Proposed changes to the regulation of home based businesses in the Regional District of East Kootenay (RDEK) – a topic of some feverish discussion the past half a year – will be considered in bylaw form this October.

The decision to move ahead followed a lengthy discussion August 2 between several regional directors, with Electoral Area A director Mike Sosnowski leading the charge in support and City of Cranbrook Mayor Wayne Stetski sounding an alarm of caution.

“I think this is one of the most important issues to come to the board in my time here,” Stetski said.

The board voted nine for, six against to accept recommendations made in a report by Planning and Development Services Manager Andrew McLeod.

After receiving a great deal of feedback from directors, municipalities, Advisory Planning Committees, chambers of commerces and residents from around the region, since beginning the review of Home Based Business (HBB) regulations, a ‘minor’ and ‘major’ HBB category has been established, McLeod reported.

An issue arising from the minor regulations was the inclusion of ‘hobby sawmills.’ The major category is “a significant departure from current regulations. If the board wishes to permit a broader range of occupations to be carried out on rural properties” – two options should be considered, McLeod suggested: temporary use permits and spot zoning.

McLeod recommended the board consider proceeding with a hobby sawmill amendment to deal with minor regulations and consider spot zoning for the major regulations for Electoral Area A for rural properties two hectares and larger south of Hosmer.

The proposed regulatory changes are different in other areas of the region, reflecting the diverse nature of how the regional board voted August 2 – with a complete lack of sub-regional unity.

Voting against the proposed amendments to HBB regs were: City of Cranbrook Coun. Bob Whetham and Mayor Stetski; District of Sparwood Mayor Lois Halko, District of Elkford Mayor Dean McKerracher, Village of Canal Flats Mayor Ute Juras and Electoral Area G director Gerry Wilkie.

Stetski told fellow board members that allowing for more types and sizes of businesses to set up operations outside municipal boundaries is supporting the loss of business from those centres.

“We need to be really careful where we are going with this,” he warned. “We should be going back to our (Official Community Plan)” and residents about the proposed changes with that document in mind. “We need to have a larger discussion.”

Coun. Whetham agreed. “We are opening the door to a lot of uses that are not compatible” to rural areas, he said, adding Cranbrook’s fire chief has told him that he is concerned about a lack of safety infrastructure in rural areas, such as fire hydrants.

“If we are going to start turning back the clock – I think we are heading down the wrong path,” Whetham said.

Spawood Mayor Halko noted her entire district council is opposed to the proposed changes because they provide “a broad sweep of approval” for industry to set up in rural areas without discussion or process for neighbours.

Area A Director Sosnowski, whose bailiwick surrounds the Elk Valley municipalities, said changes to HBB regulations will “give the opportunity to rural people to create wealth on their properties” on a small business scale, he said.

“it’s important that rural people get the opportunity to support themselves,” he added.

Board chair, Electoral Area C director Rob Gay said with the board approving the HBB recommendations and moving toward a bylaw phase, the public will get a chance to speak at the upcoming public hearing.

“A public hearing is what we want to hear,” he said, pointing out “vibrant” successes in rural economy in the region, including Jaffray and Fairmont Hot Springs, and Canal Flats was once a rural area before incorporating into a municipality.

Ian Cobb/e-KNOW

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