2025-11-17T12:48:28-05:00 2024-12-31 HOLTHOUSE CARLIN & VAN TRIGT LLP 15760 VENTURA BLVD SUITE 1700 ENCINO CA 91436 990 2024-01-01 472164827 ISLAND CITY DEVELOPMENT % VANESSA COOPER ISLA 5107474300 701 ATLANTIC AVENUE ALAMEDA CA 94501 vanessa cooper president 5107474300 2025-11-17 true true JONATHAN SIAO P00244223 8188493140 2025-11-15 2024 2025-03-06 01:10:19Z vanessa cooper 701 ATLANTIC AVENUE ALAMEDA CA 94501 4615068 false X https://www.islandcitydevelopment.org X 2014 CA LOW-INCOME HOUSING SEE PAGE 2 FOR FURTHER EXPLANATION. 2 0 0 0 0 0 2757847 41352 1788539 2287351 69005 5352 -323 2334055 4615068 0 0 0 0 0 0 0 0 0 348384 372142 348384 372142 1985671 4242926 11972088 14977558 8367449 7129993 3604639 7847565 X LOW-INCOME HOUSING. THE CORPORATION WAS FORMED IN 2014 PRIMARILY TO ENGAGE IN ACQUIRING, PROVIDING, DEVELOPING, LEASING, FINANCING, REHABILITATING, OWNING AND OPERATING AFFORDABLE HOUSING FOR LOW AND MODERATE INCOME INDIVIDUALS AND FAMILIES IN THE CITY OF ALAMEDA, CALIFORNIA. true false 0 0 23882 LITTLEJOHN COMMONS - LITTLEJOHN COMMONS, FKA DEL MONTE SENIOR HOUSING PROJECT, IS A 31-UNIT SENIOR RENTAL PROJECT CONSISTING OF 30 ONE-BEDROOM AND ONE TWO-BEDROOM MANAGER'S UNIT INTENDED TO PROVIDE AFFORDABLE HOUSING FOR LOW AND VERY LOW-INCOME SENIORS IN THE CITY OF ALAMEDA, CALIFORNIA. THE PROJECT WAS COMPLETED AS OF AUGUST 2, 2018, AND WAS 100% LEASED BY AUGUST 30, 2018. 0 0 11893 EVERETT COMMONS - EVERETT COMMONS FKA 2437 EAGLE AVENUE FAMILY PROJECT, IS A 20-UNIT MULTI-FAMILY, TOWNHOUSE-STYLE PROPERTY INCLUDING ONE TWO-BEDROOM MANAGER'S UNIT, INTENDED TO PROVIDE AFFORDABLE HOUSING FOR LOW AND VERY LOW-INCOME FAMILIES AND VETERANS IN THE CITY OF ALAMEDA, CALIFORNIA. THE PROJECT COMPLETED AS OF DECEMBER 17, 2018, AND WAS 100% LEASED BY DECEMBER 31, 2018. 0 0 7426 ROSEFIELD VILLAGE - THE ROSEFIELD VILLAGE PROJECT INCLUDES THE REDEVELOPMENT OF A 53-UNIT PROPERTY INTO 92 UNITS OF AFFORDABLE HOUSING FOR LOW-INCOME FAMILIES IN THE CITY OF ALAMEDA, CALIFORNIA. TAX CREDIT AND CONSTRUCTION FINANCING CLOSED IN AUGUST 2020. THE PROJECT WAS PLACED IN SERVICE IN 2022. 0 0 0 see line 4D, sch O detail-NORTH HSG 0 0 0 see line 4E, sch O detail-other 0 694043 0 see line 4F, sch O detail-estuary I 58761 2063804 0 see line 4g, sch O detail-LINNET CORNER 0 0 0 see line 4g, sch O detail-SHINSEI GDNS 58761 2757847 0 58761 true false false false false false false false false false false false false true true false true true false false false false false false false false false false false true false false false false false true false false false false false false true true false false true 5 0 0 false false false false false false false false false false false false false false false X 2 0 false false true false false false false true true false false true true true true true true false false true true CA X X X VANESSA COOPER 5107474320 701 ATLANTIC AVENUE ALAMEDA CA 94501 