Any structure that is attached to the principal building shall be considered a part thereof and shall comply with all the requirements for the principal structure, unless otherwise provided herein. Unenclosed structures, such as patio covers and gazebos, may encroach into the rear and side yard setback so long as a five (5) foot setback is maintained from all property lines.

Detached structures shall comply with the requirements set out in this article and may not be located in the front yard or between the primary structure and any street.

Accessory buildings shall not be located within or over an easement or right-of-way, unless approved in writing by the holder of the easement.

Containerized storage, cargo storage, and/or trailer storage shall not be permitted. Notwithstanding the above, temporary storage pods may be placed within a private driveway (but not blocking any portion of the right-of-way or sidewalk) for a period not to exceed seven (7) days for the purposes of loading or unloading furnishings or other goods.

Accessory structures shall not be located in the front yard area. This excludes temporary uses such as basketball hoops, bike, or skateboard ramps, or other moveable recreational devices. However, any such device shall be located entirely within the boundaries of the private property and shall not be placed in the right-of-way, the street, the sidewalk, or the parkway (defined as the grassy area between the sidewalk and the curb).

All associated service and utility lines shall be buried.

Building permits are approved by the building official, following review and approval of the site plan by the director of development services, as applicable.

Permits are required for all accessory structures that are greater than 120 square feet.

Permanent and/or engineered foundations may be required per the adopted International Code.

Accessory structures less than or equal to 120 square feet are not subject to architectural standards for exterior materials, but shall be properly anchored to the ground per the International Residential Code (IRC).

Accessory structures that are between 121 and 200 square feet shall be constructed of wood, treated engineered wood, metal, cementitious fiberboard, brick, stone, or stucco. Materials from the approved list may be combined.

Accessory structures that are between 201 and 600 square feet shall be constructed of treated engineered wood, cementitious fiber board, brick, stone, or stucco that blend and compliment the main structure. In addition, accessory structures between 201 and 600 square feet shall incorporate a brick or stone wainscot (36" in height for structures ≤ 12 feet in height; 48" in height for structures >12 feet in height, measured at the eave) in an exterior material that is generally similar to or blends with the masonry material of the main structure, if applicable. Materials from the approved list may be combined.

Accessory structures that are greater than 600 square feet shall generally match the exteriors of the main structure in terms of types of materials, percentages of materials, and color.

All accessory structures shall be earth tones in color.

Metal buildings require raised or standing seams, minimum 26" gauge, corner trim, pre-installed, baked-in finish that cannot be bold colors.

No accessory structures shall be located in front yards and may not be located between the primary structure and the street.

Accessory structures that are attached to a residence or non-residential building shall abide by the side and rear yard setbacks of the governing zoning district.

Detached accessory structures in residential zoning districts shall observe the following side yard setbacks:

Detached accessory structures in residential zoning districts shall observe the following rear yard setbacks:

An ADU is defined as a subordinate building/structure intended for habitation. ADUs shall not be permitted without a main building or primary use in existence and are subject to zoning district regulations.

ADUs are prohibited in all zoning districts other than the AG, agricultural zoning district, SF-E, single-family estate zoning district, or OT, downtown zoning district. In these districts, ADUs shall be allowed as an incidental residential use of a primary residential structure, located on the same lot as the primary residential structure, may be occupied only by the residents or guests of the primary residential structure, and shall meet the standards listed herein.

An ADU may not be sold separately from sale of the entire property, including the primary residential structure, and shall not be rented or sublet;

An ADU is not permitted without the primary residential structure;

Utility services shall be metered by the same meter as that which serves the main structure on the premises, unless otherwise allowed by the building official;

ADUs shall abide by the same setback, height, and architectural regulations as detached garages, except that the rear yard setback shall be twenty (20) feet;

The total conditioned square footage of an ADU is limited to 800 square feet for lots that are less than one-half (1/2) acre in size. Lots that are one-half (1/2) acre or greater in area may construct an ADU up to 1,200 square feet if all other regulations are met. An ADU shall be constructed to the rear of the primary residential structure, and may be attached to or separate from the main dwelling (note that ADUs that are attached to the main structure that cause the overall structure to be greater than the threshold set by the fire codes may require the entire structure to be sprinklered);

No ADU or living quarters shall be used or occupied as a place of abode or residence by anyone other than a family member or guest of the owner/occupant of the primary residential structure or a bona fide caretaker, servant or farm worker actually and regularly employed by the landowner or occupant of the main building; and

Only one ADU, including a garage ADU, or servant’s/caretaker’s quarters, shall be allowed on any lot, and the ADU shall be clearly incidental to the primary residential structure.

The exterior facades of a ADU shall be constructed of a masonry material (brick, stone, stucco) or materials that are generally similar to the materials, percentages, and colors used on the main building or structure.

Barns are not allowed on lots that are less than one (1) acre in size.

All farm accessory structures greater than 120 square feet in area require a building permit.

The site on which a barn is proposed shall be currently classified and in operation as an agricultural enterprise.

Barns may be constructed of any suitable all-weather material as listed in the adopted International Building Code.

The height of barns or other farm accessory structures shall not exceed thirty-five (35) feet, measured from the ground to the ridge line.

The siting of such facilities shall be selected to minimize visibility from the public right-of-way.

Commercial operations, or operations open to the general public, are considered commercial enterprises and shall abide by all commercial building regulations and permits.

