biddoc.pdf

Residences At Trolley Park Request for Qualifications for CM/GC October 9, 2026

Housing Authority of the City of Aurora

REQUEST FOR QUALIFICATIONS NO. RFQ20261009

CONSTRUCTION MANAGER/GENERAL CONTRACTOR

Residences at Trolley Park 1445 Dallas Street Aurora, CO 80010

October 9, 2026

Owner: Housing Authority of the City of Aurora

Heidi Mitchell, Senior Housing Developer 2280 S. Xanadu Way Aurora, CO 80014

Financial Advisor: Dwelling Development

Sarah Batt, Principal

Owner’s Representative: Artaic Group

Jake Hopper, Senior Project Manager 2650 18th Street, Suite 301 Denver, CO 80211

1. INVITATION

The Housing Authority of the City of Aurora, Colorado, also known as The Aurora Housing Authority or AHA (Owner) hereby invites qualified firm(s) and/or individuals (Professional Services Providers) interested in providing Construction Manager/General Contractor (CM/GC) services to submit a response to this Request for Qualifications & Proposal (RFQ) for the Residences at Trolley Park located in Aurora, Colorado. The Owner proposes to retain a highly qualified, capable firm(s) to act as the General Contractor throughout the planning, design, and construction of a renovation, and potential addition to Residences at Trolley Park.

All Candidate inquiries will be responded to collectively prior to or on the “Clarification Responses” date in the schedule noted below. A clarification with replies to all questions will be emailed to all Candidates who have requested the RFQ documents.

2. PROCUREMENT SCHEDULE & PROJECT MILESTONES

The schedule for this Construction Manager/General Contractor procurement is as follows:

RFQ Released: October 9, 2026 Question Submission Deadline: October 21, 2026, 3:00 PM MDT Response to Questions: October 23, 2026 Response Submission Deadline: November 2, 2026, 12:00PM MST Shortlist Notification: November 9, 2026, 3:00 PM MST Interviews with Respondent(s): November 16-17, 2026 Award Announcement: November 20, 2026

The overall schedule milestones for the project are as follows:

Conceptual Drawings: January 2027 100% Construction Documents Complete: July 2027 Start of Construction: December 2027

3. RESPONSE SUBMISSION PROCEDURE

Public Notice of this RFQ is being Achieved by posting the solicitation on Bidnet, (bidnetdirect.com) and on the Aurora Housing Authority’s Website (Aurorahousing.org), Vendors, Proposals and Quotes, View RFPs/RFQs here section.

Question Submission and Addendum All questions related to the RFQ are to be submitted in writing to Jake Hopper at jake.hopper@artaicgroup.com with a cc: to Heidi Mitchell at Hmitchell@aurorahousing.org no later than October 21, 2026, 3:00 PM MDT. All verbal communications are non-binding. Answers to questions may be distributed to all known respondents via electronic means as they are received, or answers may be withheld and provided in a single communication to be distributed to all known parties.

Response Submission Responses are to be received on or before November 2, 2026, 12:00 PM MST. Responses are to be submitted electronically to: Jake Hopper at jake.hopper@artaicgroup.com with a cc: to Heidi Mitchell at Hmitchell@aurorahousing.org and Sarah Lara at Sarah.Lara@artaicgroup.com

Address RFQ Response to:

Heidi Mitchell Senior Housing Developer & Project Manager

Aurora Housing Authority mailto:jake.hopper@artaicgroup.com mailto:Hmitchell@aurorahousing.org mailto:jake.hopper@artaicgroup.com mailto:Hmitchell@aurorahousing.org

4. OWNER BACKGROUND & PROGRAM INFORMATION

A. Owner Background

The Housing Authority of the City of Aurora, Colorado, also known as The Aurora Housing Authority or AHA, has a rich history serving the diverse communities within the borders of the city. AHA was established by action of the Aurora City Council in February of 1975, as an independently operating quasi-governmental agency with both public and private sector characteristics to provide affordable housing solutions. AHA is committed to creating mission-driven housing solutions that make a difference, through asset-building opportunities combined with effective community-oriented and individual services and amenities. AHA is committed to providing safe, decent, affordable housing to our community and proudly serves many different groups including Working Families, Single Parents, Disabled Residents, Seniors, People Experiencing Homelessness, and Veterans.

By working closely with government entities, investors, landlords, and for and non-profit organizations, we build impactful partnerships that help us serve our communities and transform lives for people with limited income. The Aurora Housing Authority owns and professionally manages over 1,000 quality townhomes and apartments spread over 14 properties, with a new property currently under construction, and additionally supports 2,000 households through vouchers to provide affordable rental homes to thousands of residents. T he agency is also Special Limited Partners for an additional 3,170 townhomes and apartments in Aurora, increasing the scale of impact across the city of Aurora.

Mission Statement

To develop and promote quality housing while supporting and encouraging economic opportunities leading to self-sufficiency and independence.

Vision Statement

To be the acknowledged leader in developing quality affordable housing in our community. (Adopted by the Housing Authority of the City of Aurora, CO December 1998.)

Values Statement

• Respect Others: We will treat co-workers, clients, and community members with dignity, respect, courtesy, politeness, and kindness.

• Act with Integrity at All Times: With the best interest of the organization, employees, clients and community in mind, we are personally accountable for the highest standards of ethical behavior including honesty and fairness.

