Celina, Texas zoning

A plain-language summary of the Celina zoning ordinance, organized by district and topic. Source: the official ordinance on City-hosted PDF (Development Services document center); the Code of Ordinances is also on eCode360 (https://ecode360.com/CE6272) but the Zoning Ordinance (Chapter 14) working copy the city links from its Codes & Ordinances page is this standalone PDF, most recently saved 2026-06-17 per its file metadata. eCode360 states it includes legislation through Ord. No. 2026-028 (adopted April 14, 2026), somewhat newer currency evidence than the PDF; the two platforms agree on Articles 14.01-14.04 (districts, uses, site development standards) but eCode360 carries an additional Article 14.05 (state law compliance, adopted 2019) absent from the PDF, and shows the PDF's OT and OT-R base-district sections as reserved with no text, deferring fully to the Downtown Code for those two districts, last reviewed July 3, 2026.

Zoning districts

SF-EResidential
Single-Family Residential Estate
Single-family detached homes on lots of at least one acre in a more rural setting (Sec. 14.02.202). ADUs (a separate 'mother-in-law' unit) are allowed here, one of only two base districts where they are. Confirm the current zoning map and whether the property is inside an individual Planned Development before acting.
SF-RResidential
Single-Family Residential Detached
The generic single-family detached district (Sec. 14.02.203), replacing the former SF-15, SF-10, SF-9, SF-7.5 districts. Lot sizes and dwelling types vary widely by subdivision; the listed standards are city minimums and a Planned Development may set different values. Confirm the current zoning map and any PD conditions before acting.
SF-AResidential
Single-Family Residential Attached
Townhomes, patio homes, and duplexes on individually platted lots (except duplexes), replacing the former PH, 2F, and TH districts (Sec. 14.02.204). Site plan review is required. Confirm the current zoning map and any PD conditions before acting.
SF-MResidential
Single-Family Manufactured Home
Manufactured and modular homes meeting state and federal standards, on a tract of 5 to 25 acres, replacing the former MH district (Sec. 14.02.205). Confirm the current zoning map and any PD conditions before acting.
OT-RResidential
Old Town Residential
Downtown residential district referenced in Sec. 14.01.101 Table 1 (Sec. 14.02.206) and governed in practice by the separate Downtown Code (approved May 11, 2021), not by the standard districts chapter of the Zoning Ordinance. Development in OT-R requires a Certificate of Appropriateness. Exact dimensional standards are review-gated pending the Downtown Code document; see JUDGMENT FLAGS.
MF-1Residential
Multi-Family, Garden Style
Lower density multi-family with common open space, replacing the former MF1 district (Sec. 14.02.302). Maximum 18 units/acre, maximum 4 stories. Confirm the current zoning map and any PD conditions before acting.
MF-2Residential
Multi-Family, Urban Edge
Mid-range density, more urban multi-family district sited near major intersections such as the Dallas North Tollway, replacing part of the former MF2 district (Sec. 14.02.303). Maximum 28 units/acre, 2 to 6 stories. Confirm the current zoning map and any PD conditions before acting.
MF-3Residential
Multi-Family, Urban Living
Strictly urban multi-family, typically part of a mixed-use development, replacing part of the former MF2 district (Sec. 14.02.304). Density 28 to 60 units/acre, minimum 4 stories, first-floor retail-ready construction where the building faces a public street. Confirm the current zoning map and any PD conditions before acting.
CFSpecial purpose
Community Facilities
