transformative repositioning
LS3P is re imagining the potential of existing buildings for a new era of use.
excellence since1963
LS3P is an architecture, interiors, and planning firm celebrating more than 60 years of design excellence. LS3P operates from its 12 offices in North Carolina, South Carolina, Georgia, and Florida, providing its clients the expertise and resources of a large firm with the local knowledge and personal connections of a small firm. We are deeply committed to the communities we serve, with over 675 design awards in diverse practice areas.
At our core, we are a design firm, dedicated to contributing our best to our projects, our clients, and each other with integrity and passion. We engage people in the process of architecture to create outstanding places to live, work, and play. Our broad range of expertise allows us the ability to create innovative solutions, and to provide expertise to address the complex programs of today’s design projects.
LS3P has a legacy of innovation and creativity.
Our team has a thirst for problem-solving, steeped in the belief that every new problem we face demands an equally innovative solutionespecially when we are infusing new life into existing buildings.
Adaptive Reuse Projects 50+ Years of Adaptive Reuse Work 25+
Years in the Southeast 60+
When modifying an existing building, it is crucial to think about code, performance, & accessibility.
re-envisioning
There is a tremendous opportunity in taking older and underutilized buildings and reviving them—whether that’s as office buildings, mixed-use, or new-use.
Altering existing buildings supply opportunities to provide a new life for underutilized structures. Reviving a building to the current market can be daunting, but repositioning an existing structure is often the best approach for a site.
Architects and engineers should be engaged early to help assess the feasibilities of buildings early in the process to consider the following:
• Code issues and impacts of changing the building type
• System upgrades (MEP, AV, Structural)
• Code issues
• Parking
• Historic preservations or regulations
• Hazard material abatement
• Market perception
• Thermal envelope (roof insulation, continuous exterior wall insulation)
why it matters
The built environment is responsible for about 42% of annual global CO2 emissions.
Of those total emissions, building operations are responsible for approximately 27% annually, while the embodied carbon of just four building and infrastructure materials – cement, iron, steel, and aluminum – are responsible for an additional 15% annually. To attract a tenant in today’s tight market, the facility must stand out and provide ESG metrics. Clients require Net zero and other carbon commitments and strategies.
We can prioritize existing infrastructure, buildings, & materials by:
• Reusing & upgrading existing structures to zero operational emissions
• Utilizing infill & densification to achieve both floor area growth and reuse
• Planning for and maximizing material reuse & recovery
• Considering both upfront & whole-life carbon emissions
As architects, we have a responsibility to be stewards of the environment to reduce our impact as much as possible.
did you know?
CBRE’s 2024 U.S. Real Estate Market Outlook highlights a pivotal shift in the office market, forecasting stabilization and a new cycle driven by steady office attendance and a soft economic landing. Occupier sentiment is expected to shift from contraction to stabilization and expansion, supporting positive office space absorption. Despite challenges such as subpar office-using job growth and high vacancies in less desirable properties, a slowdown in new supply and declining interest rates set the stage for an optimistic outlook. Large companies will drive downsizing, while smaller companies will lead expansion, with a healthy pipeline of tenants actively seeking office space. The report notes that more than onethird of respondents plan to increase their portfolio requirements over the next two years, and leasing volume is expected to rise by 5% in 2025.
https://www.cbre.com/insights/books/ us-real-estate-market-outlook-2024/officeoccupier#:~:text=Demand%20for%20Prime%20 Space%20Will%20Remain%20Strong&text=CBRE%20 forecasts%20that%20the%20overall,albeit%20at%20 a%20slower%20pace.
Ally Charlotte Center
Faster Construction Timeline
Repurposing an existing building is typically quicker than starting from the ground up. Many aspects, such as the foundation and basic infrastructure, may be utilized. Weather impacts on the schedule are also minimized.
Reduced Construction Costs
Utilizing an existing building can often result in significant cost savings, especially considering the rising cost of building materials. The distressed building is often located in highly sought-after areas and can often be available for clients at a reasonable price.
Environmental Advantages
The environmental impact of reusing existing structures is significantly lower than that of new construction. Projects can minimize waste and conserve resources. Additional benefits include reducing urban sprawl by revitalizing existing properties and sites.