• Maintain a High Level of Professionalism: We approach our daily activities with competence, responsibility, accuracy, reliability and confidentiality. We work cooperatively to create a friendly and quality-oriented environment.

• Communicate Clearly: We will communicate openly and honestly and listen to ideas to improve our services and overcome challenges.

B. Site and Program AHA will undertake the renovation of the Residences at Trolley Park, a 38-unit multifamily apartment complex located at 1445 Dallas Street in Aurora, Colorado. The 0.719-acre property includes one (1) three-story apartment building, containing (35) units, with gated underground parking and one (1) two-story townhouse building containing

(3) units. Buildings were constructed in 2007; three-story apartment is 70,327 square feet and the townhome building is 5,040 square feet, totaling 75,367 gross square feet.

According to the October 2023 Property Condition Report prepared by Dominion Due Diligence Group (D3G), the property is in fair to good physical condition. In addition, each dwelling unit and all common areas, parking areas, trash areas, and exterior areas were inspected to identify potential renovation scope.

The project will utilize a Construction Manager/General Contractor (CM/GC) delivery method, with the general contractor engaged early by ownership to provide design-assist services during the design phase. Architect selection is expected to occur no later than November 13, 2026. In addition to renovating the existing buildings, ownership intends to evaluate the feasibility of adding dwelling units within the existing property boundary lines and creating additional amenity spaces for residents.

Renovation scope will include, but is not limited to, addressing areas of negative drainage and water intrusion at the site, roof replacement, undertaking deferred maintenance scopes related to mechanical, plumbing and electrical systems, replacement of flooring finishes, residential appliances and millwork, as well as finish upgrades to common areas, and general ADA upgrades. It is anticipated the construction budget will be in the $10M-$14M range, depending on the potential to add units.

Ownership intends to submit an application for non-competitive 4% Low-Income Housing Tax Credits (LIHTC) in March 2027, with construction anticipated to begin in late 2027. This project will be subject to compliance with energy efficiency programs. The project will commence immediately following selection of the architectural team.

C. Supporting Documents

• Property Conditions Report, dated October 3, 2023 by Dominion Due Diligence Group

• Phase I Environmental Site Assessment (available November 2026)

• Updated Property Condition Report (available November 2026)

• Structural Condition Report (available November 2026)

5. TEAM MEMBERS

AHA will designate a member of its staff to manage and oversee the design and construction processes of the project.

Owner intends to hire, or has already selected, the following professionals for the project team:

• Financial Consultant – Dwelling Development

• Owner’s Representative - Artaic Group

• Architect – TBD

• General Contractor (CM/GC) – TBD

• Geotechnical Engineer & Construction Material Testing Firm - TBD

• Commissioning Agent – TBD

• FF&E Vendor (if required) - TBD

6. SCOPE OF SERVICES

The CM/GC Scope of Work will generally consist of the requirements in the AIA A133-2019 contract and the following.

Preconstruction Services

All scopes of work shall be completed in a collaborative and transparent manner. Contractor shall immediately provide preconstruction services upon selection. Preconstruction phase is anticipated to be November 2026 – November 2027.

A. Collaboration. As part of the CM/GC process, the Contractor should commit to working together with the Owner, Owner’s Representative, and Design Team in a manner that achieves the project priorities, goals, and expectations.

B. Existing Conditions and Due Diligence. Review available surveys, plans, reports, and the October 2023 Property Condition Report; verify existing conditions through field investigation and documentation; assess applicable zoning, building, accessibility, life-safety, energy, and other code requirements; and identify additional investigative work that may be required for design assistance or for budgetary purposes. Owner-provided due-diligence materials, including the Phase I Environmental Site Assessment, updated Property Condition Report, and Structural Condition Report, are anticipated to be available in November 2026.

C. Meeting Attendance. The Contractor should expect to attend Design Meetings in addition to AHJ meetings.

Attendance (likely virtual for most) at any pre-construction meetings regarding sustainability, commissioning, and sub-consultant/engineering design progress will be required.

D. Progress Document Reviews & Estimating. Contractor shall anticipate ongoing pricing exercises to advise the designer on design decisions that do not fit within the project budget or schedule. In addition, milestone cost estimates will be provided at the conclusion of Concept Design (to be used for LIHTC application), Schematic Design, 100% Design Development and 90% Construction Documents; with a detailed report in which cost comparisons are easily understood. Detailed estimate reporting will be required to be reviewed and approved before proceeding to the next level of design. Therefore, timely reporting will be essential.

E. Value Analysis & System Analysis. System Analysis for major building systems and Value Analysis for cost-saving or value enhancements will be required. A trend log, including potential alternates and value engineering, shall be managed and communicated by the Contractor to the team members.

F. Constructability Reviews. The Contractor shall perform periodic constructability reviews during the design development phase through the construction document phase. These may include a construction review of construction assemblies, materials, lead time, architectural details, schedule impacts, sequencing, and site limitations.

G. Setting the Guaranteed Maximum Price (GMP). All work shall be competitively bid for the project and presented to the owner for final acceptance of subcontractors. Contractor shall provide to the team any cost increases or decreases to select local subcontractors. The GMP shall include the total of all subcontracts, the CM/GC general conditions, fee and construction contingency. Setting of GMP can be done at 100% DDs or 100% CDs, as mutually agreed by team.

