The Boise City Planning and Zoning Commission on Monday denied a conditional use permit and recommended denial of a preliminary plat that would have subdivided 0.9 acres at 2701 South Pond Street into seven lots and exceeded the B1 airport influence area density limit.

Planning staff advised denial, saying the parcel is crossed by the Federal Aviation Administration’s 65‑DNL noise contour and that the airport had indicated compatibility concerns. Planner Doug told the commission the site’s history included a 2007 entitlement and noted that the city’s 2023 codified airport‑influence rules require case‑by‑case review: “As such, the planning team recommends denial of all three applications,” he said during the presentation.

Applicant David Crawford of Centurion Engineers argued the project fits the neighborhood and that mitigation—insulation and construction that meets code—could address noise impacts. “We believe that this project…will provide additional needed housing for the city of Boise,” Crawford said, adding that two nearby multifamily projects are denser than what he proposed.

Commissioners focused on the 65‑DNL contour and the FAA’s grant assurances that, according to staff, require compatible zoning near the airport. Commissioner Moore, who moved to deny the applications, said the noise contour and the overlay’s density limit together weighed against the proposal: “That 65 DNL contour means that it’s a lot louder here,” he said. Other commissioners raised the possibility of more aggressive on‑site mitigation but agreed the application lacked a persuasive mitigation package.

The motion to deny the conditional use permit and recommend denial of the preliminary plat passed 6‑2. Commissioners recorded a mix of concerns about long‑term constraints the overlay places on housing supply and the specific noise and compatibility risks at this site. The variance request related to a sidewalk exception was discussed in tandem and is tied to how the parcel would be accessed under less dense development.

Next steps: the denial is final for the conditional use permit and the subdivision recommendation will be forwarded to city council per standard appeal rights; applicants can pursue redesigns that meet the B1 density standard or return with additional mitigation and revised applications.