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Lions Bay secondary suite and carriage house rules

Can I add a secondary suite or a carriage house in Lions Bay?

Lions Bay, British ColumbiaChecked against official textSources read 2026-11-08

Short answer

In Lions Bay a secondary suite is allowed in a single detached house in the RS-1 zone, up to 90 m² or 40 percent of the house, whichever is less. It needs a building permit and inspection. A detached "cottage" is allowed only on parcels of at least 1,000 m² with a covenant and amenities.

Key facts

Secondary suite allowedYes, in the RS-1 (single detached residential) zone, as residential use in a dwelling with a secondary suite. The Village says suites are permitted in all neighbourhoods. A suite may be up to 90 m² or 40 percent of the house's floor area, whichever is less. Not for short-term rental.Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 7.1.1(b), 7.9.2; Secondary Suites, intro · Wording matched the official text retrieved 2026-11-08
Official wording
residential use in a dwelling with secondary suite;
A secondary suite shall not exceed a gross floor area of 90 m2 or 40 percent of the
They are permitted in all neighbourhoods of Lions Bay through Zoning and Development Bylaw No. 520, 2017
Coach house or garden suite allowedA 'cottage' is allowed in the RS-1 zone on parcels of at least 1,000 m², but only where a covenant and amenities under the Community Amenity Contribution Policy are provided. It may not exceed a floor area ratio of 0.35 or 115 m², whichever is less, or a height of 9.0 m (sloping roof) or 7.5 m (flat roof).Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 7.3.2, 7.9.3 · Wording matched the official text retrieved 2026-11-08
Official wording
to accommodate a cottage on parcels having a minimum area of 1,000 m2, where a covenant and amenities
A cottage shall not exceed the floor area ratio in section 7.4.2 or 115m2, whichever is less
LimitsNo more than one secondary suite or one cottage per parcel, not both. Suite: 90 m² or 40 percent of the house, whichever is less. An accessory building may not be a dwelling or have a kitchen. Unless unoccupied, or occupied by the owner's immediate family or a volunteer firefighter, a 40 percent utility surcharge applies.Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 7.9.1, 4.5.5, 4.5.6; Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654), s. 5, 6 · Wording matched the official text retrieved 2026-11-08
Official wording
No more than one secondary suite or one cottage, but not both, shall be located on a
An accessory building or structure shall not be used as a dwelling unit.
No accessory building or structure shall include kitchen facilities.
If a property contains a secondary suite, regardless of whether or not it has
The rate of the secondary suite surcharge shall be 40% of the property’s utility billing for garbage
Parking3 off-street spaces for a single detached dwelling with a secondary suite (2 without). A cottage needs 2.Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 4.13, Table 1 · Wording matched the official text retrieved 2026-11-08
Official wording
2 for each Single Detached Dwelling
without a Secondary Suite and 3 for each
Cottage 2 per cottage
PermitsThe Village's page lists 'Finishing a basement, e.g. adding a Secondary Suite' as needing a building permit. All secondary suites, new or existing, must be inspected and approved, and owners must declare suites each year with their utility notice.Building Permits, examples; Secondary Suites, Inspections; Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654), s. 7 · Wording matched the official text retrieved 2026-11-08
Official wording
Finishing a basement, e.g. adding a Secondary Suite
All Secondary Suites, whether new or existing, and whether occupied by a family member or a non-family member, must be inspected and approved.
all property owners must certify:
BylawZoning and Development Bylaw No. 520, 2017 (s. 7.1, 7.9, Table 1); Building Bylaw No. 649, 2026; Secondary Suite Surcharge Bylaw No. 513, 2017.Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 1.1; Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654), s. 1 · Wording matched the official text retrieved 2026-11-08
Official wording
This bylaw may be cited for all purposes as “Zoning and Development Bylaw No.520, 2017".
This bylaw may be cited for all purposes as "Secondary Suite Surcharge Bylaw No. 513,
2017".

How it works

The Village of Lions Bay allows a secondary suite (a dwelling unit completely contained within a single detached house) in the RS-1 zone, and says suites are permitted in all neighbourhoods, under its Zoning and Development Bylaw No. 520, 2017. A suite may be up to 90 m² or 40 percent of the house's floor area, whichever is less. You may have one secondary suite or one cottage per parcel, not both.

A detached "cottage" is allowed in RS-1 on parcels of at least 1,000 m², but only where a covenant and amenities under the Community Amenity Contribution Policy are provided. It may not exceed a floor area ratio of 0.35 or 115 m², whichever is less, or a height of 9.0 m (sloping roof) or 7.5 m (flat roof). Garden suites and coach houses are not named in the bylaw.

Steps

  1. Ask Building Services what your project needs.
  2. Apply for a building permit; the Village lists finishing a basement, for example adding a secondary suite, as needing one.
  3. Have the suite inspected and approved. All suites, new or existing, must be.
  4. Declare the suite each year with your utility notice.

Good to know

  • Parking: 3 off-street spaces for a house with a suite (2 without); a cottage needs 2. The Village says tandem parking can meet the requirement.
  • A suite cannot be rented short term.
  • An accessory building may not be a dwelling or have a kitchen.
  • A 40 percent utility surcharge applies, unless the suite is unoccupied or occupied by the owner's immediate family or a volunteer firefighter. Failing to report a suite or making a false report can bring a court fine of $2,000 to $10,000 (Bylaw 513).
  • The Village's Secondary Suites page still refers to Building Bylaw No. 234, which Building Bylaw No. 649 replaced. Confirm current requirements with Building Services.

Official forms and pages

The same question in other places

West Vancouver · Bowen Island · District of North Vancouver · North Vancouver · Gibsons · Squamish

Secondary suite and carriage house rules in British Columbia, by municipality →

Sources

  1. Secondary Suites, Village of Lions Bay (read 2026-11-08)
  2. Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650) (PDF), Village of Lions Bay (read 2026-11-08)
  3. Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654) (PDF), Village of Lions Bay (read 2026-11-08)
  4. Building Permits, Village of Lions Bay (read 2026-11-08)
  5. Fees Bylaw No. 497, 2016 (Consolidation BL665) (PDF), Village of Lions Bay (read 2026-11-08)

Checked by script, not yet by a person: the official wording behind 6 of 6 facts was matched to the official text. How answers are checked.