The established zoning districts in the City of Celina are as follows:

All tracts of land located in the former or obsolete zoning districts shall abide by the regulations in the associated new zoning district.

The overall purpose of the single-family residential districts is to create a mix of home ownership opportunities within the city.

No building, structure, land, or premises will be used, and no building or structure shall hereafter be erected, constructed, reconstructed, or altered, except for one or more of the uses specified in section 14.03.101, schedule of uses - residential.

Given that the City of Celina is an area designated with historical, cultural, and architectural importance and significance, the following provisions apply to all residential districts unless otherwise specified within their respective descriptions in sections 14.02.202 through 14.02.206.

The purpose of the SF-E single-family estate district is to allow single-family detached dwellings on large lots of not less than one (1) acre in size, together with allowed incidental and accessory uses. This district is intended to provide for residential living within a more rural setting.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot shall be as follows:

The single-family residential detached district applies to any single-family detached dwelling unit that does not meet the acreage requirement of the SF-E, single-family estate district, the geographic location requirement of the OT, downtown district, or the exterior material standards of the SF-M, single-family manufactured home district. The SF-R district is established to create neighborhoods in which there is a blend of home sizes and styles. The neighborhoods will include amenities that support and augment the overall development and individual property investments. The SF-R district is considered a generic district and may have a wide variety of lot sizes and dwelling unit types. Standards listed below are minimums that are required for safety and/or maneuverability. However, when applied within a planned development, the actual standards may exceed or differ from the minimum standards listed below.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area per residential unit permitted on any lot, shall be as follows:

The SF-A, single-family residential attached district is established to provide a more dense housing type that still affords home ownership. Each dwelling unit shall be sited on an individually platted lot (with the exception of duplexes), although there may be no separation between dwelling units other than fire walls as may be required by the fire code. In general, these homes are more vertical in nature, are clustered within the development, and have shared open space.

All townhome, patio homes, and duplex developments are subject to site plan review and approval by director of development services. The site plan shall show the typical layout of the attached home lots, the overall layout of the development, and shall be reviewed as an exhibit as part of the civil review process.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area per residential unit permitted on any lot shall be as follows:

In addition to the general requirements listed in article 14.04, part four, parking and stacking standards, the following regulations apply to any single-family attached development:

The purpose of this zoning district is to provide the opportunity for certain manufactured and modular dwellings with specific reference to the seal of approval granted by appropriate State agencies and meeting federal standards. All regulations listed below apply to both the SF-M district or SF-M park.

The location of an SF-M zoning district shall be sited on a tract of land that is at least five (5) acres and not more than twenty-five (25) acres.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area per family permitted on any lot shall be as follows:

The overall purpose of the three multifamily zoning districts is to create a mix of rental housing opportunities within the City of Celina.

No building, structure, land, or premises will be used, and no building or structure shall hereafter be erected, constructed, reconstructed, or altered, except for one or more of the uses specified in section 14.03.102, schedule of uses - non-residential.

Given that the City of Celina is an area designated with historical, cultural, and architectural importance and significance, the following provisions apply to all multifamily districts unless otherwise specified within their respective descriptions in sections 14.02.302 through 14.02.304.

The MF-1 District is intended as a relatively low density multifamily development that is designed with commonly used open space, some garage or covered parking options for residents, amenities such as a fitness centers, community rooms, tennis courts, dog parks, or other amenities typically provided in a suburban, garden-style multifamily development.

Locations of MF-1 zoning districts should be sited adjacent to areas that have generally low to medium density residential development and are not anticipated to develop with an urban character.

A minimum of four (4) of the following must be incorporated into each MF-1 development. A minimum of two (2) major amenities must be provided. The scale of the amenities as well as other comparable amenities shall be approved through the site plan approval process.

The MF-2 district is more urban in nature than garden style multifamily developments and provides a mid-range of density for apartment complexes. This type of district places the buildings close to the street and makes use of wide sidewalks and more narrow streets, often with limited open space and interior sited parking garages or surface lots. The MF-2 development is typically provided at the edges of urban centers, often combined with commercial, office, and entertainment uses in close proximity.

Locations of MF-2 zoning districts should be sited in areas that will develop with an urban character, such as at major intersections of the Dallas North Tollway and crossing arterials or other dense urban-type hubs throughout Celina. MF-2 zoning should not be located adjacent to any single-family residential district or use, unless appropriate spatial buffering is provided.

