed and evaluated as received for completeness, accuracy and conclusiveness. 
Where the information received is not completely adequate in all respects, follow-up or new efforts to 
obtain such information are to be made and carried through to conclusion. 
 
If during the verification process, it becomes evident that for one or more reasons an applicant is 
ineligible, the application processes is to be discontinued, and the applicant notified of their ineligibility 
and the reasons thereof in writing.

As verification of all necessary items for each application is completed, a summary of the verified 
information will be prepared. This summary is to cover the following determinations and the basis for 
such: 
• 
Eligibility of the family with respect to income limits at admission 
• 
Eligibility of the family with respect to previous tenancy 
• 
Eligibility of the family with respect to student status 
• 
Size of the unit to which the family should be assigned 
• 
Type of unit to which the family should be assigned 
• 
Applicable rent range 
• 
Preference status of the family 
 
NOTIFICATION TO APPLICANTS 
 
A determination that an applicant is eligible for a unit may be made only after all verified information 
has been received and reviewed. When eligibility is determined each applicant is contacted. 
To expedite the process applicants should be contacted by telephone. If an applicant is not reached by 
phone, then a written notice can be served. 
 
Ineligible applicants will be informed of their rights to an informal review in order to reply to the 
ineligible determination. 
 
Eligible applicants should contact the office within 14 days to setup an interview. Eligible applicants who 
do not respond to the interview notice within 
The 14-day period will drop from the waiting list, and their application will be considered inactive. The 
applicant will be notified of this action and advised they must reapply if they are still interested in a unit. 
Their name will be placed on the waiting list as of the date of their new application. 
 
 
XVI. 
REJECTION OF INELIGIBLE OR UNQUALIFIED APPLICANTS 
REJECTION OF APPLICATIONS 
Dorsey Station complies with the application rejection requirements set forth in Paragraph 4-9 of the 
HUD Handbook 4350.3. 
 
Applicants will never be rejected based upon the following factors: 
• 
Race 
• 
Color 
• 
Religion 
• 
Ancestry 
• 
National Origin 
• 
Age 
• 
Sex 
• 
Marital Status 
• 
Receipt of Public Assistance 
• 
Parental Status 
• 
Political Ideology 
• 
Handicap or Disability (including mental or emotional illness) 
• 
Assistive Animal

After an application is received, it may be rejected. Management will, in writing, inform the applicant of 
the rejection and the reason for the rejection. The application could be rejected for one or more of the 
following reasons: 
 
1. 
Failure to provide information requested. 
2. 
Poor rental history, which can include a history of disturbances, 
destruction of property, bad housekeeping habits, repeated lease 
violations and evictions for repeated lease violations. 
3. 
Criminal history for drug convictions, sexual offenses or 
manufacturing of illegal drugs. 
4. 
Alcohol abuse that interfered with health, safety, peaceful 
enjoyment of others at previous residences. 
5. 
Falsification of rental application. 
6. 
Outstanding debt to a power company, landlord or Public Housing 
Agency. Cannot continue to process until debt has been shown 
paid. 
7. 
Evicted from a Public Housing Authority for illegal drug activity. 
8. 
At applicant’s own request. 
9. 
Applicant’s annual income exceeds the limits established by HUD. 
10. 
Other (Will Specify) 
 
 
XVII. 
ACCEPTANCE AND MOVE-IN OF ELIGIBLE QUALIFIED APPLICANTS 
RECHECKING APPLICATION PRIOR TO ADMISSION 
If there is a delay of 90 days or more between the determination of the family’s apparent eligibility and 
the time of admission, the family will be required to complete new applications to determine continued 
eligibility. If changes are reported, they will be verified to determine the effects on eligibility, 
preference, rent and unit size required.

Proposal Questionnaire 
“Return this Section with your Response.” 
Proposal Questionnaire 
Questionnaire responses and supporting documentation provided will be used to evaluate the proposal.  In order to evaluate 
an Offeror’s overall experience and competence to perform the Scope of Work described herein, the City may rely on 
additional resources beyond the information provided.  Firm shall respond to the following questions in a narrative format 
and ensure that all bullet points are addressed. Please follow the same sequence as provided below. 
 
1. Owner Information  
 
 
Provide the legal name of the property owner and/or ownership entity. 
 
Dorsey Development Partners, LLC 
 
 
Identify the authorized representative(s) for the proposal, with titles and authority to negotiate on behalf of 
the ownership entity. 
 
Rebecca Velarde 
Director of Development 
757-508-8131 
rvelarde@palindromecreates.com 
 
2. Number of Buildings 
 
 
State the total number of buildings included in the proposal. 
 
Identify the type(s) of buildings (e.g., garden-style, high-rise, townhomes). 
 
Indicate whether buildings are existing, under construction, or proposed new construction. 
 
The proposed new construction project consists of five mid-rise elevator served residential buildings. 
 
3. Number and Size of Units 
 
 
Provide the total number of units in the development. 
 
Specify the number of units proposed for PBV assistance. 
 
Break down units by bedroom size (0BR, 1BR, 2BR, etc.) and square footage. 
 
The proposed development will provide 400 units of housing with 72 affordable units serving low-income 
seniors and 287 affordable units serving low-income families.  
 
The offeror is requesting PBV assistance for 99 units with 8 units dedicated to seniors and 91 units 
dedicated to families.  
 
Unit Summary: 
Units 
PBV 
Target Population 
Type 
Square Footage 
3 
0 
Low-income families 
Studio 
434 SF 
194 
61 
Low-income families 
One Bedroom 
587 SF 
49  
8 
Senior 
One Bedroom 
587 SF 
38 
0 
Unrestricted Market Rate 
One Bedroom 
663 SF 
90 
30 
Low-income families 
Two Bedroom 
859 SF 
23 
0 
Senior 
Two Bedroom 
859 SF 
3 
0 
Unrestricted Market Rate 
Two Bedroom 
912 SF 
400 (total)
99 (total)

Proposal Questionnaire 
“Return this Section with your Response.” 
 
4. Quality and Location of Units 
 
 
Provide information on location, including proximity to schools, employment centers, transportation, grocery 
stores, health care, and other essential services. 
 
Dorsey Station is located in a central, highly accessible area of Tempe near Arizona State University (ASU), making it 
well-positioned relative to key services and amenities. 
 
Schools serving the area, including Cecil Shamley Elementary School, Connolly Middle School, and McClintock High 
School, are within roughly one to two miles, providing reasonable access to public education options. Additionally, the 
EnVision Center, which is located just 0.1 miles away, offers a comprehensive hub for job training, education, technology 
access, food programs, health services, and emergency preparedness. 
 
Dorsey Station’s location benefits from strong proximity to employment centers, particularly ASU and the broader 
Tempe and Phoenix job markets, with convenient access to major highways such as Loop 202 and US-60 that support 
regional commuting. Public transportation is a major advantage, with adjacent Valley Metro Light Rail and Tempe 
Streetcar stations along with multiple bus routes, making it one of the most transit-oriented areas in Tempe.  
 
Daily needs are easily met with grocery stores, retail centers, and restaurants within walking distance, contributing to a 
highly walkable and bike-friendly environment. While major hospitals are not immediately adjacent, a range of 
healthcare providers and facilities are accessible within a short drive throughout Tempe and the greater Phoenix area.  
 
Overall, the location offers strong connectivity, access to employment and education, and convenient proximity to 
essential services. The following table shows distances to select amenities:

Proposal Questionnaire 
“Return this Section with your Response.” 
 
 
Describe neighborhood safety and access to community resources. 
 
Dorsey Station is located at South Dorsey Lane, north of East Apache Boulevard in Tempe, Arizona 85281, 
which is within the City's Apache Boulevard Redevelopment Area. The neighborhood benefits from an 
exceptional level of public safety infrastructure, institutional presence, and social services resources 
concentrated within immediate proximity of the site. 
 
Neighborhood Safety 
The site falls within the coverage area of the Tempe Police Department's Apache North Patrol Bureau, which 
maintains dedicated daytime, evening, and overnight patrol shifts to ensure round-the-clock coverage of this 
portion of the city. The Tempe Police Department (TPD) Apache Substation, which is one of the department's 
two neighborhood-based stations, is located at 1855 East Apache Boulevard, approximately one-half mile east 
of the project site, providing an unusually direct police presence on the same arterial corridor as the 
development. The substation houses the department's Strategic Response and Community Policing Unit, 
including its Neighborhood Response Unit and crime prevention programs. TPD also operates a robust 
community engagement model, including beat-assigned officers, regular “Coffee with a Cop” events, and the 
G.A.I.N. (Getting Arizonans Involved in Neighborhoods) program, all of which actively serve the Apache 
Boulevard corridor. 
 
