HumanGood

Life’s Garden

Human Good

Address: Sunnyvale, CA
Completion Date: 2018
Funding Sources: GP Contribution, 4% LIHTC Equity, Deferred Developer Fee, Seller Note, Tax Exempt Private Debt
Population Served: Low-income up to 50% and 60% AMI
Total Budget: 75,236,000
Contractor: Branagh, Inc
Architect: HKIT Architects


Life’s Garden is an existing 208-unit, 2 story garden style multifamily development on a 5.34 acre flat lot in Sunnyvale, CA. Life‘s Gardens was originally constructed in 1974 and has been generally well maintained and in overall average condition. Life’s Garden is currently 98.1 percent occupied and maintains an extensive waiting list of over 500 households.

The entire project is undergoing an extensive renovation which includes a complete interior rehabilitation of all residential apartments and all corridors and common spaces. The community consists of a community room, business center, central laundry facilities, community garden, courtyard, elevators, exercise facility, picnic area, recreation areas, service coordination, and on-site management. Post-renovation new features include fire panel and electrical system and community amenities that will include the addition of central heating and air conditioning.

Rotary Terrace Senior Housing

Rotary Club of South San Francisco and HumanGood

Address: 310 Miller Avenue South San Francisco, CA 94103
Completion Date: 2019
Program: 81unit apartment and 1,900 square feet of office and flexible community use
Funding Sources: CTCAC 4% LIHTC (Enterprise Community Investment/ Morgan Stanley), Construction participation loan (Citibank/Morgan Stanley/SVB) and Permanent Loan (Citibank), City of South San Francisco-Donation of land, County of San Mateo, FHLB-San Francisco AHP( Silicon Valley Bank), Rotary Plaza Inc.
Population Served: Low-Income Seniors up to 30% and 50% AMI; several units set aside for homeless seniors.
Total Budget: $40,505,000
Contractor: James E. Roberts-Obayashi Corp.
Architect: HKIT Architects


Rotary Terrace is a partnership between the Rotarians of South San Francisco, dba as Rotary Plaza Inc. and HumanGood Affordable Housing. The project is an eighty-one (81) unit affordable senior apartment complex on City-owned sites in downtown South San Francisco with all restricted units targeting households at or below 50% AMI. The Development is located ¼ mile from a Caltrain station and within the City’s Downtown redevelopment subarea. Amenities include exercise room, library, bike storage, high-speed internet, community space, roof-top garden, central laundry and social service space. Program space will be used in conjunction with a partnership of the Health Plan of San Mateo to support medical needs of residents. Additionally, there is an accessory use area that is available as flexible community meeting space.

Sun Tower

ABHOW/Beacon Communities

Address: 6 N 6th St, Yakima, WA, United States
Completion Date: 2017
Total Budget: $21,100,000


Rotary Plaza

ABHOW/Beacon Communities

Address: 433 Alida Way, South San Francisco, CA, United States
Completion Date: 2016
Program: 179 apartments
Funding Sources: 4% LIHTC (Merritt Community Capital), Permanent Bank Debt & Construction Loan (Citi Community Capital), Seller Financing
Population Served: Low-income seniors up to 50% and 60% AMI
Total Budget: $67,000,000
Green Certification: California Title 24 Energy Standard Compliant
Contractor: D&H Construction
Architect: Van Meter William Pollack, LLP


Rotary Plaza is a two-building complex that first received residents in the early 1970s. After 43 years of service the community, the project underwent an extensive renovation and Section 8 preservation that will guarantee the long-term affordability of the property for decades to come. The renovation included seismic upgrades, a complete rehabilitation of all residential apartments and all corridors, improvements to common spaces, an expanded library with a new fireplace, enhanced open space and raised garden beds, and a new café. The improvements also included a new hydronic heating system, solar hot-water heating system and photovoltaic (PV) panels that enhance the property’s environmental efficiency and lower the overall community utility cost.