Metal support poles required;

Carports shall have a pitched roof or be sufficiently slanted to drain and shall be attached to the primary residence;

Carports are prohibited in any front yard;

Setbacks for carports shall be the same as for the primary structure in the governing zoning district; and

Manufactured homes may install a carport, which shall be designed to shelter a maximum of two (2) vehicles, shall not exceed ten (10) feet in height, and shall not be located closer than three (3) feet to any side or rear lot line.

All structures located in non-residential, commercial, office, retail, industrial, and multifamily zoning districts, and structures associated with such land uses, are considered permanent, commercial buildings and shall obtain all necessary permits and inspections and abide by all applicable codes and masonry regulations.

Accessory structures with pervious roofs, such as decorative pergolas or arbors, may be constructed with fire-treated and rot-resistant wooden or comparable material with director approval. An open-air pavilion shall encase its columns in masonry that matches the primary building. Modular storage units, portable on demand storage containers, donation bins, kiosks or stands, cargo containers, and drop-off bins/trailers are considered accessory structures.

Front yard setback shall be twenty (20) feet for front-loading garages;

Rear yard setback shall be twenty (20) feet for alley access garages;

Side yard setback shall be twenty (20) feet for garages with access to a side street.

Typical side yard setback shall be five (5) feet;

The size, height, and architectural restrictions are the same as for accessory structures listed in table A [table 3] of this article, except that a minor height waiver for associated pitched roofs may be granted at the discretion of the director of development services; and

An exception to the sixteen (16) foot maximum height for a detached garage may be granted at the discretion of the director of development services for garages that are designed for oversized vehicles, such as RVs, boats, etc. as long as the overall height remains lower than the overall height of the main structure.

The exterior facades of detached garages shall be constructed of a masonry material (brick, stone, stucco) or materials that are generally similar to the materials, percentages, and colors used on the main building or structure.

Greenhouse structures require a building permit if ≥120 square feet.

Greenhouses may be constructed of glass, opaque plastic, and other all-weather material as listed in the adopted International Building Code;

Typical side yard setback shall be three (3) feet;

Side yard setback shall be fifteen (15) feet when facing a street;

Rear yard setback shall be three (3) feet for structures that are <250 square feet in size, no greater than eight (8) feet at the eave line, and screened from the alley or adjacent property by a solid fence; and

Rear yard setback shall be five (5) feet for structures that are ≥250 square feet in size or that do not meet the height and fence requirement cited above.

Patio covers or outside rooms that are attached to the primary structure and are ≤250 square feet shall be setback a minimum of three (3) feet of any property line;

Patio covers or outside rooms that are attached to the primary structure and are >250 square feet shall be setback a minimum of five (5) feet of any property line or the same setback for the primary structure, whichever is greater;

Metal or wood may be used as support structures, but the wood shall be treated or otherwise impervious to rotting;

Open roofing on patio covers and/or outdoor rooms may be constructed of wood beams that have been treated or otherwise impervious to rotting; and

Covered or partially enclosed patios may be connected to the primary structure. However, should the applicant wish to convert the partially enclosed patio into a fully functioning room, the setbacks for the zoning district in which the residence is located shall apply.

All patios, grading, and other residential flatwork require a building permit.

All new parking, drives, and approaches shall be constructed with concrete to the city’s engineering design criteria;

Any flatwork, foundation, or slab greater than 200 square feet shall be drawn to city standards and may require an engineer’s seal;

Flatwork shall be set back a minimum of three (3) feet from any property line;

Flatwork is not allowed in the front yard area, unless the flatwork is for a driveway for a front-loading garage. This shall not be interpreted to allow for enlarged driveways, whose width should match the width of the enclosed garage and not be expanded into the side yard setback;

Nothing within this section allows the creation of a drainage hazard or issue, and all flatwork shall be sloped or graded to drain;

Paving is limited to twenty percent (20%) of total lot coverage, including the driveway but not including any patio, walkway, pool deck, sports courts or other paved feature; and

A residential property shall continue to maintain the majority of each of its yard in living landscape, as required by the landscape ordinance and administered by the director of development services. Mulch, gravel, rock gardens, decorative stone, and similar material may be used for decorative patterns, beds, erosion control, and in other limited application with associated landscaping; however, their use shall not be the predominant groundcover.

Shall not be located in the front yard area;

Shall comply with the minimum side yard and corner lot requirements for accessory structures;

The setback shall be a minimum five (5) feet from any building line to the water’s edge; and

The setback shall be a minimum three (3) feet from any building line to decking or flatwork.

Land uses other than churches and public schools shall abide by the rules below. However, the number of temporary buildings, size or the buildings, and duration of time allowed for these uses shall be determined by the city council on a case-by-case basis.

Churches and public schools, regardless of the zoning district, may have a maximum of three (3) accessory buildings at any given time. The total floor area of all accessory buildings shall not exceed thirty (30%) of the square footage of the first floor of the main building or 3,000 square feet, whichever is less.

Accessory buildings utilized by churches and public schools are exempt from the architectural standards listed in this article.

The siting of temporary buildings shall be selected to minimize visibility from the public right-of-way.

Skirting for the temporary building is required, as is concrete pedestrian access, in addition to any required ramps.

A stabilizing foundation in compliance with the approved building code shall be provided or appropriate tie-down systems, as approved by the fire department.

All buildings shall be perpetually maintained and repaired in a safe, reasonably attractive condition by the property owner in a manner that protects against the elements, is structurally safe, and corrects any visual ills or other problems.

“Airport” is defined as a place where aircraft land and take off, usually equipped with hangars, facilities for refueling and repair, and various accommodations for pilots and passengers.