Additionally, the Arizona State University Police Department (ASU PD), headquartered at 325 East Apache 
Boulevard, provides supplemental law enforcement coverage along the corridor under coordination agreements 
with the City of Tempe. ASU PD is an accredited, full-service law enforcement agency operating 24 hours a 
day, 365 days a year, with jurisdiction extending to contiguous city streets. 
 
Dorsey Station's design incorporates Crime Prevention Through Environmental Design (CPTED) principles, 
including well-lit pedestrian pathways, clear sight lines, and controlled building access - all of which further 
reinforce the safety of the immediate environment for residents. Additionally, Dorsey Station will receive 
certification through the City of Tempe Crime Free Multi-Housing program. 
 
Access to Community Resources 
The project site sits at one of the most resource-rich intersections in the City of Tempe for low-income families 
and seniors. Key resources accessible from the site include: 
 
Transit. The Dorsey/Apache Boulevard Light Rail and Streetcar stations are located directly at the project's 
corner at Dorsey Lane and Apache Boulevard. This station serves as the eastern terminus of the Valley Metro 
Streetcar (S Line), which opened in May 2022, and connects to the Valley Metro Rail A Line providing direct 
service to Downtown Tempe, Downtown Phoenix, Sky Harbor Airport, and Mesa. The station operates seven 
days a week with service beginning before 5:00 a.m. and running until after midnight. Residents have car-free 
access to the full regional transit network from the project's front door. 
 
Social Services. The Tempe Community Action Agency (TCAA), one of Tempe's primary social service 
organizations, operates its Esquer and Ramsey Center at 2146 East Apache Boulevard, approximately 1 mile 
from the project site on the same arterial. TCAA provides food pantry services, home-delivered meals for 
seniors and adults with disabilities, emergency rent and utility assistance, senior congregate meal programs, 
the Family Economic Advancement Initiative, and career and financial empowerment services. TCAA's food 
pantry is accessible via the Light Rail at the Smith-Martin/Apache Blvd or Price-101/Apache Blvd stops, and 
walk-in services are available Monday through Friday. Additionally, the EnVision Center located just 0.1 miles 
away, offers a comprehensive hub for job training, education, technology access, food programs, health 
services, and emergency preparedness. 
 
Senior Services. For the Encore at Dorsey senior population specifically (the senior component of Dorsey 
Station), the Escalante Senior Center (2150 East Orange Street) and the North Tempe Multi-generational 
Center (1555 North Bridalwreath Street) are both within the immediate area and offer classes, luncheons, 
special events, and Meals on Wheels coordination. The City of Tempe's Age-Friendly Tempe initiative operates 
a Resource Navigator Program connecting seniors to food, benefits, and other services, as well as the Connect 
Tempe digital equity program providing loaner laptops and technology support for low-income older adults.

Proposal Questionnaire 
“Return this Section with your Response.” 
Healthcare. Mountain Park Health Center, an affordable Federally Qualified Health Center (FQHC), is located 
at 1840 East Broadway Road, approximately one mile from the site. 
 
Economic Opportunity. Arizona State University's Tempe campus, the largest public university in the United 
States by enrollment, is directly accessible via the on-site Light Rail and Streetcar connections, providing 
residents with access to employment, educational programming, and continuing education. 
 
The concentration of transit access, public safety infrastructure, and social service providers directly on the 
Apache Boulevard corridor distinguishes Dorsey Station from most affordable housing locations in the region 
and reflects the long-standing intent of the Apache Boulevard Specific Area Redevelopment Plan to invest in 
this corridor as a complete, connected community. 
 
 
Describe the extent to which the project furthers the Tempe Housing Authority's goal of deconcentrating poverty 
and expanding housing and economic opportunities. 
 
Dorsey Station meaningfully furthers the Tempe Housing Authority's goal of deconcentrating poverty and 
expanding housing and economic opportunities by delivering 400 mixed-income apartments, including 359 
affordable units ranging from 30% to 80% of Area Median Income (AMI), directly at a Valley Metro Light Rail 
station and Tempe Streetcar stop at Apache Boulevard and Dorsey Lane. 
 
According to 2024 American Community Survey data table S1702 ("Poverty Status in the Past 12 Months of 
Families") for Census Tracts 3191.01 and 3191.03 encompassing the project site, family poverty rates stand at 
16.6% and 0.0%, respectively. These figures are well below the 20% threshold for high-poverty areas. This 
strategic location embeds deeply affordable housing within a dynamic, opportunity-rich neighborhood 
undergoing targeted revitalization, ensuring low-income families are integrated into areas of growth and promise 
rather than isolated in high-poverty zones. 
 
The City of Tempe's investment in the site, acquired with local funds, underscores its commitment to Apache 
Boulevard's transformation as a vibrant mixed-use corridor, aligning seamlessly with the city's Affordable 
Housing Strategy and Hometown for All initiative to dramatically expand workforce and affordable housing 
options. As a federally designated Difficult Development Area and Qualified Census Tract, Dorsey Station 
catalyzes this momentum by introducing high-quality apartments alongside commercial space that will anchor 
a neighborhood grocery, fostering local jobs and daily conveniences right at residents' doorsteps. 
 
What sets Dorsey Station apart is its bold commitment to true income integration right on this single site. The 
development team is weaving market-rate units together with units at 80% AMI and extending all the way down 
to 30% AMI, creating a vibrant community where families from diverse economic backgrounds live, interact, 
and thrive side by side. This intentional mix deconcentrates poverty within the development itself, preventing 
the isolation of very low-income households while promoting social cohesion, shared resources, and upward 
mobility through everyday connections. 
 
Residents will benefit from exceptional access to economic and educational advancement. The site's prime 
position on Light Rail and Streetcar lines delivers seamless connectivity to Arizona State University, regional 
job centers across the Valley, and robust workforce development programs. Apache Boulevard's emerging 
retail, dining, and services, of which many are locally owned, provide immediate employment pathways, while 
adjacency to the Tempe EnVision Center offers a comprehensive hub for job training, education, technology 
access, food programs, health services, and emergency preparedness. 
 
By blending affordable units across a wide income spectrum with market-rate apartments and ground-floor 
commercial uses in this transit-oriented, revitalizing area, Dorsey Station does not just participate in 
deconcentrating poverty. We are leading the charge, equipping low-income households with unparalleled 
proximity to jobs, transit, education, and services needed to build lasting economic stability, all without lengthy 
commutes.

Proposal Questionnaire 
“Return this Section with your Response.” 
 
 
Describe the extent to which the proposal complements other local activities, such as development in a 
designated redevelopment area, the HOME program, CDBG activities, or other development activities in a 
HUD-designated Enterprise Zone, Economic Community, or Renewal Community. 
 
Dorsey Station represents one of the most comprehensively integrated public-private affordable housing 
developments currently underway in the City of Tempe, and its alignment with local redevelopment activities, 
federal investment, and City policy is direct, documented, and binding which is not incidental. 
 
Complementing Other Local Funds 
The City of Tempe purchased the project site for mixed-income housing and has committed $500,000 to the 
development of the senior portion of Dorsey Station. 
 
Apache Boulevard Designated Redevelopment Area 
The project site is located within the Apache Boulevard Specific Area Redevelopment Plan, formally adopted 
by the City of Tempe and recorded with Maricopa County (Recorder No. MP:1998 00311463). This designation 
has remained continuously active since 1997 and reflects the City's long-standing commitment to reinvestment 
along the Apache Boulevard corridor. 
 
The Redevelopment Plan's Statement of Development Objectives identifies, among others, the following goals 
that Dorsey Station directly fulfills: 
• 
Increase the utilization of undeveloped or underdeveloped property in the area; 
• 
Provide community facilities and social services for Project Area residents; 
• 
Provide for the cleanup and mitigation of environmental problems by the creation of public/private 
partnerships for the redevelopment of blighted areas; 
• 
Enhance the "gateway" to Tempe through the improvement or removal of unsightly conditions and the 
addition of new gateway feature elements; and 
• 
Encourage transit-oriented development which clusters higher density development around transit stations. 
 
The final objective is particularly significant. The Redevelopment Plan explicitly calls for transit-oriented, higher-
density development clustered around transit stations decades before the Valley Metro Rail and Streetcar 
infrastructure was built. Dorsey Station is the direct fulfillment of that objective: a 400-unit mixed-use 
development at the intersection of Apache Boulevard and Dorsey Lane, the named eastern terminus of both 
the Valley Metro Rail A Line and the Valley Metro Streetcar S Line. No other development in the redevelopment 
area more precisely matches the Plan's transit-oriented vision. 
 