H. Schedule. Contractor will coordinate with team members to establish a detailed construction schedule identifying long lead items and critical path activities. It is anticipated this project will be phased due to the occupied nature of the units. Schedule phasing will be a critical part of the planning efforts.

I. LIHTC and Funding Coordination. Provide estimates and other documentation reasonably required to support ownership’s anticipated March 2027 application for non-competitive 4% Low-Income Housing Tax Credits. Assist with general funding requirements and respond to construction-related comments from AHA, its financial consultant, lenders, investors, and reviewing agencies.

J. Submittals. Contractor shall institute a reasonable submittal process in consultation with the Design Team; and facilitate timely reviews and responses. The Contractor will work with the Owner, Owner’s Representative, and Design Team to plan an acceptable phasing and work plan.

Construction Services The Owner is seeking a CM/GC to coordinate and manage the building process as a member of the project team. The Contractor shall understand construction methods and techniques. Contractor shall construct the project in accordance with construction documents and specifications within the scheduled timeframe. Construction durations are currently unknown but Contractor should assume 12-16 months at this time.

A. Site. Contractor will provide supervision of all internal personnel and subcontractors, including ensuring internal personnel and subcontractors on site have cleared background checks based on the Owner’s criteria. Contractor will ensure prohibited items by law are not brought onto property by those under the Contractor’s responsibility.

Contractor is responsible for site safety. Contractor will work with the Owner’s selected construction material testing firm to provide appropriate notice of inspection requests.

B. Schedule. Contractor shall manage the construction schedule and communicate the 3-week look ahead schedule every week and provide updated full project schedules monthly with each application for payment.

C. Budget. Contractor is responsible for the construction budget and will provide weekly budget updates to the Owner, Owner’s Representative, and Design Team. Pay applications will be provided per the contract in a timely fashion so that invoices may be submitted to the Owner for payment. A change order control system shall be provided to advise the team of potential added costs and shall be reviewed on a weekly basis.

D. Documentation. Maintain and provide the Owner all construction related documentation such as RFI’s, submittals, schedules, and inspections. Contractor shall fulfill contractor’s responsibilities regarding actions, documentation, and submissions for the selected sustainability program.

E. Quality. Quality control is the CM/GC’s responsibility. The Contractor shall provide a renovated building with the highest quality workmanship. Contractor will work with the Owner’s selected commissioning agent and provide timely information as requested by this consultant.

F. Completion & Warranty. Close-out, system training and warranty services will be in accordance with contract documents. CM/GC will work with project team members to proactively and efficiently close out the project at completion and provide system training for the new facility. Contractor will provide warranty request process to the Owner and respond appropriately and timely to such requests. 11-month warranty walk shall be included, along with warranty-related corrective work following the walk.

7. RESPONSE CONTENTS

Submitted responses must include, at a minimum, the following information. This information will serve as the basis for the Selection Criteria in Section 8. Please note, cost proposals will be due from the short-listed firms at time of interviews.

A. Firm and Contractor Team Qualifications

Overall requirement: Demonstrate that the firm and proposed pre-construction and construction team have experience delivering projects similar in size, scope, complexity, and delivery method.

Relevant experience to include:

• Occupied multifamily renovations

• Affordable housing and/or LIHTC-financed developments

• CM/GC experience

• New build project experience

• Experience complying with Build-America Buy-America Act

• Experience with Prevailing Wage, Section 3, and Davis Bacon requirements.

Team information to provide:

• The proposed project team resumes for all key personnel, including pre-construction team and construction team

• Each member's experience

B. Availability and Capacity

Describe your firm's availability to perform the services described in this RFQ within the anticipated schedule.

Your response should include:

• The key personnel you propose to assign to this project, and the percentage of their time you anticipate they could dedicate to it for both preconstruction and construction phases.

• Capacity Worksheet: Respondents must submit a completed Capacity Worksheet showing their firm's current and expected workload during the Residences at Trolley Park project period, including overlapping projects. They may add explanatory information and adjust the worksheet to fit their team structure, as long as the format stays substantially similar to the original. The submission must give reviewers enough detail to understand the demands on both the firm and individual team members across all projects valued at $3,000,000 or more during the same period. An unlocked, native Excel version of the worksheet must be included with the submittal.

• Any known constraints or conflicts that could affect your ability to meet the schedule, and how you would address them.

• A statement confirming your firm's ability to commence pre-construction work within 5 days of notice to proceed.

C. Project Understanding, CM/GC Approach & Risk

• Describe your understanding of the Residences at Trolley Park renovation.

• CM/GC Preconstruction. Describe how you would collaborate with the Owner and design team during design, including cost estimating and budget tracking, constructability review, value engineering, scheduling, and procurement planning.

• CM/GC Construction. Explain your approach to managing the work, including subcontractor procurement and bidding, schedule and cost control, quality control, safety, and project closeout.

• Anticipated Risk. Note any risks you foresee for this project, along with your strategies for identifying, mitigating, and managing each.

D. Occupied Renovation Approach Describe your firm's proposed approach to providing construction-phase services on occupied renovation projects.