“Helipad” is defined as a place, typically on the roof of a hospital or a small ground area where helicopters may land and take off, but without any service or fueling capabilities.

“Heliport” is defined as a place where helicopters land and take off, usually equipped with hangars, facilities for refueling and repair, and various accommodations for pilots and passengers.

None of the above defined uses shall be located within 400 feet of any residential structure or any area zoned residential, and no residential structure shall be located within 400 feet of any such use.

Such distances shall be measured as the shortest possible distance in a straight line from the closest point of the proposed use to the closest point of the residential structure or area, as the case may be[.]

Notwithstanding the foregoing, the city council may elect to locate such uses in closer proximity.

Alternate financial services are defined as check cashing business, payday advance or loan business, money transfer business, and car title loan business (see section 14.01.114, land use definitions under “alternate financial services” for more detailed definitions).

A lot containing an alternative financial service shall be located at least 1,000 feet from any lot containing another alternative financial service, as measured in a straight line between the nearest points of one lot to the other lot.

A lot containing an alternative financial service shall be located at least 200 feet from any lot zoned or used for residential purposes, as measured in a straight line between the nearest points of one lot to the other lot.

No lot containing an alternative financial service shall be located in the Preston Road Overlay, the Dallas North Tollway Overlay, or the Collin County Outer Loop Overlay Districts.

Alternative financial services shall be situated only within a freestanding building and shall not be co-located in the same structure as other uses.

Alternative retail services are hereby defined as businesses or services that require additional scrutiny by the city council as to the appropriate location (see section 14.01.114, land use definitions under “alternate retail services” for more detailed definitions).

A lot containing an alternative retail service shall be located at least 1,000 feet from any lot containing another alternative retail service, as measured in a straight line between the nearest points of one lot to the other lot.

A lot containing an alternative retail service shall be located at least 200 feet from any lot zoned or used for residential purposes, as measured in a straight line between the nearest points of one lot to the other lot.

No lot containing an alternative retail service shall be located in the Preston Road Overlay, the Dallas North Tollway Overlay, or the Collin County Outer Loop Overlay Districts.

Alternative retail services shall be situated only within a freestanding building and shall not be co-located in the same structure as other uses.

An extended stay hotel is defined as a building or group of buildings used as a temporary dwelling place for individuals in exchange for financial consideration where customary hotel services such as linen, housekeeping service, and telephone are provided. Also called “residence hotels,” the room units are designed to be suitable for long-term occupancy with financial consideration typically being calculated on a weekly or monthly basis. Typical extended stay hotels include kitchen facilities, on-site laundry equipment, external doorways into room units, and are generally rated two (2) or fewer stars (on a 4-star industry basis).

Residence or extended stay hotels shall include all of the following amenities:

A limited service hotel is defined as a temporary dwelling place for individuals or families in exchange for financial consideration that provides an economical choice with fewer amenities than a full service hotel and is generally rated two (2) or fewer stars (on a 4-star industry basis).

Limited service hotels shall include all of the following amenities:

For the purposes of this subsection, the definition of open storage is the keeping of any goods, material, merchandise, vehicles, trailers, modular storage units, or equipment outside a building on a lot. Examples of permanent and ongoing open storage are home and garden supplies, bagged mulch and seed, and automobiles and other vehicles.

The area utilized as open storage in C, commercial, office, and retail zoning district or related PD - planned development zoning district shall not exceed fifteen percent (15%) of the total gross square foot of the building located on the same lot as the open storage. Permanent open storage shall not be permitted in any portion of the lot between a public street and a line projected from the faces of the building lot lines, except as described in subsections (F) and (J), below.

The square footage of the area designated for open storage in I, industrial zoning district or related PD - planned development zoning districts is not restricted as long as it is located on the same lot and not in the front setback.

The open storage area shall be attached to a wall of the principal building.

An exception to the location of open storage shall be the location of shopping carts, which may utilize designated areas within the parking lot, so long as the shopping carts are gathered within steel carrels suitable for retaining carts and the locations do not interfere with traffic flow or customer parking.

Open storage may not be permanently located in any fire lane, maneuvering aisle, or customer pick-up lane.

Open storage may not be located in any required front, side, or rear setback.

Open storage may not be located in any parking space (except as described in subsection (J) below).

Open storage may not obstruct visibility or interfere with pedestrian or vehicular circulation. If items are placed on a sidewalk or other pedestrian area, a six (6) foot wide pedestrian path shall be maintained through or adjacent to the outside display area. The pedestrian path shall be concrete or asphalt and may not be located within off-street parking areas, including parking spaces, fire lanes, maneuvering aisles, and customer pick-up lanes.

Nothing in this article shall prohibit temporary open storage of merchandise for display and sale during a seasonal or sidewalk sale (see section 14.03.501(5), open storage regulations - under eave display).

A private street is defined as a paved thoroughfare within a gated community with no access to the general public and is entirely owned, maintained, and subsequently replaced by the homeowners association (HOA). Application for the conversion of public streets to private streets require the following regulations to be observed as part of the consideration process by the city council.

Private street developments are subject to provisions of the master thoroughfare plan and the subdivision ordinance, as it exists or may be amended. Private street developments may not cross an existing or proposed thoroughfare as shown on the city’s adopted master thoroughfare plan nor shall a private street development disrupt an existing or proposed hike and bike route.

