Seeking an retirement launch project, Privada Development was the solution for a couple who wished to relocate to the southwest. The development of an 11 acre suburban and large site, adjacent to commercial and residential land use, with an ascending hillside portion of the land was located in the lower part of the Boise Foothills. Our clients envisioned multiple custom homes developed with a distinct architectural character. They lived nearby and would drive by the site, which had an older modular home on it in less than average condition, and were curious about the owner…..this curiosity turned into the idea that they might inquire about buying the property, which they did and this process continued slowly, for several years until a sales agreement was reached.
The upper portion of the land, zoned R-1B, was water torn, ravaged from years of erosion, but the lower portion of the acreage was buildable within the city standards. While our team was creating the potential lot sites and shapes, 3D analysis of potential views and heights, streets and fire department access, the greater team was also at work including a civil engineer, RockSolid, concepting potential infrastructure: grading, slopes and particularly water management systems. As a team, we arrived at 19 lots, with average size at .44 acre. The height limit is 35 feet, encouraging the idea of flat rooflines to maximize views for all. We concepted indigenous landscaping proven in the high desert with drought tolerant and xeric plant species, also more modern and honest in their application in an area dominated by wild sage covered foothills. The upper part of the property of about 3 acres is dedicated to wildlife and recreation open space.
From the outset, the owners reached out to us to ask how to create an architecturally distinct neighborhood, beyond conventional construction in the area, with an intent toward more modernism. The distinctive character that they sought, with collaborative visioning…was a collection of structures with a clean, well-defined architectural aesthetic that had rectangular lines and proportionate to a modern vernacular. At first, we explored the enduring red-clay tiled roofs to differentiate, a notable sustainable and long enduring product. It was visioned to have over-scaled solid rough-sawn entry doors, with entryways that are celebrated, some with leading sidewalks, others with charming courtyard intermediary spaces. The architectural standards defined the entire building, from the details at fascia and the depth of the overhangs, to the connections and types of gutters and window packages, to garage doors. Even the custom designed mailbox portals contributed to the architectural vocabulary, designed for secure package deliveries.
Lots offered were sold for $250,000 and the homes, though not comparatively large in square footage had a contracted construction minimum investment of $1M required. Along with the exterior standards that we documented, was a lengthy description of interior elements beginning with elongated door proportions and above market standard ceiling heights of 10 feet. This was particularly suited to the 3D composition of the site on the low foothill, affording unique views and a view of the nearby greenbelt overlooking the Boise River, a tributary of the Snake River. The interiors were designed with large open plan spaces for living…kitchen, dining and family spaces intertwined, with high-end appliances, custom lighting and artisanal millwork created individually for the each unique floorplan. These open spaces are connected to walls of windows to accentuate 360 degree views unique to each home.
Capturing the scenic vistas, the homes were fully customized to the layout needs of each owner. Three or four bedrooms, with another one or two office spaces for the already successful. The often L-shaped assembly of spaces for three and four garages were part of the formula for the homes. Each was sited at just the right angle and view vista, assembled as a collection of art pieces on the hillside. The drought-resistant landscaping minimized water usage and is low maintenance for the micro HOA group. The client invested heavily in site work and infrastructure. Profits were reaped from land sales and negotiated on the build-outs, which repaid their site development costs with a nice ROI. Many of the lots were purchased by a single general contractor.
The project realized potential in an extraordinary 11-acre site nestled in the Boise Foothills, a testament to the client’s unwavering determination and commitment to architectural excellence. It began with curiosity which eventually led to a conversation and a purchase—a decision that would set in motion an incredible transformation. Despite the upper portion of the land scarred by years of unabated erosion, which presented significant water management challenges, the lower section was analyzed and designed for development, meeting city and highway district standards. Concepting an architecturally distinct neighborhood, one that spoke to the nouveau riche, with a focus on modern homes was quite new and produced a higher return on their investment into this self-funded development. The contemporary concept is well received, a marker of a more distinctive abode and adjacent developments have adopted a similar vernacular. Tenacity paid off, despite the pandemic, as the 19th lot was sold, concluding a 10 year project and allowing the developers to escape to a land beyond. The project was doubly beneficial, both to the land owners cum developers and to the new homeowners!