5. Other Forms of Assistance Received 
 
 
Identify any federal, state, or local subsidies or tax incentives that the project currently receives or will receive 
(e.g., Low-Income Housing Tax Credits, HOME, CDBG, state trust funds). Specify the amount, source, and 
term of each type of assistance. 
 
The proposed development financing includes a mix of local and federal subsidies as follows: 
 
Source 
Type 
Amount 
Term 
ADOH – 9% LIHTC 
Senior 
$20,997,900 
50 Years 
City of Tempe – Fee Waivers 
Senior 
$200,000 
N/A 
City of Tempe Loan 
Senior 
$500,000 
30 Years 
ADOH- 4% LIHTC 
Low-income families 
$41,792,947 
30 Years 
State of Arizona Bonds 
Low-income families 
$44,500,000 
30 Years 
 
6. Requested Contract Term 
 
 
State the initial Housing Assistance Payments (HAP) contract term requested (up to 20 years). 
 
The offeror requests a Housing Assistance Payment contract term of twenty (20) years starting upon 
construction completion of each phase of the proposed development.

Proposal Questionnaire 
“Return this Section with your Response.” 
 
7. Handicapped Accessibility Features 
 
 
Provide information on accessible units and common areas that meet and/or exceed ADA and Section 504 
requirements. 
 
Indicate the number and type of units that will be accessible to persons with mobility and sensory impairments. 
 
5% of units will be accessible for residents with mobility impairments. This will include features such as an 
accessible route throughout the unit, turning space clearances provided in rooms, accessible kitchens and 
bathrooms including operable parts within reach range. Common areas will be accessible to all residents 
including but not limited to leasing offices, laundry facilities and mail areas. 
 
2% of units will be accessible for residents with hearing or vision impairments including features such as audible 
and visual fire alarms. 
 
8. Owner Experience with Rental Housing 
 
 
Summarize the owner’s prior experience in developing, owning, or managing rental housing, including 
affordable housing. 
 
Members of the development team for Dorsey Station have worked together for over 26 years and have 
successfully completed several projects in Arizona, including Encore on Farmer, Encore on First, Encore on 
First West, Residences at First I, II and III, Residences on Farmer, Hudson on Farmer and Residences at 
Falcon Park. The team has both the organizational capacity and experience to complete Dorsey Station. 
Further, the long-term relationships of the development team members ensure the team can collaborate quickly 
and efficiently to bring Dorsey Station from concept to completed affordable housing units in the most proficient 
way possible. Consistently throughout the aforementioned developments, all proposed deadlines and budgets 
were met. The development team employees highly experienced, technically qualified personnel who 
personally oversee and manage the day-to-day operations of the project. Further, by integrating the efforts of 
the development, construction and management functions for the past 26 years, transitions through each phase 
until stabilization are seamless. 
 
Partnerships are essential to our delivery of high-quality developments. We have worked extensively with 
nonprofit partners as well as city, state, and federal agencies to produce a majority of our housing, retail, and 
hospitality developments. Our recent development, Residences at Falcon Park, was in partnership with the City 
of Phoenix, The Industrial Development Authority of the City of Phoenix, the Local Initiatives Support 
Corporation, and the Arizona Department of Housing. The development team has continuously provided all 
required documentation and compliance information and are known to handle complex deals with many sources 
of financing. 
 
 
Provide owner and property management company information about compliance history with HUD programs, 
fair housing, and other regulatory requirements. 
 
Since its inception in 1992, our affiliate company PacifiCap Management Inc. (“PMI”) has blended the 
philosophies of bottom-line efficiency with first-rate customer service. Currently, the company manages a 
portfolio of 3,754 units, 3,180 of which are affordable, with properties located in six western states, including 
seven properties in Arizona. 
 
With 26 years of developing and managing affordable housing, including project-based vouchers, LIHTC, 
HOME, various HUD lending programs, and state and local affordable housing financing sources, Urban 
Development Partners, Palindrome and PacifiCap Management Inc. have proven they have the experience and 
capacity to comply with all applicable federal regulations. The lead Compliance Specialist for PacifiCap 
Management has over 20 years of experience and has earned a Housing Credit Certified Professional 
designation. The Compliance Specialist works closely with third party vendor US Housing Consultants to ensure 
all units are qualified and all paperwork meets the specific regulations required for each program.

Proposal Questionnaire 
“Return this Section with your Response.” 
 
 
Provide references for current or past affordable housing projects with Project-Based vouchers. 
 
Devin Ellin 
Director of Housing Development 
Housing Authority of Clackamas County 
971-227-0472 
dellin@clackamas.us 
 
9. Unit and Neighborhood Amenities 
 
 
Describe unit amenities such as appliances, in-unit laundry, energy-efficient features, air conditioning). 
 
Describe project community amenities. 
 
Describe neighborhood amenities such as parks, schools, medical facilities, and public transit. 
 
Unit amenities will include balconies/patios, ceiling fans, central air conditioning, dishwashers, disposals, 
microwaves, and walk-in closets. 
 
Community amenities will include a community room, common laundry area, and a fitness center. 
 
Neighborhood amenities include a variety of parks, schools, medical facilities, and public transit options. Parque 
de Soza Park is located 0.3 miles from the site, and Creamery Park is approximately 0.5 miles away. 
Educational resources include New School for the Arts & Academics, located 0.3 miles from the site, and the 
EnVision Center, just 0.1 miles away. Nearby medical services include HonorHealth Urgent Care at 1.1 miles 
and Mountain Park Health Center at 1.2 miles. Public transit is readily accessible, with a Light Rail stop located 
0.2 miles from the site and the Orbit Mercury bus line running adjacent to the property at Lemon Street and 
Dorsey Lane. 
 
10. Intended Resident Population 
 
 
Identify the intended population to be served (e.g., families, seniors, persons with disabilities, homeless 
households, veterans). 
 
If targeting special populations, explain how supportive services will be coordinated. 
 
The development team aims to ensure Dorsey Station residents receive and maintain an affordable, high-quality 
home, along with support to maximize their probability of achieving stability and success.  
 
The development team will focus on providing services to its special needs population, low-income seniors that 
receive project-based vouchers at Encore at Dorsey Station. When approaching supportive services, it is 
necessary to be responsive to the needs of individuals, and these needs may change over time. The first step 
the development team will take will involve determining the specific needs of the senior residents in order to 
provide appropriate services to meet these needs. 
 
Dorsey Station will include eight (8) PBV senior units at Encore at Dorsey Station, and we will provide a diverse 
set of services, many of which will be provided in partnership with community partners. These services could 
include, but are not limited to:  
 
• 
Social Activities and Programs: A variety of social activities and programs will be organized to promote 
socialization, mental stimulation, and overall well-being among residents. This may include exercise 
classes, educational workshops, arts and crafts sessions, movie nights, and group outings. 
• 
Community Resources: Access to community resources and support services available to seniors will be 
provided, which could include support groups, senior centers, legal assistance, and financial counseling. 
• 
Educational Seminars: Educational offerings will also be provided, such as financial literacy training and 
technology literacy training. 
• 
Wellness Programs: Wellness programs focused on promoting physical health, mental well-being, and 
emotional resilience will be offered. This may include fitness classes, mindfulness meditation sessions, 
wellness and health education workshops, health screenings, and access to resources for managing stress 
and anxiety.

Proposal Questionnaire 
“Return this Section with your Response.” 
 
• 
Assistance Program: We will work with our community partners and service providers to establish a resident 
assistance program that can provide guidance, support and assistance with activities of daily living for 
residents who may require additional help due to age-related challenges or health conditions. 
• 
Access to Necessities: We will coordinate transportation as well as supplemental food to residents to ensure 
they have access to the necessities they need. 
 
11. Tenant Selection Criteria and Plan 
 
 
Provide a written tenant selection plan consistent with HUD and Housing Authority requirements. 
 
See full Tenant Selection Plan attached 
 
 
Describe any preferences (e.g., homeless, veterans, persons with disabilities) and how they will be applied. 
 
Dorsey Station will implement a limited preference for veterans and persons with disabilities in a manner that 
is consistent with all applicable fair housing and program requirements. These preferences do not guarantee 
admission but are used to prioritize otherwise eligible applicants on the waiting list. Applicants who qualify for 
a preference will receive priority placement within their applicable unit type and income category, while still 
being selected in an order that maintains compliance with income targeting and occupancy standards. 
Verification of veteran status and disability will be required in accordance with applicable regulations, and any 
information related to disabilities will be handled confidentially. Preferences will be applied uniformly and 
consistently, and property management staff will ensure that the use of such preferences does not result in 
discrimination or violate fair housing laws. 
 
 
Outline procedures for maintaining waitlists, referrals, and communication with applicants. 
 