Private street developments shall be located in an area that is surrounded on at least three (3) sides, and in any event no less than approximately seventy-five percent (75%) of the perimeter, by natural barriers or similar physical barriers constructed by man. Examples of natural barriers would be creeks and floodplains. Examples of similar man-made barriers would be golf courses, school locations, parks, railroad tracks, or a limited access roadway. Non-qualifying man-made barriers include screening walls, local roadways, drainage ditches, detention ponds, landscape buffers, earthen berms, utility easements, and at grade rights-of-way.

Any proposed private street development adjacent to an existing subdivision with public streets that can be reasonably connected, including by constructing a bridge or culvert, for example, should not be approved as a private street development. The two adjacent subdivisions should allow cross-connectivity using public streets. This is especially critical when one of the two subdivisions has a school site.

Any private street development proposed for an existing subdivision shall demonstrate that the homeowners association (HOA) has established an escrow account to be kept for the purposes of street repair and replacement.

The petition to convert public streets to private streets shall be signed by one hundred percent (100%) of the property owners in the existing subdivision.

Agents representing the HOA shall agree to enter into an agreement with the city for the purchase of the installed infrastructure and rights-of-way from the city at fair market appraised value for cash in full payment, and agree to maintain and subsequently replace the infrastructure at city standards thereafter.

All documents are subject to the review and approval of the city attorney.

Subsequent to the approval of the private street designation, the entire subdivision affected shall be replatted to reflect the ownership changes and remove the city’s ownership and maintenance obligation from the streets and rights-of-way.

In addition to the regulations listed in subsection (9), above, the following regulations apply to new subdivisions that wish to incorporate private streets in the residential development.

No disruption of planned public roadways or facilities/projects (thoroughfares, parks, park trails, public pedestrian pathways, etc.).

No disruption to and from properties of future developments either on site or off site to the proposed subdivision.

No negative effect on traffic circulation on nearby public streets.

Not less than 100 feet of street frontage on which to locate the main entrance gate.

No more than two (2) gated street entrances, subject to approval by the director of engineering, may face a designated thoroughfare within a one (1) mile segment of that thoroughfare.

No impairment of access to and from public facilities including schools or public parks.

No impairment of the adequate and timely provision of essential municipal services (emergency services, water/sewer improvements or maintenance, etc.).

The main entrance to the private street development shall have adequate throat depth to provide for residents, their guests and any accidental access and have an escape aisle for those vehicles not admitted into the subdivision.

Absence of a concentration of private street developments in the vicinity of the requested private street development.

Developers who wish to develop as a private street/gated community shall agree to maintain the infrastructure and rights-of-way at city standards and sign an agreement with the city to that effect.

All batch plant, medium duration developments require the issuance of a specific use permit (SUP) that will expire at the termination of the project, as defined within the SUP ordinance. Further, the permit shall be limited to a specific construction project and shall not be transferable to any other construction project. A one-time extension may be granted by the city manager up to six (6) months to complete a project.

All batch plant, permanent developments are required to obtain a specific use permit (SUP) and shall be located on sites zoned industrial district (I), or unless otherwise allowed in a planned development (PD).

Applicants shall submit a letter from the Texas Commission on Environmental Quality (TCEQ) indicating that the proposed facility meets all state requirements.

All stockpiles shall be sprinkled with water and/or dust suppressant chemicals as necessary to achieve maximum control of airborne dust emissions. The stockpile sprinkler system shall be operable at all times.

The facility shall be operated in a manner which mitigates the effect of dust, noise and odor (including covering trucks, hoppers and chutes, loading and unloading devices, mixing operation, and maintaining driveways and parking areas free of dust).

Spilled cement and fly ash used in the batch shall be cleaned up immediately and contained or dampened to minimize dust emissions due to wind erosion and vehicle traffic.

All open-bodied vehicles transporting material from a dry batch plant to the paving mixer shall be loaded with a layer of sand on top, and the truck shall be covered with a tarp to minimize the emission of dust during transport.

Application shall include an exhibit demonstrating compliance with state distance requirements between temporary batch plants (including associated stationary equipment and stockpiles) and any recreational area, school, or residence. This distance limitation does not apply to structures within the boundaries of the project for which the facility is to pour concrete.

Any site lighting shall be LED, full cutoff, downward facing, and cannot be a nuisance to adjacent properties or passersby.

The applicant shall clear the site of all equipment, material, and debris upon completion of the project, and return the area as close to its original state as reasonably possible.

The facility may operate only between the hours of 7:00 a.m. to 8:30 p.m., seven days a week.

The city may require the applicant submit for review a customized schedule/exhibit for street sweeping, erosion control, access exhibits (including deceleration lanes), perimeter fencing, and any other performance related concern with a causal connection to the batch plant.

The governing SUP or PD may determine certain site development standards, such as screening or other items of concern.

The city may require a recurring meeting with the applicant, a communication plan for any nearby properties that may be impacted, and an emergency number for contact purposes.

The following shall be grounds for the revocation of an issued permit:

Beer sales are not permitted in residential zoning districts. Mixed use destination centers shall not be considered residential.

Prior to issuance of a certificate of occupancy, the business owner shall provide the city with a copy of its state permit from the Texas Alcoholic Beverage Commission.

All retail alcohol sales shall also meet the standards found in chapter 10, subdivision regulations, and chapter 8, article 8.09, alcoholic beverages, of the Celina Code of Ordinances. The city must apply regulations for alcohol-related uses in a manner that conforms to state law.

Unless another standard is specified, alcohol sales shall meet the standards for office, retail and commercial establishments contained in chapter 14, zoning.

