HomeMy WebLinkAboutJuly 18, 2017 Home Based Business report1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: July 18, 2017
and Members of Council FILE NO: 2017-242-RZ
FROM: Chief Administrative Officer ATTN: Workshop
SUBJECT: Home Based Business Review Follow-up and Proposed Consultation Program
EXECUTIVE SUMMARY:
In 2014, Council directed that the home occupation regulations be reviewed as an outcome of the
Commercial Industrial Strategy. The intent of the review was to look at ways to update, modernize
and improve regulations to better facilitate existing home based businesses and provide greater
opportunities for enabling home based businesses in the City while balancing the needs of the
neighbourhoods in which these businesses exist.
Through the process of Council reviewing sub-committee structures, in 2016, the Economic
Development Committee established three task forces to reflect key directions for the Economic
Development Department: Tourism, Technology, and Home Based Business. The Home Based
Business Task Force began meeting in the summer of 2016. Based on input from the Home Based
Business Task Force, a draft set of new zoning directions for home based businesses in Maple Ridge
was prepared.
In March 2017, Council received a draft set of possible new zoning regulations for home based
businesses. In the Council discussion that ensued, Council raised questions, sought clarity on the
possible new home based business zoning bylaw requirements and then directed staff to bring the
item back for further Council consideration.
This report updates Council on the work that has been completed to-date since the last Council
discussion regarding home based businesses, outlines a revised set of possible regulatory changes
for the Zoning Bylaw for Council and public discussion and seeks endorsement on a consultation
program. The proposed home based business program creates a two-pronged set of regulations: one
for multifamily and single family lots less than 1,200m2 (0.3 ac) and one for single family lots greater
than 1,200m2 (0.3 ac).
The review also acknowledged that there may be situations where expanded home based business
use is warranted and this report recommends that the City explore the creation of a new zone to
allow for a single family residential principal use with small scale wellness or boutique accessory
uses.
RECOMMENDATION:
That the “Proposed Consultation Program” section of the report titled “Home Based Business
Review Follow-up and Proposed Consultation Program”, dated July 18, 2017 be endorsed.
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BACKGROUND:
Home Based Business in Maple Ridge
In Maple Ridge, a home based business is an operation where a resident carries on a commercial
operation in the home. As of June 2017, there are 1,445 licenced home based businesses which
accounts for approximately 33% of all business licences in the City. This represents close to 3,000
people who either own or are employed by a home based business, making home based businesses
a successful and important part of the City’s economy. There is the potential that more home based
businesses exist within the City as there are likely many which are not currently licenced.
While home based business has the potential to grow from small to larger operations, thereby
creating more jobs and investment in the community, the number of home based businesses in
Maple Ridge has remained consistent over the past 10 years with some minor fluctuation. The
general trend, however, is expected to be upwards.
The most common type of businesses operating out of the home in Maple Ridge are:
contractors (e.g. landscaping, trades);
home and industry services (e.g. cleaning, appliance repair);
business services (e.g. advertising, administrative);
home day cares, and;
education & instruction.
Anticipated future growth areas for local home based businesses include:
Food and Beverage Services (e.g. catering, bakery);
Engineering, Science & Technology and Professional Services (e.g. accountant, architect);
Photography and Film (e.g. photo supplies, finishing, production), and;
Real Estate.
Existing Policy and Regulatory Framework
Official Community Plan
Home based business is recognized within the City’s Official Community Plan (OCP) policy framework
and is supported by the OCP’s Section 6.5.2 Home Based Business, and Policy 6-57, as outlined
below:
Policy 6-57 Maple Ridge will support home based businesses as important contributors to the
economy, and will facilitate the growth of this sector by reviewing the Zoning Bylaw to
incorporate regulations that support and promote home based businesses, and by
adopting performance based criteria that minimizes the impacts of home based
businesses on its surroundings.
Zoning Bylaw
Home Occupation is defined as a business accessory to the use of a dwelling unit or to the
residential use of a lot occupied by a dwelling. This use is permitted as an accessory use in all
residential zones. Section 402 of the Zoning Bylaw’s General Regulations provides the framework
that currently regulates home based business in Maple Ridge. See Appendix A for the existing
Section 402 in its entirety.
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Commercial Industrial Strategy
Between 2011 and 2014, the City was engaged in the development of a Commercial Industrial
Strategy. In total, nineteen resolutions related to the Strategy were passed by Council between
November, 2011 and August, 2014. A review of the regulations for home based businesses was a
part of this Strategy, as outlined in the following January 2014 Council Resolution:
That the regulations for home occupation businesses be reviewed.
