(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:
(1) 
Zoning ordinance;
(2) 
Subdivision ordinance;
(3) 
Engineering design standards (and construction details);
(4) 
Sign ordinance; and
(5) 
Other requirements as the planning and zoning commission and city council may deem appropriate.
(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.
(3) 
Notwithstanding the prohibited uses listed in subsection (e) above, a planned development may be considered by the city council and become an approved use within the PRO. Such development should incorporate a mix of office, retail, and commercial with in a unified and cohesive development.
(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].
(d) 
Lot and setback standards.
(1) 
Landscape buffers/easements along Preston Road and between land uses shall conform to section 14.04.208, roadway landscape easements and buffers.
(2) 
Buildings, parking, and drive aisles shall be set back a minimum of forty (40) feet from Preston Road.
(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.
(Ordinance 2021-42 adopted 5/11/21; Ordinance 2023-107 adopted 9/12/2023; Ordinance 2024-91 adopted 10/8/2024; Ordinance 2025-21 adopted 4/8/2025; Ordinance 2025-69 adopted 8/12/2025)
[1]
Editor's note–Ordinances 2021-42, 2023-107, 2024-91, 2025-21 and 2025-69 were adopted by reference and can be seen online and in the office of the City Secretary.