(a) 
Purpose.
The overall purpose of non-residential zoning districts, excluding the multifamily zoning districts discussed in article 14.02, part three, is to afford opportunities to conduct business within the City of Celina in an orderly manner.
(b) 
Permitted uses.
No building, structure, land, or premises will be used, and no building or structure shall hereafter be erected, constructed, reconstructed, or altered, except for one or more of the uses specified in section 14.03.102, schedule of uses - non-residential.
(c) 
Regulations.
Given that the City of Celina is an area designated with historical, cultural, and architectural importance and significance, the following provisions apply to all non-residential districts and uses unless otherwise specified within their respective descriptions in sections 14.02.402 through 14.02.407, and apply to the overlay districts unless the specific overlay district includes a higher or more stringent standard.
(1) 
Site plan approval.
Facade and siting approval shall be part of the overall site plan approval process. This will include, but is not limited to, the materials used on each facade, the orientation of buildings to the street, adjacency to single-family and multifamily developments, and location of open space. Site plans may be approved by the director of development services through the civil plan review process or as part of a planned development.
(2) 
Setbacks adjacent to single-family residential.
When any non-residential development is sited adjacent to a single-family zoning district or vacant land designated as single-family on the comprehensive plan, the following regulations apply:
Article 14.02, Part Four, Table 1A Setbacks and Landscape Buffers Adjacent to Single-Family
Structures - Number of Stories
Setback from Adjacency to SF
Buffer Width within Setback
1 or 2 story
40 feet
20 feet
3 story
60 feet
30 feet
4+ story
100 feet
40 feet
Note 1. Parking and/or drive aisles may be located within the setback, but not within the buffer.
Note 2. Refer to section 14.04.207(c) for landscaping requirements within buffers.
(3) 
Setbacks adjacent to zoning districts other than single-family residential.
When any non-residential development is sited adjacent to a zoning district or vacant land designated as other than single-family on the comprehensive plan, the following regulations apply:
Article 14.02, Part Four, Table 1B Setbacks and Landscape Buffers Adjacent to Other Than Single-Family Districts
Structures - Number of Stories
Setback from Adjacency to Other than SF
Buffer Width within Setback
1 or 2 story
10 feet
10 feet
Note 1. Parking and/or drive aisles may be located within the setback, but not within the buffer.
Note 2. Refer to section 14.04.207(c) for landscaping requirements within buffers.
(4) 
Access.
Access and off-street parking shall be provided in conformance with the city standards.
(A) 
Developments shall incorporate a shared access drive (minimum of twenty-four (24) foot in width via platted or properly recorded easements) through neighboring properties of similar land uses, such that each lot or development site has at least two points of access to public roads.
(B) 
The required shared access drive shall be located adjacent to the required landscape buffer, and/or adjacent to the first bay of parking.
(5) 
Loading and service areas.
Loading and service areas shall be located at the side or rear of buildings. Horizontal articulation described in section 14.04.109(d), building articulation standards for all non-residential structures, is not required on the facade of buildings containing a loading dock and/or service area, provided that such area is not readily visible from the right-of-way.
(6) 
Sidewalk standards.
Per the engineering design standards.
(7) 
RV-use.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for commercial purposes.
(8) 
Open storage.
Open storage is prohibited in all non-residential districts, unless specifically allowed within the schedule of uses (see section 14.03.102).
(d) 
Other applicable regulations for all non-residential districts.
(1) 
Access.
A minimum of two (2) vehicular points of connection to adjacent roadways and a minimum of two (2) pedestrian points of connection to adjoining sidewalks, trails or developments shall be provided.
(2) 
Article 14.04, site development standards, part one, architectural design standards.
(3) 
Article 14.04, site development standards, part two, landscaping and tree preservation.
(4) 
Article 14.04, site development standards, part three, screening walls and fencing.
(5) 
Article 14.04, site development standards, part four, parking and stacking standards.
(6) 
Article 14.04, site development standards, part five, lighting standards.