Community Benefits
Creating a new life for existing properties is typically positively received in the community since it can prevent a vacant project from becoming more dilapidated. Property values also usually increase due to projects undergoing redevelopment. Some older structures are often an eyesore, and receiving community support may help the project move faster.
Access to Incentives & Tax Credits
Tax credits or other incentives are available in many areas. These funding incentives can help offset project costs
Storytelling
The design approach and concept for transformed buildings differ from conventional commercial office building drivers and rules. There are possibilities to tell unique stories with the design that celebrate the project’s characteristics, which help differentiate it from other market competitors.
Building Systems
The building’s systems are often beneficial when adapting existing space. For example, office buildings often have a taller floor-to-floor height and more elevators than new hospitality projects. These factors provide flexibility in designing the property’s new use. The structural, mechanical, and electrical systems can also be over-designed for different uses. while there can be savings with structural, skin, plumbing, and electrical scopes of work.
Raleigh Iron Works
RALEIGH, NC
SIZE
190,000 SF Adaptive Reuse
1,100,000 SF New Construction
SECTOR Mixed-Use
ASSOCIATE ARCHITECT S9 Architecture
The adaptive reuse of this historic Raleigh site transformed two warehouse buildings into a hub for mixed-use activity.
A modern industrial aesthetic drove the design, with many original elements from exposed structure to existing concrete adding authenticity and character to the development.
An early 1900’s bow truss structure formerly housed a welding shop, and a mid-century double gable structure served as a steel fabrication facility; today, the bow truss building houses ground-floor retail and two floors of Class-A office space, while the double gable building provides event space, restaurants, retail, and second-floor offices.
Raleigh Iron Works sits at the convergence of the Five Points, Person Street, and Mordecai neighborhoods just off the city’s Crabtree Creek greenway trail. The central location and easy access to a range of amenities make this an ideal live/work/play destination. Amenities include purposeful and inviting outdoor spaces, bike storage, a secluded courtyard entry for office spaces, and a slide which propels office tenants from second-floor work spaces to the retail and restaurant areas below.
LS3P served as Architect of Record for the core and shell design of the office and retail buildings in association with S9 Architecture; the site will also include multifamily apartments, a parking deck, and a hotel.
SECTOR Hospitality
Manger Hotel Renovation
SAVANNAH, GA
Proposed additions to the building include a new rooftop bar & pool as well as a a two story event space. Historic State and Federal Tax Credits are being pursued by the Owner. COMPLETED
The project includes the renovation of a +/- 119,000 SF contributing historic building in downtown Savannah, Georgia into a +/- 234 key hotel boutique luxury hotel. The building was constructed as a hotel in 1912, but is currently being used for office & retail since the 1970’s.
Piedmont Technical College
Newberry County Center
NEWBERRY, SC
This adaptive reuse project converted an existing Walmart into a state-of-the-art higher education facility for Piedmont Technical College. The project is part of an urban renewal effort for the neighborhood, and provides space for the college’s expanding continuing education programs. The renovation creates a welcoming facility with a collegiate look and feel, serving students, educators and the wider community. The new center features a community auditorium,
patient care and training centers, flexible industrial arts workshops, a veterinarian technician wing, a state of the art library, and a testing center. The design encourages collaborative learning among students and faculty.
Sustainable features include day lighting, high-efficiency heating and cooling systems, and a site design which reduces the heat island effect with green spaces.
Central Carolina Technical College Advanced Manufacturing
SUMTER, SC
This 103,000 SF adaptive reuse project for Central Carolina Technical College converted a 1980s-era Wal-Mart into a state-of-theart facility for materials and industrial training programs. The newly renovated space houses mechatronics labs, robotics, computer science programs, and an entire suite for training perspective employees in automotive tire manufacturing. Sustainability and flexibility were key design goals.
Technology Training Center
Work included the demolition of the interior infrastructure, exterior components, and portions of the expansive parking lot, and a new roof. The building also required new HVAC, electrical, plumbing, and data systems as well as structural upgrades. The big-box scale parking lot was redefined with a tree lined boulevard. Regional grasses, shrubs and trees were planted to create shaded court yards and plazas.
BoomTown Corporate Headquarters
CHARLESTON, SC
This 60,000 SF headquarters for tech company BoomTown transformed a vacant warehouse in an underutilized neighborhood into a thriving destination.