The response should address coordination to minimize disruption to residents and ongoing property operations;

communication protocols; phasing and operations (noise, property protection, and utility shut down management, resident safety, etc.); and issue resolution, such as how resident complaints would be addressed and any lessons learned from past projects.

E. Relevant Past Performance

Detail past performance outcomes on similar or relevant projects, such as final cost vs. budget, final schedule vs.

planned schedule and how issues were resolved. Additionally, provide 3-5 references for clients.

F. Minority Participation

AHA’s mission statement is closely tied to providing opportunities to minority, women, and disadvantaged enterprises. To demonstrate an individual respondent’s ability to share in this goal, responses are to include the respondent’s past efforts to engage these types of enterprises or other evidence that demonstrates their commitment to this goal and how those efforts and commitment would be applied Residences at Trolley Park.

G. Additional Information

AHA allows respondents to supplement the contents outlined above with additional information that may help demonstrate their ability to fulfill the Selection Criteria in Section 8.

H. Supplemental Forms

The following forms included with this RFQ are to be returned in the response:

ITEM

Exhibit A – Non-collusion Affidavit Exhibit B – Acknowledgement of Addendum Profile of Firm Form (separate document) Section 3 Certification (separate document) Capacity Worksheet (separate document)

Submissions must be made in PDF format except that the Capacity Worksheet must be submitted in Microsoft Excel or compatible format.

8. SELECTION CRITERIA

AHA will evaluate each submittal based on its responsiveness to the project’s needs. AHA will consider the estimated value, the project scope and complexity, as well as the professional nature of the services to be rendered. If AHA decides to award the project they will do so to a firm which is responsive to all administrative and technical requirements of this RFQ and receives the highest weighted rating based upon the evaluation criteria listed below. AHA anticipates conducting interviews with those firms that are deemed to have a reasonable chance of being awarded the project after a preliminary consideration of the criteria. Cost proposals will be requested from the short-listed firms.

The specific evaluation criteria will be scored and weighted as shown in the table below:

POINTS (1-5) WEIGHT CRITERIA

20%

Firm and Contractor Team Qualifications. Qualifications and relevant experience of the firm and proposed team in delivering occupied multifamily renovations, affordable housing and LIHTC-financed developments. Evaluation will also consider the defined roles and directly relevant experience of key personnel.

20%

Availability and Capacity. Demonstrated ability to begin services upon Notice to Proceed and assist in pre-construction services and throughout construction. Evaluation will consider the availability and workload of the proposed team; the firm’s staffing plan and internal resources;

and its ability to maintain continuity, responsiveness, and timely coordination throughout the project.

20%

Project Understanding, CM/GC Approach & Risk. Demonstrated understanding of the Residences at Trolley Park renovation and a practical approach to CM/GC preconstruction and construction services. Evaluation will consider the approach to preconstruction collaboration and cost control, and the identification of anticipated risks with credible mitigation strategies.

15%

Occupied Renovation Approach. Demonstrated approach to minimizing resident and operational impacts during construction on occupied properties. Evaluation will consider coordination with the Owner, design team, and property management; communication protocols; and the handling of issues that arise in occupied buildings.

15% Relevant Past Performance. Demonstrated success on comparable occupied multifamily renovation, affordable housing, and/or LIHTC projects, as supported by project examples and references.

5% Minority Participation. Demonstrated commitment to engaging minority, women, and disadvantaged enterprises, as shown by the respondent's past efforts and a practical plan to apply that commitment to this project.

5%

Responsiveness and Project Understanding. Demonstrated understanding of the RFP, the Site and Program, the Scope of Services, and the required response contents. Evaluation will consider the completeness, clarity, organization, and responsiveness of the proposal, including acknowledgment of project goals, key constraints, anticipated risks, and the respondent’s commitment to the required schedule and deliverables.

Scoring Key:

5 = Excellent; 4 = Above Average; 3 = Average; 2 = Below Average; 1 = Poor; 0 = Non-Responsive

This evaluation criteria will continue to be used to gauge the eligibility for an award beginning with the technical review of responses through the interview process. As shown, AHA will weigh the criterion of competence and experience heavily during all phases of the review and as such would expect firms that are invited to participate in interviews make the individual persons who would be assigned to perform the services available to attend and to take part in the interviews.

9. RESPONSE CONTENT OUTLINE

For clarity and for the benefit of the respondents while assembling their response, below is an itemized list of the required contents of an acceptable response:

A. Firm and Contractor Team Qualifications B. Availability and Capacity C. Project Understanding, CM/GC Approach & Risk D. Occupied Renovation Approach E. Relevant Past Performance F. Minority Participation G. Additional Information H. Supplemental Forms

10. GENERAL TERMS

AHA may negotiate the terms of a contract with any selected firm. If an agreement is reached, the firm will enter into a written contract and will perform all work pursuant to that contract. This RFP nor any response to this RFP does not constitute an agreement or contract with AHA and AHA reserves the right to not enter into any agreement with any firm, reject any or all responses, waive any informality in the received responses, to advertise for new responses or proceed to accomplish this solicitation by any means determined to be in the best interest of AHA.

