Permitted uses in Celina, TX

Single-family detached dwellings on lots of at least one acre are the primary use (Sec. 14.02.202(a)). A separate 'mother-in-law' accessory dwelling unit is allowed, built with a garage or other accessory building and matching exterior standards of the primary residence (Sec. 14.02.202(c)(2); Sec. 14.03.202(a)). Home occupations, churches and places of worship, public schools, and other uses in the residential schedule of uses are permitted or conditioned per Sec. 14.03.101.

Single-family detached dwellings are the primary use in the generic residential district that does not qualify for SF-E, OT/OT-R, or SF-M (Sec. 14.02.203(a)). Home occupations, churches and places of worship, public schools, and other uses in the residential schedule of uses are permitted or conditioned per Sec. 14.03.101. Accessory dwelling units are prohibited in SF-R (Sec. 14.03.202(a)(2)).

Attached single-family dwellings (townhomes, patio homes, duplexes) on individually platted lots, except duplexes which may share a lot (Sec. 14.02.204(a); Sec. 14.02.201(c)(7)). All townhome, patio home, and duplex developments require site plan review and approval by the Director of Development Services (Sec. 14.02.204(b)). Accessory dwelling units are prohibited in SF-A (Sec. 14.03.202(a)(2)).

Manufactured and modular dwellings bearing the required state and federal seals of approval, sited on a tract of 5 to 25 acres, either as a permanent subdivision (SF-M District) or a leased-lot park (SF-M Park) (Sec. 14.02.205(a)-(c)). Accessory dwelling units are prohibited in SF-M (Sec. 14.03.202(a)(2)).

Downtown residential uses; the residential schedule of uses lists single-family detached homes, home occupations, churches and places of worship, and public schools as permitted, with assembly uses (other), in-home child care, and communication antenna towers requiring a Specific Use Permit (Sec. 14.03.101). Development within OT-R requires a Certificate of Appropriateness (Sec. 14.01.101, referencing the Downtown Code, originally approved May 11, 2021 and amended August 2025). The Downtown Code itself now governs OT-R directly: eCode360 shows the base ordinance's own Sec. 14.02.206 (the OT-R section) as reserved with no text, so the Downtown Code is the operative source, not a cross-referenced supplement. The Downtown Code does not use the OT-R label; its closest analogue is The Verandas District, a residential form-based district permitting House and Duplex/Triplex building types, with quiet non-residential uses such as bed and breakfasts and offices in residential-style structures. Confirm which Downtown Code district applies to the specific parcel using the Regulating Plan (Downtown Code p. 4-11) before relying on The Verandas figures below.

Apartments in a lower-density, garden-style development with commonly used open space (Sec. 14.02.302(a)). Site plan approval covers facade, siting, and open space location (Sec. 14.02.301(c)(1)). Multi-family uses generally are permitted, prohibited, or conditioned per the non-residential schedule of uses in Sec. 14.03.102. Accessory dwelling units are prohibited in MF-1 (Sec. 14.03.202(a)(2)).

Apartments in a more urban, mid-density development, typically near major intersections such as the Dallas North Tollway (Sec. 14.02.303(a)-(b)). Should not be sited adjacent to single-family districts without spatial buffering. Multi-family uses generally are permitted, prohibited, or conditioned per the non-residential schedule of uses in Sec. 14.03.102. Accessory dwelling units are prohibited in MF-2 (Sec. 14.03.202(a)(2)).

Strictly urban multi-family, typically integrated into a mixed-use development at time of construction, with retail-ready first floors facing public streets or active pedestrian areas (Sec. 14.02.304(a)-(d)). Should not be sited adjacent to single-family districts without significant buffering. Multi-family uses generally are permitted, prohibited, or conditioned per the non-residential schedule of uses in Sec. 14.03.102. Accessory dwelling units are prohibited in MF-3 (Sec. 14.03.202(a)(2)).

Federal, State, or local government activities, public and private educational facilities, and hospitals, plus limited non-governmental support uses (Sec. 14.02.402(a)). Uses generally follow the non-residential schedule of uses in Sec. 14.03.102.

