Commission tables Putnam County Land Development Code text amendment after lengthy debate; workshop ordered

Putnam County commissioners voted to table a proposed, county-initiated text amendment to multiple articles of the county Land Development Code (LDC) after extended debate and requests for clarification from commissioners and members of the public.

Planning staff presented the amendment as a consistency and enforceability update covering Articles 2, 3, 6, 7, 9, 11, 12 and 13 of the LDC, identified in the packet as LDC25-000001. Planning and Development Services staffer Zachary Baker summarized the changes and said the Planning Commission recommended approval at its March 12 public hearing, with modifications noted in the commission minutes. “For the record, Zachary Baker, Planning and Development Services. This is LDC25Dash000001,” Baker told the board during the initial presentation.

The amendment package would, among other changes, remove or modify several current requirements: it would permit certain emergency-services uses by right in some commercial zones, add accessory dwelling unit clarifications, change minimum right-of-way widths for previously platted subdivisions, adjust setbacks for structures adjacent to artificial ponds, add definitions (including “canal” and “de facto subdivision”), and revise mobile home park and drainage language. Staff also proposed reducing the minimum right-of-way width that the public works director may approve from 35 feet to 30 feet for previously approved developments.

Much of the debate centered on three contested areas: - Emergency services zoning: The Planning Commission recommended that emergency services remain subject to a Special Use Permit (SUP) in agricultural, residential and the CPO/C1 commercial districts so the community would receive notice and have a chance to comment on specific proposals. Several commissioners, notably Commissioner Harvey, pushed the opposite view, saying public-safety facilities should not be constrained by additional zoning barriers. Resident commenter (public) Woodard urged preserving the SUP requirement so that neighbors and professional offices in CPO/C1 districts would get notice and a hearing before an emergency-services use is located nearby. - Recreational vehicles on vacant property: The draft tightens limits on storing or living in RVs on vacant parcels, language introduced by code enforcement and the magistrate to enable abatement where long-term occupation or dereliction occurs. Commissioners expressed concern about enforceability and potential overreach on property owners who temporarily park campers or have marginal housing options; staff agreed to return with clarification and enforcement mechanisms. - Technical standards and minor thresholds: Commissioners asked staff to revisit an 8-foot maximum height for well-house/pump-house structures and the 60-square-foot area limit, and to remove hard-coded pipe material names from culvert and cross-drain standards so the county can accept materials approved by public works or other up-to-date standards. Staff indicated these provisions stemmed from public-works and code-enforcement requests and agreed to refine the language.

After a wide-ranging discussion in which multiple commissioners requested more time for staff to provide clarifying detail, Commissioner Alexander moved that the board refer the item to a workshop for additional review; the board seconded the motion and voted in favor to table the item and schedule a workshop. The board did not adopt any of the proposed LDC changes at the meeting.

Why this matters: The amendment would revise standards that affect where emergency services, accessory dwelling units, mobile-home park drainage and other development patterns are allowed in Putnam County. Commissioners signaled support for some of the consultant and staff changes but asked for more precision on enforcement pathways, public notice, and technical specifications before a final vote.

What’s next: The board directed staff to coordinate a workshop with commissioners and relevant department leads to address the questions raised on RV enforcement, pump-house dimensions, culvert/material standards and the SUP vs. use-by-right decision for emergency services in CPO/C1 zoning. Staff said the package will return for an adoption hearing after the workshop and required advertising under section 125.665(b), Florida Statutes.