AHA reserves the right to:

a. not award a contract to any firm or person that is listed on federal debarment lists or with a history of poor performance on projects performed for AHA or for others at the sole opinion and discretion of AHA;

b. pursue any and/or all ideas generated by this solicitation; and

c. at its sole option, disqualify any response on the basis of a conflict of interest. AHA may choose to not contract with a respondent if the respondent or an employee, officer or director of the respondent’s firm, or any immediate family member of the preceding, has served as an elected official, employee, board or commission member of the AHA who influences the making of the contract contemplated in this RFP.

Form of Contract. It is AHA’s intent to execute a cost-plus guaranteed maximum price form of contract for this project with a cost savings split provision.

Wages and Salaries: This project will be subject to prevailing wage requirements.

Permit and Plan Review Fees. AHA is exempt from building permit and plan review fees. These costs do not need to be included in the Cost Proposal.

Insurance. The selected firm shall maintain the following minimum insurance levels for the duration of the project and will be required to submit evidence of coverage to AHA:

a. General Liability

i. $1,000,000 each occurrence

ii. $2,000,000 general aggregate

b. Automobile Liability

i. $1,000,000 each accident

c. Workers’ Compensation

i. $1,000,000 each accident

ii. $1,000,000 disease – each employee

iii. $1,000,000 policy limit

d. Professional Liability

i. $2,000,000 per occurrence

ii. $4,000,000 aggregate

11. RESPONDENT’S CERTIFICATION

By submitting a response to this solicitation, the respondent certifies they:

have read and understand the requirements of this solicitation;

understand this solicitation is not a commitment or contract of any kind;

have identified in the response any person associated with the respondent that may have a conflict of interest;

have become familiar with the subject buildings and environs surrounding the site and is familiar with all of the conditions necessary to undertake the project; and understand any costs and fees associated with the presentation of a response are borne solely by the respondent.

The respondent furthermore states that by completing and submitting a response they are verifying that all information provided is, to the best of his/her/their knowledge, true and accurate, and that if AHA discovers that any information entered herein to be false, such shall entitle AHA to not consider or make award or to cancel any award with the undersigned party. Further, by completing and submitting a response, the undersigned proposer is thereby agreeing to abide by all terms and conditions pertaining to this solicitation as issued by AHA, either in hard copy or electronic transmittal. Pursuant to this solicitation and all attachments, and pursuant to all completed documents submitted, including these forms and all attachments, the respondent proposes to supply AHA with the services for the cost(s) entered within the response.

--- End ---

EXHIBIT A

NON-COLLUSION AFFIDAVIT

(Prime Bidder)

State of Colorado

County of ____________________________.

_________________________________ (name), being first duly sworn deposes and says:

That he/she/they are ___________________________(title) of ___________________________________(name of firm), the party making the foregoing proposal or bid, that such proposal or bid is genuine and not collusive or sham; that said Bidder has not colluded, conspired, connived or agreed, directly or indirectly, with any Bidder or person, to put in a sham bid or to refrain from bidding, and has not in any manner, directly or indirectly, sought by agreement or collusion, or communication or conference, with any person, to fix the bid price of affiant or of any other Bidder, or to fix any overhead, profit or cost element of said price, or of that of any other Bidder, or to secure any advantage against the Aurora Housing Authority or any person interested in the proposed contract, and that all statements in said proposal or bid are true.

Signature:

Title:

Subscribed and sworn to before me this day of 2026.

Notary Public

My commission expires

(Notary Seal Required)

EXHIBIT B

ACKNOWLEDGEMENT OF ADDENDUM

Name of Respondent: __________________________________

Instructions: Complete either Section 1 or Section 2 as appropriate.

SECTION 1

Respondent received the following addendums:

Addendum Number: Dated:

Addendum Number: Dated:

Addendum Number: Dated:

Addendum Number: Dated:

SECTION 2

Check if Applicable:

No addendums were received by respondent in connection with this project.

Respondent’s Printed Name

Respondent’s Signature Date

(1) Prime Sub-contractor (This form must be completed by and for each).

(2) Name of Firm: Telephone:

(3) Street Address, City, State, Zip:

Fax:

Please attach a brief summary of the firm, including the following:

(a) Year Firm Established;

(b) Former Name and Year Established (if applicable);

(c) Name of Parent Company and Date Acquired (if applicable).

(4) Identify Principals/Partners in Firm

NAME TITLE % OF

OWNERSHIP

(5) Identify the individual(s) that will act as project manager and any other supervisory personnel that will work on project

NAME TITLE

(6) Proposer Diversity Statement: You must circle all of the following that apply to the ownership of this firm and enter where provided the correct percentage (%) of ownership of each:

Caucasian Public-Held Government Non-Profit

American (Male) Corporation Agency Organization

Resident- (RBE), Minority- (MBE), or Woman-Owned (WBE) Business Enterprise (Qualifies by virtue of 51% or more ownership and active management by one or more of the following:

Resident- African **Native Hispanic Asian/Pacific Hasidic Asian/Indian

Owned* American American American American Jew American

Woman-Owned Woman-Owned Disabled Other (Specify):

(MBE) (Caucasian) Veteran

WMBE Certification Number:

Certified by (Agency):

(NOTE: A CERTIFICATION/NUMBER NOT REQUIRED TO PROPOSE – ENTER IF AVAILABLE)

Signature Date Printed Name Company

PROFILE OF FIRM FORM

(7) Federal Tax ID No.:

(8) [APPROPRIATE JURISDICTION] Business License No.:

(9) State of License Type and No.:

(10) Worker’s Compensation Insurance

Carrier:

Policy No.: Expiration Date:

(11) General Liability Insurance Carrier:

Policy No. Expiration Date:

(12) Professional Liability Insurance Carrier:

Policy No. Expiration Date:

(13) Debarred Statement: Has this firm, or any principal(s) ever been debarred from providing any services by the Federal Government, any state government, the State of , or any local government agency within or without the State of ? Yes No

If "Yes," please attach a full detailed explanation, including dates, circumstances and current status.

