The Warrenton City Planning & Zoning Commission on Tuesday declined to recommend approval of the Mann Apartments plan‑unit development, a proposed two‑building, eight‑unit infill project at 2304–2308 Donna Marie Drive, after a split vote over whether the city's 3‑acre minimum for PUDs could be reduced.

Planning staff identified the project and its principal issue at the outset: combining two existing lots would create a parcel of about 0.91 acre, well under the 3‑acre minimum specified in the PUD section of the city code. "The minimum requirement right now is 3 acres," the Planning and Zoning Officer stated during the public hearing.

The applicants, represented by surveyor Bart Korman, said the proposal matches the surrounding multifamily character and that the site's historical development pattern supports an exception. "We're truly in a hardship. You can't get 3 acres," Korman said, describing the lots as largely built up on all sides and not reasonably expandable.

Why this matters: A PUD exception on a parcel this small would set a precedent for how the city applies its PUD acreage minimum in older, developed neighborhoods. Several commissioners urged caution and consistency with prior decisions, while others pointed to code language allowing the Board of Aldermen to approve smaller PUDs where "historical character, topography or landscape features" justify a reduced area.

Details of the proposal and debate: The applicants proposed two two‑story buildings with four residential units each (eight units total), a stormwater basin at the rear, landscaping and mailboxes. Commissioners questioned fencing, parking and how the combined lot would be used if some approvals were delayed. The applicant said the project would provide at least 16 parking spaces. City counsel and staff explained that the Planning & Zoning Commission provides a recommendation and that the final authority to grant a reduced area sits with the Board of Aldermen under current code language.

Vote and next steps: A motion to recommend approval of PUD‑004 failed on a roll‑call vote (4 in favor, 5 opposed). Commissioners voting in favor were Mr. Costello, Mr. (first) Cullum, Mr. Barton and Mr. Durbin; commissioners recorded as opposed included Mr. Cooper, Mr. Daterman, Mr. Cornell, Ms. Cullum and Mr. Miller. The commission's record and recommendation will be forwarded to the Board of Aldermen, which is scheduled to take up the matter at its Dec. 17 meeting.

The record: The Planning & Zoning Officer noted the public hearing had been published in the Warren County Record and that the city comprehensive plan and ordinances were part of the record by reference. The applicants and at least one nearby resident spoke in support at the hearing. The commission separately approved a boundary‑adjustment plat for the two lots, which would combine them into one parcel, but commissioners discussed the risk that recording the plat before final approvals could complicate future subdivision options.

What happens next: The Board of Aldermen will consider the PUD application and whether to apply the code's exception language to this site. The commission's split vote leaves the question to aldermen for final determination.