1. The Galloway at Hacienda Affordable Rental Homes Below Market Rate (BMR) Program

2. Purpose of This Information Session
We’ll review the pre-application process as well as the lottery selection for the Below-Market Rate (BMR) rental apartments in The Galloway at Hacienda, a new apartment community located at 5789 Gibraltar Drive, in Pleasanton, California.
A total of 38 BMR apartments will be leased at the Hacienda building through this lottery, of which 3 apartments are designated for physically disabled qualified applicants.
Unit Size Ranges: 3 studios; 17 one-bedrooms; 14 two- bedrooms; & 4 three-bedrooms.

3. Hacienda Property Information
Hacienda BMR move-in dates will range from March through August 2017 (note this is subject to delivery of units and any potential delays from construction).
Property information and amenities: 251 units total; Pool/spa, Fitness room, Clubhouse w/business center and poker table, BBQ area, Garages for rental, assigned parking (future), Parcel Pending for packages, nightly courtesy patrol, pet friendly (deposit & monthly rental fee).
Property floor plans are available at the information table.

4. Income Limit Information
BMR Units are reserved for “Very Low Income” Households (households at 50% or less of the Area Median Income for Alameda County).
Maximum Income Limits by Household Size:
1-person: $32, person: $37,450
3-person: $42,100 4-person: $46,800
5-person: $50,550 6-person: $54, person: $58,050
(Minimum and maximum occupancy limits are enforced as well)
I’ve added this page because it’s important to talk about the income limits for these units and how they are reserved for “very low income households”.
Is there a household size expected (2 plus 1 standard)? Should be explained if so. We can talk about this – I didn’t put it on the slide.
For example, studios are
Studio (1-2 person household)
1-bedroom (must be occupied by 1-3 person household)
2-br (must be occupied by 2-5 person household)
3-br (must be occupied by 3-7 person household)
Indicate that these are the maximum gross income levels for very low income households, based on the 2016 income limits for Alameda County, with Very Low Income being based on 50% of the Area Median Income.

5. Monthly Rent, Deposit and Minimum Income Requirements
Apartment Size
Monthly Rent
Deposit Req (on approved credit)
Minimum gross income required per month
Studio
$819
$500
$2,047.50
One-Bedroom
$936
$2,340.00
Two-Bedroom
$1,053
$750
$2,632.50
Three-Bedroom
$1,264
$3,160.00
Describe the rents and minimum gross income required per month; explain what utilities are not included.
Explain that the reason there is a minimum gross income required per month is so that tenants are paying what is considered an “affordable” rent, so that they are not spending an excessive amount of their income on housing costs.
Please note: Utilities are not included. (PGE, Water/sewer/trash (AUM), Cable)

6. The Pre-Application Process
Printed Pre-Applications are available at:
Galloway Hacienda Leasing Office
Pleasanton Library, 400 Old Bernal Ave.
Pleasanton Senior Ctr, 5353 Sunol Blvd.
City Offices, 200 Old Bernal Avenue
Applications may also be downloaded at
Completed Pre-Applications are due to the Galloway Leasing Office, 5789 Gibraltar Drive no later than Monday, February 6th at 5 pm.
Do not drop off applications at the City offices.
I added this slide. Important to explain that what people are completing in this “first stage” is the Pre Application. This slide provides detail on where applications are available, and importantly the due date.
Please emphasize where the applications are due (to your offices) and that applications should not drop them off to the city, as the city won’t be delivering applications to the leasing office.
Hold up a copy of the Pre-Application so attendees know what they need to complete for the Pre-Application (the two-pager)

7. Pre-Application Process (cont.)
A lottery will be conducted by Galloway and the City to establish the order in which applicants will be invited to submit full applications to be considered for the BMR units.
To be entered into the lottery, you must complete the Pre-Application. (Pre- applications submitted last year at Owens do not qualify for this lottery.)
All eligible Pre-Applications will be placed in 12 separate preference categories. The highest category being 21 points and the lowest category is 10 points. They will be assigned a specific number of points to correspond with the appropriate category under the City’s adopted preference system for affordable housing projects.
The pre-applications with the highest number of preference points will receive the priority placing.
Lottery numbers will be assigned by the preference point totals. As an example, all pre-applications assigned 21 points will be the first group to be sorted randomly. It will then go to the next group assigned 20 points to also be assorted randomly and so on.
I added new 1st bullet point to be clear that people need to submit a “pre application” to be able to be in the lottery.
Pre-applications “will be” placed, not “have been” since the application deadline is in the future (2/6)
I am not clear on what is being said in bullets 3-5, but maybe I’m not reading this correctly. We should discuss. Fix the bullets accordingly. My understanding based on my experience with similar lotteries elsewhere: Pre-applications will be grouped according to their preference points category (e.g. all the applications with 21 points will be the first group; then all the applications with 20 points will be the next group; then all the apps with 19 points will be the next group, and so on). Then a random ordering of the pre-applications will be done within each category. For example, if there are 20 applications all with 21 points, we will do a random of those 20 applications to come up with the order in which they are invited to submit an application. With the goal being a list of 200 pre-applicants in the lottery with numbers Over 200 goes to waitlist. The 1st 50 get to submit full applications.