ADMINISTRATION OF THE WAITING LIST 
 
Dorsey Station will maintain a waiting list of all eligible applicants. Dorsey Station’s waiting list will be maintained 
in chronological order based on the date and time of receipt of the application. Applicants can request a 
studio, one-bedroom, or two-bedroom or any combination thereof, based upon household composition meeting 
minimum and maximum standards per unit size/type. The waiting list will contain the following information to 
the extent possible for each applicant: 
 
1. Application Date and Time received 
2. Applicant’s Name 
3. Applicant’s Address and Phone Number 
4. Applicant’s Qualifying Unit Size due to Occupancy Standard 
5. Applicant’s Income Level 
6. Applicant’s Need for Accessible Features 
7. Notification dates 
8. Response Dates 
9. Comments/Status 
 
Applicants may report changes to any of the information and retain their place on the waiting list based on 
the original date and time. 
 
CLOSED WAITING LIST 
 
The waiting list is closed when the numbers of applications on hand are such that an applicant would be 
unlikely to be offered a unit within one year. The formula for determining the number of names that should 
be on a waiting list is: 
 
Multiply the average number of vacancies for the past three years times two. For example, a property had 10 
vacancies in the one-bedroom apartments last year, 14 vacancies the year before, and 17 vacancies 3 years

Proposal Questionnaire 
“Return this Section with your Response.” 
ago. The total is 41 ÷ 3 x 2. The minimum number of names that should be maintained on the waiting list 
for one bedroom is 27. If, based on the average turnover in a year, it appears that the waiting list will cause future 
applicants to wait longer than one year, applications will no longer be accepted, and the waiting list will close. 
 
 
Dorsey Station will not accept or maintain lists of potential applicants’ names when the waiting list is closed. 
Applicants inquiring about a unit when the waiting list is closed will be advised that the list is closed and 
that they may apply when the list is reopened. 
 
OPEN A CLOSED WAITING LIST 
 
To open a closed waiting list, Dorsey Station will follow the HUD approved Affirmative Fair Housing Marketing 
Plan (AFHMP). The AFHMP must be reviewed periodically and in advance of opening a closed waiting list 
to ensure that it is current. Opening the waiting list and marketing vacant apartments in Dorsey Station must 
provide an equal opportunity for households to participate in and benefit from the housing programs. 
 
UPDATING THE WAITING LIST 
 
From time-to-time Dorsey Station will have to update information on the waiting list. Such a need may occur when: 
 
 
The applicant notifies Dorsey Station of the change; or when 
 
The applicant’s name is reached on the waiting list, and the changes are identified when the application is 
updated. 
 
If the applicant’s income/household composition changes and the change results in a change in the applicant’s 
status, the original application’s date is retained. If the change in household circumstances is such that the 
applicant is no longer eligible to be on the waiting list, i.e. over the income limits: 
 
 
The application will be inactivated; and 
 
The applicant will be notified in writing of the inactive status. 
 
PURGING THE WAITING LIST 
 
The waiting list is purged based on applicant contact every six months or automatically by Dorsey Station staff. 
 
It is critical that applicants are made to understand that they must continue to contact Dorsey Station to remain 
active on the waiting list. 
 
It is the responsibility of the applicant to notify Dorsey Station at least every six months to remain active on 
the waiting list. The head or household or spouse/co-applicant must contact Dorsey Station. At the time of 
such notification, the applicant may update information or simply indicate that they are still interested in an 
apartment. 
 
If an applicant does not contact Dorsey Station during any six-month period, their application will be 
inactivated. It is also the applicant’s responsibility to immediately notify Dorsey Station whenever there is a 
change in the information provided on their application. 
 
The waiting list will be periodically purged by Dorsey Station staff to determine if the applicants on the active 
list are still interested in an apartment. When purging notices are sent out from Dorsey Station, an applicant’s 
failure to respond within the designated time frame may result in the application being removed from the 
active list and being placed on inactive status. 
 
CHANGES IN WAITING LIST STATUS 
 
An applicant’s status may change as a result of changes in their income, household composition, and other 
circumstances. Such a need may occur when an applicant notifies Dorsey Station of the change or when

Proposal Questionnaire 
“Return this Section with your Response.” 
the applicant’s name is reached on the waiting list and the changes are identified when the application is 
updated. 
 
If the applicant’s circumstances change and the change requires a different waiting list status for the applicant, 
such change will not affect the date of the original application. 
 
IN-PLACE RESIDENTS 
 
In-place residents will take precedence over applicants when any of the following conditions exist: 
 
1. 
Decrease in income causing a change in housing program from non-assisted program to an 
assisted program; 
 
2. 
Household size changes so that the current apartment size is no longer appropriate and the 
household is overcrowded or underhoused and unit transfer is necessary; 
 
3. 
The household develops a need for an accessible unit (if available); 
 
4. 
A unit transfer is needed for medical reasons; 
 
5. 
An accessible unit is occupied by a household that does not require the accessible features, 
and there is an applicant or current household requiring the accessibility. 
 
A current household may request a unit wherein only part of the household will move to the new unit 
and remaining members will continue to reside in the original unit. This is not considered a transfer but 
rather a new household is being created. In this case the new household must meet all eligibility criteria 
in the same manner as an outside applicant. 
 
12. Rent and Occupancy Status 
 
 
For new construction/rehabilitation, provide projected rent schedule and anticipated occupancy timeline. 
 
Provide a breakdown of utilities to be paid by the tenant and by the owner. 
 
Construction of the initial component of Dorsey Station is expected to commence construction in November 
2026 with initial occupancy targeted for May 2028. Stabilized occupancy for all development components is 
forecasted for November 2028. 
 
The development owner is responsible for water, sewer and trash. Tenants are responsible for electric, phone 
and internet.

Proposal Questionnaire 
“Return this Section with your Response.” 
 
13. Affordability Restrictions 
 
 
Identify any existing or planned affordability restrictions (e.g., tax credit compliance periods, deed restrictions, 
regulatory agreements). 
 
State the length of affordability commitments. 
 
The Encore at Dorsey Station (the affordable senior component) will have affordability restrictions governed by 
ADOH under the 9% LIHTC program with a term of fifty years.  
 
The Residences at Dorsey Station (the affordable family component) will have affordability restrictions governed 
by ADOH under the 4% LIHTC program for a term of thirty years. Additionally, there will be a regulatory 
agreement restriction required for the Private Activity Bonds for a term of thirty years. 
 
14. Need for PBV Assistance 
 
 
Explain why PBV assistance is needed for the project, and the impact PBV assistance will have on financial 
feasibility, affordability, or service provision. 
 
Provide supporting documentation such as pro forma financials and market analysis. 
 
Project Based Vouchers are critical to the feasibility and long-term success of the project. While the project 
leverages LIHTC equity to restrict rents, the deeply affordable rents at Dorsey Station are not sufficient to 
support operations and the debt service necessary to build the project. Without PBV support, the project would 
either face a funding gap or be forced to target higher AMI levels, limiting its ability to serve those most in need. 
Please see accompanying pro formas and market studies. 
 
15. Management and Maintenance Information 
 
 
Provide the name and qualifications of the proposed management agent. 
 
Since 1992, PacifiCap Management Inc. (PMI) has combined operational efficiency with strong resident 
services. Managing nearly 3,800 units (over 3,100 of them affordable) across six western states, PMI brings 
deep expertise in affordable housing compliance, affirmative marketing, community engagement and 
responsiveness of resident services to the needs of traditionally underserved communities. PMI’s team is well-
versed in complex regulations tied to HUD Section 8, Project-Based Vouchers, HOME, and ADOH programs. 
A full-time compliance specialist with over 20 years of experience oversees regulatory coordination, including 
audit preparation with US Housing Consultants. 
 
 
Describe management structure, staffing plan, and responsibilities. 
 
Dorsey Station will have the following onsite personnel: 
 
 
Property Manager: 2 
 
Leasing Agent: 1 
 
Maintenance: 3 
 
Grounds: 2 
 
Additional personnel include: 
 
 
Area Manager (AZ): 1 
 
Compliance Specialist: 1 
 
Director of Property Management: 1 
 
Responsibilities are included on the next page.

Proposal Questionnaire 
“Return this Section with your Response.” 
 
Roles and Responsibilities 
The Property Manager oversees leasing and day-to-day operations while ensuring compliance with all 
applicable affordability, income, and rent restrictions. Responsibilities include qualifying and certifying residents, 
maintaining compliant tenant files, as directed by the Compliance Specialist, collecting rent, enforcing lease 
terms, coordinating maintenance and inspections, managing tenant relations, notices, and evictions in 
accordance with regulatory requirements. Maintenance and grounds personnel are responsible for preventative 
maintenance on all major systems, day-to-day work orders and maintenance requests, as well as maintaining 
the exterior of the property in top condition. The Area Manager provides support to these employees, produces 
required regulatory documentation for the Compliance Specialist, and serves as the primary point of contact for 
owners and monitoring agencies. 
 