Additionally, immediate action items were outlined in the Commercial Industrial Strategy
Implementation Plan that encouraged the City to expand permitted uses for home based businesses
and to promote Maple Ridge as home based business friendly, building on past success.
Work to Date
In 2015, following Council’s resolution that the regulations for home based businesses be reviewed,
staff undertook the following as a means of identifying the potential areas where regulatory revisions
might occur.
Background Review:
o reviewed past Council Reports related to Commercial Industrial Strategy work and
items specific to home based business;
o reviewed Commercial Industrial Strategy (2014) including implementation plan, and
targets.
Policy and Zoning Research:
o reviewed current regulations, identified key issues, gaps and opportunities;
o reviewed policy regarding home based business in several comparable lower
mainland municipalities identifying best regulatory practices.
Internal Meetings with Economic Development and Bylaw & Licencing Services Departments:
o met with two key departments that work closely with home based businesses to
identify current issues and areas of frequent public requests, complaints, etc.;
o obtained departmental feedback and suggestions.
GIS/Mapping and Home Based Business Profile for Maple Ridge:
o identified current number and location of home based businesses in Maple Ridge;
o summarized review of business types, size, number of employees, etc.
Draft discussion paper:
o compiled research into a discussion paper to facilitate dialogue with the pending task
force, representing existing home based business interests and perspectives,
towards reviewing home based business procedures and opportunities.
In 2016, the Economic Development Committee established three task forces to reflect key
directions for the Economic Development Department: Tourism, Technology, and Home Based
Business. The Home Based Business Task Force (HBB Task Force) began meeting in the summer of
2016. Task Force meetings were attended by staff from Economic Development, Planning and
Bylaw & Licensing Services. Since that time, the HBB Task Force has identified three components to
address for home based business: regulations, communication, and process.
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In January 2017, staff reviewed current and possible new zoning regulations with the HBB Task
Force for feedback. Following that meeting, staff from Economic Development, Planning, and Bylaw
& Licensing Services prepared a draft set of possible new regulations for home based businesses.
On March 6, 2017, a number of possible home based business regulatory requirements were
presented for Council’s consideration. In the Council discussion that ensued, Council raised the
issue of whether the proposed revisions went far enough, given the economic opportunities home
based businesses are perceived to present to Maple Ridge residents. In addition, Council raised
questions, sought clarity on the possible new home based business zoning bylaw requirements and
then directed staff to bring the item back for further Council consideration.
From March through June 2017, building on the work undertaken to-date, Staff continued to
collaborate with the HBB Task Force to further explore opportunities to improve home based
business regulation in the City. To acknowledge the time and effort of the members of the HBB
Taskforce, Appendix B includes a list of HBB Taskforce members who contributed to the review of
the home based business regulations. These revised directions and the parameters that influenced
their further evolution are presented below for discussion.
DISCUSSION:
Council had directed staff to review and clarify permitted home based business regulations in order
to support the City of Maple Ridge as being home based business friendly. During the recent Council
discussion in March, Council had many questions and sought clarity on the reasoning behind the
then proposed changes to the home based business regulations. Outlined below are the key
questions heard by staff and a high-level overview of the inherent influencing parameters.
How does the City compare?
In response to questions about how Maple Ridge compares to other Metro Vancouver communities,
staff observe that the City currently has fairly permissive home based business regulations – the City
permits a wide range of uses and only explicitly forbids a small number of activities. As well, with one
of the lowest fees in the region, the existing regulations offer comparable, if not above, the regional
norm in permitted floor space, signage and number of employees for home based businesses.
More locally, and as an illustration of the wide-array of allowed uses in the home based business
zoning, staff compared the regulations against the uses allowed in a Neighbourhood Commercial (C-
1) or Community Commercial (C-2) zone. As shown in Table 1, a home based business is permitted
to undertake a very similar set of uses as in our two base Commercial zones. Given these factors,
those wishing to operate a home based business within the City have a great deal of opportunity.
Table 1 - Current Zoning Regulation Comparison
Use HBB C-1 C-2
personal services
personal repair services
retail
outdoor display
business services
indoor commercial recreation
professional services
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A Balancing Act: How home based businesses affect a neighbourhood?
