HomeMy WebLinkAboutMarch 6, 2017 Home Based Business Report1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 6, 2017
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: Workshop
SUBJECT: Home Based Business Review Update and Proposed Consultation Program
EXECUTIVE SUMMARY:
In 2014, Council directed the Planning Department to review home occupation regulations as an
outcome of the Commercial Industrial Strategy with the following resolution:
That the regulations for home occupation businesses be reviewed.
Following that resolution, the Planning, Economic Development and Licences, Permits and Bylaws
Departments have been working in collaboration and a Home Based Business Task Force was
established. 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
communities in which these businesses exist. The review also seeks to examine City initiatives and
services that might foster growth of home based businesses and transition these businesses from
the home to storefronts in the community.
This report updates Council on the work that has been completed to date regarding home based
businesses, outlines proposed regulatory changes and seeks endorsement on a consultation
program.
RECOMMENDATION:
That the “Proposed Consultation Program” section of the report titled “Home Based Business Review
Update and Proposed Consultation Program”, dated March 6, 2017 be endorsed.
BACKGROUND:
Home Based Business in Maple Ridge:
In Maple Ridge, a home based business is an operation where a resident carries on a commercial
enterprise in the home. There are currently 1,472 licensed home based businesses (City of Maple
Ridge Business License Data, 2015). This accounts for 35% of all business licenses in the City and
up to 2,900 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. While home based business has
the potential to grow from small to larger operations, thereby creating 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 and a general upward trend.
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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);
community care (primarily 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 6.52 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 governs home based business in Maple Ridge. See Appendix A for the existing Section 402 in its
entirety.
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: Expand permitted uses for home based businesses. To promote Maple Ridge
as home based business friendly, building on past success.
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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 Research:
o reviewed current regulations, identified key issues, gaps and opportunities;
o reviewed policy re: home based business in several comparable lower mainland
municipalities identifying best regulatory practices.
Internal Meetings with Economic Development and Licenses, Permits & Bylaws Departments:
o met with two key departments that work closely with home based businesses to
identify current issues and 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 was transitioned into 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. Since that time, the Task Force has identified three components to address for home based
business: regulations, communication, and process. Given the regulatory stream, Planning attended
the six Task Force meetings held throughout 2016 and early 2017, circulated the earlier prepared
home based business discussion paper and reviewed current and possible new zoning regulations
with the HBB Task Force for feedback.
DISCUSSION:
The remainder of this report presents the outcomes from the background research and ensuing
discussions with the HBB Task Force, towards identifying possible areas where the City’s Zoning
Bylaw might be revised to better facilitate home based businesses.
It is also noted that 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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Potential Changes to Zoning Bylaw Identified to Date:
The following are potential changes to the Zoning Bylaw related to the home based business
regulations in the Zoning Bylaw that have been identified to date:
Location and Size of Home Based Businesses:
Home based businesses are currently required to be contained within a dwelling unit, with only a few
zones that permit the use in an accessory building. This provision is proposed to be changed to
permit home based businesses in either the dwelling unit or an accessory building, in all of the zones
where the use is permitted. A dwelling unit may include the principal home, a secondary suite, or a
detached garden suite. An accessory building may include a workshop or shed.
The HBB Task Force also identified a challenge with the existing amount of area within a dwelling
unit permitted for home based businesses, which is 20% of the gross floor area up to 50 m2 (538
ft2). For home based businesses in smaller dwelling units, such as apartment units, a 20%
maximum can be limiting. Under the proposed revisions, the maximum area will be increased to
30% for multi-family dwelling units and single family homes on lots less than 1,200 m2 in area up to
50 m2 (538 ft2). In recognition that larger single family lots have more space to allocated for home
businesses without disrupting the residential character of a neighbourhood, single family lots over
1,200 m2 are proposed to be permitted up to 45% of the gross floor area up to 100 m2 (1,076 ft2).
Under existing regulations (and intended to be retained), each dwelling unit on a lot is entitled to the
same space allocation for a home based business use. As well, it is noted 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 such size limitations.
Expanded Uses:
The range of permitted home based business uses is proposed to be expanded to allow office and
non-medical professional services uses that involve up to ten visits from clients per day. Under the
current regulations, office uses that generated regular visits from clients were a prohibited home
business use, and the regulations did not address professional services. Tutoring and lesson uses
are proposed to have an additional four patrons per day, from six to ten. Other new or previously
limited uses such as hair dressing; dog grooming; and online, telephone, mail order and other
general sales where customers enter the premises to purchase or take possession of goods, are
proposed to be permitted under the draft regulations on single family lots greater than 1,200 m2 in
area.
As identified in the Interdepartmental Implications section of this report, staff across the various
departments has different opinions about the proposed expanded range of client trips generated by
a home based business, citing concerns about neighbourhood impacts. However, staff do feel
consideration of all options is warranted at this time, especially in light of the opportunity to include
wider community input and comments.
Additional Employees and Signage:
Further home based business zoning changes include increasing the number of non-resident
employees from one to two, provided that an off-street parking space is provided for each employee.
Lastly, the number of signs is proposed to increase to three for single family lots 1,200 m2 or larger
in area, and two for single family lots less than 1,200 m2. Home based business signage for multi-
family dwelling units will not be permitted in the revised regulations.
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New Definitions:
Three new definitions are proposed to clarify home based business regulations: employee, regular
visits, and accessory building. These definitions will alleviate confusion and create clarity for the
home occupation regulations.
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 sound; to identify additional issues; and to fine-tune
proposed bylaw amendments.
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 the public open house and provided a link
to the online questionnaire.
Following the engagement with the community, Council will gain a summary of the consultation
feedback as the process enters its final stages, and 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.
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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INTERDEPARTMENTAL IMPLICATIONS:
Licenses, Permits & Bylaws Department:
The Licenses, Permits & Bylaws Department has been working in collaboration with both the
Planning and Economic Development Departments. Reservations were raised by staff from that
department about possibly increasing the number of visiting clients to each home based business
from 6 to 10; as such occurrences might generate parking impacts within the various
neighbourhoods in which home based businesses are located. Existing parking conflicts stemming
from the current number of 6 clients permitted per day were noted. As well, based on additional
input, unenclosed storage, including the parking of commercial vehicles beyond the current Zoning
Bylaw provisions, will continue to not be permitted in conjunction with home business uses due to
the number of enforcement complaints presently received.
Economic Development Department:
As the organisers of the HBB Task Force, the Economic Development Department has been actively
involved with the review of home based businesses from the regulatory, process and
communications perspectives. Further updates from these other two perspectives will be the subject
of future reports to Council, outlining the continuing work from the HBB Task Force.
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. The purpose of this report has been to update Council
on the work that has been completed to date regarding home occupations, outline proposed
regulatory changes for information and seek endorsement on a consultation program. With the
presented regulatory changes, such measures represent the first 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”_________for____
Prepared by: Amelia Bowden, M. Urb
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 David Pollock” for___________
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
APPENDIX A
EXCERPT FROM EXISTING ZONING BYLAW NO. 3510 - 1985 (Consolidated December 2016)
PART 4: GENERAL REGULATIONS
SECTION 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;
APPENDIX A
(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.