X VANESSA COOPER PRESIDENT 0.25 36.0 X X 0 393550 85515 ALICIA SOUTHERN SECRETARY/TREASURER 0.25 36.0 X X 0 200070 57269 CARLY GROB VICE PRESIDENT 0.25 36.0 X X 0 500 0 0 594120 142784 0 false true false 0 2757847 2757847 DEVELOPMENT FEES 541640 1743463 1743463 MANAGEMENT FEES 541640 45076 45076 1788539 69005 69005 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 EQUITY IN EARNINGS (LOSS) ON INVESTMENTS 541640 -323 -323 -323 4615068 1788539 68682 0 0 0 0 0 0 0 0 0 0 0 33735 33735 13091 13091 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 DEVELOPMENT CONSULTING 300000 300000 0 STATE TAXES 290 290 HOUSING INSPECTION 8000 8000 BANK CHARGES 11905 11905 5121 5121 372142 58761 313381 0 1873999 2171719 15 35624 0 0 40014 155817 2287350 5045197 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7770710 7569201 11972088 14977558 164837 75528 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8202612 7054465 8367449 7129993 X 3604639 7847565 0 0 3604639 7847565 11972088 14977558 4242926 X false true X true false X X 1 HOUSING AUTHORITY OF THE CITY OF ALAMEDA 946003048 6 true 0 0 1 0 0 true false false false false false false false false false false false false false false true false PT I LN 12G: PROFESSIONAL PROJECT MANAGEMENT SERVICES CONSTRUCTION IN PROGRESS 4529294 DEVELOPER FEE RECEIVABLE 5460670 INVESTMENT IN AFFILIATES -2431163 DUE FROM AFFILIATES 10400 7569201 0 AHA PROPERTY LOAN 5250000 ACCRUED DEVELOPER FEE 1804465 DUE TO/FROM AFFILIATES 0 7054465 X 6289748 1674680 1674680 4615068 4615068 6859927 6487785 6487785 372142 372142 PT X, LINE 2: THE COMPANY HAS RECEIVED A DETERMINATION LETTER FROM THE INTERNAL REVENUE SERVICE STATING THAT IT QUALIFIES AS A TAX-EXEMPT ORGANIZATION UNDER SECTION 501(C)3 OF THE INTERNAL REVENUE CODE AND, ACCORDINGLY, NO PROVISION FOR FEDERAL INCOME TAXES IS RECORDED IN THE ACCOMPANYING CONSOLIDATED FINANCIAL STATEMENTS. IN ADDITION, THE COMPANY DOES NOT HAVE ANY INCOME WHICH IT BELIEVES WOULD SUBJECT IT TO UNRELATED BUSINESS INCOME TAXES. ACCORDINGLY, THERE IS NO PROVISION FOR INCOME TAXES IN THE ACCOMPANYING CONSOLIDATED FINANCIAL STATEMENTS. INCOME TAXES ON LIMITED PARTNERSHIP AND LLC INCOME ARE INCLUDED IN THE TAX RETURNS OF THE PARTNERS OR MEMBERS. THE FEDERAL TAX STATUS AS A PASS-THROUGH ENTITY IS BASED ON THE ENTITY'S LEGAL STATUS AS A PARTNERSHIP OR LLC AND IS REQUIRED TO FILE TAX RETURNS WITH THE IRS AND OTHER TAXING AUTHORITIES. ACCORDINGLY, THESE CONSOLIDATED FINANCIAL STATEMENTS DO NOT REFLECT A PROVISION FOR INCOME TAXES. HOWEVER, THE LIMITED PARTNERSHIPS AND THE LLC'S ARE REQUIRED TO PAY AN $800 FEE TO THE CALIFORNIA FRANCHISE TAX BOARD. THERE ARE NO CURRENT TAX EXAMINATIONS PENDING. PT XI, LINE 2D: INCOME (3,461,021) FROM AFFILIATES INCLUDED IN CONSOLIDATED FINANCIAL STATEMENTS AS PER GAAP, AND THE ELIMINATING ENTRY (1,786,341) SEPARATELY REPORTED FOR TAX PURPOSES. PT XII, LINE 2D: EXPENSES (6,685,369) FROM