(7) 
Neighborhood vision book.
(Ordinance 2019-42 adopted 10/8/19)
(a) 
Purpose.
The community facilities district is established to apply to those lands where Federal, State, or local government activities are conducted, where governments hold title to such lands, for public and private educational facilities, and hospitals. In addition, certain non-governmental and non-institutional uses may be permitted in this district to provide necessary services to governmental and institutional uses.
(b) 
Height and area regulations.
The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in CF district shall be as follows:
(1) 
Maximum height.
Sixty (60) feet. This height limitation may be waived by action of the city council.
(2) 
Minimum front yard setback.
Twenty (20) feet.
(3) 
Other setbacks.
Refer to section 14.02.401(c)(2), setbacks for minimum setbacks based on zoning district adjacency.
(Ordinance 2019-42 adopted 10/8/19)
(a) 
Purpose.
The commercial, office, and retail district is established to be a generic district that provides areas for retail sales that are not part of an overall larger mixed-use development. Buildings in this zoning district may be freestanding, fully contained on a single lot or tract of land, or a shopping center that consists of various retail shops, along with restaurant and/or office uses.
(b) 
Height and area regulations.
The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in CF district shall be as follows:
(1) 
Maximum height.
Eighty (80) feet. This height limitation may be waived by action of the city council.
(2) 
Minimum front yard setback.
Twenty (20) feet.
(3) 
Minimum lot area.
One (1) acre, unless otherwise approved during the site plan process.
(4) 
Other setbacks.
Refer to section 14.02.401(c)(2), setbacks for minimum setbacks based on zoning district adjacency.
(Ordinance 2019-42 adopted 10/8/19)
(a) 
Purpose.
The industrial district is established to provide areas intended primarily for manufacturing, assembling, and fabrication activities, and for warehousing, research and development, wholesaling, and service operations that do not depend upon frequent customer or client visits. Such uses do require accessibility to major thoroughfares and/or other means of transportation, such as railroads or large-scale transport vehicles. Industrial uses that are permitted “by right” are not listed within the “heavy” or “high risk” manufacturing or industrial uses, but are those types of manufacturing and industrial uses that have low or no impact on the environment and are considered “employment generators.” Those “heavy” or “high risk” manufacturing or industrial uses require a specific use permit (SUP) for approval, which affords greater scrutiny by the city council as to the location and proximity to other non-compatible uses.
(b) 
General locations.
Locations of industrial zoning districts should be sited away from areas that have residential development. These could be located behind retail zoning districts or on land that is less accessible or desirable for residential development. The ideal location for industrial districts is adjacent to railroad rights-of-way, along or set back from major thoroughfares, and areas that include other uses with higher traffic flow, noise, and commercial interactions.
(c) 
Height and area regulations.
(1) 
Maximum height.
Eighty (80) feet. This height limitation may be waived by action of the city council.
(2) 
Minimum front yard setback.
Twenty (20) feet.
(3) 
Minimum lot area.
One (1) acre.
(4) 
Other setbacks.
Refer to section 14.02.401(c)(2), setbacks for minimum setbacks based on zoning district adjacency.
(d) 
Performance standards.
Such uses shall not propagate excessive dust, fumes, gas, noxious odor, smoke, glare, or other atmospheric influence beyond the boundaries of the property on which such use is located and which produces no noise exceeding the average intensity of noise due to street traffic at that point and provided that such use does not create fire hazards to surrounding property. Any application for a specific use permit (SUP) in this district must include an emission and dust mitigation plan.
(Ordinance 2019-42 adopted 10/8/19)
(a) 
Purpose.
The agricultural district is established to permit the use of land for ranching, propagation and cultivation of crops, and similar uses of raw land (but excluding mining or. Single-family uses on large lots are also appropriate for this district. Territory that has been newly annexed and not immediately zoned into the appropriate district for development is automatically zoned AG, agricultural district. It is anticipated that Agricultural zoned land will eventually be rezoned to another zoning classification in the future, as appropriate, unless said land is preserved for rural purposes. However, the AG, agricultural zoning district also encompasses both private agricultural land uses and commercial agricultural land uses, the latter of which requires the approval of a specific use permit (SUP).