Image Credit: William Wright

The Pearl at Oyster Bay

ABHOW/Beacon Communities

Address: 550 Russell Rd, Bremerton, WA
Completion Date: 2014
Program: 81 apartments
Funding Sources: WSHFC 9% LIHTC (US Bank), HUD 202 Financing
Population Served: Low-income up to 50% and 60% AMI
Total Budget: $20,500,000
Green Certification: Evergreen Sustainable Development Standard
Contractor: Walsh Construction Co.
Architect: Environmental Works


The Pearl at Oyster Bay is a complex mixed-finance project that combined HUD Section 202 Supportive Housing for the Elderly financing with 9% Low-Income Housing Tax Credit equity. It is part of the Bremerton Housing Authority’s (BHA) Bay Vista HOPE VI community and exemplifies Beacon’s flexibility in working within larger planned communities. In addition to developing the 81-unit affordable senior housing project, ABHOW/Beacon Communities completed infrastructure and roads around the project. When the community needed additional infrastructure work, our team had contingency plans in place that allowed us to collaborate with the housing authority to complete the necessary work. The resulting project will help the housing authority complete other critical infrastructure around the neighborhood, including roads, utilities, and a public park. The Pearl at Oyster Bay serves low- and extremely low-income seniors through a HUD Project Rental Assistance Contract (PRAC) and is designed in a manner to allow the elderly to "age in place" comfortably in their apartments.

Image Credit: William Wright

Three Rivers Village

ABHOW/Beacon Communities

Address: 651 McMurray St, Richland, WA
Completion Date: 2014
Program: 41 apartments
Funding Sources: WA State HTF, WSHFC 9% LIHTC (NEF), Permanent Bank Debt (WCRA)
Population Served: Low-income up to 30%, 40%, and 50% AMI
Total Budget: $7,200,000
Green Certification: Evergreen Sustainable Development Standard
Contractor: Walker Construction, Inc.
Architect: ZBA Architecture


ABHOW purchased Three Rivers in 2010 when the previous owners wanted to exit their HUD program, thus preventing a conversion to market rate and displacement of senior and disabled residents. The renovation included the modernization of apartment kitchens and bathrooms, the common area dining room and significant site upgrades. A new expanded manager’s office and meeting room, administration work offices, a wellness room and reconfigured entries were added as new construction. The building remained occupied during the renovation so rigorous steps were taken to lessen the impact on residents, many of whom were frail and elderly. The building entered into a 20-year HUD Section 8 Housing Assistance Payment Contract extension as part of the acquisition by ABHOW.

Harbor View Manor

ABHOW/Beacon Communities

Address: 919 Fawcett Ave, Tacoma, WA
Completion Date: 2013
Program: 169 apartments
Funding Sources: WSHFC 9% LIHTC (US Bank), Permanent Bank Debt (US Bank), Construction Loan (US Bank), Seller Financing
Population Served: Low-income up to 30%, 50% and 60% AMI
Total Budget: $24,000,000
Green Certification: Evergreen Sustainable Development Standard
Contractor: Walsh Construction Co.
Architect: SMR Architects


Harbor View Manor was originally built in 1970 under Section 236 of the National Housing Act to serve a low-income elderly and disabled population. The renovation provided needed capital improvements including new roofs, water supply piping, ventilation systems and central heating. New subsidies were secured before the project’s affordability requirements lapsed, thereby preventing displacement of fragile residents. After renovation, property amenities include a computer lab, beauty salon, exercise room, community room, family gathering area, and an exterior plaza with views of Mt. Rainier, downtown Tacoma, and Commencement Bay. Section 8 vouchers are provided for Harbor View Manor residents.

Salishan Gardens

ABHOW/Beacon Communities

Address: 4401 East R Street, Tacoma, WA
Completion Date: 2011
Program: 55 apartments
Funding Sources: City of Tacoma, Pierce County, WA State HTF, HUD 202 Financing, United Way of Pierce County
Population Served: Low-income up to 50% AMI
Total Budget: $11,500,000
Green Certification: Evergreen Sustainable Development Standard
Contractor: Walsh Construction Co.
Architect: Environmental Works


Salishan Gardens is one facet of the Salishan HOPE VI redevelopment project in southeast Tacoma. It was designed and constructed with a focus on sustainable design, energy efficiency and "aging in place" design for seniors to grow old comfortably in their apartments. Significant green features include a system by which the sun heats the hot water and the air is cleaned, heated, and cooled by energy-efficient heat pumps and heat recovery ventilators. The project serves low- and extremely low-income seniors, many of whom are receiving social security as their only income. As a result, rents are 100% subsidized by a Project Rental Assistance Contract (PRAC) with the US Department of Housing and Urban Development.