AFFILIATES INCLUDED IN CONSOLIDATED FINANCIAL STATEMENTS AS PER GAAP, AND THE ELIMINATING ENTRY (197,584) SEPARATELY REPORTED FOR TAX PURPOSES. false false false false false false false false false VANESSA COOPER PRESIDENT 393550 45585 39930 479065 ALICIA SOUTHERN SECRETARY/TREASURER 200070 26850 30419 257339 vanessa cooper board member 479065 also on boards of affiliates false alicia southern board member 257339 also on boards of affiliates false PT VI, LINE 11B: A COMPLETE COPY OF THE FORM 990 IS PROVIDED TO THE BOARD OF DIRECTORS PT VI, LINE 12C: THE GOVERNING DOCUMENTS, INCLUDING CONFLICT OF INTEREST POLICY AND FINANCIAL STATEMENTS, ARE REVIEWED AND CONSIDERED AT A MEETING THAT IS OPEN TO THE PUBLIC. AS A PUBLIC ENTITY, ALL OF THE HOUSING AUTHORITY RECORDS, INCLUDING ISLAND CITY DEVELOPMENT, ARE PUBLICLY AVAILABLE. PT VI, LINE 15A: THE ORGANIZATION DOES NOT COMPENSATE ANY OFFICERS OR EMPLOYEES. SALARY AND OTHER COMPENSATION ARE PAID AND REPORTED BY AFFILIATE PT VI, LINE 15B: SEE ABOVE EXPLANATION Pt VI, Line 15a PT VI, LINE 19: THE FORMS 990 ARE AVAILABLE TO THE PUBLIC AT WWW.ISLANDCITYDEVELOPMENT.ORG, THE ATTORNEY GENERAL WEBSITE AND GUIDESTAR.ORG. ALSO SEE EXPLANATION FOR Pt VI Line 12c above. PT VII, COL (E): SEE EXPLANATION FOR Pt VI, Line 15a ABOVE. pt iii, line 2 and 4d detail: Description: NORTH HOUSING - NORTH HOUSING PROJECT INCLUDES THE DEVELOPMENT OF 12 ACRES OF FORMER MILITARY LAND INTO A NEW AFFORDABLE MIXED INCOME NEIGHBORHOOD WITH A TARGET OF 586 NEW RENTAL HOMES BY 2030. THIS PROJECT IS IN DEVELOPMENT AS OF DECEMBER 31, 2024. in 2024, CONTRACT COSTS FOR NORTH HOUSING BLOCK A HAVE BEEN ALLOCATED TO THE ESTUARY I, ESTUARY II AND LINNET CORNER PROJECTS. SEE LINE 4F ESTUARY I AND LINE 4G LINNET CORNER DETAIL. pt iii, line 4e detail: ICD CREATED THE FOLLOWING LEGAL ENTITIES IN 2022 FOR PLANNED FUTURE AFFORDABLE HOUSING ACQUISITION AND LOW-INCOME HOUSING TAX CREDIT DEVELOPMENT: MOSELY AND MABUHAY LP ICD MOSELY LLC ICD WEBSTER LLC (THIS ENTITY WAS DISSOLVED IN 2024) other entities created in 2022 are now in active development as detailed in line 4f and 4g: Lakehurst and Mosley LP, ICD lakehurst LLC, Mabuhay and Lakehurst LP, and ICD Mabuhay LLC pt iii, line 4f detail: ESTUARY I - North Housing PSH I, also referred to as Estuary I, is the first phase of the overall 12-acre redevelopment, which is approved to provide up to 586 housing units. North Housing PSH I will provide forty-four (44) affordable rental homes fully dedicated to formerly homeless households and one unrestricted manager's unit built within the city of alameda. THE PROJECT IS IN DEVELOPMENT AS OF DECEMBER 31, 2024. pt iii, line 4g detail: LINNET CORNER - NORTH HOUSING SENIOR APARTMENTS, aka linnet corner, IS A 64-UNIT NEW CONSTRUCTION sPECIAL NEEDS, SUPPORTIVE HOUSING, SENIOR PROJECT WITH 40 STUDIO AND 23 ONE-BEDROOM UNITS SERVING HOUSEHOLDS WITH INCOMES RAGING FROM 30-40 