Jubilo Village, an affordable housing development created as a partnership between the Culver-Palms Methodist Church and the Community Corporation of Santa Monica, is already behind schedule and now at risk. The affordable housing development at 4464 Sepulveda Boulevard would provide 93 affordable apartments to at-risk and low-income households.
The discussion at the Culver City Council meeting on Feb. 24, 2025 took in a staff report, more than twenty public comments, and considerate questions from council members, all without coming to a conclusion. What had been an innovative project on a prime piece of transit-accessible property on Sepulveda Boulevard has been halted and could even be cancelled. Culver City already has a commitment to Jubilo Village – the question is whether it can commit more, enough more to get it built.
From the City, “In 2021, the City approved a commitment to the Project of a $2 million construction and permanent loan. In 2022, the City increased its previous loan commitment to $4 million. In 2023, the City served as a receiver for a $1 million State of California grant facilitated by Assembly member Isaac Bryan for the Project. Finally, City staff has recommended to the City Council that it award 42 Project Based Vouchers to the project. Project Based Vouchers represent funding that the City receives from the federal government for affordable housing.”
This is where it got sticky. The number of vouchers, which were considered to be approved, and had even been accepted as a part of the accounting by some state agencies, dropped from 93 to 50, leaving a gap of 43 vouchers. The state awarded the tax exempt bonds and tax credits based on the original total of 93 vouchers. The missing 43 vouchers total up to $850,000 in annual income over 20 years, leaving a shortfall of $16 million.
As that amount of money is not available from the General Fund, moving it from another part of the city budget would require a four-fifths approval from the City Council. With the council already looking at a budget shortfalls, this creates another complication.
The fact remains that the city is required to build affordable housing. That fact is not going to change. Jubilo Village represents 17% of the city’s 538 affordable units currently “in the pipeline,” according to Assistant City Manager Jesse Mays, to meet the state’s housing requirements.
The current State of California Regional Housing Needs Assessment calls for Culver City to provide 1,712 units at extremely, very low, and low income levels by 2029.
Community Corporation of Santa Monica is asking for a $16 million residual receipts loan, to fill the current gap in funding for the project.
The path to creating affordable housing gets steeper with every passing day. The project, which was originally scheduled to break ground in January, is now waiting until the next council meeting on March 10 for a decision.
Judith Martin-Straw