(a)
Purpose.
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.
(b)
Permitted uses.
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.
(c)
Modified development standards.
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:
(d)
Procedure and approval.
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.
(e)
Neighborhood meeting.
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.
(f)
Application requirements.
(1)
Base zoning district.
The ordinance establishing a planned
development district shall specify the base zoning district or districts
and identify same on the concept plan. The land uses permitted by
right in the base zoning district shall be allowed by right in the
planned development district. Any additional land uses not allowed
in the designated base zoning must be specified in writing in the
adopting ordinance. In selecting a base zoning district, the uses
allowed in the base zoning district must be similar or compatible
with those allowed in the planned development district. The planned
development district shall conform to all other sections of the ordinance
unless expressly provided otherwise in the granting ordinance. If
the standards of the base zoning district are amended (through a zoning
ordinance text amendment), the most recently amended standards shall
apply to the PD at the time of development.
(2)
Letter of intent.
All applications shall include a written
statement of purpose that addresses the following:
(A)
Explanation of proposal and the justification for the planned development
including the impact on public health, safety, and welfare.
(B)
Explanation of how the proposed planned development will be a benefit
to the city.
(C)
Details of how the proposed planned development is consistent with
the comprehensive plan.
(D)
Anticipated schedule of development and phasing.
(3)
Legal description.
A legal description (i.e. metes and
bounds) for the property.
(4)
Concept plan.
The Concept Plan shall show shall the boundaries of the subject property, roadways, adjacent zoning districts, and the applicant’s intent for the use of the land within the proposed planned development district. (See section 14.01.305, concept plan requirements and approval for more information regarding concept plans). Receipt of the concept plan (during review and prior to approval) does not vest rights for any property.
(5)
Development standards.
The applicant shall provide a
bullet point list of all development regulations that are proposed
to vary from those listed in the zoning ordinance. These shall include,
but are not limited to, land uses, density, lot area, lot width, lot
depth, setbacks, building height, building materials, lot coverage,
off-street parking and loading, open space, access, screening, landscaping,
project phasing or scheduling, property or homeowner management associations,
and other conditions or requirements the staff, the planning and zoning
commission, and/or the city council may deem appropriate. Any development
standards not listed shall be assumed to conform to the zoning ordinance,
as it exists or may be amended. The development services staff shall
transpose the bulleted list into written development standards, so
that the development standards of all planned developments follow
a prescribed format.
(g)
Homeowners association.
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.
(h)
Facilities agreements and development agreements.
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).
(i)
Reference on zoning map.
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.
(Ordinance 2019-42 adopted 10/8/19)
(a)
Purpose.
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.
(b)
Permitted and prohibited uses.
(1)
Permitted land uses and all development standards in the city's
zoning ordinance, subdivision ordinance, building codes, and other
applicable development-related codes and ordinances that apply to
the base zoning district in which any property is located shall apply
unless otherwise provided specifically herein. In the event of a conflict
between the standards of the PRO and the regulations of the underlying
zoning district (or another corridor overlay district), the more stringent
requirements shall apply. Regulations of the underlying zoning district
not augmented or otherwise supplemented by the PRO will continue to
prevail.
(2)
The following list of uses are prohibited within the preston
road overlay.
(A)
Limited vehicle-related uses: Specifically new
and used car sales, salvage yards, commercial parking lots, and towing
yards.
(B)
Heavy industrial uses: Specifically uses that are
hazardous, environmentally severe in character, or generate high volumes
of truck traffic.
(C)
Low-level self-storage or mini storage uses.
(D)
Single-family attached residential uses.
(E)
Single-family detached residential uses.
(F)
Multifamily uses that are primarily surface parked.
(c)
District boundaries.
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].
(e)
Architectural standards.
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.
(Ordinance 2019-42 adopted 10/8/19; Ordinance
2022-124 adopted 11/8/2022)
(a)
Purpose.
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.
(b)
Intent.
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.
(c)
District boundaries.
(1)
Suburban subzone.
The boundary shall be measured
1,000 feet from the right-of-way boundary line of the service roads
along the Dallas North Tollway (also known as "Dallas Parkway") that
are not otherwise designated as high-rise subzone.-
(2)
High-rise subzone.
From the northern limit of
Mobberly Road (CR 8) to the southern limit of Punk Carter Parkway
(CR 7), a 2,500 foot width shall be drawn from the Dallas North Tollway
right-of-way boundary line outward.
(3)
The corridor and its subsequent regulations apply to all land
within the corridor, as defined above, to properties beyond the official
boundary lines with ingress and egress (access/connectivity) to the
Dallas North Tollway, and to the nearest thoroughfare as shown on
the master thoroughfare plan.
(4)
If a property is bisected by a subzone, the property outside
the subzone may take entitlements from the more intense subzone. Additionally,
subzones may be increased an additional 20% to accommodate a project,
so long as the project is increasing in intensity and not decreasing.
