industrial + manufacturing IN THE SOUTHEAST
The Southeast US is particularly well positioned to take advantage of strong anticipated growth in the industrial market. A number of trends, from the rise of e-commerce to growth in on-shoring, will lead to the continued demand for industrial facilities of all types; the last decade has seen a steady rise in advanced manufacturing across the region with the growth of automotive and aeronautics clusters in particular. A highly skilled workforce, bolstered by significant investment in advanced manufacturing training facilities, creates a win/win prospect: a ready pipeline of talent for the employers, desirable jobs for the employees, and stronger local economies.
The Southeast also boasts some of the country’s fastest-growing cities such as Savannah, GA; Columbia, SC; Charleston, SC; and Charlotte, NC. A high-quality of living for workers, affordable land costs for companies, and proximity to major ports and rail systems will support continued growth as the economy rebounds.
World-class client service across the Southeast region
For more than 60 years LS3P has contributed to the Southeast’s rich culture and thriving business communities, both through the built environment and through service to our clients. Though we are now one of the largest architectural firms in the Southeast, LS3P is uniquely positioned to offer small-firm client service with large-firm resources.
With offices in Charleston, Columbia, Greenville, and Myrtle Beach, SC; Charlotte, Raleigh, Asheville, Greensboro, and Wilmington, NC; Atlanta and Savannah, GA; and Jacksonville, FL, we are strategically and uniquely positioned to provide client services that are both global and local. With the resources of our eight offices, we are able to draw on the expertise of a large firm while giving each client personal attention. We collaborate as a team of both specialists and generalists regardless of location. Our firm leads the profession in technological communication to facilitate seamless project management and design services. We continue to deliver design excellence, and we continue to be motivated by our enduring commitments to the communities we serve.
The Southeast region is thriving and growing; competition in all markets is brisk, and construction costs are escalating along with the economy. In a saturated market, it can be very difficult for any particular business to distinguish itself. Architecture plays a key role in helping clients streamline workflows, make wise investments in facilities, and provide leading-edge workplaces to attract and retain the most highly skilled workers. Our process begins and ends with listening, and our goal is to deliver a project which is efficient, durable, cost-effective, sustainable, and inspiring. Your success is our success, and we want to exceed your expectations and serve as your trusted design advisor for years to come.
SHAPING GROWTH + DEVELOPMENT trends
E-Commerce, Manufacturing, and Distribution Drive Robust Growth
The Southeast region of the United States is experiencing significant growth in the industrial, manufacturing, and distribution sectors. This surge is being driven by the rise of e-commerce, thirdparty logistics, and manufacturing businesses, supported by a robust labor market and favorable economic conditions. Manufacturing is expanding, particularly around major metropolitan areas, with production jobs expected to grow over the next five years. As well, the demand for warehouse space is also increasing, with job opportunities in this sector projected to grow, largely due to the need for efficient distribution networks.
Despite a normalization in demand, the region continues to benefit from skilled and affordable labor, with population growth nearly double the national rate driving the need for more industrial space. Forecasts indicate that the industrial real estate market has moderated, but significant activity remains, with a large amount of first-generation space available. These trends underscore the Southeast’s strategic importance in these sectors, making it a key area for investment and development.
Highways Driving Industrial and Economic Growth
The major highways in the Southeast are pivotal to the region’s industrial, manufacturing, and distribution growth, and LS3P has strategically positioned its offices along these key corridors. Interstate 75 (I-75), running from Florida to Michigan, connects key cities like Atlanta, Georgia, where LS3P has an office, facilitating the movement of raw materials and finished products between manufacturing hubs and distribution centers.
Similarly, Interstate 85 (I-85) stretches from Alabama to Virginia, passing through Atlanta and Charlotte, North Carolina, both of which host LS3P offices. This highway is crucial for the automotive and aerospace industries, as well as the distribution of goods to and from the Port of Savannah, where LS3P also has a presence.
Interstate 95 (I-95), running along the East Coast from Florida to Maine, serves major cities like Miami, Florida, and Richmond, Virginia, providing a direct route for the transportation of goods along the coast and to inland distribution centers. LS3P’s office in Jacksonville, Florida, benefits from this strategic location.
Interstate 20 (I-20), connecting Texas to South Carolina, passes through industrial and distribution hubs such as Birmingham, Alabama, and Atlanta, Georgia, supporting the movement of goods between the Southeast and other regions. LS3P’s offices in Columbia and Charleston, South Carolina, are well-positioned along this route.
