Ash Street Mixed-Use

Located along the Pioneer pathway in downtown Boise this project provides 30 quality workforce housing units and connect the residents to the river and downtown.


The design pays homage to the historic Hayman House located next door as well as the history of the neighborhood. The mix of uses included town-homes, flats, retail, open space and pedestrian supported amenities. Completed Summer 2019.

In partnership with GGLO. Renderings by GGLO

Photo's courtesy of Tobin Rogers Photography


6th & Grove


A 7-story multi-family mixed use project providing 5 stories of residential use that sit above a concrete podium consisting of retail space on street level and office space on second level. There will be 6,000 sf of retail space, 8,000 sf of office space and 60 residential units.


Along Grove street at the southeast corner, an urban courtyard with outdoor seating connects the residential lobby and retail spaces between this building and the adjacent 5th and Grove building. This courtyard is open to the sidewalk to further activate the urban space.


As part of the city’s desire to create high density developments in downtown, this project will replace a surface parking lot and bring a unique urban experience while fitting into the existing fabric of downtown Boise.


Atlas Mill


Atlas Mill will be a unique 50+ acre mixed-use development along the Spokane river not far from downtown Coeur d’Alene, Idaho. Pivot North, in partnership with deChase Miksis Development, was selected to conceptualize and design (3) prominent parcels within the thirteen lot development. There will be a mix of multi-family, commercial office and retail within the three lots.


All three projects uniquely address their specific site constraints and opportunities but are all grounded in a rich northwest regionalism design aesthetic. Built with a bold and timeless material palette of wood, metal and masonry the buildings echo the environment around them.


2nd Ave West and Hansen


In order to increase much-needed housing to Downtown Twin Falls, Galena Fund partnered with Pivot North to propose a new mixed-use development at the corner of 2nd Avenue West and Hansen Street. The 6-story building adds 44 new residences consisting of studios, 1- and 2-bedroom units, while approximately 2,025 sf of ground floor amenities to screen the garage and activate the street. The project proposes 50 community parking stalls and 100 public parking stalls close to Main Avenue.

The contemporary architectural style was designed to complement the adjacent 160 Main building, extending the vibrancy of the Downtown core south to a major thoroughfare. High quality materials and architectural ornamentation enhance the façade, while a prominent roof deck activates the corner and provides an amenity for the project.


160 Mixed Use


Located in the heart of historic Twin Falls, this project introduces a vibrant mix of uses to activate an underutilized corner of the downtown core.


This new 6-story building combines approximately 3,850 sf of ground floor retail, 8,000 sf of second floor office, and 44 new residences consisting of studios, 1- and 2-bedroom units.


Parking is proposed in a new structured garage immediately adjacent to the site. The architectural style pays homage to the existing downtown, combining references to historic context with high-quality materials and a modern aesthetic.

Mountain Town Work Force Housing (Proposed)

A proposal to provide much needed workforce housing in a small mountain town. Pivot North’s concept was to develop a 28 unit mixed use building above an existing public parking lot. The shifting volumes that create the building form are derived directly from the zoning requirements. Not only is the building mass broken down with this shift, but it provides the opportunity for a front porch public space along Leadville, where small concept retail spaces help to activate the street front.  The modular simplicity of the building structure and warmth in facade treatment creates the perfect visual rhythm for this mixed use development.

First and Fourth

This building will be the first of its kind in Ketchum and in the state of Idaho. A three-story Mixed-use Mass Timber (CLT) development.  This project will consist of commercial space along First Ave. and Fourth St. as well as have (15) workforce housing units, (4) market rate units and (4) upper floor for sale Condo units, all above a below grade parking garage. The floor to ceiling window walls will bring in grand amounts of natural light and air as well as provide views to the surrounding mountains and views of the Mass Timber to passersby.  The use of Mass Timber is an efficient and precise building material that will not only speed up the time of construction but will also provide the biophilia that most new buildings lack.  The concept for the building mass was developed from the unique mix of uses and the desire to bring in the maximum amount of day lighting.

Mixed-Use Community Design Concept

The Pivot North/GGLO design team was selected to develop a 24-acre master plan including 50,000 to 60,000 square feet of commercial office space, 100 two and three story townhomes and 235 multi-family apartments centered around a small retail hub opening onto a promenade and one-acre park.

This design boasts a generous amount of open space with parking tucked under and screened by adjacent buildings, the three multi-family buildings  sit within garden meadows and all units would have open views to parks not parking.

5th & Grove

The 5th & Grove project will deliver a unique urban mixed-use building that will fit into the existing fabric of downtown Boise by taking its design cues from the context of the immediate neighborhood. 


The overall form, materials, and uses have all been derived by acknowledging the adjacent Old Boise neighborhood, the pedestrian friendly nature of the Basque Block as well as the City of Boise’s desire to provide more density to the downtown core. Given the amount of frontage along Grove Street, the mass of the building is broken down into two proud brick volumes joined by a secondary stucco rendered element that highlights the residential entry to the building.


This mixed use project will consist of approximately 9,000 sf of retail and 114 market rate apartments. 

Molinari Park

The Pivot North/GGLO design team was selected to develop a 24-acre master plan including 50,000 to 60,000 square feet of commercial office, 100 two and three story townhomes and 235 multi-family apartments centered around a small retail hub opening onto a promenade and one-acre park.

Set just outside the center of Eagle, Idaho this development takes ques from the areas rich agricultural history. While looking to provide the highest density of housing for one of the fastest growing towns in the region, it is also providing a generous amount of open space.  With parking tucked under and screened by adjacent buildings, the three multi-family buildings at Molinari Park will sit within garden meadows and all units will have open views to parks not parking.

Garden Phoenix

This contemporary designed Planned Unit Development contains 6 twin homes and 2 ‘cottages’ along with a community garden and shared outdoor common space.  The intent of the development is to increase the livability of this up and coming area.

All of the units contain two beds, two baths with a single car garage and upper level deck.  The total square footage of the residences is roughly 1,800 square feet with 1,375 sf of living space.

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Pivot North Architecture | 1101 West Grove Street, Boise, Idaho 83702 | (208) 690-3108 |