If a restaurant meets the definition of a bar, the use will no longer qualify as a restaurant and will be classified and regulated by the city as a bar.

Industrial-scaled facilities with larger manufacturing and/or production components (20,000 square feet or larger), in conjunction with a brewery, brewpub, distillery, or winery, will need an SUP to locate outside of the industrial zoning district. Smaller, boutique or craft styled and sized operations are allowed by right in any zoning district where general alcohol sales are permitted.

There are no minimum food percentages or requirements in the local zoning code. All establishments are governed by state TABC regulations and their respective definitions and licenses. State guidelines control; however, any establishment meeting the definition of a "bar" shall require an SUP.

Commercial towers may exceed the height limits of the zoning district, up to a maximum height of 150 feet, if located a distance from any residential district boundary line or residential dwelling at least equal to the height of the support structure.

Towers shall be of stealth, unipole design with no exterior antennas, wires, racks, or transmitters.

Tower sites shall be screened with a minimum eight (8) foot high solid masonry wall with a solid metal gate.

Commercial towers shall be designed structurally, electrically, and in all respects to accommodate both the applicant’s antennas and additional co-located users and carriers.

Commercial towers shall be muted and dull shades of color, or if applicable, shall match the background color of the landscape and terrain.

Commercial towers shall be maintained in a functional, safe, and attractive manner so that the unipole is a consistent material, color, and size (although gentle tapering is allowed). Any future alterations, other than general maintenance, to the unipole would require a building permit.

Commercial towers shall be accessible by a twenty-four (24) foot wide concrete fire lane, subject to review and approval by the fire marshal.

There shall be a minimum of one (1) concrete parking space that is not located in a fire lane.

A commercial antenna may be attached to a utility structure or building (elevated water tank, electric transmission pole, etc.) regardless of the height of said structure, provided that the antenna does not extend more than ten (10) feet above the height of the host structure.

A commercial antenna may be placed wholly within any building permitted in the zoning district. A commercial antenna may be mounted flush to the exterior of a building/structure if it is painted and/or disguised to integrate into the overall architectural design and is not readily visible/identifiable as an antenna from public roadways or neighboring residential properties.

All commercial signs, flags, lights and attachments shall be prohibited on any antenna or antenna support structure, unless required for communications operations, structural stability, or as required for flight visibility by the FCC and the FAA.

No communication tower, antenna, antenna support structure, microwave reflector/antenna, or associated foundations, support wires, or appurtenances shall be located within any required setback area for the front, side, rear yards, or required landscape buffers.

The director may require a map of the vicinity showing current coverage and coverage after construction. Commercial communication towers require site plan approval, prior to or concurrent with the application for a building permit.

Collocation of antennas and antenna support structures shall be required. No new towers shall be permitted unless the applicant demonstrates to the reasonable satisfaction of the city that no existing antenna support structure can accommodate the applicant’s proposed antenna. Evidence submitted to demonstrate that no existing tower or structure can accommodate the applicant’s proposed antenna may consist of any of the following:

A lot containing a commercial communication tower shall be located at least 2,000 feet away from any lot containing another communication tower greater than fifty (50) feet in height, as measured in a straight line between the nearest points of one lot to the other lot.

If one or more of the above standards are requested to be waived or amended, the request may be heard by the city council as part of a SUP request.

A maximum of one donation bin may be located per lot or contiguous lots under common ownership or occupancy. Donations bins may not be located on a vacant lot.

A donation bin shall not be located within the designated fire lane or hinder the movement of emergency public safety vehicles and/or equipment or within required parking spaces or within or immediately adjacent to designated handicap parking areas. Donation bins shall not be located between the associated building and the street and shall be sited at the side or rear of the building.

A collection site shall provide safe vehicular access, off-street parking, and accommodate the delivery of materials on a concrete surface.

The scope of the activity of either a donation bin or collection site may not encumber required parking spaces of any business and shall be located in a non-residential zoning district.

Solid masonry screening walls shall be provided on three (3) sides of the donation bin.

Restroom facilities for employees at manned collection sites shall be provided either on-site (e.g. with a portable toilet), or off-site if within 300 feet of the subject property and accompanied with a letter of permission from the property owner granting access.

The name and contact information of the organization/manager who is responsible for the donation bin and/or collection site is required to be clearly placed, either affixed to the bin or with appropriate signage.

Merchandise shall be neatly organized and not haphazardly piled.

No signage associated with the home occupation and visible from outside of the dwelling shall be allowed on the premises, except as may be authorized or permitted by other applicable ordinances of the city.

No more than two (2) non-relatives may be employed on-site in addition to those residing in the home.

Outdoor activities are not allowed, unless the activities are screened from neighboring properties and public rights-of-way and limited to the hours between 8:00 a.m. to 8:00 p.m.

There shall be no exterior storage of materials, equipment, vehicles, and/or supplies used in conjunction with the home occupation.

A home occupation shall not serve as an office or storage facility for a vehicle fleet operation in which fleet vehicles visit the site. A “fleet” is defined as three (3) or more business vehicles.

The home occupation shall not produce offensive noises, vibrations, smoke, dust, odors, heat, or glare beyond the property lines.

No major alterations to the property or exterior of the dwelling unit or accessory buildings shall be allowed that changes the residential character of the buildings. The home occupation use shall be clearly incidental and secondary to the residential use of the dwelling.

No repair or servicing of vehicles, internal combustion engines, large equipment, or large appliances is allowed.

No storing of hazardous materials for business purposes is allowed on the premises.