Freestanding retail, shopping centers, restaurants, and offices not part of a larger mixed-use development (Sec. 14.02.403(a)). Uses follow the non-residential schedule of uses in Sec. 14.03.102, which distinguishes permitted (P), Specific Use Permit required (S), conditions required (C), and prohibited (blank) uses.

Manufacturing, assembly, fabrication, warehousing, research and development, wholesaling, and service operations not dependent on frequent customer visits (Sec. 14.02.404(a)). By-right industrial uses exclude 'Heavy' or 'High Risk' manufacturing, which requires a Specific Use Permit including an emission and dust mitigation plan (Sec. 14.02.404(a), (d)).

Ranching, propagation and cultivation of crops, and similar raw-land uses; single-family homes on large lots are also appropriate here (Sec. 14.02.405(a)). Newly annexed land not yet assigned a district is automatically zoned AG. Commercial agricultural uses require a Specific Use Permit. A separate 'mother-in-law' accessory dwelling unit is allowed following the SF-E ADU standards (Sec. 14.03.202(a)).

Integrated blend of residential, retail, commercial, and office uses, in a single building or separate buildings, replacing the former MU-1 and MU-2 districts (Sec. 14.02.406(a)). MU districts must mix uses within these caps: Commercial/Office/Retail minimum 30 percent; SF-R detached residential maximum 25 percent; SF-A attached residential maximum 50 percent; MF-1 maximum 15 percent (minimum 15 acres to qualify); MF-2 maximum 40 percent; MF-3 maximum 60 percent (Sec. 14.02.406(d)). MU districts are typically developed as individual Planned Developments with their own standards.

Downtown mixed-use district governed by the separate Downtown Code (originally approved May 11, 2021, amended August 2025), not by the standard districts chapter of the Zoning Ordinance. Development requires a Certificate of Appropriateness (Sec. 14.01.101). ADUs are permitted in the Downtown Code zoning district by cross-reference in Sec. 14.03.202(a)(2), one of only three places ADUs are allowed citywide. eCode360 shows the base ordinance's own Sec. 14.02.407 (the OT section) as reserved with no text, so the Downtown Code is the operative source for OT, not a cross-referenced supplement. The Downtown Code does not use the OT label; its six place-type districts (Patio Commons, The Bricks, The Verandas, Entertainment, Preston Streams, Gateway East) together cover the Downtown boundary, and Patio Commons is the closest analogue to OT's mixed-use downtown core: vertical mixed-use with ground floor commercial and upper floor residential or office, no standalone House building type permitted. Confirm which Downtown Code district applies to the specific parcel using the Regulating Plan (Downtown Code p. 4-11).

A Planned Development may contain any use or combination of uses permitted in the zoning districts and use regulations articles, but conforms to the standards in its own adopting ordinance, illustrated by a Concept Plan, unless that ordinance is silent, in which case the Zoning Ordinance applies (Sec. 14.02.501(b)-(c)). If the underlying base district's standards are later amended by a text amendment, the most recently amended standards apply to the PD at time of development (Sec. 14.02.501(f)(1)). Always get the specific numbered PD's adopting ordinance; do not assume base district rules control.

Supplements (does not replace) the underlying base district's permitted uses. Prohibited within the Preston Road Overlay, absent a City Council-approved Planned Development: new and used car sales, salvage yards, commercial parking lots, towing yards, heavy industrial uses, low-level self-storage/mini storage, and single-family attached or detached residential uses (Sec. 14.02.502(b)).

Supplements (does not replace) the underlying base district's permitted uses. Table 1A lists uses allowed by right, by Specific Use Permit, or through a Planned Development, split between the High-Rise and Suburban subzones (for example, hotels, offices, and banks are permitted in both; auto sales and repair only in the Suburban subzone). Table 1B lists uses strictly prohibited unless approved through a Planned Development, including single-family attached and detached dwellings, salvage yards, and heavy or high-risk manufacturing (Sec. 14.02.503(e)).

Supplements (does not replace) the underlying base district's permitted uses; intended to allow a wide variety of employment and tax-base uses along the Collin County Outer Loop (Sec. 14.02.504(a)-(b)).