Fill Your Application

Pattern: Dominium + project name + LP. Entity name changes per deal.

New field not in Polk form — but available from developer profile. [Researched by Cliffwide agent — low confidence] Palm Beach County bond form (field: 'Applicant Federal EIN' at paragraph 5); Cocoa West bond application Section I.B showing project entity EIN 33-4112096; Polk County application developer section (no EIN field present — confirming this is a new Palm Beach-specific requirement)

Identical across all FL deals.

Palm Beach requires explicit exhibit reference — Polk includes it in guidelines.

Site-specific. New project name required.

Tip: Use the site address or neighborhood name. Must match the entity name you register with FL Division of Corporations.

Palm Beach-specific geography field. Not in Polk form.

Tip: Look up the district at palmbeachcounty.com using the project address. Required for TEFRA hearing scheduling.

Tip: Use the full street address including city and zip. Verify against the Property Appraiser parcel record for the legal description match.

Deal-specific choice.

Tip: Select one category only. If mixed (e.g., partial demo + new), consult HFA staff. Category drives the set-aside term (50 vs. 30 years).

Tip: If targeting elderly (55+), you must comply with Fair Housing Act exemption requirements and document the election in the LURA. Most workforce deals select 'Family.'

Tip: Pull from your deal model pro forma. Must include all units (market-rate + affordable). Manager unit counts separately if applicable.

Palm Beach form adds bath count, AMI percentage, utility allowance, and net rent columns not in Polk.

Tip: Pull from your deal model pro forma. Palm Beach requires bath count and AMI % columns not in Polk. Use FHFC rent charts for the applicable county to set max rents.

Palm Beach requires explicit utility allowance breakdown. Not a field in Polk form.

Tip: Download current FHFC utility allowance schedule for Palm Beach County from floridahousing.org. Use the PHA or HUD-calculated figures based on your utility responsibility matrix.

Palm Beach has explicit 3-option election with income averaging toggle. Structural decision. [Researched by Cliffwide agent — high confidence] Palm Beach County 2026 Multifamily Rental Housing Bond Program Application Form, Section D (page A-3), cross-referenced with Dominium's Polk County and Cocoa West (Brevard County) bond applications which both elected 100% at 60% AMI, and IRC Section 42(g)(1)(B).

Tip: Most 4% LIHTC bond deals use Option 3 (100% at 60% AMI) or income averaging. Confirm with your syndicator — the election locks in at inducement and is irrevocable.

Auto-determined by project category.

Dominium standard amenity package. Largely reusable with minor site-specific additions. [Researched by Cliffwide agent — medium confidence] Adapted from Dominium's Polk County (Leesburg) and Cocoa West (Brevard) bond applications for amenity structure and format; existing amenity inventory sourced from Village at Delray property listings (RentCafe, ApartmentFinder, village-delray-apts.com, Dominium newsroom) confirming 7,500 SF clubhouse, pool, 3 playgrounds, basketball court, soccer field, computer lab, library/media center, gated access, car care center, and in-unit W/D; Brevard County HFA Section IV checklist used for unit-level feature minimums; expansion-phase amenities (fitness center, dog park, covered parking) drawn from Dominium standard amenity package per project notes.

[Researched by Cliffwide agent — medium confidence] City of Delray Beach LDR Chapter 4 (RM district standards via Municode); Palm Beach County Property Appraiser (PCN 12-43-46-20-78-003-0010, 11.03 acres, zoning RM); Florida Live Local Act (F.S. § 420.6099 as amended 2025); Cocoa West and Polk County bond applications for field formatting; Palm Beach County HFA bond form Section V.B (Zoning and Land Development Regulations)

Tip: Contact Palm Beach County Zoning Division for a pre-application conference. If a rezone or special exception is needed, note the petition number and expected hearing date.

Tip: If the site is already zoned for multifamily, attach the zoning verification letter. If a rezone/variance is pending, include the case number, hearing date, and status.

Palm Beach requires a separate comprehensive plan consistency determination. Not in Polk form. [Researched by Cliffwide agent — medium confidence] Cocoa West bond application Section V.B (comp plan consistency letter requirement as precedent); City of Delray Beach Comprehensive Plan 'Always Delray' (2020); City of Delray Beach Development Services zoning/FLUM mapping (RM zoning = MD FLUM designation); Village at Delray public LIHTC records (144 units, 695 Auburn Ave, 9% LIHTC placed in service ~2011)

Tip: Request a comp plan consistency letter from Palm Beach County Planning Division. This is separate from the zoning verification. Allow 2-4 weeks.