Merchandise, commodities, goods, wares, materials, or products shall not be offered or displayed for sale on the premises, excluding fruits and vegetables grown on-premises. Sales incidental to a service shall be allowed; and orders previously made by telephone or at a sales party may be filled on the premises.

No traffic shall be generated by a home occupation in greater volumes than normally expected in a residential neighborhood or create unreasonable parking or traffic congestion in the immediate neighborhood, and any need for parking shall be accommodated within the off-street parking provided for the residence (i.e. the driveway or garage) and along the street frontage of the lot.

“Bed and breakfast” is defined as a residential home, occupied by the owner or manager, where the owner or manager rents one or more bedrooms for remuneration and provides a breakfast meal to the guest.

“Short-term rental” is defined as a residential home or unit that is occupied for a relatively brief period of time (i.e. less than 30 days duration) by paying guests, typically through a web-based service (e.g. Airbnb^(R) or Vrbo^(R)).

Guest parking shall be provided on the residential lot and not on the street.

The owner or manager shall be responsible for any noise or disruption of the neighborhood caused by the guests.

The owner or manager shall register with the state to pay any applicable taxes and shall pay the hotel tax to the City of Celina, as required by law.

A full service hotel is considered a top tier hotel in terms of amenities and service. It includes all of the amenities listed below and often exceeds these minimum standards and is generally rated three (3) stars or higher (on a 4-star industry basis).

A full service hotel that meets all of the requirements listed below requires only administrative site plan approval if shown as a C, conditions required on the schedule of uses. Any failure to meet one or more of the listed conditions requires an application for a specific use permit (SUP), which is subject to review and approval by the planning and zoning commission and the city council.

The federal government allows a one-time replacement of a manufactured home under the circumstances listed below.

In the event that a HUD-code manufactured home occupies a lot within the city, the owner of the HUD-code manufactured home may remove the HUD-code manufactured home from its location and place another HUD-code manufactured home on the same property, provided that the replacement is a newer HUD-code manufactured home, and is the same size or larger in living space as the prior HUD-code manufactured home. Except in the case of a fire or natural disaster, the owner of the HUD-code manufactured home is limited to a single replacement of the HUD-code manufactured home on the same property.

Property owners who have a HUD-code manufactured home which has been placed on a lot in violation of the terms of this ordinance shall not have the right to replace the illegal use. This subsection shall not be interpreted to legitimize an otherwise illegal use.

Except with regard to the above clause, the replacement provisions of this section shall not apply in the SF-M, single-family manufactured home zoning district.

“Pawn shops” are hereby defined as a facility that lends money in exchange for personal property as security deposited with or pledged to it. This definition includes the sale of such securities after repossession and the sale of merchandise generally found in retail stores, as defined by State law.

A lot containing a pawn shop shall be located at least 1,000 feet from any lot containing another pawn shop, as measured in a straight line between the nearest points of one lot to the other lot.

A lot containing a pawn shop shall be located at least 200 feet from any lot zoned or used for residential purposes, as measured in a straight line between the nearest points of one lot to the other lot.

Pawn shops shall be situated only within a freestanding building and shall not be co-located in the same structure as other uses.

No lot containing a pawn shop shall be located in the Preston Road Overlay, the Dallas North Tollway Overlay, or the Collin County Outer Loop Overlay Districts.

A permanent structure with a permanent foundation is required.

The structure shall have a primarily brick/stone veneer that matches adjacent development.

No commercial kiosk of similar type shall be installed within two (2) miles of another such structure.

Site location should not provide a strong visual presence on a major thoroughfare, nor impede fire lanes or cause other traffic flow problems, subject to review and approval by staff.

Lighting and signage shall be minimal, per existing regulations.

Concrete parking shall be available, and a bathroom agreement or other accommodation is required if manned.

Permits are required, as is property owner authorization, and installation shall abide by all applicable building, fire, health, subdivision, engineering design, and zoning codes.

Structures shall be removed with a valid demolition permit by the property owner if inoperable or abandoned for more than six (6) months. Seasonal sales are not allowed per this use.

The permit for temporary concrete and asphalt batch plants shall contain an expiration date not to exceed 180 days, and shall not be transferable to any other construction company, project, or individual. Further, the permit shall be limited to a specific construction project and shall not be transferable to any other construction project.

The facility shall produce concrete or asphalt for the specific subdivision or project site upon which it is located and may not produce concrete or asphalt for any other unrelated subdivision or project.

Applicants shall submit a letter from the Texas Commission on Environmental Quality (TCEQ) indicating that the proposed facility meets all state requirements.

All stockpiles shall be sprinkled with water and/or dust suppressant chemicals as necessary to achieve maximum control of airborne dust emissions. The stockpile sprinkler system shall be operable at all times.

The facility shall be operated in a manner which mitigates the effect of dust, noise and odor (including covering trucks, hoppers, and chutes, loading and unloading devices, mixing operation, and maintaining driveways and parking areas free of dust).

Spilled cement and fly ash used in the batch shall be cleaned up immediately and contained or dampened to minimize dust emissions due to wind erosion and vehicle traffic.

All open-bodied vehicles transporting material from a dry batch plant to the paving mixer shall be loaded with a layer of sand on top, and the truck shall be covered with a tarp to minimize the emission of dust during transport.

Application shall include an exhibit demonstrating compliance with state distance requirements between temporary batch plants (including associated stationary equipment and stockpiles) and any recreational area, school, or residence. This distance limitation does not apply to structures within the boundaries of the project for which the facility is to pour concrete.

