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Understanding Ocean Park Zoning for Custom Homes

  • Writer: Bravada Homes
    Bravada Homes
  • 5 hours ago
  • 8 min read

Understanding zoning is one of the most important early steps when planning a custom home in Ocean Park. Your property's zoning determines what you can build, how large it can be, and where it sits on your lot. Getting this right from the start means your design meets all requirements and moves smoothly through Surrey's permit process.


At Bravada Homes, we review zoning for every Ocean Park project before design begins. We know which zones allow the most flexibility, where variances might be needed, and how to make the most of your lot within Surrey's regulations.


*please note that any timelines and costs are estimates and subject to change at any time.


Surrey Zoning Bylaw 12000: The Foundation

All properties in Surrey, including Ocean Park, are governed by Surrey Zoning Bylaw 12000. This bylaw establishes the rules for what can be built on every lot in the city, organized by zone categories.


Ocean Park primarily consists of single-family residential zones, designated as RF (Residential One Family Dwelling) zones. Within the RF category, different zone types have varying requirements and densities.


The zoning bylaw covers:

  • Permitted uses (what types of buildings are allowed)

  • Lot coverage (percentage of your lot that can be covered by buildings)

  • Floor area ratio (relationship between building size and lot size)

  • Building height restrictions

  • Setback requirements (distance from property lines)

  • Parking requirements

  • Accessory building regulations (garages, sheds, etc.)


You can find your property's specific zoning through the City of Surrey's online mapping tool or by requesting a zoning confirmation letter from the planning department.


Common Ocean Park Zoning Designations

Most Ocean Park properties fall into one of several RF zone categories. Here are the most common:


RF-9 Zone (Common in Central Ocean Park)

Minimum lot size: 557 square meters (approximately 6,000 square feet)

Maximum lot coverage: 35% of lot area

Maximum building height: 9 meters (approximately 29.5 feet)

Front yard setback: 6 meters minimum

Rear yard setback: 7.5 meters minimum

Side yard setbacks: 1.2 meters on one side, 10% of lot width on the other (minimum 1.2 meters)

RF-9 is one of the more flexible residential zones in Ocean Park, allowing for generous home sizes on standard lots while maintaining good setbacks and outdoor space.


RF-10 Zone

Minimum lot size: 650 square meters (approximately 7,000 square feet)

Maximum lot coverage: 35% of lot area

Maximum building height: 9 meters

Front yard setback: 7.5 meters minimum

Rear yard setback: 7.5 meters minimum

Side yard setbacks: Similar to RF-9

RF-10 zones are common on larger Ocean Park lots and offer similar building flexibility with slightly larger setback requirements.


RF-12 Zone (Larger Lots)

Minimum lot size: 930 square meters (approximately 10,000 square feet)

Maximum lot coverage: 30% of lot area

Maximum building height: 9 meters

Front yard setback: 7.5 meters minimum

Rear yard setback: 7.5 meters minimum

Side yard setbacks: 1.5 meters minimum on each side

RF-12 applies to larger Ocean Park properties. While lot coverage is slightly lower, the larger lot sizes still allow for substantial homes.


Key Zoning Requirements Explained


Lot Coverage

Lot coverage is the percentage of your lot that can be covered by your home and other structures like garages and covered patios. It's calculated by dividing the total building footprint by the total lot area.


For example, on a 7,000 square foot lot in an RF-10 zone with 35% maximum lot coverage, you can cover up to 2,450 square feet with buildings.


What counts toward lot coverage:

  • Main house footprint

  • Attached garage

  • Covered porches and patios (typically)

  • Any accessory buildings


What doesn't count:

  • Uncovered decks and patios

  • Driveways and walkways

  • Landscaping


Understanding lot coverage helps determine the maximum footprint for your home, which influences how many floors you might need to achieve your desired square footage.


Building Height

Most Ocean Park zones limit building height to 9 meters (approximately 29.5 feet), measured from average grade to the midpoint of the roof.


This typically allows for:

  • A two-story home with standard ceiling heights

  • Optional basement level below grade

  • Roof pitch and architectural features within the 9-meter envelope


Height is measured carefully during permitting, and your design must account for any grade changes across your lot. We work with surveyors to establish accurate grade measurements and ensure your design meets height limits.


Setback Requirements

Setbacks define how far your home must be positioned from your property lines. They ensure adequate spacing between homes, preserve sight lines, and maintain neighbourhood character.


Front yard setback: Distance from the front property line to your home's closest wall. In Ocean Park, this is typically 6-7.5 meters, which preserves the rhythm of homes along the street.


Rear yard setback: Distance from the rear property line to the back of your home, typically 7.5 meters. This ensures privacy and outdoor space.


Side yard setbacks: Distance from side property lines, typically 1.2-1.5 meters minimum on each side. One side often requires a larger setback based on lot width.


Setbacks create your building envelope, the three-dimensional space on your lot where your home can be built. Understanding this envelope is essential for design, as it defines where walls, decks, and other features can go.


Surrey Tree Protection Bylaw

Beyond zoning, Surrey's Tree Protection Bylaw impacts what you can build in Ocean Park. The bylaw protects certain trees on private property and requires permits for removal.