Palm Beach format is more detailed: separate construction and permanent columns, plus bridge loan and deferred fee rows. [Researched by Cliffwide agent — low confidence] Estimated from Dominium comparable deals (Cocoa West $146.6M/360 units, Leesburg $114.2M/276 units), Palm Beach County property records ($8.7M assessed value), PBCHFA published guidelines (issuer fee schedule), and standard Florida 4% LIHTC acq-rehab underwriting parameters. Village at Delray existing property data from Affordable Housing Online and Dominium portfolio records.

Tip: Export from your deal model. Palm Beach needs separate construction-period and permanent sources columns. Include deferred developer fee, bridge loan, and any subordinate soft debt as line items.

Palm Beach requires explicit syndicator name and commitment letter reference. [Researched by Cliffwide agent — medium confidence] Palm Beach County bond form (lines 71-75 requiring LIHTC amount, syndicator name, and preliminary commitment letter as exhibit); Cocoa West Brevard County application Section III.D (HC Requested Amount $69,828,324, Syndicator TBD, HC Equity $59,342,204); Polk County Leesburg application cover letter (4% non-competitive LIHTCs, financing commitments to be provided when available); AffordableHousingOnline.com (Village at Delray 144 units, Section 42/LIHTC, placed in service ~2011); Novogradac and HousingFinance.com (2026 4% LIHTC market pricing trends and 25% basis threshold change)

Tip: Get a Letter of Intent from your syndicator showing credit price, annual credit amount, and net equity. Name the syndicator entity exactly as it will appear on the partnership agreement.

[Researched by Cliffwide agent — medium confidence] Palm Beach County bond form (2026) field requirements at lines 93-95; Dominium Polk County and Cocoa West bond application patterns (both disclosed Freddie Mac TEL structure with commitment letters pending); web research confirming Dominium's repeated use of Freddie Mac TEL with RBC Capital Markets as placement agent on Florida deals; Cocoa West cover letter referencing Freddie-Mac Tax Exempt Loan proceeds

Tip: Attach a preliminary commitment letter from the bond purchaser or credit enhancer. If using Freddie TEL or Fannie Mae, name the correspondent lender and DUS lender.

Palm Beach requires explicit placement election. Not in Polk form.

Tip: Almost all 4% LIHTC deals use Private Placement (direct purchase by a single institutional buyer). Select Public Offering only if using an underwriter for rated bonds in the public market.

NEW for 2026: Federal threshold lowered from 50% to 25%. Palm Beach is first to require this explicitly. [Researched by Cliffwide agent — medium confidence] Palm Beach County 2026 bond application form (field: 'Economic Feasibility — 25% eligible basis threshold'); IRC §42(h)(4)(B) as amended by One Big Beautiful Bill Act (signed 2025); Dominium comparable project costs from Polk County ($413K/unit) and Cocoa West ($407K/unit) applications; Village at Delray property data from USDOH/RentCafe (144 units, 11.03 acres, $8.7M assessed value)

Tip: Calculate: (Total Eligible Basis x 25%) = minimum TE bond principal. New federal threshold as of Jan 2026. Use your cost certification estimate for eligible basis.

UNIQUE TO PALM BEACH: Section 196.1978(4) F.S. LURA for 99-year property tax exemption. Requires city notification letter.

Tip: Request Yes if seeking ad valorem tax exemption under HB 7031. Must complete the A-11 notification letter to the city and get acknowledgment signature before filing.

Palm Beach requires 12 explicit milestone dates. Polk used a freeform exhibit. [Researched by Cliffwide agent — medium confidence] Palm Beach County HFA bond application form Section N (12-field project schedule), Cocoa West Brevard County bond application (placed-in-service 2/1/2029 for 360-unit new construction, ~30-month timeline), Polk County application (freeform Exhibit C timeline), standard Florida 4% LIHTC bond deal sequencing (Novogradac, Kutak Rock guidance), and typical Dominium development timelines from submitted applications

Tip: Work backward from your target closing date. Key dates: TEFRA hearing (60 days before board), inducement resolution, bond closing, construction start, placed-in-service, and 8609 delivery. Allow 18-24 months for construction.

Tip: Attach a fully executed Purchase and Sale Agreement or option with at least 6 months remaining. If already owned, provide the recorded deed and title commitment.