Lastly, Interstate 40 (I-40), stretching from North Carolina to California, connects cities like Raleigh, North Carolina, and Memphis, Tennessee, facilitating the transportation of goods across the country and supporting regional manufacturing and distribution activities. LS3P’s offices in
Raleigh and Greensboro, North Carolina, are strategically located along this corridor. These highways not only enable efficient transportation but also attract businesses to set up operations along these routes, further boosting the region’s industrial and economic growth.
LS3P’s strategically located offices across the Southeast are crucial to the region’s development in manufacturing, industrial, and distribution sectors. Positioned along major highways like I-75, I-85, I-95, I-20, and I-40, LS3P’s offices in cities such as Atlanta, Charlotte, Raleigh, and Jacksonville enable them to effectively support and drive growth in these industries. Their presence in these key locations allows LS3P to provide tailored architectural, interior, and planning services that meet the specific needs of industrial and distribution facilities. This strategic positioning not only facilitates efficient transportation and logistics but also attracts businesses to set up operations along these routes, further boosting the region’s economic growth and ensuring the Southeast remains a vital player in the national and global supply chain
trends
TO WATCH
Several trends are reshaping the industrial and manufacturing landscape, driving innovation, competitiveness, and sustainability across various sectors. Keeping abreast of these trends can help businesses stay ahead of the curve and capitalize on emerging opportunities in the industry.
Robotics, cobotics, & augmented reality
Life Sciences
Big Data and the Internet of Things advanced
robotics, cobotics, & augmented reality
big data and the internet of things
Robotics are useful in performing certain tasks; cobotics, or the process of aligning automation tools with automation staff, may well be the wave of the future in helping employees improve efficiency, safety, and productivity. Augmented reality, likewise, can be a powerful tool in training or performing intricate tasks.
third-party logistics
Data-driven manufacturing leads to higher production, lower costs, better quality control, and better real-time communication. The “Industrial Internet” which connects processes, systems, and people is helping manufacturers to use operational data to monitor, analyze, plan, and react.
Third-party logistics (3PL) facilities allow companies to outsource some business elements to companies specializing in procurement, transportation, and distribution. The increase in ecommerce is likely to lead to a demand in 3PL facilities as well, as companies scale up production and distribution processes to meet increased demand.
life sciences facilities
market-driven sustainable manufacturing
The demand for life sciences facilities such as biotech, laboratory, research, and biomedical buildings was burgeoning before the COVID-19 crisis; the need for research, testing, production, and widespread discussion of a vaccine and effective therapies for treatment may accelerate this trend. These specialized facilities may have a variety of program spaces such as clean rooms or quality control areas, but also include traditional manufacturing, shipping, and receiving spaces.
onshoring
Today’s consumers are more aware than ever of how their goods are sourced and produced, and sustainability is becoming a key differentiator in purchasing decisions. In addition to reducing operating costs and contributing to a healthier workplace, responsibly manufactured goods are in high demand.
Onshoring/reshoring of industrial facilities located overseas is not a new trend, but is likely to accelerate in the wake of supply chain disruptions from COVID-19. As the New York Times reports, “Many companies have realized that offshoring creates risks that often outweigh the incremental efficiencies. Long supply lines flow at the whim of local politics, labor unrest and corruption.” Intellectual property theft is a growing concern at many international sites, particularly in the tech sector. Bringing manufacturing facilities back to the US will come with economic pros and cons, but may allow better control of the process and product while creating US jobs over the long term.
continued expansion of ecommerce
Ecommerce was on the rise long before the advent of COVID-19; however, consumer demand shifted dramatically towards online shopping as stay-at-home orders were enacted across the US. According to Digital Commerce 360, online sales were almost 50% higher in April 2020 than in April of 2019. As long as the virus remains a widespread threat, many consumers are likely to continue to rely on online retailers for consumer goods from groceries to home goods. Long after the public health crises has subsided, shoppers have become habituated to primarily online shopping, this trend has proven to be enduring.
more renovations to existing facilities greater need for flexibility
Companies are increasingly seeking shorter construction time frames with less capital investment, and are likely to lease facilities instead of own them. A strengthening manufacturing economy also demands more warehouse and distribution space, even as footprints become smaller and more efficient.
Evolving technologies demand flexible spaces which make it easy to adapt, expand, and retool.