(14) Disclosure Statement: Does this firm or any principals thereof have any current, past personal or professional relationship with any Commissioner or Officer of the HA? Yes No

If "Yes," please attach a full detailed explanation, including dates, circumstances and current status.

(15) Non-Collusive Affidavit: The undersigned party submitting this proposal hereby certifies that such proposal is genuine and not collusive and that said proposer entity has not colluded, conspired, connived or agreed, directly or indirectly, with any proposer or person, to put in a sham proposal or to refrain from proposing, and has not in any manner, directly or indirectly sought by agreement or collusion, or communication or conference, with any person, to fix the proposal price of affiant or of any other proposer, to fix overhead, profit or cost element of said proposal price, or that of any other proposer or to secure any advantage against the HA or any person interested in the proposed contract; and that all statements in said proposal are true.

(16) Verification Statement: The undersigned proposer hereby states that by completing and submitting this form he/she is verifying that all information provided herein is, to the best of his/her knowledge, true and accurate, and agrees that if the HA discovers that any information entered herein is false, that shall entitle the HA to not consider nor make award or to cancel any award with the undersigned party.

Signature Date Printed Name

PROFILE OF FIRM FORM

CERTIFICATION FOR BUSINESS CONCERNS SEEKING SECTION 3

PREFERENCE IN CONTRACTING AND DEMONSTRATION OF CAPBILITY

Name of Business

Address of Business

Type of Business: Corporation Partnership Sole Proprietorship Joint Venture

Attached is the following documentation as evidence of status:

For Business claiming status as a Section 3 resident-owned enterprise:

Copy of resident lease Copy of receipt of public assistance Copy of evidence of participation Other evidence in a public assistance program

For business entity as applicable:

Copy of Articles of Incorporation Certificate of Good Standing Assumed Business Name Certificate Partnership Agreement List of owners/stockholders and Corporation Annual Report

% ownership of each Latest Board minutes appointing officers Organization chart with names and titles Additional documentation and brief function statement

For business claiming Section 3 status by subcontracting 25 percent of the dollar awarded to qualified Section 3 business:

List of subcontracted Section 3 business(es) and subcontract amount

For business claiming Section 3 status, claiming at least 30 percent of their workforce are currently Section 3 residents or were Section 3 eligible residents within 3 years of date of first employment with the business:

List of all current full-time employees List of employees claiming Section 3 status PHA/IHA Residential lease less than 3 Other evidence of Section 3 status less than 3 years from day of employment years from date of employment

Evidence of ability to perform successfully under the terms and conditions of the proposed contract:

Current financial statement Statement of ability to comply with public policy List of owned equipment List of all contracts for the past two years

Authorizing Name and Signature

PROPERTY CONDITION REPORT

TROLLEY PARK

1445 DALLAS STREET

AURORA, COLORADO 80010

D3G PROJECT NUMBER:

2023-1793

REPORT ISSUE DATE:

OCTOBER 03, 2023

INSPECTION DATE:

SEPTEMBER 19, 2023

PREPARED FOR:

THE HOUSING AUTHORITY OF THE CITY OF AURORA

2280 SOUTH XANADU WAY

AURORA, COLORADO 80014

Corporate Headquarters 201 Wylderose Drive Midlothian, VA 23113 804-358-2020 Fax 804-358-3003 www.D3G.COM

Providing nationwide service to protect your investments

Signature Scott Heinz Needs Assessor

Signature Drue Zehler Senior Reviewer

Signature Mike Ferguson, P.E., PMP President

EXECUTIVE PROPERTY DESCRIPTION

Property: Trolley Park 1445 Dallas Street Aurora, Colorado 80010

Site Description: Trolley Park, located at 1445 Dallas Street in Aurora, Colorado consists of one (1) three-story apartment building and one (1) two-story townhouse building. The property features a total of thirty-eight

(38) multifamily dwelling units. According to construction documents prepared by Odell Architects, P.C. and dated March 9,2005 and D3G estimates, the buildings feature a total gross area of 75,367 square feet. According to property tax records, the property is situated on 0.719 acres. According to property management and D3G estimates, the building was constructed in 2007. The property is in fair to good physical condition.