Any site lighting shall be LED, full cutoff, and downward facing, and cannot be a nuisance to adjacent properties or passersby.

The applicant shall clear the site of all equipment, material, and debris upon completion of the project, and return the area as close to its original state as reasonably possible.

The facility may operate only between the hours of 7:00 a.m. to 8:30 p.m., seven days a week.

The city may require the applicant submit for review a customized schedule/exhibit for street sweeping, erosion control, access exhibits (including deceleration lanes), perimeter fencing, and any other performance related concern with a causal connection to the batch plant.

The city may require a recurring meeting with the applicant, a communication plan for any nearby properties that may be impacted, and an emergency number for contact purposes.

The following shall be grounds for the revocation of an issued permit:

A “field office” is defined as a temporary building or structure used in connection with a development or construction project.

A “construction yard” is associated with a field office and contains equipment and/or vehicles necessary for construction.

Electrical connections shall be supplied by overhead or underground access - no open wiring lying directly on the ground shall be allowed.

Four (4) parking spaces shall be provided.

The director shall determine whether or not the proposed location is appropriate and setbacks have been observed.

The director shall determine whether the requested timeframe is appropriate.

A “model home” is defined as the temporary use of a new residential home to display the construction, design, exterior and interior finishes, and provide a temporary sales office for the homebuilder and/or real estate agents to sell similar homes within a subdivision.

The temporary model home shall be located on an approved plat. The plat need not be filed, but shall be filed prior to the sale of the model home to the individual owner.

Temporary outdoor storage and display of merchandise is not permitted to a exceed ninety (90) day duration, unless specifically allowed by the underlying zoning district or by the approval by the director.

Open storage shall not be located in any required front, side, or rear setback and shall not impede vehicle or pedestrian movement on the site.

Open storage shall not be located in any parking spaces, except “big box” stores (i.e. stores greater than 50,000 square feet in size) may display garden merchandise for sale within excess parking spaces on a temporary basis. Examples of appropriate merchandise for this type of parking lot display includes, but is not limited to, mulch or garden soil bags, bedding plants, saplings, and storage sheds. Approval of any parking lot open storage or display shall require a revised site plan showing the location of the open storage or display, indicating the number of parking spaces required to ensure that the storage is located in spaces in excess of those required, the type of merchandise to be displayed or stored, and the duration of the sale. The director shall approve or disapprove any parking lot storage or display.

“Temporary, under eave storage and display” is defined as seasonal merchandise that may be placed outside or near the main entrance of a store and that is on sale or featured as a seasonal product, such as pumpkins, cords of wood, lawn mowers, barbeque grills, bedding plants, etc.

This definition also includes the outdoor, under eave storage of shopping carts.

This definition may also be used for the temporary use of food purveyors, such as hot dog or lemonade stands used as part of a sales promotion.

Such merchandise may be displayed or sold for the normal duration of the season, so long as the display is limited to the under eave area.

Limited to ten (10) feet from the front facade of the building) so long as pedestrian and/or vehicular traffic patterns are not impeded.

A four (4) foot wide clearance shall be provided for a walkway within the display, if needed, and

A six (6) foot wide opening shall be provided on the sidewalk leading to the entrance of the building.

A “portable on-site storage container” is defined as a self-contained, movable storage structure that is delivered to the residential site by a commercial provider (such as PODS^(R)) for a limited duration. These may be used to store household goods, furniture, and similar items during construction or in anticipation of moving said household goods to another location.

The portable on-site storage container permit (which includes the permit number and expiration date) shall be affixed on the portable on-demand storage container to be clearly visible from the street or alley the container faces.

Maximum of two (2) portable on-site storage containers per lot.

The portable on-site storage container shall not be located so as to impede natural movement along sidewalks or rights-of-way.

Portable on-site storage containers are allowed on the subject property for no longer than seven (7) consecutive days from time of delivery to time of removal.

A portable on-site storage container may be used at various times on a given site for a period not to exceed twenty-one (21) days in any 365-day period.

Portable on-site storage containers shall not be used for retail sales, any habitable use, or any other principal use.

Portable on-site storage containers placed shall not exceed eight and one-half (8-1/2) feet in height, ten (10) feet in width, and twenty (20) feet in length.

“Seasonal sales” are defined as those items that are typically sold during a specific time of year. The following four (4) seasonal sales categories may operate for the durations shown below:

Other types of seasonal sales may be approved for temporary use by the director.

A letter from the property owner, allowing the proposed use.

A tax certificate from the state showing that sales tax is being collected on site.

Only one (1) seasonal sales permit is allowed per applicant, per lot or per calendar year.

Temporary use of tents, portable buildings (maximum 200 square feet), or other existing non-conforming structures located on the subject property is allowed for temporary occupancy, but is required to meet setbacks and be reviewed and approved by the fire marshal prior to issuance of a seasonal sales permit.

One (1) sign is allowed and shall be reviewed and approved prior to issuance of a seasonal sales permit, per the sign ordinance regulations.

Any temporary fencing shall be reviewed for location and materials prior to issuance of a seasonal sales permit.

Restroom facilities for employees shall be provided either on-site (e.g. portable toilet), or off-site if within 300 feet of the subject property and accompanied with a letter of permission from the property owner.

The site shall provide safe vehicular access, off-street parking, and accommodation for the delivery of materials. Vehicular use areas shall be an all-weather surface, which can include a maintained gravel surface.

The scope of the activity cannot encumber required parking spaces of an adjacent business. However, seasonal sales shall utilize a paved parking area for display and sales.