A minimum of four (4) of the following must be incorporated into each MF-2 development. A minimum of two (2) major amenities must be provided. The scale of the amenities as well as other comparable amenities shall be approved through the site plan approval process.

The MF-3 district is strictly urban in nature and is typically part of a mixed-use development. This type of district places the buildings close to the street and makes use of wide sidewalks and more narrow streets, often with limited open space and interior sited garages making up the majority of the parking. The MF-3 development is provided in an urban setting, often combined with commercial, office, and entertainment uses as part of the same development or in close proximity.

Locations of MF-3 zoning districts should be sited in areas that will develop with an urban character, such as at major intersections of the Dallas North Tollway and crossing arterials or other dense urban-type hubs throughout Celina. MF-3 zoning should not be located adjacent to any single-family residential district or use, unless significant spatial buffering is provided.

A minimum of three (3) of the following must be incorporated into each MF-3 development. A minimum of two (2) major amenities must be provided. The scale of the amenities as well as other comparable amenities shall be approved through the site plan approval process.

The overall purpose of non-residential zoning districts, excluding the multifamily zoning districts discussed in article 14.02, part three, is to afford opportunities to conduct business within the City of Celina in an orderly manner.

No building, structure, land, or premises will be used, and no building or structure shall hereafter be erected, constructed, reconstructed, or altered, except for one or more of the uses specified in section 14.03.102, schedule of uses - non-residential.

Given that the City of Celina is an area designated with historical, cultural, and architectural importance and significance, the following provisions apply to all non-residential districts and uses unless otherwise specified within their respective descriptions in sections 14.02.402 through 14.02.407, and apply to the overlay districts unless the specific overlay district includes a higher or more stringent standard.

The community facilities district is established to apply to those lands where Federal, State, or local government activities are conducted, where governments hold title to such lands, for public and private educational facilities, and hospitals. In addition, certain non-governmental and non-institutional uses may be permitted in this district to provide necessary services to governmental and institutional uses.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in CF district shall be as follows:

The commercial, office, and retail district is established to be a generic district that provides areas for retail sales that are not part of an overall larger mixed-use development. Buildings in this zoning district may be freestanding, fully contained on a single lot or tract of land, or a shopping center that consists of various retail shops, along with restaurant and/or office uses.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in CF district shall be as follows:

The industrial district is established to provide areas intended primarily for manufacturing, assembling, and fabrication activities, and for warehousing, research and development, wholesaling, and service operations that do not depend upon frequent customer or client visits. Such uses do require accessibility to major thoroughfares and/or other means of transportation, such as railroads or large-scale transport vehicles. Industrial uses that are permitted “by right” are not listed within the “heavy” or “high risk” manufacturing or industrial uses, but are those types of manufacturing and industrial uses that have low or no impact on the environment and are considered “employment generators.” Those “heavy” or “high risk” manufacturing or industrial uses require a specific use permit (SUP) for approval, which affords greater scrutiny by the city council as to the location and proximity to other non-compatible uses.

Locations of industrial zoning districts should be sited away from areas that have residential development. These could be located behind retail zoning districts or on land that is less accessible or desirable for residential development. The ideal location for industrial districts is adjacent to railroad rights-of-way, along or set back from major thoroughfares, and areas that include other uses with higher traffic flow, noise, and commercial interactions.

Such uses shall not propagate excessive dust, fumes, gas, noxious odor, smoke, glare, or other atmospheric influence beyond the boundaries of the property on which such use is located and which produces no noise exceeding the average intensity of noise due to street traffic at that point and provided that such use does not create fire hazards to surrounding property. Any application for a specific use permit (SUP) in this district must include an emission and dust mitigation plan.

The agricultural district is established to permit the use of land for ranching, propagation and cultivation of crops, and similar uses of raw land (but excluding mining or. Single-family uses on large lots are also appropriate for this district. Territory that has been newly annexed and not immediately zoned into the appropriate district for development is automatically zoned AG, agricultural district. It is anticipated that Agricultural zoned land will eventually be rezoned to another zoning classification in the future, as appropriate, unless said land is preserved for rural purposes. However, the AG, agricultural zoning district also encompasses both private agricultural land uses and commercial agricultural land uses, the latter of which requires the approval of a specific use permit (SUP).