Corporate Headquarters 201 Wylderose Drive Midlothian, VA 23113 804-358-2020 Fax 804-358-3003 www.D3G.COM

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TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY 1

2.0 PURPOSE AND SCOPE 2

3.0 SYSTEM DESCRIPTION AND OBSERVATIONS 3

3.1 Overall General Description 3

3.2 Site 3

3.3 Structural Frame and Building Envelope 4

3.4 Mechanical and Electrical Systems 5

3.5 Elevators and Stairways 7

3.6 Life and Fire Safety Systems 7

3.7 Interior Elements 8

3.7.1 Interior Elements - Common Spaces 8

3.7.2 Interior Elements - Tenant Spaces 8

4.0 ADDITIONAL CONSIDERATIONS 10

5.0 DOCUMENT REVIEW AND INTERVIEWS 11

6.0 OPINIONS OF PROBABLE COST TO REMEDY PHYSICAL DEFICIENCIES 12

7.0 OUT OF SCOPE CONSIDERATIONS 12

7.1 Accessibility for Persons with Disabilities 12

7.2 Intrusive & Other Examinations 19

7.3 Owner Proposed Improvements 19

7.4 Environmental and Other Considerations 19

8.0 ASSESSOR QUALIFICATIONS 21

9.0 LIMITING CONDITIONS 22

10.0 CERTIFICATION 23

11.0 APPENDICES

Appendix A: Immediate Repairs Appendix B: Capital Reserves Schedule (RR Analysis) Appendix C: Site Photographs Appendix D: Accessibility Reports Appendix E: Intrusive Reports and Other Examinations Appendix F: Seismic Maps / Seismic Evaluation Appendix G: Energy Reports Appendix H: Site Maps Appendix I: Site Specific Information Appendix J: Municipal Compliance Letters Appendix K: Resumes

1.0 EXECUTIVE SUMMARY

General Description

Property Name: Trolley Park Address: 1445 Dallas Street, Aurora, Colorado, 80010 Property Type: Multifamily Apartments Date of Construction: 2007 / Property Management and D3G Estimates Land Size: 0.719 Acres / Tax Records Apartment Buildings: One(1) -3-Story Apartment Building One (1) - 2-story Townhouse Building Accessory Buildings: None (0) Gross Building Area: 75,367 Square Feet / Construction Documents and D3G Estimates Total Number of Units: Thirty-eight (38) Dwelling Units

A detailed breakdown of property buildings and units can be found in Appendix I - Site Specific Information.

Inspection Details

Inspector: Scott Heinz Inspection Date: September 19, 2023 Weather: 84°F, Overcast Units Inspected: Fifteen (15) Units (40% of the total number of units) Access Limitations: No access to Elevator Shaft and pit (no key). In addition, property management did not provide access to any Type M or L floorplans. D3G was also unable to access designated handicapped Unit 102 due to tenant refusal. D3G has extrapolated repairs within these units based upon reviewed construction documents and observed conditions within similar units.

A sufficient number of the dwelling units were accessed and inspected to give clarity on the overall condition of the property. Please see the Units Inspected table located in Appendix I (Site Specific Information) for a detailed list of units inspected during the site visit. In addition, all exterior and common areas were inspected. Representative areas of the property were made available for inspection. Photographs of the subject property were taken during the site inspection and relevant photographs have been included in Appendix C (Site Photographs).

General Physical Condition

Based upon the results of this investigation, it is the opinion of D3G that the site structures are in fair to good physical condition and currently structurally sound. Based on Marshall & Swift/Boeckh, LLC depreciation and life expectancy guidelines the effective remaining useful life of property is approximately fifty (50) years, assuming the near and long term specified repairs are performed. The physical condition of the property is acceptable for a refinance transaction.

Property Condition Report Trolley Park

Aurora, Colorado 80010 D3G Project Number: 2023-1793

2.0 PURPOSE AND SCOPE

D3G was retained by the Client to conduct a Property Condition Assessment (PCA). Based on the PCA investigation, D3G's findings and professional opinions have been consolidated into this Property Condition Report (PCR). This PCR is intended to be used in support of a pending real estate transaction where the client has requested to obtain a detailed understanding of the current site condition, the condition of the long-lived building systems, as well as immediate repairs and future capital requirements associated with the subject property, for the purpose of underwriting or securing mortgage loans. The conclusions within this report are based upon a visual walk-through survey of the building(s) and grounds, research of readily available documents, and conversations with individuals who have knowledge of the property.

This PCA has been performed in accordance with ASTM E-2018-15 Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process. The scope of the work included:

• The performance of a field inspection of subject property conducted by individuals trained in building engineering and construction practices. The inspection included visual observations of the site grounds and amenities, building exteriors, common areas, and a sufficient number of dwelling units.

• The interviewing of tenants and staff regarding the condition of the apartment complex, common areas, and known physical/equipment deficiencies.

• Interviews with contractors that have detailed knowledge of specific building systems for the subject property, when available.

• Interviews with local officials regarding zoning and code compliance at the property, and receipt of zoning/building code certification.

• The preparation and submittal of a report containing information specific to observations, interpretations, and estimated costs for repairs, if any, and the computation of the required capital reserves to replace major components of the property.

Terms and Conditions:

The following definitions and reference standards are routinely utilized within this report:

Excellent - Component or system is in "as new" condition requiring no rehabilitation and should perform in accordance with expected performance.

Good - Component or system is sound and in working condition and does not require any significant immediate or short-term repairs.

Fair - A component or system in working condition but may require immediate or short-term repairs substantially above an agreed upon threshold.

Poor - Component or system not in working condition or requires immediate or short term repairs substantially above an agreed threshold.