Protected trees include:

  • Trees with a trunk diameter of 20 cm or greater (measured at 1.4 meters above ground)

  • Any tree on a development site regardless of size


If your Ocean Park lot has protected trees, you'll need to:

  1. Complete a tree inventory identifying all protected trees and their condition

  2. Apply for tree removal permits for any trees that must be removed for construction

  3. Pay replacement fees for removed trees (used by the city for tree planting elsewhere)

  4. Protect retained trees during construction with fencing and root protection measures


Many Ocean Park lots have mature trees that add to the neighbourhood's character. When possible, we work with your architect to plan homes that preserve significant trees. When removal is necessary for construction, we handle the permit process and often include replacement planting in your landscape plan.


The tree protection process runs alongside building permit applications and can add several weeks to your timeline, so early tree assessment is important.


Development Variance Permits (DVPs)

Sometimes your ideal home design needs relief from one or more zoning requirements. In these cases, you may need a Development Variance Permit (DVP).


Common variance requests in Ocean Park include:

  • Reduced front or side yard setbacks

  • Increased lot coverage

  • Relaxed garage setback requirements

  • Building height adjustments


The DVP process involves:

  1. Submitting a variance application with your proposed design

  2. Posting notice on your property

  3. Notifying adjacent property owners

  4. Public comment period

  5. Review and decision by city staff or council


DVPs typically add 6-8 weeks to your timeline and involve additional fees. Approval isn't guaranteed, and neighbours have the opportunity to comment. We work with your architect to meet zoning requirements whenever possible to avoid variance delays, but when a variance makes sense for your project, we'll guide you through the process.


Maximizing Your Lot Within Zoning

Understanding zoning constraints is just the beginning. The real skill is designing a home that makes the most of your lot's potential while meeting all requirements.


Strategies we use:


Multi-story design: If lot coverage limits your footprint, building up (within height limits) gives you more interior space without consuming more lot area.


Smart setback planning: Positioning your home to optimize views, solar orientation, and outdoor space within required setbacks.


Basement development: Finished basements don't count against lot coverage and can provide substantial additional living space.


Efficient building form: Rectangular or L-shaped homes often make the most efficient use of the allowed building envelope.


Outdoor space design: Using setback areas for patios, gardens, and outdoor living that enhance how you live without affecting coverage.


Garage placement: Attached garages count toward lot coverage, but positioning them strategically can maximize usable interior space.


Working with the City of Surrey

Surrey's planning and building departments review all permit applications to ensure they meet zoning requirements. Understanding their process helps your project move efficiently.


Key steps in working with the city:

  1. Pre-application research: We review your zoning and identify any potential issues before your architect begins design

  2. Work with your architect: Ensuring plans meet all zoning requirements (or identifying necessary variances early)

  3. Complete permit packages: Submitting thorough applications with all required documentation

  4. Responsive to questions: Addressing any city questions or revision requests quickly

  5. Building inspections: Coordinating required inspections throughout construction


Surrey's building permit process currently takes approximately 3 weeks for residential projects, following recent improvements by the City. This assumes complete applications with no significant revisions needed.


Why Bravada's Zoning Expertise Matters

Zoning might seem like dry technical material, but it shapes everything you can build. Here's how our local knowledge benefits your Ocean Park project:


We know Ocean Park zones inside and out. We've built extensively in the neighbourhood and understand the specific zoning that applies to different areas and how to work within those constraints.


We work with your architect from day one on zoning. Rather than discovering a design doesn't meet zoning requirements late in the process, we help ensure zoning constraints are built into the design from the start.


We avoid unnecessary delays. By ensuring compliance upfront, we minimize the risk of permit delays or required redesigns.


We maximize your investment. Understanding exactly what's allowed means we can work with your architect to create the largest, most functional home your lot allows within regulations.


Frequently Asked Questions


How do I find out what zone my Ocean Park property is in?

Visit the City of Surrey's online mapping tool at surrey.ca, or request a zoning confirmation letter from the planning department. We also review zoning as part of our initial site analysis.


Can I request a zone change for my property?

Zone changes (rezoning) are possible but involve a lengthy public process and usually aren't necessary for single-family custom homes. Development variance permits are typically a better option for minor adjustments.


What happens if my home design slightly exceeds lot coverage?

You'll need to either revise the design to meet lot coverage requirements or apply for a development variance permit. We work with your architect to meet coverage from the start to avoid this situation.


Do covered patios count toward lot coverage?

Generally yes. Most covered outdoor spaces count toward lot coverage calculations. Uncovered decks and patios typically do not.


How long does a development variance permit take?

Typically 6-8 weeks, though complex variances or those with neighbour objections can take longer.


What if my neighbours object to my building plans?

Neighbours don't have formal approval power over projects that meet zoning requirements. For variance applications, neighbour input is considered but doesn't automatically prevent approval. The city evaluates variances based on planning principles.


Next Steps

Understanding zoning is essential groundwork for your Ocean Park custom home. Once you know what's possible on your lot, design can begin.


If you're planning a custom home in Ocean Park, we can help:

  • Review your lot's specific zoning and building potential

  • Assess any trees and tree protection requirements

  • Identify the maximum home size and optimal positioning

  • Work with architects to create a home design that makes the most of your lot within all regulations

  • Guide you through permitting and city approvals


Schedule a consultation to discuss your lot and what's possible: Contact Bravada


Related reading:



References

The information in this guide is based on current regulations from the City of Surrey:


Note: Zoning regulations, fees, and timelines are subject to change. Information current as of January 2026. Always verify requirements directly with the City of Surrey Planning & Development Department.

 
 
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