16. Service Providers (If Applicable) 
 
 
Identify supportive service providers that will be involved in the project and associated memoranda of 
understanding (MOUs) or letters of intent, if available. 
 
Describe the type and frequency of services offered (e.g., case management, job training, health services). 
 
Tenants of Dorsey Station will have access to services provided by the EnVision Center. The Tempe EnVision 
Center provides job training, career placement, financial counseling, and digital access through its technology 
lab. It also offers health and wellness programs, social services, community space, and functions as a resilience 
hub during emergencies. The EnVision Center is open from 8:30 AM to 5 PM Monday through Friday. 
 
Evaluation Criteria

Vendor’s Offer Page 
“Return this Section with your Response.” 
Proposal Question 
 
Vendor’s Offer Page 
 
Offeror must complete, sign and submit this form to the Procurement Office with the proposal response. An unsigned 
“Vendor’s Offer”, late proposal response, and/or a materially incomplete response will be considered nonresponsive and 
rejected. Offeror is to type or legibly write in ink all information required below. A scanned copy of this page is acceptable.  
 
Company Name: 
Encore at Dorsey, LLC & Residences at Dorsey, LLC 
 
 
 
Company Purchase Order Mailing Address: 
 
Street Address: 
412 NW 5th Avenue, Suite 200 
 
City, State, Zip: 
Portland, OR 97209 
 
 
 
Contact Person:
Brett Anibas 
Phone Number: 
503-288-6210 ext. 324 
 
E-mail Address:
banibas@palindromecreates.com 
Cell Number: 
 
 
 
 
Remit to Information 
 
Company Name (as it appears on invoice): 
Encore at Dorsey, LLC & Residences at Dorsey, LLC 
 
 
 
Company Payment Remit to Address: 
 
Street Address: 
412 NW 5th Avenue, Suite 200 
 
City, State, Zip: 
Portland, OR 97209 
 
 
Company Tax Information 
If a Tempe-based firm, provide Tempe Transaction Privilege (Sales) Tax No.: 
Not Applicable 
 
 
Payment Options 
Will your company accept the City’s Master Card for payment? 
Yes
No
X 
 
Will your company accept Payment via ACH (Automated Clearing House) for payment? 
Yes
X 
No
 
 
 
 
THIS PROPOSAL IS OFFERED BY 
 
REQUIRED SIGNATURE OF AUTHORIZED OFFEROR 
By signing this Vendor’s Offer, Offeror acknowledges acceptance of all terms and conditions contained herein and that 
prices offered were independently developed without consultation with any other Offeror or potential Offeror.  Failure to sign 
and return this form with proposal response will be considered nonresponsive and rejected. 
 
 
 
 
 
 
04/23/2026 
Signature of Authorized Offer 
 
Date 
 
 
 
Todd Marshall 
 
President, Co-Member, its Co-GP 
Print or Type Name of Authorized Individual 
 
Title of Authorized Individual

Anti-Discrimination Policy 
“Return this Section with your Response.” 
Anti-Discrimination Policy 
 
 
 
 
 
COMPLIANCE WITH CITY’S ANTIDISCRIMINATION 
ORDINANCE NO. 02016.25 
_________________________________________________ 
 
The Tempe City Council approved Ordinance No. 02016.25 that requires vendors who are being 
recommended for award to provide evidence of their compliance with the City’s antidiscrimination policy as 
shown below: 
 
Sec. 2-601. Policy. 
 
It is declared to be the policy for the citizens of Tempe, Arizona, to be free from discrimination in public 
accommodations, employment, and housing, and contrary to public policy and unlawful to discriminate 
against any person on the basis of race, color, gender, gender identify, sexual orientation, religion, national 
origin, familial status, age, disability, or United States military veteran status, in places of public 
accommodation, employment, and housing; and contrary to the policy of the city and unlawful for vendors 
and contractors doing business with the city to discriminate, as set forth in this article.   
 
Sec. 2-603. Unlawful Practices.   
 
The following shall constitute a violation of this article: 
 
For a city vendor or city contractor, because of race, color, gender, gender identify, sexual orientation, 
religion, national origin, familial status, age, disability, or United States military veteran status, to refuse to 
hire or employ or bar or discharge from employment any person, or to discriminate against such person in 
compensation, conditions, or privileges or employment.  City vendors and contractors of fifteen (15) or more 
employees shall provide a copy of its antidiscrimination policy to the Procurement Officer to confirm 
compliance with this article.  Employers having fourteen (14) or less employees may attest in writing to 
compliance with this article.   
 
Vendor Requirements 
 
Vendors who have fifteen (15) or more employees shall include with their bid/proposal submittal a copy of 
its antidiscrimination policy that must mirror the City’s policy as stated above.  Suppliers who have fourteen 
(14) or less employees may include their antidiscrimination policy or complete a written affidavit of 
compliance per the attached. 
 
To be completed by responding company and returned with submittal: 
 
_____ Our company has 15 or more employees and has included its antidiscrimination policy that mirrors 
the City’s policy; 
 
    X     Our company has fourteen (14) or less employees and is attaching the signed AFFIDAVIT OF 
COMPLIANCE WITH TEMPE CITY CODE CHAPTER 2 ARTICLE VIII SECTION 2-603(5). 
 
Please include this document along with the company’s antidiscrimination policy or the completed affidavit 
with offer submittal.

Anti-Discrimination Policy 
“Return this Section with your Response.” 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Only complete this document if you have 14 or less employees. 
 
AFFIDAVIT OF COMPLIANCE WITH TEMPE CITY CODE  
CHAPTER 2 ARTICLE VIII SECTION 2-603(5) 
_________________________________________________ 
 
Per Tempe City Code Chapter 2 Article VIII Section 2-603(5), it is unlawful for a City vendor or City 
contractor, because of race, color, gender, gender identity, sexual orientation, religion, national origin, 
familial status, age, disability, or United States military veteran status, to refuse to hire or employ or bar or 
discharge from employment any person, or to discriminate against such person in compensation, conditions, 
or privileges of employment.   
 
City vendors and contractors shall provide a copy of their antidiscrimination policy to City to confirm 
compliance with this requirement or attest in writing to compliance. 
 
 
CONTRACTOR means any person who has a contract with the City. 
 
 
VENDOR means a person or firm in the business of selling or otherwise providing products, 
materials, or services. 
 
CONTRACTOR/VENDOR, select one: 
 
_____ Current copy of antidiscrimination policy attached.   
 
OR 
 
    X    I hereby certify Encore at Dorsey, LLC & Residences at Dorsey, LLC (contractor/vendor) to be in 
compliance with Tempe City Code Chapter 2 Article VIII Section 2-603(5). 
 
 
 
____________________________________ 
 
Date: 04/23/2026  ____________ 
Signature 
 
Todd Marshall___________________________  
President, Co-Member, its Co-GP 
Print Name 
 
 
 
 
 
Title 
 
Encore at Dorsey, LLC & Residences at Dorsey, LLC 
Company

Affidavit of Compliance with House Bill 2488 
“Return this Section with your Response.” 
 
Affidavit of Compliance with House Bill 2488 
 
 
 
 
 
AFFIDAVIT OF COMPLIANCE WITH HOUSE BILL 2488 
SUPPLIER AGREES TO NOT USE THE FORCED LABOR OF ETHNIC UYGHURS IN THE 
PEOPLE’S REPUBLIC OF CHINA 
_________________________________________________ 
 
Per House Bill 2488 approved by the Arizona Legislature, this law stipulates that a public entity may not 
enter into or renew a contract with a company for the acquisition or disposition of supplies, services, goods, 
information technology or construction unless the contract includes written certification that the company 
does not currently, and agrees for the duration of the contract that it will not, use:  
 
 
The forced labor of ethnic Uyghurs in the People’s Republic of China; 
 
 
Any services or goods produced by the forced labor of ethnic Uyghurs in the People’s Republic of 
China; and 
 
 
Any suppliers, contractors or sub-contractors that use the forced labor of any services or goods 
produce by the forced labor of ethnic Uyghurs in the People’s Republic of China 
 
Based on the above, the supplier certifies: 
 
I hereby certify Encore at Dorsey, LLC & Residences at Dorsey, LLC (contractor/vendor) to be in 
compliance with Arizona House Bill 2488  
 
____________________________________ 
 
Date: 04/23/2026  ____________ 
Signature 
 
Todd Marshall___________________________  
President, Co-Member, its Co-GP 
Print Name 
 
 
 
 
 