Government, public and private educational facilities, and hospitals, with limited non-governmental uses to support them (Sec. 14.02.402). Confirm the current zoning map and any PD conditions before acting.
CCommercial
Commercial, Office, & Retail
Generic commercial district for freestanding retail, shopping centers, restaurants, and offices, replacing the former C-1, C-2, B-1, B-2, B-3, B-4, ONS, and RO districts (Sec. 14.02.403). Confirm the current zoning map and any PD conditions before acting; the GIS zoning layer still returns some legacy codes such as C-1, C-2, and RO rather than the current C code (see JUDGMENT FLAGS).
IIndustrial
Industrial
Manufacturing, assembly, warehousing, and similar uses that do not depend on frequent customer visits, replacing the former I-1, I-2, and HI districts (Sec. 14.02.404). Heavy or high-risk manufacturing uses need a Specific Use Permit. Confirm the current zoning map and any PD conditions before acting.
AGResidential
Agricultural
Ranching, crop production, and large-lot single-family uses (Sec. 14.02.405). Newly annexed land not yet assigned a district is automatically zoned AG. ADUs are allowed here, one of only two base districts where they are. Confirm the current zoning map and any PD conditions before acting.
MUMixed use
Mixed-Use
Integrated blend of residential, retail, commercial, and office uses, replacing the former MU-1 and MU-2 districts (Sec. 14.02.406). Height and area standards follow the urban character of the specific development rather than a citywide chart; MU districts are typically developed as Planned Developments with their own standards. Confirm the current zoning map and any PD conditions before acting.
OTMixed use
Old Town / Downtown District
Downtown Celina district referenced in Sec. 14.02.407 (formerly HD, Historic District) and governed by the separate Downtown Code (approved May 11, 2021), not the standard districts chapter of the Zoning Ordinance. Development requires a Certificate of Appropriateness. Exact dimensional standards are review-gated pending the Downtown Code document; see JUDGMENT FLAGS.
PDSpecial purpose
Planned Development
The great majority of developed land in Celina is zoned through an individually numbered Planned Development ordinance (PD-1 through PD-164 and counting) rather than a base district (Sec. 14.02.501). Each PD has its own base zoning district reference plus a bulleted list of development standards that vary from, and control over, the base Zoning Ordinance standards. Always get the specific PD's adopting ordinance for the property; do not rely on base district rules for a PD-zoned parcel.
PROSpecial purpose
Preston Road Overlay
Overlay applying within 750 feet of the State Highway 289 (Preston Road) right-of-way, supplementing (not replacing) the underlying base district (Sec. 14.02.502). Prohibits several vehicle-related, heavy industrial, and self-storage uses and all single-family residential uses (attached or detached) outside an approved PD. Minimum 40-foot setback from Preston Road for buildings, parking, and drive aisles.
DNTOSpecial purpose
Dallas North Tollway Overlay
Overlay along the future Dallas North Tollway with a Suburban Subzone (1,000 feet from the frontage road right-of-way) and a High-Rise Subzone (2,500 feet wide, between Mobberly Road and Punk Carter Parkway), supplementing the underlying base district (Sec. 14.02.503). High-Rise subzone: no maximum height, 4-story minimum. Suburban subzone: 6-story maximum, 1-story minimum.
CCOLOSpecial purpose
Collin County Outer Loop Overlay
Overlay within 750 feet of the Collin County Outer Loop right-of-way, supplementing the underlying base district (Sec. 14.02.504). Maximum height 12 stories unless approved by City Council or within the DNTO High-Rise subzone.

