Putnam County board approves 22-foot front-setback variance for Lake Como property

The Putnam County Zoning Board of Adjustment on Oct. 22 approved a variance allowing a reduction in the front setback from 25 feet to 3 feet for property at 126 Lake Como Point Road in Pomona Park, passing the measure 7-0.

Michael Graves, Planning and Development staff, told the board the applicants, Thomas and Laurie J. Leonard, own a roughly 6.74-acre parcel of which about 1.4 acres is above water and that staff recommended approval of the 22-foot reduction so the owners could replace the existing home with a larger single-family residence. "The variance is to allow for a reduction in the front setback from 25 feet to 3 feet," Graves said during his staff presentation, noting the site is in a special flood-hazard area and was recently rezoned to Residential 1.

The request drew questions about onsite wastewater and property lines. The staff report included four conditions: the variance would apply only to the main residence; a recorded easement depicting a 40-foot cul-de-sac area; relocation of any on-site sewage system a minimum of 100 feet from the mean high-water line; and compliance with Putnam County Land Development Code section 45-4-03, subsections 6 and 7. The board approved the variance with one change: condition 3 was revised to require a 75-foot septic setback or the equivalency allowed by the Florida Department of Health.

Jennifer Wilson, the applicants' agent, said the Leonards have used the property for decades and sought the variance so a larger house can accommodate an extended family. "I am here on behalf of the applicants, mister and missus Leonard," Wilson said. She explained the peninsula shape of the lot and said meeting both the 100-foot septic setback and the requested easement requirement created a site-planning conflict. "We are perfectly okay with the conditions as they stand independently. However, there is a little bit of a conflict with number 2 and number 3 as they are written," she told the board.

Property owner Tom Leonard told the board he has visited the lake since 1976 and wants a larger house for family gatherings. "I've actually been coming to Putnam County and this lake specifically for 49 years," Leonard said. He said the existing house and septic predate current setbacks and that the applicants intend to use an advanced aerobic wastewater treatment system to reduce the system footprint.

A nearby homeowner, John McKenzie of 123 Lake Como Point Road, objected to the reduction. "I object to the 3 feet, of, variance. It's too close to my house," McKenzie said, also raising concerns about inconsistent surveys and the proximity of the new septic to his well. Michael Graves and staff explained the board measures the front setback from the edge of a private 20-foot easement for Lake Como Point Road; the proposed 3-foot setback from the easement edge would leave approximately 13 feet from the actual property line.

Board members and staff discussed whether the county should leave septic setbacks to state regulators. A staff member advised that the Department of Health (DOH) regulates septic systems and that a 75-foot DOH standard is commonly used; the board amended condition 3 to read 75 feet or the DOH-equivalent. Staff also noted the application packet included a DRMP topographic/boundary survey dated Feb. 27, 2025.

The board voted 7-0 to approve Variance VAR25-000008 with the amended condition 3 and the other staff-recommended conditions. The board chair noted that any decision may be appealed to circuit court within 30 days and encouraged the applicants to work with staff on final permitting and DOH coordination.

Why it matters: The variance allows a larger residence on a narrow peninsula lot in a designated flood hazard area and highlights recurring permitting conflicts when local setback rules intersect with state septic regulations and private easements. The modified condition defers final septic siting to state standards and requires the applicants to secure any necessary state approvals before final permits are issued.

What happens next: The applicants must record required easement documentation, comply with the county's waterfront buffer rules, and pursue any Department of Health approvals for the wastewater system before building permits are finalized. The county noted the 30-day appeal period for the board's order.