Smyrna, GA Zoning Overlays & Bonuses: Downtown Design Guide (2026)

Appendix E of the Smyrna code creates the Downtown Design District, called the DD District, as an overlay zone that follows the boundaries of Tax Allocation District One - Atlanta Road. Its requirements come on top of the base zoning in Appendix A. The standards apply only to exterior features that affect the quality of the public environment, and interior features and land uses are not a concern of the Urban Design Commission.

Section 1.02 makes the Smyrna Urban Design Commission (UDC) the review body for zoning, land disturbance, building and sign permits in the district. It is made up of all members of the Downtown Development Authority plus two members with architectural expertise, and it meets in public at least once a month. Under § 1.03, when these standards conflict with the zoning ordinance, sign ordinance, subdivision ordinance or building code, the most strenuous standard applies.

Review thresholds are set in § 1.04. Design review is required for all new construction, including buildings on vacant lots and replacements of demolished buildings. Routine maintenance needs no review: cleaning, replacing deteriorated materials that make up less than 24 percent of the exterior, and painting in colors the UDC has already approved. Major renovation, meaning a building addition, a canopy or replacement of 25 percent or more of a building, does need review. Demolition of a building 50 years old or older needs review, with a replacement plan. A renovated building 50 years old or older is treated as a preservation project under Article III, while a new or replacement building follows Article II.

Section 1.05 requires an application for a Certificate of Approval to the Community Development Department at least 15 days before a scheduled UDC meeting, in addition to any zoning, ground disturbance, sign or building permit applications. The UDC can grant design exceptions under § 1.07 for a unique and exceptional design concept. Article II then sets the design rules, including offsets on building walls exceeding 100 continuous horizontal linear feet, a zero front setback with a 20-foot maximum for nonresidential and mixed-use buildings, and placement on the edge of a ten-foot wide sidewalk.