Recognizing that, by their very nature, home based businesses take place in a setting where the
primary intent is residential, home based business regulations should respect, and balance, the
interest of the surrounding neighbourhood in which they are located. Ideally, home based businesses
should be located and conducted so it would not adversely impact the quality and liveability of the
neighbourhood. Working with staff from Bylaw & Licencing Services, it was identified that the more
common home based business-related complaints include: outdoor storage, traffic, parking and
noise. Therefore, the intent of the existing and proposed home based business regulations is to
ensure, as much as possible, that the operation of a home based business be compatible with the
residential character of the neighbourhood while still providing economic opportunities for residents
wanting to operate small scale businesses.
Other Agency Influence: How are other levels of government involved?
Other regulatory or public agencies may become involved at the outset as well as once a home
based business operation has been noted to have an impact on the residential environment. For
example, Fraser Health may be required to inspect a home depending on the home based business
use being proposed (e.g. hair or nail services). The City often defers to the inspection by Fraser
Health prior to the issuance of a City business licence. As well, from discussions with Fraser Health,
staff learned that it may inspect certain home based business premises to ensure water servicing
and domestic waste disposal requirements are being met. Equally, staff note that BC Assessment
may reclass a property that is used for commercial purposes if the impacts are ‘highly visible’.
POSSIBLE CHANGES TO ZONING BYLAW:
Within the above context, and following Council direction to identify areas where the Zoning Bylaw
might be revised to better facilitate home based businesses, staff worked to assess how any further
change might affect neighbourhood compatibility and the possible impacts to ongoing licencing and
enforcement by the City. Based on input from the HBB Task Force, background research, a review of
other Municipalities and other regulatory agencies this report provides Council with a revised set of
regulations. The discussion also identifies where the proposed regulations have been expanded or
altered since last presented to Council in March 2017. With Council’s approval, the intent is to
advance these draft regulations through a public consultation process.
Location of Home Based Businesses
The March 6, 2017 Report proposed permitting home based business operations in both a dwelling
unit and an accessory building in all of the zones where home based businesses are allowed. This
recommendation remains unchanged and represents a widening of the current regulations where a
home based business is only permitted in a dwelling unit.
Size of Home Based Businesses
The March 6, 2017 Report also proposed increasing the maximum area in a dwelling unit available
for home based business operations. While subject to further Council and public discussion, the lot
size delineation is proposed at 1,200 m2 (0.12 ha / 0.29 ac) to support residential compatibility.
Single family lots over 1,200 m2 would be permitted a wider range of uses, as well as up to 45% of
the gross floor area, up to 100 m2 (1,076 ft2). Multi-family dwelling units and single family homes on
lots under 1,200 m2 would be permitted up to 30% and up to 50 m2 (538 ft2). Under existing
regulations (and intending to be retained), each dwelling unit on a lot is entitled to the same space
allocation for a home based business use. These recommendations remain unchanged; however,
Bylaw & Licencing Services staff continue to note the potential for increased complaints.
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Staff also note that operations such as family daycares (8 or less children in care), which are
licensed under the Community Care and Assisted Living Act, would be exempt from size limitations.
Increased Visitation & Group Sessions
Current regulations prohibit any use that generates regular visits by clients as a home based
business except tutoring and lessons which permit six people per day provided in two groups per
day. As proposed in the March 6, 2017 Report, multi-family and smaller single family lots would be
permitted 10 client visits, by appointment, per day. However, Staff now propose to expand the
permitted number of client visits, by appointment, to 16 for the larger single family lots.
Appointments are recognized as opportunities to provide services, commission work, or take
possession of previously purchased material.
In talking with the HBB Task Force, further flexibility was requested on instances where a home
based business needs to accommodate more than one client at one time (e.g. lessons, client visits,
etc.). For such home based business uses requiring group visits, it is now proposed to permit up to
five clients at any one time for smaller lots, and up to eight clients at any one time for the larger lots,
subject still to the respective daily client maximum. It is recognized that this increase in visitation
and group sessions represents a considerable change from the existing regulations. Further, in doing
so, such operations may also become more visible in the neighbourhood in which they exist. Noting
that, Bylaw & Licencing Services staff identify the potential for increased complaints as a result, but
equally acknowledge the potential benefits to these operations.
Expanded Uses
Office, Business and Professional Services
Advances in technology are reshaping the business world. Today, with a personal device and internet
access, business can be conducted from anywhere. As a result, office, business, and professional
service uses are now proposed to be permitted as home based businesses. From the March 6, 2017
Report, staff are now proposing to provide further clarity on the definition of office use, and that
business services be updated to reflect contemporary terminology.
