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CC - ACTION ITEM: Discussion Regarding Potential Code Amendments to Regulate Sober Living Homes and Direction as Deemed Appropriate.
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Meeting Date: March 9, 2026
Contact Person/Dept.: Peer Chacko/Planning & Development
Emily Stadnicki/Planning & Development
Michael Cobden/City Attorney
Marian Aspnes/Housing & Human Services
Phone Number: (310) 253-5755 / (310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Attachments: Yes [] No [X]
Public Notification: (Email) Meetings and Agendas - City Council (03/04/2026)
Department Approval: Mark E. Muenzer, Planning and Development Director /Interim Housing and Human Services Director (02/25/2026); Heather Baker, City Attorney (03/02/2026) _____________________________________________________________________
RECOMMENDATION
Staff recommends the City Council discuss potential Code amendments to regulate Sober Living Homes and provide direction as deemed appropriate.
BACKGROUND
Residents of the South Clarkdale neighborhood have requested a City Council discussion regarding Sober Living Homes and the adoption of density regulations similar to the ordinance passed by the City of Costa Mesa. Their concern stems from a concentration of Sober Living Homes in this cross-jurisdictional neighborhood in Culver City and adjoining Los Angeles. The residents are asking for increased regulation of Sober Living Homes in Culver City and have also been in communication with the Los Angeles Council District 11 (CD-11) with the same request (as of the writing of this report there has not been a status update received from CD-11).
Sober Living Homes are alcohol- and drug-free group homes for people recovering from addiction, who meet the legal definition of disabled individuals. They are intended to provide housing for people just out of a rehabilitation program who need a structured and supportive place to live. Some Sober Living Homes provide onsite services, like counseling, and some do not.
Existing Culver City Regulations
The Culver City Zoning Code classifies Sober Living Homes under the “Supportive Housing” land use definition which is treated like any other residential use and permitted by right in residential and mixed-use zoning districts. Supportive Housing land uses are not regulated differently based on the number of occupants. International Building Code and International Property Management Code occupancy-based standards apply related to square footage and other requirements per occupant. Supportive Housing land uses do not have any minimum lease term requirements.
The provision of onsite services in a group home (residential facilities where unrelated individuals live together under supervision in a home-like environment) triggers State licensing requirements and typically results in classification under the “Residential Care Facility” land use definition in the Culver City Code. Residential Care Facilities with six or fewer residents are treated like any other residential use and are permitted by right in residential and mixed-use zoning districts. Residential Care Facilities with seven or more residents require a Conditional Use Permit (CUP) in residential and mixed-use zoning districts.
“Transitional Housing” is a similar land use defined in the Culver City Code to include temporary housing (at least six months) for unhoused individuals or families transitioning to permanent housing and may include onsite supportive services, like Project Home Key. Transitional Housing land uses are not regulated differently based on number of residents. This use is also treated like any other residential use and is permitted by right in residential and mixed-use zoning districts.
State and Federal Regulations
State and Federal housing laws prohibit the enactment or enforcement of zoning ordinances that discriminate, either facially or in effect, against people with disabilities, including those suffering from drug or alcohol addiction. Cities are required to provide reasonable accommodations to disabled persons with respect to application of zoning ordinances if necessary to provide equal opportunity to people with disabilities for the full use and enjoyment of housing. Additionally, California’s Lanterman Act established a bill of rights for persons with developmental disabilities and the Community Care Facilities Act requires cities to treat residential care facilities with six or fewer residents like any other residential use.
Approval of Local Housing Elements by the California Housing and Community Development Department (HCD) often hinges on issues related to compliance with fair housing law.
California Health and Safety Code Section 1520.5 established a policy to prevent the over concentration of licensed residential facilities (providing on-site services) that impact residential neighborhoods, requiring a spacing of at least 300 feet or 1,000 feet, depending on the type of facilities, and requiring notification of the local planning agency at least 45 days prior to approval of a new residential facility.
Service Calls Related to Group Homes with Onsite Services
There are currently estimated to be 12 group home facilities with onsite services in Culver City, including Project Home Key. There are physical concentrations of these uses in two locations. Note that group homes without onsite services are not required to obtain a business license. Thus, the City’s awareness of the existence of group homes without onsite services is dependent on neighbor complaints.
Annual service calls related to group homes with onsite services varied significantly in 2025. The minimum number of calls per facility were zero and the maximum was 129. Six of the 12 group homes had five or fewer annual service calls, while the remaining six facilities had 20 annual service calls or more. Types of service calls ranged from relatively minor (welfare check, rescue) to more serious (dead body, suicide, battery, elder abuse).
Prior City Action on Sober Living Homes
Culver City has previously taken code enforcement action on Sober Living Homes in a situation where two duplexes on adjoining properties were being operated as a single facility. After discussion with the City Attorney’s Office, the operator ultimately agreed to a compliance solution which required the operator to reduce the number of residents in each adjoining home and to make structural changes to separate buildings, dining rooms, offices, treatment rooms and garage storage, to ensure that each of the two duplexes operated independently.
