HumanGood Projects

Clark Terrace

HumanGood Affordable Housing

Address: 2660 Clark Avenue, Norco, CA, USA
Estimated Completion Date: 2025
Program: HUD 202 refinancing through the RAD for PRAC program
Population Served: Low-income seniors 62 years of age or older
Total Budget: $39,145,000
Contractor: Walton Construction, Inc.
Architect: D33 Design and Planning


Clark Terrace are two adjacent 2-story apartment buildings consisting of 80 one-bedroom total units which serve low-income seniors 62 years of age and older. The project will undergo an extensive renovation which will include a complete interior and exterior rehabilitation of all residential apartments, all corridors, and common spaces including upgraded mechanical, electrical, and plumbing systems.

The Gardens

HumanGood Affordable Housing

Address: 333 Monterey Road, Glendale, CA 91206, USA
Completion Date: 2023
Program: HUD 202 refinancing through the RAD for PRAC program
Funding Sources: LIHTC Equity, Operating Income, Seller Takeback Financing, Deferred Developer Fee, GP Equity, Sponsor Reserve Note
Population Served: Low-income seniors 62 years of age or older
Contractor: Walton Construction, Inc.
Architect: D33 Design and Planning


The Gardens is a 5-story single apartment building serving low-income seniors 62 and older. The project will undergo an extensive renovation which will include a complete interior and exterior rehabilitation of all residential apartments, all corridors, and common spaces including upgraded mechanical, electrical, and plumbing systems.

Rendering by Environmental Works Community Design Center

Ethiopian Village

Ethiopian Community in Seattle & HumanGood Affordable Housing

Address: 8323 Rainier Ave., Seattle, WA 98118
Completion Date: 2023
Funding Sources: City of Seattle Office of Housing State of Washington Housing Trust Fund Hudson Housing Capital Umpqua Bank – construction and permanent lender Capital Campaign State of Washington Department of Commerce – Capital Facilities City of Seattle Equitable Development Initiative
Population Served: Seniors 55 years and older at 30%, 50% and 60% of Area Median Incomes.
Total Budget: $37,500,000
Contractor: Walsh Construction
Architect: Environmental Works Community Design Center


Motivated by growing threats to housing affordability and community stability, the Ethiopian Community of Seattle (ECS) and East African communities in the Rainier Valley have partnered with HumanGood Affordable Housing (HGAH) for this affordable housing development.

This project preserves the community center currently on-site where the Ethiopian community and residents alike gather, and access programming which includes low-cost meals, exercise classes, speaker engagements, opportunities to socialize and connect, computer literacy and more. This project will allow the Ethiopian community to flourish, elders to age in place, and newly arrived refugees and immigrants to successfully transition to their new home country.

Canterbury Village

HumanGood Affordable Housing

Address: 23420 Avenue Rotella, Santa Clarita, CA 91355, USA
Completion Date: 2023
Program: HUD 202 refinancing through the RAD for PRAC program
Funding Sources: LIHTC Equity, Operating Income, Seller Takeback Financing, Deferred Developer Fee, GP Equity, Sponsor Reserve Note
Population Served: Low-income seniors 62 years of age or older
Total Budget: $24,500,000
Contractor: Walton Construction, Inc.
Architect: D33 Design & Planning


Canterbury Village is a 3-story single apartment building serving low-income seniors 62 and older. The project will undergo an extensive renovation which will include a complete interior and exterior rehabilitation of all residential apartments, all corridors, and common spaces including upgraded mechanical, electrical, and plumbing systems.

Northaven Three

Northaven & HumanGood Affordable Housing

Address: 11045 8th Avenue NE
Completion Date: 2022
Funding Sources: 4% Tax Credit Equity, City of Seattle, WA Federal Perm Loan. HUD 202 Funds, GP Loan/Equity
Population Served: Low-income seniors earning up to 30%, 50%, and 60% of area median income.
Total Budget: $28,554,201
Contractor: Walsh Construction
Architect: VIA Architects


Northaven Three is a partnership between Northaven Senior Housing and HumanGood Affordable Housing to develop 85 units of affordable housing, serving independent seniors earning up to 30%, 50% and 60% of area median income. HumanGood and Northaven have partnered based on their aligned missions to provide high quality communities for seniors. The project will be located adjacent to the Northgate mall and less than a mile from the Northgate transit center and future light rail.