(5)
However, the district boundaries exclude all single-family subdivisions
platted prior to the date of the adoption of Ordinance 2018-63 (11-13-18)
establishing the DNT Overlay. The official boundaries of the DNT overlay
district and its two subzones shall be as delineated on the City of
Celina official zoning map.
(d)
Permitted uses.
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.
|
ARTICLE 14.02, PART FIVE, TABLE 1A
Schedule of Permitted Uses for Dallas North Tollway Overlay
District
| ||
|---|---|---|
|
Land Use
|
High-Rise Subzone
|
Suburban Subzone
|
|
Bar
|
S
|
S
|
|
Alcoholic beverage sales
|
P
|
P
|
|
Auto repair, minor
|
S
| |
|
Auto sales, new
|
S
| |
|
Auto wash, full service
|
S
| |
|
Bank, savings and loan, or credit union
|
P
|
P
|
|
Assembly uses, other
|
S
|
S
|
|
Commercial amusement, all types
|
P
|
P
|
|
Entertainment venues
|
P
|
P
|
|
Gas pumps/fuel sales
|
S
|
S
|
|
Greenhouse or nursery, retail
|
P
| |
|
Hospital
|
P
|
P
|
|
Hotels, full service
|
P
|
P
|
|
Manufacturing and industrial uses, light
|
S
| |
|
MF-2, multifamily urban edge
|
S
| |
|
MF-3, multifamily urban living3
|
C4
|
C4
|
|
Mini warehouse and self-storage
|
S
| |
|
Municipal uses operated by the city
|
P
|
P
|
|
Office, all types
|
P
|
P
|
|
Parking structure
|
P
|
P
|
|
Restaurant, dine-in
|
P
|
P
|
|
Restaurant, drive-in or drive-thru
|
P
| |
|
Store, big box1
|
S
|
P
|
|
Store, general retail2
|
P
|
P
|
|
1.
|
A "big box" is defined herein as a major department store, regional
mall, a full-service grocery store, theater, or similarly sized business.
|
|
2.
|
Retail is referenced here as the land use, not any particular
building type or form.
|
|
3.
|
Residential towers, including condo towers, are included in
MF-3 in the DNTO.
|
|
4.
|
MF-3 is not allowed within 750' of the DNT frontage roads, but
is allowed by right elsewhere in the district. The city council may
approve MF-3 within 750' of the DNT frontage roads if it is included
as a component of a mixed-use destination center, an integral element
of an economic development project, or through the specific use permit
(SUP) process.
|
(e)
Prohibited uses.
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.
|
ARTICLE 14.02, PART FIVE, TABLE 1B
Prohibited Uses for Dallas North Tollway Overlay District
|
|
Land Uses
|
|
Alternative financial services
|
|
Alternative retail services
|
|
Auto repair, major
|
|
Auto sales, used
|
|
Auto wash, self-service
|
|
Batch plant, permanent
|
|
Cemetery or mausoleum
|
|
Dwelling, group home, all types
|
|
Dwelling, manufactured home subdivision
|
|
Dwelling, single-family attached and detached
|
|
Dwelling, multifamily (MF-0, MF-1)
|
|
Landfill
|
|
Manufacturing and industrial uses, heavy or high risk
|
|
Salvage yard, junk yard, or wrecking yard
|
|
Sexually oriented business
|
|
Store, pawn shop
|
|
Store, tire dealer
|
|
Vending kiosk, all types
|
(f)
Development standards.
(1)
Character and intent:
(A)
High-rise subzone:
The intent of
the high-rise subzone is to create an urban character within the subzone,
with minimal front yard setbacks that are primarily comprised of walkable
sidewalks or plazas, especially on interior streets with more narrow
travel lanes and on-street parking. Parking lots at the front of buildings
is discouraged, although a drop-off zone with a porte cochere may
be allowed. Parking should be structured or placed at the rear of
buildings to provide minimum intrusion into the public pedestrian
realm. The high-rise subzone is contemplated to be Celina's highest
value and most form-dense area.
(B)
Suburban subzone:
The intent of
the suburban subzone is to allow most commercial, office, and light
industrial uses that are typically found along major arterials and
to allow greater latitude with design of individual sites than in
the high-rise subzone.
(2)
Height of nonresidential buildings:
|
ARTICLE 14.02, PART FIVE, TABLE 2
Building Height in Dallas North Tollway Overlay District
| ||
|
Subzone:
|
Maximum height
|
Minimum height
|
|
High-rise subzone
|
No maximum
|
4 stories1
|
|
Suburban subzone
|
6 stories
|
1 story
|
|
1.
|
The director may approve buildings less than 4 stories in height
if the building is included as a component of larger, mixed-use, corporate,
or office tower project.
|
(g)
Building facade standards.
Requirements are applicable
to all structures.
(1)
Minimum exterior material standards.
Every elevation
of each building shall be finished with masonry as specified below.
