R5-S Zoning in Surrey — Special Compact Residential
R5-S — Special Compact Residential is a residential zoning district in the City of Surrey. Small-scale multi-unit housing on compact rear-lane lots 291 m2 or larger (2-6 units) with optional limited commercial accessory uses (live-work).
On a typical R5-S-zoned lot you can expect up to 4 dwelling units, a hard cap of 350 m² of floor area however large the lot, a maximum height of 11 m (3 storeys), and site coverage up to 62%. Exact figures vary with lot size, frontage, and form of development — look up your specific address to confirm.
Intent of the R5-S district
Small-scale multi-unit housing on compact rear-lane lots 291 m2 or larger (2-6 units) with optional limited commercial accessory uses (live-work).
R5-S at a glance
| Max dwelling units | 4 |
|---|---|
| Max units near frequent transit | 6 |
| Max height | 11 m |
| Max storeys (by right) | 3 |
| Site coverage | 62% |
| Zone category | Residential |
Density tiers in R5-S
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Special Compact Residential - lot 4,050 m2+ (max 2 units) | 4050 m² | 2 | — | 9.5 m |
| Special Compact Residential - lot 280-4,050 m2 (up to 4-6 units) | 280 m² | 4 | — | 11 m |
| Special Compact Residential - lot under 280 m2 (up to 3 units) | — | 3 | — | 9.5 m |
Permitted uses in R5-S
- Single family dwelling
- duplex (280-4050 m2)
- secondary suite
- garden suite
- coach house
- short-term rental
- LIMITED COMMERCIAL accessory uses operated by occupant (personal service, office, general service, retail store, eating establishment - each max 30% of dwelling floor area)
R5-S zoning FAQ
What is R5-S zoning in Surrey?
R5-S (Special Compact Residential) is a residential zoning district in the City of Surrey. Small-scale multi-unit housing on compact rear-lane lots 291 m2 or larger (2-6 units) with optional limited commercial accessory uses (live-work).
What can you build on R5-S-zoned land in Surrey?
Permitted uses in R5-S include Single family dwelling, duplex (280-4050 m2), secondary suite, garden suite, coach house, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
How tall can a building be in R5-S?
R5-S permits a maximum building height of 11 m, generally about 3 storeys. Height can be affected by view corridors, setbacks, and the specific form of development.
How many units are allowed in R5-S zoning?
R5-S allows up to 4 dwelling units on an eligible lot. Within a Frequent Transit Area the figure rises to 6, which depends on the lot being close enough to a prescribed transit stop. Under the Province's Bill 44 Small-Scale Multi-Unit Housing rules, most standard residential lots in Surrey now permit multiple units outright. The exact number depends on lot size and whether rental tenure is secured.
Other residential zones in Surrey
- MR1 — Low Density Townhouse
- MR2 — Medium Density Townhouse
- MR3 — Rowhouse
- MR4 — High Density Townhouse
- MR5 — Stacked Townhouse
- MR6 — Low-Rise (4 Storey) Apartment
- MR6-C — Low-Rise (4 Storey) Apartment with Commercial
- MR7 — Low-Rise (5-8 Storey) Apartment
Look up a specific address in Surrey
Source: official Surrey zoning bylaw (PDF) · updated August 2026