PERCENT OF AREA MEDIAN INCOME (AMI) AND 1 TWO-BEDROOM MANAGER UNIT. THE PROJECT IS IN DEVELOPMENT AS OF DECEMBER 31, 2024. PT III, LINE 4H DETAIL: IN 2024, ICD ACQUIRED A 99.99% LIMITED PARTNERSHIP INTEREST IN SHINSEI GARDENS APARTMENTS, LP, WHICH OWNS AND OPERATES A 39-UNIT AFFORDABLE HOUSING COMPLEX LOCATED IN ALAMEDA, CALIFORNIA. pt vi, line 4 the articles of incorporation were amended in 2024 to expand the types of activities (leasing) and groups (including but not limited to such persons and households as may be served by the housing authority of the city of alameda ("AHA") within the charitable and public purposes. the forms in which such purposes can be achieved has also been expanded to serving as a special limited partner, limited partner or sole or managing member in LLCs. 2437 EAGLE AVENUE LLC 701 ATLANTIC AVE ALAMEDA CA 94501 371852983 LOW-INC HSG CA 11954 49441 icd DEL MONTE SENIOR LLC 701 ATLANTIC AVE ALAMEDA CA 94501 384009678 LOW-INC HSG CA 23956 341294 icd ROSEFIELD LLC 701 ATLANTIC AVE ALAMEDA CA 94501 320583648 LOW-INC HSG CA 7629 3151663 icd ICD MOSLEY LLC 701 ATLANTIC AVE ALAMEDA CA 94501 882370668 LOW-INC HSG CA 0 0 icd ICD LAKEHURST LLC 701 ATLANTIC AVE ALAMEDA CA 94501 881840815 LOW-INC HSG CA 1 1001 icd ICD Mabuhay LLC 701 ATLANTIC AVE ALAMEDA CA 94501 882412875 LOW-INC HSG CA 1 1001 icd ICD SHINSEI LLC 701 ATLANTIC AVE ALAMEDA CA 94501 991776820 LOW-INC HSG CA 697008 819099 icd ALAMEDA HOUSING AUTHORITY 701 ATLANTIC AVE ALAMEDA CA 94501 946093048 HSG AUTHORITY CA GOV'T NA false Sherman & BvISTA LP 701 ATLANTIC AVE ALAMEDA CA 94501 813540156 low-inc hsg CA ICD RELATED 23837 4422898 false 0 true 0.00010 Everett & Eagle LP 701 ATLANTIC AVE ALAMEDA CA 94501 371854574 low-inc hsg CA ICD RELATED 11821 134520 false 0 true 0.00010 Stargell Commons LP 701 ATLANTIC AVE ALAMEDA CA 94501 473210229 low-inc hsg CA STARGELL COMMns RELATED 23 4910 false 0 false 0.00100 Const & Eagle LP 701 ATLANTIC AVE ALAMEDA CA 94501 832961811 low-inc hsg CA ICD RELATED -116507 3125047 false 0 true 0.00010 Mosley & Mabuhay LP 701 ATLANTIC AVE ALAMEDA CA 94501 882394919 low-inc hsg CA ICD MOSLEY LLC RELATED 0 0 false 0 true 0.00010 Mabuhay & LhURst LP 701 ATLANTIC AVE ALAMEDA CA 94501 882433716 low-inc hsg CA ICD mabuhay llc RELATED 1 1001 false 0 true 0.00010 LKhurst & Mosley LP 701 ATLANTIC AVE ALAMEDA CA 94501 882633882 low-inc hsg CA ICD LAKEHURST RELATED 1 1001 false 0 true 0.00010 Shinsei GDn Apts LP 2220 OXFORD STREET berkeley CA 94704 261720210 low-inc hsg CA 112 alves lane related -123331 7157691 false 0 false 0.99990 false false true false true false false false false false true true true true true false false false false alameda housing authority k, n 19752871 cost alameda housing authority m 300000 cost alameda housing authority m 1804465 cost alameda housing authority 736404 cost mahuhay and lakehurst e 777860 cost lakehurst and mosley e 965605 cost