Tip: Obtain a zoning verification letter from Palm Beach County Zoning Division confirming the site allows multifamily at the proposed density. If rezoning is pending, include the petition number and timeline.

[Researched by Cliffwide agent — medium confidence] City of Delray Beach Water Utilities Department website (delraybeachfl.gov/government/city-departments/utilities); FPL service territory confirmation; Dominium template pattern from Polk County and Cocoa West (Brevard County) bond applications; Palm Beach County HFA application requirements

Tip: Request availability letters from PB County Water Utilities (water & sewer) and FPL or local utility (electric). Letters must confirm capacity for the proposed unit count.

Tip: Commission a Phase I ESA from an ASTM E1527-21 compliant firm. If the Phase I identifies RECs, a Phase II will be required before closing. Report must be dated within 180 days of application.

Palm Beach requires explicit infrastructure capacity letters including school concurrency. [Researched by Cliffwide agent — medium confidence] Palm Beach County ULDC Article 12; PBC Zoning Form #31 (Concurrency Supplemental); City of Delray Beach Water Utilities Department website; School District of PBC concurrency framework; PBC Comprehensive Plan Utilities Element; Village at Delray property records (Yardi Matrix, RentCafe, Redfin confirming 144 units, built 2011, 695 Auburn Ave)

Tip: Request capacity/availability letters from: PB County Water Utilities (water & sewer), Traffic Division (road concurrency), and School District of PB County. Allow 4-6 weeks for responses.

[Researched by Cliffwide agent — medium confidence] Section 504 of the Rehabilitation Act (24 CFR 8.22/8.23); Palm Beach County HFA precedent from August 2025 agenda (5% mobility / 2% AV standard); Village at Delray existing LIHTC/HOME compliance records; Fair Housing Act design requirements for multifamily housing

Tip: Minimum 5% of units must be mobility-accessible and 2% communication-accessible per Section 504. Your architect should confirm counts in the site plan. Palm Beach may require additional units beyond federal minimums.

Can be auto-generated from Dominium portfolio database.

[Researched by Cliffwide agent — medium confidence] Cocoa West bond application (Brevard County HFA, Section V.E.5 — 'Experience of Architect: Bessolo Design Group, Inc.'); FL DBPR license verification via myfloridalicense.com (Current, Active status); Bessolo Design Group website (bessolo.com/contact); Dominium corporate website confirming external architects used for new construction projects.

Tip: Provide the firm name, FL license number, contact person, and address. The architect must be licensed in Florida. If using an out-of-state firm, they need a FL Certificate of Authorization.

[Researched by Cliffwide agent — high confidence] Polk County bond application (Leesburg Family, 2025) — GC listed as WD Construction, LLC in cover letter and P&P bond waiver section; Cocoa West bond application (Brevard County, 2025) — Section V.E.4 'Experience of General Contractor: WD Construction, LLC' and Summary of Proposed Development table; Palm Beach County bond form Section R(g) field format (Firm/Phone/Contact Person); Dominium press releases confirming WD Construction as GC on all FL projects; Florida DBPR license search (no direct match — license confirmation needed from deal team)

Tip: Provide firm name, FL CGC license number, contact person, and bonding capacity letter. The GC must hold a Florida Certified General Contractor license and have bonding capacity for the full construction budget.

[Researched by Cliffwide agent — medium confidence] Polk County and Cocoa West Dominium template applications (both deferred financing commitments to post-submission); Palm Beach County bond form Section 'Credit Enhancement or bond purchaser'; Dominium's established Florida financing pattern with Citi Community Capital and RBC Capital Markets per prior deal references

Tip: Name the placement agent or underwriter and attach their engagement letter. If bonds are being directly purchased, name the bond purchaser and include their term sheet or commitment letter.

Template letter requiring: developer name, unit count, project name, address, city name. Requires city acknowledgment signature. [Researched by Cliffwide agent — high confidence] Template from Palm Beach HFA A-11 requirement, adapted with project specifics from the deal sheet; City Manager name (Terrence Moore) and address (100 NW 1st Avenue, Delray Beach, FL 33444) verified via delraybeachfl.gov; Devon Quist contact info from Polk County HFA bond application cover letter; §196.1978(4) LURA framework confirmed via Florida Senate statutes and HB 7031 legislative history

Tip: Use the A-11 template from the HFA. Fill in the project name, address, unit count, and developer entity name. Mail or hand-deliver to the city manager for signature. Allow 2-3 weeks for processing.

Signatory info reusable from developer profile.