Southborough, MA Home Business: Zoning & Home Occupation Permits (2026)

Section 174-2 of the zoning bylaw defines a customary home occupation as the use of a portion, not exceeding 25%, of a one-family home, including the accessory buildings, by persons resident therein for a gainful occupation that is clearly incidental and secondary to the use as a residence. The definition then lists the tests. The occupation cannot generate a significant increase in traffic, noise, smoke, vibration, dust, odors, glare, unsightliness or other effects not normally produced by a residence. It involves no exterior display or storage of goods, tools, materials or equipment or the parking of more than one commercial vehicle. It gives no exterior indication other than one sign not over four square feet, involves only motive power normally found in a home, and employs not more than two persons not resident in the home. It must involve the exercise of artistic, domestic, personal or professional skills, and the Board of Health must approve disposal of any waste that differs in quantity or composition from domestic solid or liquid waste.

Section 174-8.2(A)(9) lists customary home occupation as a permitted use in the RA Residence A District, and the RB Residence B District (§ 174-8.3(A)) and the BV Business Village District (§ 174-8.4(A)(1)) carry over the uses permitted in the residential districts. Parking under § 174-12(E)(1) adds one space for each 80 square feet of floor area devoted to a customary home occupation or a professional use, on top of the dwelling spaces.

Section 174-13.8(B)(1)(b) widens the definition for adaptive reuse of historic buildings: up to 35% of the home and not more than three non-resident employees, by special permit from the SPGA and with site plan approval. Uses such as art gallery, florist, antique shop, bakery without customer seating, publisher and professional office qualify there if the building is the owner's primary residence for voting and property tax purposes.