Merchandise shall be neatly organized and not haphazardly piled. Firewood seasonal sales lasting more than sixty (60) days shall be orderly stacked and shall not be sold from a trailer, unless used for customer delivery purposes and parked to mitigate visibility.

Within ten (10) calendar days following the permit’s expiration, the site shall be clear of all structures, fencing, signage, trailers, material, merchandise, and equipment associated with the seasonal sale operation.

It is the intent of this chapter to permit these nonconformities to continue until they are removed, but not to encourage their survival. Such uses are declared by this chapter to be incompatible with permitted uses in the districts in which they are located. It is further the intent of this chapter that nonconformities shall not be enlarged upon, expanded, or extended, nor be used as grounds for adding other structures or uses prohibited elsewhere in the same district.

A nonconforming use of a structure, a nonconforming use of land, or a nonconforming use of a structure and land shall not be extended or enlarged after passage of this chapter by attachment on a building or premises of additional signs intended to be seen from the street or off the premises, or by the addition of other uses of a nature which would be generally prohibited in the district.

To avoid undue hardship, nothing in this chapter shall be deemed to require a change in the plans, construction, or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this chapter and upon which actual building construction has been diligently carried on. Actual construction is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner; except that where demolition or removal of an existing building has been substantially begun in preparation for rebuilding, such demolition or removal shall be deemed to be actual construction, provided that work shall be diligently carried on until completion of the building involved.

In any district in which single-family dwellings are permitted, notwithstanding limitations imposed by other provisions of this chapter, a single-family dwelling and customary accessory buildings may be erected on any single lot of record at the effective date of adoption or amendment of this chapter. Such lot shall be in separate ownership and not of continuous frontage with other lots in the same ownership. This provision shall apply even though such lot fails to meet the requirements for area or width standards, or both, that are generally applicable in the district, provided that yard dimensions and other requirements not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. Variance of area, width, and yard requirements may be obtained only through action of the board of adjustment (see section 14.01.202(f), authority to grant variances for more information).

If two or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record at the time of passage or amendment of this chapter, and if all or part of the lots do not meet the requirements for lot width and area as established by this chapter, the lands involved shall be considered to be an undivided parcel for the purposes of this chapter, and no portion of said parcel shall be used which does not meet lot width and are requirements established by this chapter, nor shall any division of the parcel be made which leaves remaining any with width or area below the requirements stated in this chapter.

No such nonconforming use shall be enlarged or increased, nor extended to occupy a greater area of land than was occupied at the effective date of adoption or amendment of this chapter;

No such nonconforming use shall be moved in whole or in part to any other portion of the lot or parcel occupied by such use at the effective date of adoption or amendment of this chapter;

If any such nonconforming use of land ceases for any reason for a period of more than thirty (30) days, any subsequent use of such land shall conform to the regulations specified by this chapter for the district in which such land is located.

No existing structure devoted to a use not permitted by this chapter in the district in which it is located shall be enlarged, extended, constructed, reconstructed, moved, or structurally altered except in changing the use of the structure to a use permitted in the district in which it located.

Any nonconforming use may be extended throughout any parts of a building which were manifestly arranged or designed for such use at the time of adoption or amendment for this chapter, but no such use shall be extended to occupy any land outside such building.

Any structure, or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the district in which such structure is located, and the nonconforming use may not thereafter be resumed.

When a nonconforming use of a structure, or structure and premises in combination, is discontinued or abandoned for six (6) consecutive months or for eighteen (18) months during any three (3) year period, the structure thereafter shall not be used except in conformance with the regulations of the district in which it is located.

Where nonconforming use status applies to a structure and premises in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land.

Where nonconforming use status applies to a conforming structure, such use shall be immediately terminated upon transfer to another ownership or lease.

Any nonconforming use may be changed to a conforming use, and once such change is made, the use shall not be changed back to any nonconforming use.

A nonconforming use may not be changed to another nonconforming use.

Where a conforming use is located in a nonconforming structure, the use may be changed to another conforming use by the process outlined in subsection 14.03.602(f), expansion of nonconforming uses and structures, below.

A nonconforming use located within a building may be extended throughout the existing building, provided.

Nonconforming use within a building shall not be extended to occupy any land outside the building.

Nonconforming use of land or building shall not be enlarged, increased, or extended to occupy a greater area of land than was occupied at the time the land became a nonconforming use, except to provide additional off-street parking spaces.

The minimum residential lot areas for the various zoning districts shall be in accordance with their respective districts except that a lot having less area than herein required which was an official “lot of record” prior to the date of this ordinance adoption (October 8, 2019), may be used for a single-family dwelling.

Buildings or structures which do not conform to the area regulations or development standards in this ordinance but where the uses are deemed conforming shall not increase the gross floor area greater than ten percent (10%) after the date when the building became nonconforming.

Buildings or structures which have been vacant or abandoned for more than six (6) months and do not meet the current area regulations or development standards shall be allowed to be re-occupied only by a conforming use or uses.

Total destruction. If a nonconforming structure is destroyed by fire, the elements, or other cause, it may not be rebuilt except to conform to the provisions of this ordinance.

Partial destruction. In the case of partial destruction of a nonconforming structure not exceeding fifty-one percent (51%) of its total appraised value as determined by the applicable county appraisal district, reconstruction will be permitted, but the existing square footage or function of the nonconforming structure cannot be expanded.

Nonconforming structures may be relocated within the same platted lot.

Nonconforming structures shall comply with all setback and screening requirements.