Further, staff propose to include and refine professional services to cover professionals where the
member is required to be licensed or certified by a self-regulating professional authority, or by
Federal, Provincial or Municipal authorities, with the exception of health professionals (see following
section). Examples of professional services would include, but not be limited to, accountants,
architects, engineers, financial consultants, lawyers, notary publics, and real estate agents. These
refinements would result in a category that is comprehensive and more reflective of business activity
today and, conceivably, of the future.
Health Services
Health Services are proposed to be permitted as a home based business. This represents a revision
from both existing zoning regulations as well as those presented in the March 6, 2017 Report.
Current City practice prohibits their use as a home based business in order to limit neighbourhood
impact due to regular client visitation. With the number of client visits now proposed to be expanded,
the inclusion of such uses is raised for consideration. Such Health Services would include:
audiologists, chiropractors, dentists, nurses, massage therapists, optometrists, physicians, and
traditional chinese medicine (TCM) practitioners, among others. Staff note that OCP Policy 3-3 of the
Town Area Plan encourages the provision of necessary services, such as medical care, to develop or
remain in the Central Business District of the Town Centre and in the commercial designated areas
of Port Haney and that permitting Health Services as home based business is inconsistent with this
OCP Policy.
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Currently, health services would be defined as an operator that is subject to a College or Association
that has been delegated the authority, under provincial legislation, to govern the practice of their
members in the public interest. Such Health Services would be self-regulated and as such their place
of practice would not require an inspection by Fraser Health or the City. As is the case for
commercial operations, the Fraser Health Authority does not regulate nor inspect facilities where the
practitioners or the services offered are monitored by a professional association or college. The City
also does not have the authority to inspect and regulate the above facilities on health related
grounds. Instead, a number of regulatory colleges, under the Health Professions Act, are responsible
for the inspection of the operation of their health professional members.
Personal Services
Personal services, defined generally as individualized services provided by a service provider to a
recipient, are proposed to be permitted as a home based business, subject to certain requirements.
Permitting personal services broadens the current range of home based businesses within the City,
offering a wider range of services including, but not limited to, barbering, beauty services, and
tailoring.
Expanding on the current regulations, staff propose to permit on-site personal services involving hair,
skin, nails and personal wellness. However, staff propose to exclude any activities that involve body
modification (altering a person’s body for nonmedical purposes). This would avoid practices that
would require piercing or penetrating the skin and/or coming into contact with blood and other bodily
fluids as a home based business and is supported by general public service announcements by local
public health agencies.
Unlike for Health Services, the Fraser Health Authority will inspect and regulate a personal service
operation to ensure compliance with relevant regulation and to determine if standard industry
practices are being followed with respect to general sanitation, disinfection, and infection control
procedures for the specific type of service(s) being offered.
Home based businesses wishing to provide on-site personal services will need to receive an
inspection by the Fraser Health Authority. However, Fraser Health will only inspect an operation with
a fixed address; as a result, mobile-based personal service operations are unable to receive an
inspection and therefore without third party assessment and approval, would not be issued a City
home based business licence. In addition, certain personal service operations (e.g. hair salon) may
require that the building be renovated or constructed to meet Building Code requirements for the
proposed use.
Animal Services
With the rapid expansion of the animal-related service industry (e.g. dog walking, pet sitting, training,
spas and therapy), animal-related services have increased in popularity in recent years. Currently,
animal-related uses (e.g. grooming) are permitted in a limited number of zones and considered
under the personal service umbrella. Staff suggest providing flexibility on how animal-related
services can be integrated within a home based business environment by incorporating a new
animal services definition and by permitting animal-related services, based on lot size, in all zones
where home based businesses are allowed.
Specifically, on smaller lots, those less than 1,200 m2 (0.3 ac), owners would be permitted to
operate a mobile-based animal service operation while those on lots larger than 1,200 m2 (0.3 ac)
would be permitted mobile-based and on-site operations given the large site area to possibly
accommodate small groups of animals. All operations would be subject to general home based
business regulation and would need to be in compliance with City bylaws including the Off-Street
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Parking Bylaw, Noise Control Bylaw and Animal Control and Licencing Bylaw. These suggested
changes represent a new potential direction for home based businesses in the City.
