July 21, 2026

City of Surrey Major Bylaw Updates:

Official Community Plan and Zoning Bylaw

Recent Provincial legislation has reshaped the local government land use planning framework, requiring municipalities to update their Official Community Plans (“OCPs”) and zoning bylaws and to adjust density bonusing and development financing tools. The City of Surrey implemented the updated Official Community Plan, Surrey 2050 and Zoning Bylaw in June 2026.

Watch the June 15th Council Meeting Live Stream

New Official Community Plan, Surrey 2050

The City has officially adopted Surrey 2050, its new Official Community Plan, establishing a long-term vision for growth and development throughout the municipality. The OCP provides the policy framework that guides permitted land uses, building form, and densities across Surrey.

Key updates to the OCP include:

Updated Land Use Designation Framework: One of the most significant changes is the introduction of a new land use designation system that is primarily form-based. The new designations generally identify maximum building heights, while density is prescribed through corresponding zones. The number of policies and land use designations has also been reduced, creating a more streamlined and user-friendly planning document. The new approach is intended to transition away from the previous piecemeal system of Neighbourhood Concept Plans.
Growth Focused Around Transit and Strategic Corridors: The OCP places greater emphasis on directing future growth to areas that can support higher densities, including rapid transit corridors, bus exchanges, town centres, and other key transportation corridors.
Improved Integration Between Land Use Designations and Zoning: Land use designations now identify the corresponding zones. This enhanced alignment is intended to improve clarity and simplify the interpretation of OCP amendments and rezoning applications.

A property's land use designation under the OCP does not override its current zoning, and landowners may continue to develop their properties in accordance with their current zone.

For additional information regarding the new Official Community Plan, refer to Corporate Report R040.

Updated Zoning Bylaw

The City has also introduced significant amendments to Surrey Zoning Bylaw, 1993, No. 12000 to modernize its zoning framework and align it with Surrey 2050 and the updated Amenity Cost Charge ("ACC") framework.

Key updates to the Zoning Bylaw include:

Updated Zoning Structure: Zone names have transitioned from traditional unit-based terminology to form-based classifications that more clearly distinguish between townhouse, rowhouse, and low-, mid-, and high-rise apartment forms.
Expanded Housing and Employment Zones: New zoning districts have been introduced to accommodate a broader range of residential and employment development forms. For example, the former RM (Multiple Residential) Zones have been replaced with new MR Zones that are organized by building form and height, such as MR6 Low-Rise (4 Storey) Apartment Zone. In addition, new office employment zones (including O1 and O2) have been introduced.
Revised Private Amenity Space Requirements: The amendments eliminate the cash-in-lieu option for private amenity space while simplifying and standardizing amenity space requirements across residential developments.
Reduced Reliance on Comprehensive Development Zones: The updated bylaw is intended to reduce the City's reliance on site-specific Comprehensive Development ("CD") zones by providing a more comprehensive and standardized zoning framework, resulting in greater consistency.

For additional information regarding the Zoning Bylaw amendments, refer to Corporate Report R103.

Table 1 below summarizes the transition from the previous RM Zones to the new MR Zones.

PLG's team of land use planners can assist you with interpreting the new Official Community Plan and Zoning Bylaw, assessing redevelopment potential, and identifying the highest and best land use of your properties. Whether you are evaluating an acquisition, considering redevelopment, or navigating development approvals, our team can help you understand how these changes may impact your project and develop a strategy forward. Contact us!