Locations of agricultural zoning districts shall be any location with sufficient acreage to sustain farming and/or ranching.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in agricultural district shall be as follows:

The mixed-use district is established to encourage and promote well-planned, compact, and viable development consisting of an integrated blend of residential, retail, commercial, and office uses. The proposed uses may be located in a single building (integrated) or in separate buildings (stand-alone). Through the mixing of uses, a more diverse selection of residential, retail, and office space will be provided within the city, and at the same time, allowing developers the flexibility to respond to a changing economic conditions. It is expected that mixed-use districts will be developed as planned developments and therefore the development standards may be amended to better suit the specific site, development attributes, and economic platform at the time of development.

Mixed-use developments should encourage efficient land use by facilitating blended vertical and/or horizontal development, with a strong relationship to the surrounding environment. This type of development shall promote full utilization of public services, whether existing or new, such as water lines, sewers, streets, and emergency services, by centralizing the demands on these services. It is expected that these districts will have an urban character.

The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in mixed-use district shall be in keeping with the urban character sought in the development.

All MU zoning districts should have a mix of residential and nonresidential uses.

The planned development district is established to permit flexibility and encourage a more creative, efficient, and aesthetically desirable design and placement of buildings, open spaces, and circulation patterns by allowing a mixture or combination of uses, and utilizing special site features such as topography, size, and shape. A planned development district may be used to permit new or innovative concepts in land utilization not permitted by a single zoning district within this zoning ordinance. While greater flexibility is given to allow special conditions or restrictions that would not otherwise allow certain development to occur, the requirements established herein ensure against misuse of increased flexibility.

A planned development district may contain any use or combination of uses permitted in the zoning districts, article 14.02, and use regulations, article 14.03. Uses shall conform to the standards and regulations to the base zoning district stated in the ordinance establishing the planned development district unless otherwise spelled out in detail within adopted development standards and illustrated with a concept plan.

Development standards for each planned development shall be set forth in the granting ordinance adopting the planned development zoning and shall include standards listed in the following documents as well as related standards which the city may determine are in the public interest:

The procedure for establishing a planned development district shall follow the procedure in section 14.01.303, zoning change process, as set forth in this code. An applicant for a planned development district shall refer to the application requirements outlined in subsection 14.02.501(f), below. Once established, a planned development may further amend the zoning within each PD tract individually and not require the entire acreage of the planned development to be reconsidered or noticed per State law.

The applicant is encouraged to conduct a neighborhood meeting with the area homeowners in the vicinity of the rezoning/planned development request prior to appearing before the planning and zoning commission. The applicant shall notify the director of development services of any scheduled neighborhood meetings at least seven (7) calendar days prior to the meeting and the director or his designee may attend the neighborhood meeting to offer guidance in the process and timing of rezoning.

A homeowners’ association (HOA) shall be established for the purpose of ownership, maintenance, and management of open spaces within any planned development district for residential uses. A similar property owners association shall be established for the purpose of ownership, maintenance, and management of open spaces within any planned development district for non-residential uses.

The development services director may require that the owner submit a Facilities Agreement in compliance with the subdivision ordinance or a development agreement prior to or in conjunction with plat approval. This agreement shall reflect conditions of the city and the developer as to the cost sharing for the installation or oversizing of utility systems, perimeter streets, mandatory construction, dedication of park or open space area, landscaping or greenbelt development or other comparable items, phasing of the development, timing of required improvements by phase, maximum density or intensity of use during the construction process, and the maintenance of open space (see section 10.03.044 of the subdivision ordinance for more information regarding development agreements).

All planned development districts approved in accordance with the provisions of the zoning ordinance, by the original ordinance or by subsequent amendments thereto, shall be referenced on the zoning district map, and a list of such planned development districts, together with the category of uses and development standards permitted therein, shall be maintained as part of this code.

The Preston Road Overlay (PRO) district is intended to substantially advance a legitimate governmental interest that includes enhancing the quality of life in the city, regulating the character of growth along Preston Road, and ensuring the careful and orderly growth of a historical trail and entryway into the city. Higher development standards in this significant corridor can effectively enhance the city's image as a desirable place to live, work, and shop. The Preston Road overlay district is limited to specified areas and supplements the standards of the underlying conventional zoning districts.

The PRO's boundaries shall be measured 750 feet from the right-of-way boundary line along both sides of State Highway 289 (Preston Road). The corridor and its subsequent regulations apply to all land within the corridor and properties beyond 750 feet of the right-of-way with ingress and egress (access) to State Highway 289. Nonconforming land uses are acknowledged to exist prior to the date of this ordinance amendment [11/8/22].