Regardless of lot size, commercial kennels, breeding, dog boarding, and dog daycare services would
continue to not be permitted as a home based business. These uses are currently not permitted in
residential neighbourhoods and would not be included in the proposed changes in regulation.
Homecraft
The small-scale production of ‘homecraft’ goods (e.g. art, photography, jewelry, food, bath and
beauty products, clothing and toys) is becoming a popular home based business operation. Staff
propose to create a new definition to capture the unique aspects of these homecraft producers in
order to align the Zoning Bylaw with the Business Licencing and Regulation Bylaw as, under the
current Zoning Bylaw, these producers of homecraft goods are currently not specifically permitted.
Tutoring and Lessons
As an already permitted home business use, staff propose that the general interpretation for tutoring
and lessons be expanded to cover non-academic uses. Examples of non-academic uses could
include the practice of yoga and other general fitness trends. In addition, as proposed in the March
6, 2017 Report, tutoring and lessons, would now have an additional four clients per day, from six to
ten and, as detailed earlier in the report, would be permitted larger group sessions, on larger lots.
Sales
With the advent of online commercial platforms – including peer-to-peer e-commerce sites – the
revised regulations propose to permit off-site, online and mobile-based sales, which represent a
significant change from the current regulations. Bylaw & Licencing Services staff identify the
potential for increased complaints as a result, however, consistent with current home based
business regulations, it is not proposed to permit general retail sales.
Additional Employees and Signage
The March 6, 2017 Report proposed increasing the number of non-resident employees from one to
two and increasing the number of permitted signs to two for single family lots less than 1,200 m2
and three for single family lots 1,200 m2 or larger in area. The HBB Task Force was in support of
these amendments.
Since the discussion in March, staff continue to support the increase in permitted employees, but
now recommend larger lots be permitted three additional employees, subject to off-street parking
requirements, and that signage related to home based businesses simply reference the Maple Ridge
Sign Bylaw (e.g. one sign limited to 0.1 sq.m) noting the pending review of that Bylaw. A new Sign
Bylaw is anticipated to be part of a future Business Plan and home based business signage
requirements will be addressed as part of that future process.
While the HBB Task Force sought to have the number of signs increased, the current level of signage
recognizes that a form of outdoor identification is needed by home based business operators while
also taking in to consideration the residential landscape. Encouraging pedestrian traffic or ‘walk-ins’
is not the objective. Rather, signage is intended to assist with publicity and wayfinding without
disrupting the residential feel.
New and Revised Definitions
Staff propose to revise the existing definitions for business services and professional services, as
discussed above. In addition, staff suggest new definitions for employee, regular visits, accessory
building, health services, animal services, consulting services and homecraft. These definitions are
intended to create clarity for those wishing to operate a home based business.
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Additional Opportunity – Expanded Home Based Business Use
In discussions with the HBB Taskforce, all aspects relevant to the location and operation of a home
based business were considered. It is acknowledged that there is a need for balance in residential
settings where residents wish to operate small scale businesses. The possible new home based
business zoning requirements, developed in conjunction with the HBB Taskforce, work towards
achieving and maintaining that balance.
However, staff recognize that there may be opportunities on larger properties to accommodate
certain uses that may not be permitted under the proposed home based business regulations or that
the potential neighbourhood impacts would make allowing them out-right problematic. Possible
examples include wellness centres (e.g. yoga or spa retreats), bed & breakfast operations, local agri-
tourism opportunities and intimate wedding or private chapel services.
Staff are recommending that a new zone be explored that would allow for a single family residential
principal use in combination with small scale wellness or boutique uses. If pursued, staff would
develop a bylaw that would inform the possible considerations and criteria. Each application would
be considered on its own merits, and would likely be subject to traffic, servicing, on-site parking,
screening and/or other requirements. Alternatively, a third category for home based business uses
could be created for single family lots greater than one acre.
Summary
With home based businesses being a significant component of the City’s business landscape, the
suggested revisions are intended to clarify and refine the existing home occupation regulations.
Council challenged staff to expand the range of permitted home based business uses and to provide
clarity on the proposed home based business regulations. It must be acknowledged that sensitivity
and balance is required in settings where the primary intent is residential yet have residents wanting
to operate small scale businesses. The possible new zoning regulations proposed for home based
businesses, identified in this report, are intended to accomplish this.