8. Summary of Preference Categories
21 points : Live and Work in Pleasanton for two years or more; eligible for a bonus point
20 points : Live and work in Pleasanton for two years or longer
19 points : Live and work in Pleasanton for less than two years and eligible for a bonus point
18 points: Live and work in Pleasanton for less than two years

9. Summary of Preference Categories (continued)
17 points : Live or work in Pleasanton for two years or more and eligible for one bonus point
16 points : Live or work in Pleasanton for two years or more
15 points : Live or work in Pleasanton for less than two years and eligible for one bonus point
14 points : Live or work in Pleasanton for less than two years

10. Summary of Preference Categories (continued)
13 points : Have an immediate relative who has resided in Pleasanton for two years or more and eligible for one bonus point
12 points : Have an immediate relative who has resided in Pleasanton for more than two years
11 points : All other pre-applicants eligible for one bonus point
10 points : All other pre-applicants

11. Bonus Points
Have lived in Pleasanton continuously for the past 7 years or longer
Single parent
Head of household with a medically documented physical or mental impairment
Maximum of one bonus point to any applicant

12. Notification of Pre-Application Numbers
Each person submitting an eligible Pre-Application by the February 6th deadline (by 5 pm) will receive a letter from the Galloway indicating their assigned Pre-Application number. The Pre-Application number is simply an identification number (it is not your lottery number).
Priorities for Accessible Apartments: for apartments accessible to 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 apartment feature)

13. The Lottery Process
The lottery will be conducted at the City offices on February 23, 2017 using a computerized random number process to establish the screening order for applicants.
You will be notified via within 5 business days after February 23rd regarding your lottery number. This information will also be on The Galloway and City websites. Locate your Pre-Application identification number and it will show your lottery placement.
The lottery is on February 23rd – not February 22.

14. Application Process
Leasing representatives from The Galloway will distribute full leasing Application packets to individuals with lottery numbers 1 through 50, until the 38 BMR apartments are leased.
Should the 38 BMR apartments not be fully leased after the first 50 applications are reviewed, The Galloway will continue to work through the applications in lottery order, until the BMR units are fully leased.
If your assigned lottery number is above 200, you will automatically be placed on The Galloways’ BMR wait list.

15. Application Process (continued)
Applicants providing false information will be disqualified.
As part of the application process, applicants will be required to show proof of residency, employment, income, bank statements, tax returns, disability (if applicable), single-parent status, etc. We highly recommend you obtain documents as early as possible.
You will be required to submit an application processing fee in the amount of $38.00 per applicant

16. Application Process (continued)
Due to time constraints, applicants will be required to provide information within 72 hours. Failure to meet timelines will result in disqualification from the process.
If you are approved for a BMR apartment, please note that the apartments will not be available at the same time.
Move in dates will range from March through August (estimated) and you must be ready to move-in to your new apartment within 10 days of approval. Lease terms are 12 months.

17. Important Notes
A household may submit only one pre-application form. The submittal of more than one Pre- Application or false information will result in disqualification from the selection process
Receiving a low lottery number and a leasing application does not guarantee an offer to lease a BMR apartment. An offer to lease an apartment will occur only after verification of program eligibility and review with approval of satisfactory rental history and financial standing

18. Important Notes (continued)
Apartment tours will be by appointment only and are only for qualified applicants who have met the criteria and are approved.
The Galloway Management team will be in contact with those who have entered the BMR application process. Please do not contact the City or the Galloway leasing staff for status.
To confirm, does this mean that only applicants who have been verified after the “full” application process and are qualified will be able to get tours? Just want to be certain of response.

19. The Galloway at Hacienda
For more information, please visit our website at
Thank you for attending this Information Session!
Veronica, would it be possible for you to add a couple photos of the project or renderings on this slide?