The area adjacent to Preston Road is nationally recognized as a significant historical corridor where a significant number of cattle was moved from ranch to market in the 1800s. This corridor is considered to be and is hereby established as an area of historical, cultural, and architectural importance. All structures within the Preston Road Overlay shall comply with article 14.04, part 1, architectural design standards. The regulations are not meant to hinder or restrict innovative design. If, at the discretion of the director, an applicant proposed alternate materials that are deemed to be equal to or better than the required exterior products in terms of quality and durability of those required in this section, the director may allow such materials to be used.

The Dallas North Tollway Overlay District (DNTO) is intended to substantially advance a legitimate governmental interest that includes enhancing the quality of life in Celina, to regulate the character of growth, determine the highest and best use for valuable land situated adjacent to the future Dallas North Tollway, and to ensure the careful and orderly growth of a major regional thoroughfare that spans the city. Higher development standards in this significant corridor can effectively enhance the city's image as a desirable place to live, work, and shop. The DNTO provides development standards within an anticipated high traffic zone and allows greater height for buildings than would otherwise be allowed by the established base zoning districts. The DNTO district standards recognize that major regional highways act as an economic development engine that will be utilized to leverage a diverse and sustainable nonresidential tax base for the city.

It is not the intent of the DNTO district to replace the zoning regulations governing the use on any individual parcel of property. Instead, these regulations are intended to supplement the existing zoning district regulations on individual parcels of property within the overlay district and to encourage high value development with an urban character, and to be a market-based option for property owners to consider as a base zoning district. The DNTO is the preferred zoning district for properties along the Dallas North Tollway. It is contemplated that market conditions may ripen over time so that the true market demand for the DNTO entitlement may expand beyond the district boundaries described below. If so, those properties may apply for DNTO base zoning to accommodate such possible market demand.

The following uses are allowed by right, by the approval of a specific use permit (SUP), or as part of the development regulations of a planned development (PD). Other uses may be allowed, as allowed within the specific zoning district or the base zoning designation of the planned development, as applicable (see the schedule of use chart). If a conflict exists between the schedule of uses and table 1A, below, the uses allowed by table 1A prevail. It is imperative that land uses and building types are not confused when reading the chart.

The following uses are strictly prohibited unless specifically approved through a planned development by the city council. Other uses may be prohibited, as prohibited within the specific zoning district or the base zoning designation of the planned development, as applicable (see the schedule of use chart). If a conflict exists between the schedule of uses and table 1B, below, the uses prohibited by table 1B below prevail.

Requirements are applicable to all structures.

The Collin County Outer Loop Overlay District (CCOLO) is hereby created to substantially advance legitimate governmental purposes that include enhancing the quality of life in Celina, regulating the character of growth, determining the highest and best use for land adjacent to the Collin County Outer Loop, and ensuring that careful and orderly growth occurs along this major regional thoroughfare. The area adjacent to the Collin County Outer Loop is considered to be and is hereby established as an area of historical, cultural, and architectural importance and significance, as it is and will continue to be a significant corridor within the city, linking Celina with eastern Collin County cities and Denton County. Higher development standards in this corridor will enhance the city's image as a desirable place to invest, live, work, and shop. The CCOLO allows greater height for buildings than would otherwise be allowed by the established base zoning districts. The CCOLO standards recognize that major regional highways act as economic development engines that can be leveraged to create and maintain a diverse non-residential tax base for the city.

It is not the intent of the CCOLO district to replace the zoning regulations governing the use on any individual parcel or property. Instead, these regulations are intended to supplement the existing zoning district regulations on land within the overlay district, to encourage high value development with a more urban character, and to be a market-based option for property owners to consider as a base zoning district. The CCOLO is the preferred zoning district for properties along the Collin County Outer Loop.

The CCOLO district boundaries shall be measured 750 feet from the right-of-way boundary line of the service roads along the Collin County Outer Loop, as established and may be extended through Denton County. The corridor and its subsequent regulations apply to all land within the corridor, as defined above, and to properties beyond the official boundary lines that have direct access to the Collin County Outer Loop. However, the district boundaries exclude all single-family subdivisions approved and/or platted prior to the date of the adoption of ordinance [October 8, 2019]. The official boundaries of the CCOLO shall be as delineated on the City of Celina official zoning map.