R5-S zone in Surrey: Special Compact Residential Zone

Surrey, British ColumbiaDraft, not yet reviewedBylaw read 2026-11-07

In short

Small-scale multi-unit housing (2 to 6 dwelling units) on compact, typically rear-lane-accessed lots of 291 sq. m or larger, with optional limited commercial accessory uses.

Zone rules

Purpose	Small-scale multi-unit housing (2 to 6 dwelling units) on compact, typically rear-lane-accessed lots of 291 sq. m or larger, with optional limited commercial accessory uses.
Main uses	Single Family Dwelling Duplex (lots under 4,050 sq. m) Maximum dwelling units: up to 2 on lots of 4,050 sq. m or more; up to 4 (or 6 on eligible lots near frequent bus stops) on lots from 280 to under 4,050 sq. m; 2 or 3 on lots under 280 sq. m.
Also allowed (secondary uses)	Secondary Suite Garden Suite Coach House Short-Term Rental Personal Service Use Office Use General Service Use Retail Store Eating Establishment The commercial uses are allowed only with a single family dwelling or duplex, run by the occupant, and not as the only use on the lot.
Minimum lot area	Interior lot: 291 sq. m (Type I), 324 sq. m (Type II); corner lot or lot on flanking lane: 369 sq. m (Type I), 363 sq. m (Type II) (new lots)
Minimum lot width	Interior lot: 9.7 m (Type I wide), 9.0 m (Type II narrow); corner lot: 12.8 m (Type I), 10.5 m (Type II); minimum lot depth 30 m (interior) or 36 m (corner), as written
Maximum lot coverage	Single family dwelling 52%; with coach house or garden suite 60%; duplex 62%; duplex with coach house or garden suite 65%
Maximum density	Maximum 31 lots per hectare on subdivision; single family dwelling maximum floor area 217 sq. m excluding basements; duplex maximum floor area 350 sq. m including basements; commercial accessory uses up to 30% of the dwelling floor area
Maximum height	Single family dwelling: 9.5 m sloped roof, 7.3 m flatter roof, 10.5 m in floodplain; duplex: 3 storeys up to 11 metres (9.3 metres flatter roof, 12 m floodplain); coach house or garden suite: 2 storeys up to 7.0 m, roof peak 8.3 m (6.5 m flatter roof, 8.5 m floodplain)
Maximum height, accessory buildings	3 m (5 m if roof slope and materials match the principal building)
Front setback	3.5 m (single family dwelling and duplex); coach house, garden suite and accessory buildings not permitted in front yard
Rear setback	6.5 m (single family dwelling and duplex); coach house 0.5 m; garden suite 1.2 m (1.8 m without lane access); other accessory buildings 0.5 m
Interior side setback	1.2 m (single family dwelling, duplex); garden suite 1.2 m (1.8 m without lane access); coach house 0 m (not permitted on lots without lane); other accessory buildings 0 m
Street side setback	Single family dwelling 2.7 m; duplex 2.4 m; coach house 1.2 m; garden suite 1.8 m; other accessory buildings 1.2 m
Accessory building setbacks	Other accessory buildings over 10 sq. m: not permitted in front yard, rear 0.5 m, side 0 m, street side 1.2 m
Other rules	Commercial accessory uses cannot be the only use on the lot and must be run by the occupant of the dwelling Retail stores exclude convenience stores, secondhand stores and pawnshops; eating establishments exclude drive-through restaurants and liquor-licensed establishments Coach house or garden suite: minimum floor area 35 sq. m and maximum 75 sq. m, excluding the garage or carport Setbacks shown are for Type I and II lots

Source: Surrey Zoning By-law, 1993, No. 12000 (consolidation includes amendments up to By-law 22120, adopted 09/21/2026), s. Part 17A (read 2026-11-07)

Rules in the bylaw's general sections (parking, fences, suites, home businesses) also apply, and a lot can have site-specific rules. Each Comprehensive Development (CD) zone is a separate site-specific by-law attached to Part 52 (listed on the Surrey map by lot as "CD" with its by-law number); those by-laws are not written out in this PDF. Zone pages are taken from the bylaw text by a research agent and have not yet been reviewed by a person: confirm with the bylaw before you rely on them. How answers are checked.

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