Costa Mesa Ordinance
In 2015, the City of Costa Mesa adopted an ordinance regulating Sober Living Homes and other types of group homes. The ordinance required group homes with six or fewer residents to be spaced at least 650 feet apart, to obtain a local operator permit if not already required to have a permit by the State, and to make transportation available to evicted residents taking them back to their last official address. Facilities with seven or more residents were required to obtain a Conditional Use Permit. Additionally, existing uses were required to come into compliance with the new regulation within one year.
In 2024, the Ninth Circuit Court of Appeal held that the ordinance was lawful under the Federal Fair Housing Act and the California Fair Employment and Housing Act. Note that prior to adoption of the Costa Mesa’s 2015 ordinance, Boarding Houses and Sober Living Homes were disallowed in residential zoning districts in Costa Mesa. The new ordinance continued to disallow restrict Boarding Houses in single-family residential districts but provided Sober Living Homes with an avenue for operating in these zones. Thus, it was seen as more permissive than the previous ordinance and favoring people with disabilities over the non-disabled and therefore did not discriminate against persons with disabilities under either the federal or California housing discrimination statutes.
Survey of Peer Cities
Staff conducted a survey of peer cities including Santa Monica, Los Angeles, West Hollywood, Beverly Hills, and El Segundo, regarding their current regulations, code enforcement issues, and contemplated future code amendments related to Sober Living Homes. The responses, as of the writing of this report, are summarized below:
• West Hollywood
o Similar to Culver City, Sober Living Homes are categorized as Supportive Housing or Residential Care Facilities based on presence of on-site services. Supportive Housing is allowed by right in residential zoning and treated as any other residential use. Residential Care Facilities with 7 or more residents require a CUP in residential zoning.
o All rental residential uses in West Hollywood are required to have a minimum one-year lease.
o Notices of violation have been issued to some Sober Living Facilities related to property maintenance and leasing violations.
o West Hollywood is not contemplating any code amendments related to these uses at this time.
• El Segundo
o Similar to Culver City, Sober Living Homes are categorized as Supportive Housing or Residential Care Facilities based on presence of on-site services. Supportive Housing is allowed by right in residential zoning and treated as any other residential use. Residential Care Facilities with 7 or more residents require a CUP in residential zoning.
o El Segundo amended their Code in December 2023, as part of adoption of their Housing Element, making changes to the definition and regulation of Residential Care Facilities and other protected uses, in order to comply with a conditioned letter of approval issued by HCD.
• Beverly Hills
o Sober Living Homes are categorized as Supportive Housing or Residential Care Facilities based on presence of onsite services. Both uses are allowed in residential zoning districts. Residential Care Facilities with 7 or more residents require a zoning clearance to be ministerially approved by the Director of Community Development, with submittal of an operational and management plan and compliance with operational standards established in the Code.
o Beverly Hills has not experienced any code compliance issues related to these uses.
o Beverly Hills is not contemplating any code amendments related to these uses at this time.
DISCUSSION
Staff also reviewed the existing code provisions related to group homes, code enforcement challenges, and the Costa Mesa ordinance and has identified the following policy issues for Council consideration:
1. Existing land use definitions in the Culver City Municipal Code do not provide clarity regarding the nature of permitted onsite services and their operational characteristics. Clearer definition of onsite services in a manner consistent with State licensing requirements may be helpful for local Code enforcement.
2. Service call data shows a wide range of operational issues among existing group home facilities in Culver City, reflecting both good and substandard operators. There are concentrations of group homes with onsite services in Culver City, and these concentrated uses have the highest number of service calls as well as the most serious complaints. However, introducing a spacing requirement for group homes with onsite services may be subject to legal challenge. (Project Home Key also experiences a high volume of service calls.)
3. Enforcement often involves verifying separation of onsite services for abutting or adjoining uses. However, Code Compliance personnel typically cannot enter these facilities to verify compliance without a warrant. Enforcement must often rely on prosecuting nuisance cases which can be onerous. However, introducing a new approval process for group homes with onsite services may be subject to legal challenge.
4. In contrast to the City of Costa Mesa’s ordinance, the Culver City ordinance currently allows Sober Living Homes and Transitional Housing by right in residential and mixed-use districts. Introducing any new regulations for Sober Living Homes in Culver City could be viewed as more restrictive and potentially expose the City to legal challenge. Additionally, new regulations may also pose potential future challenges related to approval of the City’s Housing Element by the California Housing and Community Development Department.
FISCAL ANALYSIS
Modification of regulations related to Sober Living homes would require City resources to amend the Code and to enforce the new regulations. Actual costs would depend on direction from City Council.
Additionally, there is potential for the City to be subject to legal challenge related to compliance of City regulations with State and Federal laws.
ATTACHMENTS
None.
recommended action
MOTION
That the City Council:
Discuss regulation of Sober Living Homes and provide direction as deemed appropriate.