The renovation of an existing brick warehouse created a mix of open offices and enclosed meeting rooms to support a variety of contemporary work models, with creative and energetic “fun zones” encouraging crosspollination and spontaneous interaction.
A weathering steel and corrugated metal exterior, galvanized steel canopy, and edgy balance of sleek and gritty materials integrate with exposed structure to create a contemporary workplace vibe. Large curtainwall inserts and skylights bring natural light deep into the interior, while punches of color and whimsical wallcoverings add visual interest to the space.
Cotton Sail Hotel
SAVANNAH, GA
Originally constructed in 1852, the Cotton Sail Hotel was once a cotton warehouse spanning Savannah’s historic Factor’s Walk. The new design renovated the existing upper three levels of the building to create a 56 room hotel and a roof addition with restaurant and banquet area. The exterior renovation included masonry stabilization, window repairs, storefront replacement along Bay Street, and balcony additions along River Street. Interior modifications included the addition of an elevator with service from
River Street to the roof, exit stairs as required for code compliance, a new lobby area, guest room layouts, laundry, offices and other hotel functions. The restoration also replaced non-historic windows throughout the building and repaired historic trim and ornamental ironwork at the Bay Street elevation. Positioned in the heart of Savannah’s National Landmark Historic District, The Cotton Sail Hotel has been revitalized for a new chapter of use.
38th Street School Redevelopment
SAVANNAH, GA
One of the first Public Educational Institutions in the Thomas Square District, the former 38th Street School has become an anchor within the community even after, the St. Paul’s Academy for Boys, closed its doors in 2014. For 8 years, the building sat vacant and exposed to the elements, without anyone properly maintaining its exterior.
Beginning in 2023, this building has been reintroduced as part of the community fabric through adaptive reuse efforts to convert this structure from a school building to an apartment building for 27 tenants.
Through collaboration with Ward Preservation and our own independent research, the challenge in this project was deciphering through over 100 years of use, the remaining elements which were original to the building for its intended use and reestablishing these features for exhibition throughout, while adapting the original floor plans intended for educational purposes to be used daily now as new housing in the Thomas Square District. This project would then provide adequate housing inventory in an area where it is much needed.
This building has brought together multiple generations of residents together day in and out and was utilized as a community center to an extent due to the lack of other public institutions nearby at the time. Access to education has always served as a tool helps to develop the next generation of leaders, workers and community members. This building helped facilitate this for a community that was just beginning to develop at the time of its construction. Over 100 years later, this structure remains intact and a very present moniker along the Montgomery Street Corridor, both physically and influentially.
Located on the edge between a mainly residential area and the Montgomery Street Business Corridor, this building is an excellent example of just one of the types of establishments among a wide range of businesses you would find along Montgomery Street. This street was integral to the Thomas Square District, as locally owned businesses and storefronts lined the corridor, providing daily services and goods to the residents of the area. The developer requested that the design team be creative in using historic element such as original chalkboards, drinking fountains and pendant lights in their design.
Elevation Church at Lake Norman
CORNELIUS, NC
This new 41,600 SF church transformed a former cineplex in Cornelius, NC into a state-of-the-art worship center for its growing congregation. As the anchor tenant for this revitalized development, the design reenergizes an underutilized facility, providing community space to engage the Cornelius and wider Lake Norman community.
The new church features a 1,200 seat auditorium with integrated audio/visual technology, and two 150 seat Children’s Theaters. The auditorium is the largest of its kind in the area, and will be available for community use outside of worship services. Elevation, founded in 2006, now occupies its 10th location as one of the fastest-growing churches in the United States.
Grace Church Greer Campus
GREER, SC
This new church campus occupies two historic downtown storefronts separated by an open courtyard. The design celebrates the history of the buildings, one of which was a local Ford dealership, with architectural elements referencing classic car lines. Original brick, exposed structure, salvaged stamped aluminum ceiling and molding, and original painted signage on the brick exterior merge with contemporary elements to create a timeless aesthetic. The worship space is located in the former automotive service bays, and the facility is
designed and renovated to qualify for historic preservation certification.
The design reaches out to connect with the city, with a courtyard providing a public walkway between the streetscape and a new parking garage while also creating a covered walkway between the buildings. A new entry correlates with the church’s other campuses without distracting from the historic character, and a “band shell” area backed by glass garage doors faces the adjacent city park. The facility also created shared spaces for an adjacent doctor’s office.