Title 
 
Encore at Dorsey, LLC & Residences at Dorsey, LLC 
Company

Encore at Dorsey Station Pro Forma

Encore at Dorsey Station
22-Apr-26
TOTAL DEVELOPMENT COSTS
Tempe, AZ
Permanant Loan
5,625,000
$       
Tax Credit Equity
0.840
$       
20,997,900
      
City Waived Fees
200,000
       
City Loan Funds
500,000
       
Deferred Developer Fee
1,265,000
       
TOTAL DEVELOPMENT SOURCES
28,587,900
$     
LAND COST
-
$ 
 
Construction
15,834,565
 
General Requirements
950,074
 
Contractors Overhead
633,383
 
Contractors Profit
791,728
 
Sales Tax
958,743
 
Construction Contingency
1,187,592
 
CONSTRUCTION COSTS
20,356,085
 
Architectural - Design
507,192
 
Architectural - Supervision
118,182
 
FFE
50,000
 
Borrower Legal
125,000
 
Accounting Fees
20,000
 
Permits & Fees
650,000
 
Market Study, Appraisals, PCR
25,000
 
Environmental & Cultural Monitoring
240,000
 
Soils Report/Construction Testing
59,975
 
Survey and PCA/Topo
20,000
 
Marketing
10,000
 
Printing Postage Misc
15,000
 
Soft Cost Contingency
50,000
 
TOTAL INDIRECT CONSTRUCTION COSTS
1,890,349
 
Construction Loan Origination Fee
191,138
 
Construction Lender Legal
90,000
 
Construction Lender Misc Expenses
- 
Construction Phase Interest
663,979
 
Lease Up Interest
658,971
 
Perm Loan Origination Fee
56,250
 
Construction Liability Insurance
175,000
 
Builders Risk Insurance
158,346
 
Taxes and Fees
10,000
 
Title, recording fees and closing costs
50,000
 
Bank Inspection Fees
28,000
 
Bond Financing Expenses
- 
Syndication Fees
55,000
 
Tax Credit Fees
259,130
 
TOTAL FINANCING COST
2,395,814
 
Lease Up Reserve
21,600
 
Operating Reserve
271,403
 
TOTAL RESERVES
293,003
 
Developer Fee
3,652,649
 
TOTAL DEVELOPMENT COSTS
28,587,900
$

Encore at Dorsey Station
22-Apr-26
STABILIZED INCOME AND EXPENSES 
Tempe, AZ
 Operating Income
Gross
Tempe 
Utility 
Net
Monthly
Annual
Unit Type
Units
AMI
Rent
HA PMT
Allowance
Rent
Income
Income
1 BD/1 B * Voucher
6
30%
$631
$815
111
  
$1,335
8,010
 
96,120
  
1 BD/1 B   
1
30%
$631
$0
66
 
$565
565
  
6,780
 
1 BD/1 B   
41
50%
$1,051
$0
66
 
$985
40,385
 
484,620
 
1 BD/1 B * Manager's Unit
1
60%
$1,262
$0
-
$1,262
1,262
 
15,144
  
2 BD/1 B * Voucher
2
30%
$757
$1,006
147
  
$1,616
3,232
 
38,784
  
2 BD/1 B 
1
30%
$757
$0
80
 
$677
677
  
8,124
 
2 BD/1 B 
20
50%
$1,262
$0
80
 
$1,182
23,640
 
283,680
 
Total
72
 Gross Potential Rental Income 
933,252
$  
 
   Other Income
1,440
$      
17,280
  
 Total Gross Potential Income
950,532
$  
 
  Vacancy
5.0%
(47,527)
 
Effective Gross Income
903,005
$  
 
 Operating Expenses
Annual 
Annual
Category
Per Unit
Expenses
Management Fee 
4%
502
  
36,120
$  
 
Administration
1,800
 
129,600
 
Common Utilities
750
  
54,000
  
Maintenance
875
  
63,000
  
Advertising
115
  
8,280
 
Insurance
725
  
52,200
  
ADOH Compliance Fees
80
 
5,760
 
Resident Services
150
  
10,800
  
Operating Expenses
4,847
 
348,960
 
Lender Replacement Reserves
350
  
25,200
  
Total Operating Expenses
5,197
374,160
$  
 
Per Unit
Net Operating Income
528,845
$  
 
Annual Debt Service
440,050
$  
 
DCR
1.20

Encore at Dorsey Station
22-Apr-26
15 YEAR CASH FLOW
Tempe, AZ
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
2040
2041
2042
Effective Gross Income
903,005
$  
 
921,066
$  
 
939,487
$   
958,277
$   
977,442
$   
996,991
$   
1,016,931
$   
1,037,269
$   
1,058,015
$   
1,079,175
$   
1,100,759
$   
1,122,774
$   
1,145,229
$   
1,168,134
$  
  
1,191,496
$  
  
Operating Expenses
374,160
 
385,385
 
396,947
  
408,855
  
421,121
  
433,754
  
446,767
  
460,170
  
473,975
  
488,194
  
502,840
  
517,925
  
533,463
  
549,467
  
565,951
  
Net Operating Income
528,845
$  
 
535,680
$  
 
542,540
$   
549,422
$   
556,321
$   
563,237
$   
570,164
$   
577,099
$   
584,040
$   
590,981
$   
597,919
$   
604,848
$   
611,766
$   
618,667
$  
 
625,546
$  
  
Permanant Debt Service
440,050
 
440,050
 
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
440,050
  
Cash Flow
88,796
   
95,631
   
102,491
   
109,372
   
116,272
   
123,187
   
130,114
   
137,050
   
143,990
   
150,931
   
157,869
   
164,799
   
171,717
   
178,617
   
185,496
   
Investor AMF
7,500
  
7,725
  
7,957
  
8,195
  
8,441
  
8,695
  
8,955
  
9,224
  
9,501
  
9,786
  
10,079
  
10,382
  
10,693
  
11,014
  
11,344
  
Developer Note
1,265,000
 
81,296
  
87,906
  
94,534
  
101,177
  
107,831
  
114,493
  
121,159
  
127,826
  
134,490
  
141,146
  
147,790
  
5,355
  
-
  
-
  
-  
1,183,704
  
1,095,798
  
1,001,264
 
900,088
  
792,257
  
677,764
  
556,605
  
428,780
  
294,290
  
153,144
  
5,355
  
-
  
-
  
-
  
-  
Residual Cash Flow
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
149,062
  
161,023
  
167,603
  
174,152
  
DCR First Mortgage
1.20
1.22
1.23
1.25
1.26
1.28
1.30
1.31
1.33
1.34
1.36
1.37
1.39
1.41
1.42

Residences at Dorsey Station Pro Forma

Residences at Dorsey Station
22-Apr-26
TOTAL DEVELOPMENT COST
Tempe, AZ
Permanent Debt
44,650,000
$  
Tax Credit Equity
0.850
$ 
 
42,495,750
 
Deferred Developer Fee
12,531,610
 
TOTAL DEVELOPMENT SOURCES
99,677,360
$  
LAND COST
-
$ 
 
Construction
64,249,989
 
Contractors Profit
3,212,499
 
Construction Contingency
3,373,124
 
CONSTRUCTION COSTS
70,835,613
 
Architectural - Design
1,730,246
 
Architectural - Supervision
378,401
 
FFE
125,000
 
Borrower Legal
150,000
 
Accounting Fees
25,000
 
Permits & Fees
900,000
 
Market Study, Appraisals, PCR
40,000
 
Environmental & Cultural Monitoring
125,000
 
Soils Report/Construction Testing
150,000
 
Survey and PCA/Topo
25,000
 
Marketing
15,000
 
Printing Postage Misc
25,000
 
Soft Cost Contingency
150,000
 
TOTAL INDIRECT CONSTRUCTION COSTS
3,838,647
 
Bond Placement Fees & Expenses
350,000
 
Bond Placement Legal
75,000
 
Bond Purchaser Legal
45,000
 
Bond Trustee Fees & Expenses
15,000
 
Bond Issuer Fees & Legal
45,000
 
Bond Counsel
57,000
 
Construction Phase Interest
6,000,000
 
Construction Liability Insurance
400,000
 
Builders Risk Insurance
300,000
 
Title, recording fees and closing costs
125,000
 
Construction Inspection Fees
30,000
 
Syndication Fees
75,000
 
Tax Credit Fees
500,000
 
TOTAL FINANCING COST
8,017,000
 
Lease Up Reserve
86,100
 
Operating Reserve
1,200,000
 
TOTAL RESERVES
1,286,100
 
Developer Fee
15,700,000
 
TOTAL DEVELOPMENT COSTS
99,677,360
$

Residences at Dorsey Station
22-Apr-26
STABILIZED INCOME AND EXPENSES 
Tempe, AZ
 Operating Income
Gross
Tempe 
Utility 
Net
Monthly
Annual
Unit Type
Units
AMI
Rent
HA PMT
Allowance
Rent
Income
Income
Studio
3
30%
$589
$0
66
             
