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Development project

Carr Large Scale Amendment and Rezoning

Also called: Carr Large Scale Amendment and Zoning Assignment, Carr Mixed-Use Planned Development Project, Carr Multi-Use Planned Development Project, Carr MU PDP, Carr Mixed Use Planned Development ProjectApproved: Council approval with conditions

Mixed useApprovedConfirmed

Sources for this project: City meeting.

About this project

A large-scale amendment and covering roughly 1,056.76 acres east of the Highway 331/Highway 20 intersection, changing designations to industrial, commercial and mixed use with planned donations of land for a sports complex, sheriff substation and school.

Key facts

Who is deciding
City of Freeport
Homes or units
4,970Maximum allowed, not a build-out forecast: 2,470 single-family lots plus 2,500 multifamily units (City Council minutes, May 22, 2025). The plan also allows about 3.2 million sq ft of commercial and 4.8 million sq ft of industrial space.
Size
3,319.7 acresCity Council minutes, May 22, 2025: '3,319.7 acres +/-' (the whole planned development). The 23 parcel IDs listed on the rezoning items add up to about 3,154 acres in county records, so the rezoned land may be somewhat smaller.
Where
Exact parcel. 23 parcels spread over about 4 km (outlines shown; pin is on the largest)As the agenda worded it: Black Creek area; State Road 20; State Road 3280

Timeline

4 items, oldest first. Each links to the meeting and the original documents.

  1. Jan 14, 2025City Council

    Carr Large Scale Amendment and Zoning Assignment - First Reading

    First readingPassed 3–0 · unanimousUnder review

    Held of for large-scale amendment and zoning assignment. Property is undeveloped, approximately 1,056.76 acres located east of Highway 331 intersection with Highway 20, and north and south of state road 20 and county road 3280. Current is urban development and rural residential with some industrial. Requested changes: area north of Highway 20 to be industrial and commercial; area south adjacent to Black Creek to be mixed use. Zoning requested includes medium- residential, general commercial, light industrial, medium industrial, and residential commercial. Future plans include sports complex to be donated to city, sheriff's substation to be donated to Walton County Sheriff's Department, and school to be donated to Walton County School District. Development will proceed by master plan to be submitted for council approval later. Ordinance transmitted to state for review; and scheduled after state approval and notification requirements met.

    Meeting page Agenda (PDF)Minutes (PDF)

  2. Apr 24, 2025City Council

    Carr Large Scale Amendment and Rezoning (Second Reading)

    Second reading adopted (Ordinances 2025-01 and 2025-02)Passed 5–0 · unanimousApproved

    Council adopted amending the and Zoning Map for approximately 1,056.76 acres (Ordinance 2025-01) and 3,321.78 acres (Ordinance 2025-02) of Carr property, changing designations from urban development and rural residential to industrial and mixed-use. This is a long-range plan expected to develop over 10 years.

    Meeting page Agenda (PDF)Minutes (PDF)

  3. May 21, 2025Planning and Development Review Board

    Carr Mixed-Use Planned Development Project

    Planning board recommendation on development planPassed 4–0 · unanimousUnder review

    Board reviewed the Carr Multi-Use covering 3,319 acres with proposed 4,970 residential units and 7,936,750 square feet of commercial/industrial space at 1.5 units per acre . Developer requested waivers for design flexibility including modifications, floor area ratio, impervious surface calculations, parking standards, and building heights. Public comments raised concerns about environmental impacts to Black Creek, water quality, and density. The board approved a motion recommending the project with conditions: R-2 minimum lot 5,000 sf; R-3 minimum 5,000 sf; single-family maximum height 2.5 stories (35 feet); multi-family maximum 3 stories (45 feet); non-residential maximum 4 stories (50 feet); and requirement to dedicate a sports park to the city.

    Meeting page Agenda (Word)Minutes (PDF)

  4. May 22, 2025City Council

    Carr Mixed Use Planned Development Project (Carr MU PDP)

    Council approval with conditionsPassed 5–0 · unanimousApproved

    The Planning Director and developer presented a 3,319.7-acre including 2,470 single-family lots, 2,500 multifamily units (townhomes and apartments), 3,176,750 square feet of commercial space (office, retail, restaurants), and 4,760,000 square feet of industrial space (office, warehouse, light manufacturing). The project requested including: 4-story/50-foot height limits for all residential categories (normally 2.5 stories/35 feet for single-family, 3 stories/40 feet for multifamily), 5-foot minimum , and no minimum lot size for R2 and R3 residential zones. Public comments raised concerns about lack of notification to surrounding neighbors, traffic impacts on State Road 3280, flooding and stormwater management given proximity to Black Creek, and the scale of variances being requested. The Planning Board voted to recommend approval but asked the council to give special consideration to the setback, minimum lot area, and height requests. The council approved the project with conditions that higher-story buildings (those built under height variances) be clustered together in similar pods/phases rather than interspersed throughout the development to ensure consistency and privacy. The developer and city staff agreed to track these requirements through subsequent approvals. Roll call vote: all five council members voted aye.

    Meeting page Agenda (PDF)Minutes (PDF)

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