Acceptable masonry finishing materials include brick, stone, synthetic
stone, slate, flagstone, granite, limestone, glass, and marble. Three-step
stucco may be used as a masonry product on all floors excluding one
through three, unless used as an accent material on those floors and
not to exceed twenty-five percent (25%).
(A)
Floors one through three (1–3) shall be finished
with a minimum of seventy percent (70%) masonry, as listed above;
(B)
Floors four through six (4–6) shall be finished
with a minimum of twenty-five percent (25%) percent masonry, as listed
above;
(C)
Masonry materials are not required but may be used
on floors seven and above (7+).
(D)
Synthetic stucco, such as exterior finish and insulation
system (EIFS), may be utilized as an architectural accent material
(not for general exterior elevation areas), not to exceed ten percent
(10%) of the exterior surface of any building facade.
(E)
Decorative metal, cementitious fiber board, or
engineered wood exterior construction is allowed as an accent material
to enhance the overall architectural design, not to exceed twenty
percent (20%) of the exterior surface of any building facade.
(F)
No single building material shall cover more than
eighty-five percent (85%) of any facade.
(G)
The balance of any exterior finishing materials
shall be masonry, three-step stucco, architectural split-face concrete
masonry units (split-face CMU), concrete tilt wall construction, and/or
glass curtain wall systems.
(2)
Exterior materials exceptions.
These regulations
are not meant to hinder or restrict innovative design. If an architectural
design or percentage of materials differs from the requirements for
minimum masonry percentages listed above, the director may consider
alternative designs and materials to accommodate specific "signature
design aesthetic" or for specific branding requirements if the elevations/materials
proposed are equal to or better than the required exterior products
in terms of quality, aesthetics, and durability.
(3)
Ground floor facade details.
Ground floor facades
facing the Dallas North Tollway and any intersecting thoroughfare
must incorporate articulated entry areas, arcades, display windows,
awnings, or other architectural variety features along no less than
sixty percent (60%) of the facade. The entrance or entrances on all
buildings shall be defined with strong architectural features and
incorporate stone accents
(4)
Architectural articulation.
In addition to the above architectural requirements, all buildings shall incorporate horizontal and vertical articulation as described in section 14.04.109(d), building articulation standards required for non-residential structures.
(5)
Windows.
Windows shall not be glazed or reglazed
with mirrored or reflective glass.
(6)
Roof pitch.
Minimum roof pitch shall be at least
4:12, except for flat-roofed structures that shall have a highly articulated
parapet that conceals the roof and any roof-mounted equipment.
(7)
Corporate identities.
Corporate identities that
conflict with the building design criteria but meet the overall design
intent of the applicable regulations may be reviewed on a case-by-case
basis and approved by the director, or within any agreement approved
by the city council.
(Ordinance 2019-42 adopted 10/8/19; Ordinance
2022-124 adopted 11/8/2022)
(a)
Purpose.
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.
(b)
Intent.
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.
(c)
District boundaries.
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.
(d)
Development standards.
(1)
Character and intent.
The intent of the CCOLO
is to allow a wide variety of land uses that will contribute to the
employment and tax base of the city. Parking lots sited at the front
of buildings are discouraged. The majority of parking should be structured
or placed at the rear of buildings to provide minimum intrusion into
the public pedestrian realm, although "teaser" retail parking is allowed.
Site design will be considered during civil plan review.
(2)
Height of buildings.
The maximum height allowed
within the CCOLO is twelve (12) stories unless specifically approved
by city council, or also within the high-rise subzone of the DNTO.
(e)
Architectural standards.
(1)
Corridor significance.
The area adjacent to the Collin County Outer Loop is recognized as a regionally-significant transportation corridor. This corridor is considered and is hereby established as an area of historical, cultural, and architectural importance. All structures within the Collin County Outer Loop Overlay shall comply with article 14.04, part 1, architectural design standards.
(2)
Exterior materials exceptions.
These regulations
are not meant to hinder or restrict innovative design. If an architectural
design or percentage of materials differs from the requirements for
minimum masonry percentages, the director may consider alternative
designs and materials to accommodate specific "signature design aesthetic"
or for specific branding requirements if the elevations/materials
proposed are equal to or better than the required exterior products
in quality, aesthetics, and durability. The city council may approve
alternate elevations through an approved development agreement or
other valid council-approved document.
(3)
Corporate identities.
Corporate identities that
conflict with the building design criteria but meet the overall design
intent of the applicable regulations may be reviewed on a case-by-case
basis and approved by the director.
(Ordinance 2019-42 adopted 10/8/19; Ordinance
2022-124 adopted 11/8/2022)
Provisions for the downtown district were adopted by Ordinance
2021-42 adopted May 11, 2021; as amended, in part, to add the attached
exhibit A to Ordinance 2023-107, an addendum to the Downtown Code.
Editor’s note–Ordinances 2021-42 and
2023-107 were adopted by reference and can be seen online and in the
office of the city secretary.
(Ordinance 2021-42 adopted 5/11/21; Ordinance
2023-107 adopted 9/12/2023)