(b) 
General locations.
Locations of agricultural zoning districts shall be any location with sufficient acreage to sustain farming and/or ranching.
(c) 
Height and area regulations.
The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in agricultural district shall be as follows:
(1) 
Maximum height.
Fifty (50) feet. This height limitation may be waived by action of the city council.
(2) 
Minimum front yard setback.
Fifty (50) feet.
(3) 
Minimum lot area.
Ten (10) acres.
(4) 
Setback for agricultural buildings.
Agricultural accessory structures that contain livestock shall be set back from any single-family district a minimum of 100 feet.
(5) 
Other setbacks.
Refer to section 14.02.401(c)(2), setbacks for minimum setbacks based on zoning district adjacency.
(d) 
Other applicable regulations.
(1) 
Agricultural fencing.
If livestock (animals typically kept in pastures and/or stables and not in the home), then the restriction for fencing within the front yard setback shall not apply. Barbed wire is allowed on undeveloped land and for containment of livestock, but shall be removed at time of development (see article 14.04, part three, screening walls and fencing).
(2) 
Agricultural fencing.
If livestock (animals typically kept in pastures and/or stables and not in the home), then the restriction for fencing within the front yard setback shall not apply. Fences suitable for containment of livestock (but not barbed wire or razor wire) shall be allowed along the property boundary (see article 14.04, part three, screening walls and fencing). Notwithstanding the above, barbed wire fencing may be allowed on undeveloped tracts of land over three (3) acres in size to contain livestock.
(Ordinance 2019-42 adopted 10/8/19; Ordinance 2026-004 adopted 1/13/2026)
(a) 
Purpose.
The mixed-use district is established to encourage and promote well-planned, compact, and viable development consisting of an integrated blend of residential, retail, commercial, and office uses. The proposed uses may be located in a single building (integrated) or in separate buildings (stand-alone). Through the mixing of uses, a more diverse selection of residential, retail, and office space will be provided within the city, and at the same time, allowing developers the flexibility to respond to a changing economic conditions. It is expected that mixed-use districts will be developed as planned developments and therefore the development standards may be amended to better suit the specific site, development attributes, and economic platform at the time of development.
(b) 
General locations.
Mixed-use developments should encourage efficient land use by facilitating blended vertical and/or horizontal development, with a strong relationship to the surrounding environment. This type of development shall promote full utilization of public services, whether existing or new, such as water lines, sewers, streets, and emergency services, by centralizing the demands on these services. It is expected that these districts will have an urban character.
(c) 
Height and area regulations.
The height of buildings, the minimum dimensions of lots and yards, and the minimum lot area permitted on any lot in mixed-use district shall be in keeping with the urban character sought in the development.
(d) 
Land use mix.
All MU zoning districts should have a mix of residential and nonresidential uses.
(1) 
C, commercial, office, and retail: Minimum of thirty percent (30%).
(2) 
SF-R, single-family detached residential uses: Maximum twenty-five percent (25%).
(3) 
SF-A, single-family attached residential uses: Maximum fifty percent (50%).
(4) 
MF-1, multifamily garden style: Maximum fifteen percent (15%) and no fewer than fifteen (15) acres (i.e . minimum of 15 acres to qualify).
(5) 
MF-2, multifamily urban edge: Maximum forty percent (40%).
(6) 
MF-3, multifamily urban living: Maximum sixty percent (60%).
(Ordinance 2019-42 adopted 10/8/19)
Editor’s note–Former section 14.02.407 pertaining to the OT, downtown zoning district and deriving from Ordinance 2019-42 adopted 10/8/19, was repealed by Ordinance 2021-42, sec. 3.02, adopted 5/11/21.