Image Credit: Abraham & Paulin Photography

Fredrick Douglas Haynes

Third Baptist Gardens, Inc. & HumanGood Affordable Housing

Address: 1049 Golden Gate Avenue San Francisco, CA 94115
Completion Date: 2021
Program: Acquisition and preservation of 104 multi-family apartments
Funding Sources: 4% LIHTC Equity- RBC Capital Markets, Tax Exempt Bonds- Citibank, Operating Income, Seller Note, GP Equity, Sponsor Reserve Note
Population Served: Low-income multi-family up to 30% and 50% Area Median Income
Total Budget: $100,230,000
Contractor: Nibbi Brothers
Architect: Paulett Taggart Architects


Frederick Douglas Haynes Gardens apartments is six apartment buildings serving low-income multi-families. The entire project will undergo an extensive renovation which will include a complete interior and exterior rehabilitation of all residential apartments, all corridors, and common spaces. Other project improvements include installation of an upgraded children’s play structure new landscaping and site accessibility improvements. Fredrick Douglas Haynes will have modernized improvements which includes several energy-saving measures including a solar hot-water heating system and photovoltaic (PV) panels.

Castle Argyle

HumanGood Affordable Housing

Address: 1919 North Argyle Ave Los Angeles, CA 90068
Completion Date: 2022
Program: Rehabilitation of 96 one-bedroom units
Funding Sources: Tax-Exempt Permanent Loan - Citibank, Seller Carryback Loan, General Partner Equity, Limited Partner Equity – U.S. Bank
Population Served: Seniors at 50% Area Median Income and lower
Total Budget: $75,000,000
Contractor: Walton Construction, Inc.
Architect: Relativity Architects


Castle Argyle is a nearly 100-year-old building which today serves very low-income seniors and disabled adults over the age of 18. Residents are restricted to those with incomes below 50% AMI. The entire property is undergoing an extensive renovation which will include a complete interior and exterior rehabilitation of all residential apartments, corridors, and common spaces. There will be extensive seismic retrofitting of the building and all major building systems (plumbing, electrical, mechanical) will be redone. Expansion of the elevator shaft will also occur to accommodate a new gurney-sized elevator.

Image Credit: William Wright Photography

Filipino Community Village

Filipino Community Seattle & HumanGood Affordable Housing

Address: 5727 37th Ave. S Seattle, WA 98118
Completion Date: 2021
Program: 95 units, studio and one-bedroom. The project includes a 4,800 square foot Innovative Learning Center for youth in Rainier Valley
Funding Sources: 4% Tax Credit Equity, Tax Exempt Bonds, City of Seattle, State Housing Trust Fund, King County, State Dept of Commerce (non-residential), Capital Campaign
Population Served: Seniors 55 and older at up to 30%, 50%, and 60% of area median income.
Total Budget: $35,927,000
Contractor: Marpac
Architect: Rolluda Architects


The project is a partnership between HumanGood Affordable Housing (HGAH) and the Filipino Community of Seattle (FCS). HGAH is a leading provider of affordable senior housing; FCS has provided services to Filipinos in Seattle for decades, and for many years has had the goal of building affordable senior housing. The site is adjacent to the existing Filipino Community Center, where residents will have access to programming including a food bank, health screening, and cultural programs. The building will also provide common spaces and a bistro for residents; the ground floor will be occupied by the Innovative Learning Center, which will provide digital access for young people including Science-Technology-Engineering-Arts-Math programs for teens and young adults.

Image Credit: Abraham & Paulin Photography

Life’s Garden

Sunnyvale Life, Inc. & HumanGood Affordable Housing

Address: Sunnyvale, CA
Completion Date: 2018
Funding Sources: GP Contribution, 4% LIHTC Equity, 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 had an extensive renovation which included 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.

Image Credit: Abraham & Paulin Photography

Rotary Terrace Senior Housing

Rotary Club of South San Francisco & HumanGood Affordable Housing

Address: 310 Miller Avenue South San Francisco, CA 94103
Completion Date: 2019
Program: 81 unit 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

HumanGood Affordable Housing

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


Rotary Plaza

Rotary Club of South San Francisco and HumanGood Affordable Housing

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

HumanGood Affordable Housing

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

HumanGood Affordable Housing

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

HumanGood Affordable Housing

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

HumanGood Affordable Housing

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.