Smyrna Zoning Overview

Smyrna is an incorporated town primarily in Kent County, Delaware (with a portion in New Castle County), with a population of approximately 12,900. One of Delaware's fastest-growing communities, Smyrna's zoning and land use regulations are administered by the Town of Smyrna Planning & Zoning office under Appendix A — Zoning of the Code of Ordinances.

• Planning & Zoning: smyrna.delaware.gov/180/Planning-Zoning
• Phone: (302) 653-3486
• Address: 220 Artisan Drive, Smyrna, DE 19977
• Zoning Map: Smyrna ArcGIS viewer
• Municipal Code (Appendix A — Zoning): Municode

Zoning Districts

Smyrna's zoning code establishes a range of residential, commercial, and institutional districts. Residential districts include R-1, R-1A, R-2, R-2A, and R-3 for varying density levels, plus DR (Downtown Residential), MHP (Mobile Home Park), and PVC (Planned Village Community) for specialized housing contexts.

The DR (Downtown Residential) district has a notable form-based requirement: new dwellings must be located within 20 ft of the sidewalk, and garages must be set back from the front facade or accessed via rear alleys — preserving Smyrna's traditional downtown streetscape. Commercial districts include HC (Highway Commercial), CCM (Corridor Commercial), and LO (Limited Office). Industrial and employment uses are accommodated in the IORP (Industrial/Office/Research Park) district. The I&R (Institutional and Recreational) district covers schools, churches, government facilities, and recreation areas.

Note on setbacks: Dimensional standards for each residential district are published in the Residential District Bulk and Use Standards and in Appendix A of the Code of Ordinances. Contact Planning & Zoning at (302) 653-3486 to confirm setback requirements for your property.

ADU Rules

No specific accessory dwelling unit (ADU) ordinance has been confirmed for Smyrna. Delaware SB 23 (effective April 1, 2024) limits the ability of local governments to prohibit ADUs outright, which may affect Smyrna's regulations. Contact the Town of Smyrna Planning & Zoning at (302) 653-3486 for the most current ADU guidance before planning any project.

Development Process

Development in Smyrna generally requires:

1. Zoning Verification — Confirm your proposed use is permitted in the applicable zoning district using the ArcGIS zoning map or by contacting Planning & Zoning at (302) 653-3486
2. Site Plan Review — Required for commercial, multi-family, and larger development projects
3. Building Permit — Submit construction documents to the Town of Smyrna
4. Inspections — Schedule required inspections during construction
5. Certificate of Occupancy — Obtain final approval before occupying the structure

Variances and special use requests are reviewed by the Smyrna Board of Adjustment.

Key Considerations

• Smyrna straddles Kent and New Castle county lines — confirm which county your parcel is in for property records and tax purposes
• The DR (Downtown Residential) district has unique form-based standards — consult the code before designing any downtown residential project
• Check for FEMA flood zones at msc.fema.gov
• HOA covenants and deed restrictions are common in Smyrna's newer planned communities
• Delaware SB 23 (2024) may affect ADU eligibility — contact the planning office for current guidance

Disclaimer: This guide provides general information about zoning in Smyrna, Delaware and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations directly with the Town of Smyrna Planning & Zoning or the municipal code before making development decisions.