R5-S zone in Surrey
Special Compact Residential Zone. Small-scale multi-unit housing (2 to 6 units) on compact rear-lane lots of 291 m2 or larger, with optional small accessory commercial uses.
300lots in this zone on the map
274 m²median lot size (2,949 ft²)
221–717 m²smallest to largest lot
11 mmaximum height (36 ft)
The rules
| Name | Special Compact Residential Zone |
|---|---|
| Homes allowed | 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. |
| Floor space ratio | 350 m² fixed (max 350 m²) |
| Floor space notes | Duplex max 350 m2 incl. basements; single family 217 m2 excl. basements; accessory commercial max 30% of unit floor area. Part 17A s.D. |
| Height | 11 m (36 ft) · 3 incl. basement (duplex) storeys |
| Height notes | Duplex 11 m / 9.3 m; house 9.5 m / 7.3 m (10.5 m floodplain). s.G. |
| Lot coverage | 65% |
| Coverage notes | Duplex with suite/coach house/garden suite 65%; duplex 62%; house 52%/60%. s.E. |
| Setbacks | front 3.5 m (11 ft), side 1.2 m (4 ft), rear 6.5 m (21 ft), flank 2.4 m (8 ft) |
| Setback notes | Duplex values; porch may reduce front to 2.0 m and flank to 1.2 m. s.F. |
| Bonus density | Subdivision 2.5 lots/ha base, 31 lots/ha with amenity contributions. |
| Bylaw sections | Part 17A; Schedule G |
What you can use it for
Single family dwellingDuplexSecondary suiteCoach houseGarden suiteShort-term rental (Part 4 B.36)Accessory personal service, office, general service, retail, eating establishmen
What BC law allows on these lots
- 3 homes (lots up to 280 m²)186 lots
- 4 homes (lots over 280 m²)77 lots
- 6 homes (near frequent transit)37 lots
Our estimate per lot under BC's Bills 44 and 47, from lot size, transit distance and the urban boundary.
Example lots in R5-S
No addressed lots in this zone on the map.
Other zones in Surrey
Read from Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) ↗, checked 2026-10-21. Summaries are our reading of the bylaw: confirm with Surrey before buying or designing. Page rebuilt October 25, 2026.