Property Condition Report Trolley Park

Aurora, Colorado 80010

3.0 SYSTEM DESCRIPTION AND OBSERVATIONS

3.1 Overall General Description

Overall, the subject property was observed in fair to good physical condition; however, individual building components may vary in condition as noted within this report.

The property was constructed in 2007 with many of the building components varying in age.

Select mechanical equipment, appliances, and flooring finishes have been replaced on an as needed basis; however, there have not been any significant rehabilitations performed at the property since it was constructed. Replacement of major building components has been included within the replacement reserve schedule. The property features a full-time maintenance staff that addresses the daily maintenance needs of the property.

The property does not feature any unusual site conditions, building conditions, or problematic building materials, with exception of the negative drainage issues noted in Section 3.2 of this report.

Considering the age of the property, compliance with the Fair Housing Act (FHA) is required within the apartment buildings. However, the Townhome Building features townhome style dwelling units and also features less than four (4) units (three (3) units total). Therefore, the dwelling units located within this building are exempt from FHA requirements. A review of the property indicated that the property is not in compliance with the Act. The property will be in reasonable compliance with the FHA upon completion of the Immediate Repairs. The Immediate Repairs table can be found in Appendix A. In addition, please see Section 7.1 below for more details on accessibility.

The property receives project based federal financial assistance and is therefore subject to the requirements of Section 504 of the Rehabilitation Act of 1973, which states that 5% of the dwelling units are required to comply with the Uniform Federal Accessibility Standards (UFAS). A review of the property indicated that the property is not in compliance with UFAS. At least 5% of the dwelling units are handicapped designated units (Units 101 and 102); however, these accessible units are not compliant with UFAS. Upon completion of the modifications noted in the Immediate Repairs, 5% of the dwelling units will be in reasonable compliance with UFAS. The Immediate Repairs table can be found in Appendix A. In addition, please see Section 7.1 below for more details regarding accessibility compliance. It should be noted that D3G was not provided access to designated handicapped Unit 102 due to tenant refusal. Therefore, all repairs associated with this unit have been extrapolated based upon reviewed construction documents and observed conditions within Unit 101.

3.2 Site

Topography / Storm Water Drainage

The topography of the property is predominately flat. The site has been graded to provide positive drainage away from the structures. Storm-water drainage consists of surface percolation and storm sewer drains / catch basins; however, areas of negative drainage and associated water intrusion were identified along the south and west sides of the building, as well as at the near the primary building entrance (Immediate Repair).

Property Condition Report Trolley Park

Aurora, Colorado 80010

Access and Egress / Parking / Flatwork

The property is situated in an urban area and provides limited off-street parking. The property features one (1) point of vehicular ingress and egress, consisting of a concrete driveway located along the south side of the property that leads into a below grade concrete parking garage, which is limited to seventy (70) parking spaces. The parking structure was observed in good physical condition with no deficiencies or water intrusion observed or reported.

Pedestrian ingress and egress is provided via concrete sidewalks connecting the buildings to the adjacent city streets and many residents utilize public transportation and/or use available on-street parking spaces. In addition, there are parking facilities nearby that offer monthly rates.

It should be noted that the property is not responsible for maintaining the public sidewalks at the site perimeter; however, select areas within the site feature concrete sidewalks and patios that are owned and maintained by the property. These property maintained sidewalks and patio areas were observed in fair to good physical condition. Site ingress and egress appears acceptable. High density residential properties should always consider the provision of bike parking/storage for residents, visitors, and employees where space permits.

Landscaping / Appurtenances / Additional Site Features

The property features one (1) dumpster situated on a concrete pads and surrounded by a brick trash enclosures. The dumpster area was observed in good physical condition.

Landscaping consists of trees, shrubs, and grasses situated throughout the site. The existing landscaping was observed in good physical condition. The site features an irrigation system that was observed/reported to be in good physical condition.

The property features a wood and metal framed canopy located above the pedestrian entrance to the site that was observed in fair physical condition.

Exterior lighting is provided at the property via building mounted incandescent fixtures and pole mounted mercury vapor fixtures. It could not be determined if lighting was sufficient, as the inspection was performed during the day; however, based upon the number of fixtures at the property and tenant and management interviews, lighting is presumed to be adequate.

Utilities

Property Utilities

Utility Service Utility Provider Dwelling Unit Utility Bills Electricity Not Provided Owner Paid

Natural Gas Not Provided Owner Paid Water Not Provided Owner Paid

Sanitary Sewer Not Provided Owner Paid *Common Area Utilities Are Paid by Owner

3.3 Structural Frame and Building Envelope

Building Foundation and Frame

The building was constructed utilizing reinforced concrete footings. The basement area features a concrete parking structure consisting of reinforced concrete foundation walls and concrete columns. The garage floor consists of a reinforced concrete slab assembly. Building superstructures are constructed of conventional wood framing assemblies. The property's superstructures appeared in good physical condition. No structural issues were observed or reported.

Property Condition Report Trolley Park

Aurora, Colorado 80010

Roofing and Roof Drainage

Roofing at the property consists of flat / low slope built-up roof assemblies supported by open web wood joists with structural wood sheathing. The built-up roofing assemblies are surfaced with a fully adhered rubber membrane, presumed to be over rigid insulation and fiber board.

No roof leaks/issues were reported or observed. Roof drainage is provided via perimeter roof scupper assemblies that discharge water into downspout assembles.