THRIVING SOUTHEAST MARKET LS3P
LS3P has a long history of successful projects in the industrial and other markets. We seek to understand each projects’ needs and we work as a team to develop a project quickly. Our efficient process leads to projects that are designed, permitted, and built more rapidly than those of many competitors, and with a higher level of quality. This streamlined process and our substantial expertise allows the building owners to bring the building to market earlier, save money and financing, and if leasing, start cash flow earlier. Together, our team comprises people who like to work together, and it shows in the quality, quantity, and speed of work produced for our clients and friends.
In designing for our industrial projects, our aim is to provide highly functional, flexible, economical, and durable spaces to support our client’s operations. We are experienced in providing facilities solutions that are efficient and cost effective to help our clients thrive and grow. Our work across the region spans all scales from small renovations to large-scale new construction. Over the course of this important work for our clients, we are honored to have forged enduring relationships and to continue to serve these repeat clients as trusted advisors across multiple projects. Our team will work closely with both owners and building users to generate maximum return on your investment while providing highly desirable work environments for employees.
Our firm also has an extensive portfolio of design-build projects, and our experience allows us to anticipate and address the risks associated with this delivery method. We believe that a successful project requires a commitment from the entire team that we will succeed together. Trust and fairness are critical to all team interactions, and we begin with an understanding from day one that all team members are expected to assist other team members as needed. We begin with a solid work plan that includes all project activities, which serves as a visual reference for each team member to understand the critical path and stay on target. The design team remains an integral part of the design-build team throughout the construction period and is available to serve as a resource for both Owner and Contractor.
lego southeast manufacturing plant
southeast, us
The state-of-the-art 1.7-million-square-foot plastic injection manufacturing plant features a production building, administration building, a high-bay store, a packing area and an energy center. The factory is designed to operate as a carbon-neutral facility, with 100% of its day-to-day energy needs matched by renewable energy generated at an onsite 35-40MW solar park. The many green initiatives involve roof-mounted solar panels, a rainwater recycling plant as well as timber structures instead of steel and concrete structures in part of the build. The project is
designed to meet the highest possible LEED certification.
project big truck
hanahan, sc
This industrial and office building provides state-of-the-art production and testing space for building heavy wheeled and tracked armored personnel vehicles for military applications. The industrial space includes multiple heavy lift cranes, a production line, shipping, receiving, warehousing, assembly and testing areas, a 3D printing/prototyping lab, electronics and systems integration labs, machine shop, and paint booth.
The 50,000-square-foot office space meets the edge of the industrial area, accommodating a tech-oriented user group with an open office environment, break out spaces, meeting rooms, phone rooms, and other areas to facilitate teaming. This office space allows the research-based tenant to join the engineering, procurement, and management side of the operations with its manufacturing team in order to provide rapid customization and development for their government clients. The office overlooks the manufacturing line and includes a public-side conference center with secure office area.
The facility houses a sensitive compartmented information facility (SCIF) as well as secret-level open storage environments and reading rooms. Services include a large pantry/kitchen/break area, indoor and outdoor dining areas, coffee bars and pantries throughout, a gym, shower facilities, and locker rooms for both gym and worker equipment.
blickle US office & distribution headquarters
newnan, ga
The new US office and distribution headquarters for a global German manufacturer of wheels and casters features a two-story, 14,500-square-foot office building and an adjacent one-story, 50,000-squarefoot warehouse facility. The administration building serves engineering, operations, customer service, marketing and sales functions, and features high-end office, meeting rooms, and training space. The program also includes a state-of-the-art testing lab, customer experience center, and warehouse for US distribution.
Skylights and curtainwall panels in the warehouse serve as excellent sources for natural daylight. The warehouse structure is precast concrete panel walls with steel frame and a jointless floor system; the office is steel construction with curtainwall and storefront glass, TPO roof, and metal panel exterior. In addition to designing the buildings, LS3P also facilitated the furniture selection and procurement.
Getrag, a German automobile transmission manufacturer, expanded its plant operations to include a high profile two-story office building adjacent to an existing plant. The initial concept drawings and engineering were developed in Germany. The LS3P design team preserved the German building technologies and aesthetics, and adapted them to US codes and construction techniques, and translated European sustainability requirements to US Green Building Council levels, to maintain a close collaboration with the German team throughout the project’s implementation.