$523
1,569
       
18,828
                    
1 BD/1 B * Voucher
61
30%
$631
$815
111
           
$1,335
81,435
     
977,220
                  
1 BD/1 B
58
60%
$1,262
$0
66
             
$1,196
69,368
     
832,416
                  
1 BD/1 B
75
80%
$1,683
$0
66
             
$1,617
121,275
   
1,455,300
              
2 BD/1 B * Voucher
30
30%
$757
$1,006
147
           
$1,616
48,480
     
581,760
                  
2 BD/1 B
25
60%
$1,515
$0
80
             
$1,435
35,875
     
430,500
                  
2 BD/1 B
35
80%
$2,020
$0
80
             
$1,940
67,900
     
814,800
                  
Total
287
 Gross Potential Rental Income 
5,110,824
$             
   Other Income
5,740
$      
68,880
                    
 Total Gross Potential Income
5,179,704
$             
   Vacancy
5.0%
(258,985)
                
Effective Gross Income
4,920,719
$             
 Operating Expenses
Annual 
Annual
Category
Per Unit
Expenses
Management Fee 
4%
643
           
184,527
$                 
Administration
1,800
       
516,600
                  
Common Utilities
750
           
215,250
                  
Maintenance
550
           
157,850
                  
Advertising
75
             
21,525
                    
Insurance
700
           
200,900
                  
ADOH Compliance Fees
80
             
22,960
                    
Operating Expenses
4,598
       
1,319,612
              
Lender Replacement Reserves
350
           
100,450
                  
Total Operating Expenses
4,948
      
1,420,062
$             
Per Unit
Net Operating Income
3,500,657
$             
Annual Debt Service
2,912,050
$             
DCR
1.202

Residences at Dorsey Station
22-Apr-26
15 YEAR CASH FLOW
Tempe, AZ
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
2040
2041
2042
Effective Gross Income
4,920,719
$      
5,019,133
$      
5,119,516
$   
5,221,906
$   
5,326,344
$   
5,432,871
$   
5,541,529
$   
5,652,359
$   
5,765,406
$   
5,880,714
$   
5,998,329
$   
6,118,295
$   
6,240,661
$   
6,365,474
$  
  
6,492,784
$  
  
Operating Expenses
1,420,062
       
1,462,664
       
1,506,544
 
1,551,740
 
1,598,292
 
1,646,241
 
1,695,628
 
1,746,497
 
1,798,892
 
1,852,859
 
1,908,445
 
1,965,698
 
2,024,669
 
2,085,409
 
2,147,971
  
Net Operating Income
3,500,657
$      
3,556,469
$      
3,612,972
$   
3,670,166
$   
3,728,052
$   
3,786,630
$   
3,845,900
$   
3,905,862
$   
3,966,514
$   
4,027,856
$   
4,089,884
$   
4,152,597
$   
4,215,992
$   
4,280,066
$  
  
4,344,813
$  
  
Permenant Debt Service
2,912,050
  
2,912,050
  
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
 
2,912,050
  
Cash Flow
588,607
 
644,420
 
700,922
  
758,116
  
816,002
  
874,580
  
933,851
  
993,812
  
1,054,465
 
1,115,806
 
1,177,835
 
1,240,548
 
1,303,943
 
1,368,016
 
1,432,763
  
Investor AMF
7,500
  
7,725
  
7,957
  
8,195
  
8,441
  
8,695
  
8,955
  
9,224
  
9,501
  
9,786
  
10,079
  
10,382
  
10,693
  
11,014
  
11,344
  
Developer Note
12,531,610
 
581,107
 
636,695
 
692,966
  
749,921
  
807,561
  
865,886
  
924,895
  
984,588
  
1,044,964
 
1,106,020
 
1,167,755
 
1,230,166
 
1,293,250
 
445,836
  
-  
11,950,503
  
11,313,808
  
10,620,842
 
9,870,921
 
9,063,360
 
8,197,475
 
7,272,579
 
6,287,991
 
5,243,027
 
4,137,007
 
2,969,252
 
1,739,086
 
445,836
  
-
  
-  
Residual Cash Flow
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
  
-
911,166
 
1,421,419
  
DCR First Mortgage
1.20
1.22
1.24
1.26
1.28
1.30
1.32
1.34
1.36
1.38
1.40
1.43
1.45
1.47
1.49

Dorsey Station Market Rate Pro Forma

Dorsey Station Market Rate
4/22/2026
TOTAL DEVELOPMENT COST
Tempe, AZ
 
Permanent Debt
8,100,000
$       
Owner's Equity
5,316,679
        
TOTAL DEVELOPMENT SOURCES
13,416,679
$     
 
LAND COST
-
$                   
Construction
10,456,884
      
Contractors Profit
522,844
           
Construction Contingency
548,986
           
CONSTRUCTION COSTS
11,528,714
      
Architectural - Design
227,743
           
Architectural - Supervision
49,807
              
FFE
16,453
              
Borrower Legal
19,744
              
Accounting Fees
3,291
                
Permits & Fees
118,462
           
Market Study, Appraisals, PCR
5,265
                
Environmental & Cultural Monitoring
16,453
              
Soils Report/Construction Testing
19,744
              
Survey and PCA/Topo
3,291
                
Marketing
1,974
                
Printing Postage Misc
3,291
                
Soft Cost Contingency
19,744
              
TOTAL INDIRECT CONSTRUCTION COSTS
505,261
           
Construction Phase Interest
789,748
           
Construction Liability Insurance
52,650
              
Builders Risk Insurance
39,487
              
Title, recording fees and closing costs
16,453
              
Construction Inspection Fees
3,949
                
TOTAL FINANCING COST
902,287
           
Lease Up Reserve
40,000
              
Operating Reserve
440,416
           
TOTAL RESERVES
480,416
           
TOTAL DEVELOPMENT COSTS
13,416,679
$

Dorsey Station Market Rate
22-Apr-26
STABILIZED INCOME AND EXPENSES 
Tempe, AZ
 Operating Income
Gross
Tempe 
Utility 
Net
Monthly
Annual
Unit Type
Units
AMI
Rent
HA PMT
Allowance
Rent
Income
Income
1 BD/1 B
3
Mkt.
$1,396
$0
-
            
$1,396
4,188
       
50,256
                    
2 BD/1 B
38
Mkt.
$1,979
$0
-
            
$1,979
75,202
     
902,424
                  
Total
41
 Gross Potential Rental Income 
952,680
$                
   Other Income
820
$         
9,840
                      
 Total Gross Potential Income
962,520
$                
   Vacancy
5.0%
(48,126)
                   
Effective Gross Income
914,394
$                
 Operating Expenses
Annual 
Annual
Category
Per Unit
Expenses
Management Fee 
4%
836
           
34,290
$                   
Administration
1,800
       
73,800
                    
Common Utilities
750
           
30,750
                    
Maintenance
550
           
22,550
                    
Advertising
75
             
3,075
                      
Insurance
700
           
28,700
                    
Operating Expenses
4,711
       
193,165
                  
Lender Replacement Reserves
350
           
14,350
                    
Total Operating Expenses
5,061
      
207,515
$                
Per Unit
Net Operating Income
706,879
$                
Annual Debt Service
614,370
$                
DCR
1.151

Dorsey Station Market Rate
22-Apr-26
15 YEAR CASH FLOW
Tempe, AZ
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
2040
2041
2042
Effective Gross Income
914,394
$        
932,682
$        
951,336
$        
970,362
$        
989,769
$        
1,009,565
$     
1,029,756
$     
1,050,351
$     
1,071,358
$     
1,092,785
$     
1,114,641
$     
1,136,934
$     
1,159,673
$     
1,182,866
$     
1,206,523
$     
Operating Expenses
207,515
         
213,740
         
220,152
         
226,757
         
233,560
         
240,566
         
247,783
         
255,217
         
262,874
         
270,760
         
278,883
         
287,249
         
295,866
         
304,742
         
313,885
         
Net Operating Income
706,879
$        
718,942
$        
731,183
$        
743,605
$        
756,210
$        
768,998
$        
781,973
$        
795,134
$        
808,485
$        
822,026
$        
835,759
$        
849,685
$        
863,806
$        
878,124
$        
892,639
$        
Permenant Debt Service
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
614,370
         
Cash Flow
92,509
           
104,572
         
116,813
         
129,235
         
141,840
         
154,628
         
167,603
         
180,764
         
194,115
         
207,656
         
221,389
         
235,315
         
249,436
         
263,754
         
278,269
         
DCR First Mortgage
1.15
1.17
1.19
1.21
1.23
1.25
1.27
1.29
1.32
1.34
1.36
1.38
1.41
1.43
1.45

March 27, 2026 
 
Robert Gibson 
Palindrome Communities 
412 NW 5th Avenue, Suite 200 
Portland, OR 97209 
 
Re: Market Study for Dorsey Station Building E (9%) 
 
SWC of Dorsey Lane and Lemon Street 
 
Tempe, Maricopa County, Arizona 85281 
 
Dear Robert Gibson: 
 
At your request, Novogradac & Company LLP, doing business under the brand name Novogradac Consulting 
(Novogradac), has performed a study of the multifamily rental market in the Tempe, Maricopa County, Arizona 
area relative to the above-referenced Low-Income Housing Tax Credit (LIHTC) project. 
 