As identified in the Interdepartmental Implications section later in this report, departments have
different opinions about the proposed revisions. Notable, would be the level of concern of potential
neighbourhood impacts with the expanded uses and the increased number of regular visits by clients
– specifically on neighbourhood parking and traffic generation. However, staff jointly feel
consideration of all options is warranted at this time, especially in light of the involvement of the HBB
Task Force and the opportunity to include wider community input and comments.
A summary table outlining the proposed home based business zoning and where expanded
regulations have been introduced, is provided on the following page in Table 2.
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Table 2 - Summary of Proposed Changes
Parameter Current
Regulations
Regulation Options Expanded
Regulations Lot Size
Under 1,200 m2
Lot Size
Over 1,200 m2
Location Per Dwelling Unit Per Dwelling Unit &
Accessory Building
Per Dwelling Unit &
Accessory Building
Size
(based on gross floor
area)
20%
up to 50m2
(538 ft2)
30%
up to 50m2
(538 ft2)
45%
up to 100m2
(1,076 ft2)
Uses Office Permitted, limited Permitted Permitted
Business Services Permitted Permitted Permitted Same
Professional Services Permitted, limited Permitted Permitted
Health Services Not Permitted Permitted Permitted
Personal Services Permitted, limited Permitted Permitted
Animal Services Permitted, limited Permitted, limited Permitted
Homecraft Permitted, limited Permitted Permitted
Tutoring & Lessons Permitted Permitted Permitted
Sales Not Permitted Permitted, restricted Permitted, restricted
Visitation Not Permitted 10 clients per day 16 clients per day
Group Sessions
Restricted to
Tutoring & Lessons;
capped at 2
sessions; maximum
of 6 clients per day
Capped at 5
at one-time;
maximum of 10
clients per day
Capped at 8
at one-time;
maximum of 16
clients per day
Non-Resident Employees 1 2
subject to parking
3
subject to parking
Signage 1 1 1 Same
PROPOSED CONSULTATION PROGRAM:
The proposed regulatory changes outlined above draws to a close the initial phases of the home
based business regulatory review process. The next phase is intended to discuss the findings with
the community to determine if the changes are supported; to identify additional issues; and to fine-
tune proposed bylaw amendments.
HBB Policy +
Best Practice
Research
Establish HBB
Task Force +
Identify Issues
Prepare
Draft HBB
Regulations
Discuss
with Wider
Community
Amend
Zoning
Bylaw
WE ARE HERE
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Prior to preparing formal bylaw amendments for the proposed home based business regulations,
wider-community feedback is desired. The consultation process brought forward for Council
endorsement includes hosting a public open house that will be advertised in the newspaper and via
social media. In addition a questionnaire will be utilized to obtain feedback on the proposed Zoning
Bylaw changes. Other forms of distribution for the questionnaire will include the City website and
social media platforms, as well as hard copies at the public open house.
In addition to the wider community outreach, staff also suggest connecting with existing home based
business owners to increase awareness of the proposed changes and seek input from interested
owners. The City collects email address through the home occupation licensing process, although
this information is not mandatory. City records indicate that there are approximately 537 current
home based business owners that have volunteered their email addresses. These businesses, along
with the HBB Task Force, will be directly invited to attend and provide input either through the Open
House or the online questionnaire.
The HBB Task Force has indicated that it would also help identify and facilitate input from the
community. Networks and connections through HBB Task Force members may be used to contact
those who either do not have a home based business licence or have chosen not to operate a home
based business due to perceived issues with existing regulation. City staff could assist the HBB Task
Force in these efforts with online and print messaging and support.
Following the engagement with the community, Council will receive a summary of the consultation
feedback as the process enters its final stages, to determine whether staff should be directed to
bring forward Zoning Bylaw amendments.
It is also reiterated that the above illustrated process outlines the work stream for the regulatory
review process only. The communication and process components of the overall review of home
based businesses in the City will be forthcoming through the Economic Development Department.
INTERDEPARTMENTAL IMPLICATIONS:
Bylaw & Licensing Services Department
The Bylaw & Licensing Services Department has been working in collaboration with both the
Planning and Economic Development Departments. Bylaw & Licensing Services staff are interested
in using the home based business regulatory review process as an opportunity to align several
bylaws. Some reservations have also been raised by staff over a number of the proposed
amendments. This includes the need to monitor the potential for neighbourhood impacts from
increasing the permitted number of visiting clients to each home based business and the continued
challenge of unenclosed storage, including the parking of commercial vehicles, at home based
businesses. Should any proposed changes be adopted, changes to the Business Licensing and
Regulation Bylaw would be required and would follow in a separate report.