Code	Name	Category	Summary
SF-E	Single-Family Residential Estate	Residential	Single-family detached homes on lots of at least one acre in a more rural setting (Sec. 14.02.202). ADUs (a separate 'mother-in-law' unit) are allowed here, one of only two base districts where they are. Confirm the current zoning map and whether the property is inside an individual Planned Development before acting.
SF-R	Single-Family Residential Detached	Residential	The generic single-family detached district (Sec. 14.02.203), replacing the former SF-15, SF-10, SF-9, SF-7.5 districts. Lot sizes and dwelling types vary widely by subdivision; the listed standards are city minimums and a Planned Development may set different values. Confirm the current zoning map and any PD conditions before acting.
SF-A	Single-Family Residential Attached	Residential	Townhomes, patio homes, and duplexes on individually platted lots (except duplexes), replacing the former PH, 2F, and TH districts (Sec. 14.02.204). Site plan review is required. Confirm the current zoning map and any PD conditions before acting.
SF-M	Single-Family Manufactured Home	Residential	Manufactured and modular homes meeting state and federal standards, on a tract of 5 to 25 acres, replacing the former MH district (Sec. 14.02.205). Confirm the current zoning map and any PD conditions before acting.
OT-R	Old Town Residential	Residential	Downtown residential district referenced in Sec. 14.01.101 Table 1 (Sec. 14.02.206) and governed in practice by the separate Downtown Code (approved May 11, 2021), not by the standard districts chapter of the Zoning Ordinance. Development in OT-R requires a Certificate of Appropriateness. Exact dimensional standards are review-gated pending the Downtown Code document; see JUDGMENT FLAGS.
MF-1	Multi-Family, Garden Style	Residential	Lower density multi-family with common open space, replacing the former MF1 district (Sec. 14.02.302). Maximum 18 units/acre, maximum 4 stories. Confirm the current zoning map and any PD conditions before acting.
MF-2	Multi-Family, Urban Edge	Residential	Mid-range density, more urban multi-family district sited near major intersections such as the Dallas North Tollway, replacing part of the former MF2 district (Sec. 14.02.303). Maximum 28 units/acre, 2 to 6 stories. Confirm the current zoning map and any PD conditions before acting.
MF-3	Multi-Family, Urban Living	Residential	Strictly urban multi-family, typically part of a mixed-use development, replacing part of the former MF2 district (Sec. 14.02.304). Density 28 to 60 units/acre, minimum 4 stories, first-floor retail-ready construction where the building faces a public street. Confirm the current zoning map and any PD conditions before acting.
CF	Community Facilities	Special purpose	Government, public and private educational facilities, and hospitals, with limited non-governmental uses to support them (Sec. 14.02.402). Confirm the current zoning map and any PD conditions before acting.
C	Commercial, Office, & Retail	Commercial	Generic commercial district for freestanding retail, shopping centers, restaurants, and offices, replacing the former C-1, C-2, B-1, B-2, B-3, B-4, ONS, and RO districts (Sec. 14.02.403). Confirm the current zoning map and any PD conditions before acting; the GIS zoning layer still returns some legacy codes such as C-1, C-2, and RO rather than the current C code (see JUDGMENT FLAGS).
I	Industrial	Industrial	Manufacturing, assembly, warehousing, and similar uses that do not depend on frequent customer visits, replacing the former I-1, I-2, and HI districts (Sec. 14.02.404). Heavy or high-risk manufacturing uses need a Specific Use Permit. Confirm the current zoning map and any PD conditions before acting.
AG	Agricultural	Residential	Ranching, crop production, and large-lot single-family uses (Sec. 14.02.405). Newly annexed land not yet assigned a district is automatically zoned AG. ADUs are allowed here, one of only two base districts where they are. Confirm the current zoning map and any PD conditions before acting.
MU	Mixed-Use	Mixed use	Integrated blend of residential, retail, commercial, and office uses, replacing the former MU-1 and MU-2 districts (Sec. 14.02.406). Height and area standards follow the urban character of the specific development rather than a citywide chart; MU districts are typically developed as Planned Developments with their own standards. Confirm the current zoning map and any PD conditions before acting.
OT	Old Town / Downtown District	Mixed use	Downtown Celina district referenced in Sec. 14.02.407 (formerly HD, Historic District) and governed by the separate Downtown Code (approved May 11, 2021), not the standard districts chapter of the Zoning Ordinance. Development requires a Certificate of Appropriateness. Exact dimensional standards are review-gated pending the Downtown Code document; see JUDGMENT FLAGS.
PD	Planned Development	Special purpose	The great majority of developed land in Celina is zoned through an individually numbered Planned Development ordinance (PD-1 through PD-164 and counting) rather than a base district (Sec. 14.02.501). Each PD has its own base zoning district reference plus a bulleted list of development standards that vary from, and control over, the base Zoning Ordinance standards. Always get the specific PD's adopting ordinance for the property; do not rely on base district rules for a PD-zoned parcel.
PRO	Preston Road Overlay	Special purpose	Overlay applying within 750 feet of the State Highway 289 (Preston Road) right-of-way, supplementing (not replacing) the underlying base district (Sec. 14.02.502). Prohibits several vehicle-related, heavy industrial, and self-storage uses and all single-family residential uses (attached or detached) outside an approved PD. Minimum 40-foot setback from Preston Road for buildings, parking, and drive aisles.
DNTO	Dallas North Tollway Overlay	Special purpose	Overlay along the future Dallas North Tollway with a Suburban Subzone (1,000 feet from the frontage road right-of-way) and a High-Rise Subzone (2,500 feet wide, between Mobberly Road and Punk Carter Parkway), supplementing the underlying base district (Sec. 14.02.503). High-Rise subzone: no maximum height, 4-story minimum. Suburban subzone: 6-story maximum, 1-story minimum.
CCOLO	Collin County Outer Loop Overlay	Special purpose	Overlay within 750 feet of the Collin County Outer Loop right-of-way, supplementing the underlying base district (Sec. 14.02.504). Maximum height 12 stories unless approved by City Council or within the DNTO High-Rise subzone.

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