The purpose of this market study is to assess the viability of Dorsey Station Building E (9%), a proposed new 
construction age-restricted LIHTC development which will consist of 72 midrise-style rental units in Tempe, 
Maricopa County, Arizona. The longitude/latitude location of the Subject site is 33.4155029 North/ 
-111.9157813 West. Following construction, the Subject property will offer a total of 72 one and two-bedroom 
midrise-style units restricted to households ages 55 and over, earning 30 and 50 percent of the area median 
income (AMI) or below. Of the 72 units, one will be a manager’s unit. 
 
The following report provides support for the findings of the study and outlines the sources of information, and 
the methodologies used to arrive at these conclusions. This report incorporates LIHTC rent and income 
restrictions. The report format complies with Arizona Department of Housing (ADOH) market study 
requirements. The scope of this report meets the requirements of the ADOH, including the following: 
 
 
Inspection of the site of the Subject and the general location 
 
Project Description 
 
Market Area Analysis 
 
Supply Analysis 
 
Demand Analysis 
 
Rent Analysis 
 
Anticipated Market Absorption Analysis 
 
Conclusions and Recommendations

Dorsey Station Building E (9%) 
December 2025 
Page 2 
 
 
The depth of discussion contained in the report is specific to the needs of the client, specifically the 
requirements of ADOH Market Demand Study Guide requirements. Novogradac adheres to market study 
guidelines promulgated by the National Council of Housing Market Analysts (NCHMA). NCHMA is a professional 
organization chartered to promote the development of high quality market analysis for the affordable housing 
industry. Novogradac is a charter member of this organization. NCHMA has compiled model content standards 
for market studies. This report, which Novogradac certifies as a NCHMA-compliant comprehensive market 
analysis full narrative report, conforms to those standards; any slight modifications or departures from those 
standards are considered incidental. The report and the conclusions are subject to the Assumptions and 
Limiting Conditions attached.  
 
The authors of this report certify that we are not part of the development team, owner of the Subject property, 
general contractor, nor are we affiliated with any member of the development team engaged in the 
development of the Subject property or the development’s partners or intended partners. 
 
Palindrome Communities is the client in this engagement and intended user of this report. The Stated Purpose 
of this assignment is for underwriting purposes. You agree not to use the Report other than for the Stated 
Purpose, and you agree to indemnify us for any claims, damages, or losses that we may incur as the result of 
your use of the Report for other than the Stated Purpose. Without limiting the general applicability of this 
paragraph, under no circumstances may the Report be used in advertisements, solicitations and/or any form 
of securities offering. As our client, Palindrome Communities owns this report and permission must be granted 
from them before another third party can use this document. We assume that by reading this report another 
third party has accepted the terms of the original engagement letter including scope of work and limitations 
of liability. We are prepared to modify this document to meet any specific needs of the potential uses under a 
separate agreement. 
 
The date of property inspection was December 9, 2025, which is the effective date of the study. Nicholas 
Keller inspected the Subject property and comparable market data incorporated in this report and along with 
the analysts noted below, all are competent to perform such analyses.  
 
Please do not hesitate to contact us if there are any questions regarding the report or if Novogradac can be of 
further assistance. It has been our pleasure to assist you with this project.  
 
Respectfully submitted, 
Novogradac 
 
 
 
Kelly Gorman 
Partner 
Kelly.Gorman@novoco.com 
 
 
 
Tara Rial 
Manager 
Tara.Rial@novoco.com 
 
 
Jia Garcia 
Junior Analyst 
Jia.Garcia@novoco.com 
 
William Linthicum 
Analyst 
William.Linthicum@novoco.com

December 29, 2025 
 
Robert Gibson 
Palindrome Communities 
412 NW 5th Avenue, Suite 200 
Portland, OR 97209 
 
Re: Market Study for Dorsey Station Building A, C, and D (4%) 
 
NEC of Dorsey Ln and Apache Blvd 
 
Tempe, Maricopa County, Arizona 85281 
 
Dear Robert Gibson: 
 
At your request, Novogradac & Company LLP, doing business under the brand name Novogradac Consulting 
(Novogradac), has performed a study of the multifamily rental market in the Tempe, Maricopa County, Arizona 
area relative to the above-referenced Low-Income Housing Tax Credit (LIHTC) project. 
 
The purpose of this market study is to assess the viability of Dorsey Station Building A, C, and D (4%), a 
proposed new construction LIHTC development which will consist of 287 midrise-style rental units in Tempe, 
Maricopa County, Arizona. The longitude/latitude location of the Subject site is 33.4155029 North/ 
-111.9157813 West. Following construction, the Subject property will offer a total of 287 studio, one, and 
two-bedroom midrise-style units restricted to households earning 30, 60 and 80 percent of the area median 
income (AMI) or below. 
 
The following report provides support for the findings of the study and outlines the sources of information, and 
the methodologies used to arrive at these conclusions. This report incorporates LIHTC rent and income 
restrictions. The report format complies with Arizona Department of Housing (ADOH) market study 
requirements. The scope of this report meets the requirements of the ADOH, including the following: 
 
• 
Inspection of the site of the Subject and the general location 
• 
Project Description 
• 
Market Area Analysis 
• 
Supply Analysis 
• 
Demand Analysis 
• 
Rent Analysis 
• 
Anticipated Market Absorption Analysis 
• 
Conclusions and Recommendations

Dorsey Station Building A, C, and D (4%) 
December 2025 
Page 2 
 
 
The depth of discussion contained in the report is specific to the needs of the client, specifically the 
requirements of ADOH Market Demand Study Guide requirements. Novogradac adheres to market study 
guidelines promulgated by the National Council of Housing Market Analysts (NCHMA). NCHMA is a professional 
organization chartered to promote the development of high quality market analysis for the affordable housing 
industry. Novogradac is a charter member of this organization. NCHMA has compiled model content standards 
for market studies. This report, which Novogradac certifies as a NCHMA-compliant comprehensive market 
analysis full narrative report, conforms to those standards; any slight modifications or departures from those 
standards are considered incidental. The report and the conclusions are subject to the Assumptions and 
Limiting Conditions attached.  
 
The authors of this report certify that we are not part of the development team, owner of the Subject property, 
general contractor, nor are we affiliated with any member of the development team engaged in the 
development of the Subject property or the development’s partners or intended partners. 
 
Palindrome Communities is the client in this engagement and intended user of this report. The Stated Purpose 
of this assignment is for underwriting purposes. You agree not to use the Report other than for the Stated 
Purpose, and you agree to indemnify us for any claims, damages, or losses that we may incur as the result of 
your use of the Report for other than the Stated Purpose. Without limiting the general applicability of this 
paragraph, under no circumstances may the Report be used in advertisements, solicitations and/or any form 
of securities offering. As our client, Palindrome Communities owns this report and permission must be granted 
from them before another third party can use this document. We assume that by reading this report another 
third party has accepted the terms of the original engagement letter including scope of work and limitations 
of liability. We are prepared to modify this document to meet any specific needs of the potential uses under a 
separate agreement. 
 
The date of property inspection was December 9, 2025, which is the effective date of the study. Nicholas 
Keller inspected the Subject property and comparable market data incorporated in this report and along with 
the analysts noted below, all are competent to perform such analyses.  
 
Please do not hesitate to contact us if there are any questions regarding the report or if Novogradac can be of 
further assistance. It has been our pleasure to assist you with this project.  
 
Respectfully submitted, 
Novogradac 
 
 
 
Kelly Gorman 
Partner 
Kelly.Gorman@novoco.com 
 
 
 
Tara Rial 
Manager 
Tara.Rial@novoco.com 
 
 
Jia Garcia 
Junior Analyst 
Jia.Garcia@novoco.com 
 
William Linthicum 
Analyst 
William.Linthicum@novoco.com