Economic Development Department
As the organizers of the HBB Task Force, the Economic Development Department has been actively
involved with the home based businesses review. The Economic Development Department supports
and encourages home based business expansion within the City as they are considered an essential
step in creating businesses within the community. Additional reports to Council regarding the work of
the HBB Task Force in regards to the communication and process components will be forthcoming
through the Economic Development Department.
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CONCLUSION:
The intent of the home based business review is to look at ways to update, modernize and improve
regulations to better facilitate existing home based businesses and provide greater opportunities for
expanding home based business in the City while balancing the needs of the residential
communities in which these operations exist. This report provides an update to Council on the work
that has been completed to-date regarding home occupations, sets out areas where more
information was sought by Council, outlines possible regulatory changes for information and
discussion, and seeks endorsement on a consultation program. With the presented regulatory
changes, such measures represent a key step in an overall home based business review process
that is aimed at promoting the City as “home based business friendly”.
“Original signed by Amanda Grochowich”
______________________________________________
Prepared by: Amanda Grochowich, MCIP, RPP
Planner 1
“Original signed by Lino Siracusa”
______________________________________________
Concurrence: Lino Siracusa
Manager of Economic Development
“Original signed by Christine Carter”
______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
______________________________________________
Concurrence: E. C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Section 402 of Maple Ridge Zoning Bylaw No. 3510 - 1985
Appendix B – 2016/2017 Home Based Business Task Force Members
402 REGULATIONS FOR PERMITTED USES OF LAND, BUILDINGS & STRUCTURES
(4) Home Occupation Use
Where permitted, a Home Occupation use:
(a) shall be clearly an accessory use to the use of a dwelling unit or to the residential use of a lot
occupied by a dwelling;
(b) shall be entirely enclosed within:
(i) the dwelling unit; or
(ii) a building in RS-2, RS-3 or A zones only;
(c) shall not occupy more than:
(i) 20% of the gross floor area of the dwelling unit up to 50 m2 in total; or
(ii) 20% of the gross floor area of the building or buildings up to 50 m2 in total in all
buildings in RS-2, RS-3 or A zones only;
(d) shall be conducted by residents of the dwelling unit, except that only one person who is not a
resident may be employed on the lot;
(e) shall not involve the unenclosed storage or display of raw materials, components, or stock-in-
trade;
(f) shall not involve internal or external structural alteration to the principal building, and there
shall be no exterior indication that the building is used for a purpose other than a residential
use except for one sign in accordance with Maple Ridge Sign Bylaw No. 4653-1992;
(g) shall not involve more than one vehicle used in connection with the home occupation and no
such vehicle shall be in excess of 3630 kg gross vehicle weight;
(h) shall not involve:
(i) occupations that discharge or emit odorous, noxious or toxic matter or vapours, heat,
glare, noise or radiation, or recurrently generated ground vibrations;
(ii) occupations that result in traffic congestion, on-street parking, electrical interference,
fire hazard or health hazards;
(iii) the use of mechanical or electrical equipment except as is ordinarily employed in purely
domestic and household use or recreational hobbies or office uses;
(iv) the salvage, repair, maintenance or sales of motor vehicles or motor vehicle engines or
parts;
(v) beauty parlour, barber shop, massage parlour and animal grooming service in other
than the RS-2, RS-3, A-1, A-2 and A-3 zones;
(vi) tutoring or lessons for more than two classes per day to a maximum of six students per
day;
(vii) orchestra and band training;
(viii) office uses that generate regular visits by clients;
(ix) public assembly use;
(x) telephone or mail order sales of goods where customers enter the premises to inspect,
purchase or take possession of goods;
(xi) a family daycare use in the RM2, RM3, RM5, C and CS zones; and
(xii) sale of goods or products.
(i) shall comply with the off-street parking requirements of "Maple Ridge Off Street Parking and
Loading Bylaw No. 4350-1990" as amended.
APPENDIX A
2016 – 2017 Home Based Business Task Force Members
Staff wishes to thank all of the community members who participated with the Home Based Business
Taskforce.
Amy Gagnon
Angie McLeod
Brenda Garcia
Caroline LePage
Don Lekei
Josef Hans Lara
Karl Lundgren
Karoline deVries
Ken Nowsorthy
Mitzie Fraser
Nikole Longhi
Ronda Payne
Tom Meier
APPENDIX B