The 27,771-square-foot project entails the complexities of demolition, retrofit of the existing plant, and construction of a new office building adjacent to the existing plant.
gkn driveline north american headquarters
newton, nc
Design emphasis is on employee comfort: the ceilings are 11’-0” tall with all glass facades and all regularly occupied spaces are less than 30’-0” from exterior glass. The facades are designed with automated shade devices with solar-tracking capability. An 8’-0” wide covered, cantilevered balcony wraps the two glass facades providing shading and an additional employee amenity. First floor spaces adjacent to the plant have glass doors and windows to create a sense of unity between office and plant workers. Second floor conference rooms and all regularly occupied spaces on the plant side of the office building have clerestory glass for additional natural light. The significant use of daylight reduces the need for artificial lighting throughout the new office building. The project achieved LEED® Silver certification. The company was acquired by GKN Driveline in 2011.
dirtt manufacturing building
rock hill, sc
This new facility for DIRTT provides 129,000-square-foot of manufacturing space for heavy timber and cross-laminated timber (CLT) wall systems. The 180’ x 720’ footprint is designed for future expansion to up to 229,000-square-foot. The main body of the building complements other structures in the industrial park with insulated precast concrete structure on three walls and insulated metal panel on the rear wall for ease of expansion. Loading docks on either end facilitate flow of raw material in and finished product out the other side.
A distinctive wood-look entry reflects the owner’s design ethos, which is also represented in the 16,000-square-foot, two-story heavy timber office area inside the building. Program spaces include an open office, conference rooms, cafeteria, gym, break room, restrooms, second-floor client meeting space, and product display floor.
confidential athletic distribution center
spartanburg, sc
This contractor-led design/build project consists of a 232,000-square-foot fully-sprinkled expansion to one of the company’s existing 1,000,000-square-foot distribution centers. Constructed of a steel super-structure enclosed with a non-insulated concrete tilt-wall system, the interior of the expansion consists of a 25,000-square-foot sortation zone, 75,000-square-foot of decked-case racking, and 100,000-square-foot of pallet racking used to stock athletic footwear. Stocking merchandise onto these racking systems is accomplished via forklifts controlled by an automated line-driver system which simplifies operation, reduces accidents, and increases productivity by freeing operators of steering responsibilities and allowing them to focus directly on order picking tasks. Merchandise is shipped in and out of the expansion via the addition of 13 new dock doors and extended truck court.
The design/construction team was charged with keeping the existing facility fully operational during the accelerated seven-month construction period. Through careful planning and coordination with the operational schedules of the facility, the contractor/owner were able to synchronize the necessary shutdown periods due to the installation of MEP systems with downtimes in the existing schedule. Responsiveness and attention to detail by the design/ construction team were the two key factors which allowed the project to move successfully from start to finish in such a short period of time.
An expansion of Honda of SC’s manufacturing plant, the 47,000-square-foot addition to an existing facility features a 28,000-square-foot conditioned production area to house a new packing conveying line. The addition also includes a 19,000-square-foot unconditioned secure storage zone to allow staging of completed all-terrain side-by-side vehicles prior to packing for shipment to distributors, and a covered and enclosed secure walkway between the buildings.
Built in concert with Thompson-Turner Construction as a design-build project, the building used a Nucor Metal Building as its basis, and is designed for future expansion if needed by Honda of SC. A fast-track project, the building was awarded in August 2017 for design with completion prior the end of January 2018 when production equipment arrived.
ika works north amercian headquarters
wilmington, nc
The expanded North American headquarters for this German manufacturer tailors a German aesthetic to an American workplace. The addition maximizes the constrained site and strict budget, with clean lines and modernist design. The result is crisp, contemporary, and comfortable. A double-height lobby welcomes visitors and leads into a product showroom, while administrative spaces include offices, workstations, conference rooms, and a centralized break area. A renovated facility includes administrative offices, a machine shop, and a state-of-the-art laboratory for research and development. The updated facade blends seamlessly with the administration building. A new pilot plant was added to supplement the manufacturing capacity.
The client required a building which would help build brand identity in the United States, and wanted the headquarters to be a visual symbol of their sleek, modern, European products. The resulting bold design incorporates large expanses of glass walls, white metal panels, and accents of color to highlight important spaces. Renovations to an existing facility, a single story brick building built in the mid-1980’s as a spec manufacturing building, were phased so that operations in the manufacturing and assembly areas could continue with little interruption. The existing facade also received a facelift, creating a seamless look transition to the new administration building. As a “deep dive” into the project, the design team traveled to Germany to learn about the client’s services, products, processes, and goals.
scout motor facility
blythewood, sc
The Scout Motors facility in Columbia, South Carolina, represents a significant investment in the region’s automotive manufacturing sector. Located in Blythewood, just 20 minutes north and east of Columbia, this state-ofthe-art factory spans 1,100 acres. The facility is expected to create over 4,000 permanent jobs and produce more than 200,000 vehicles annually at full capacity.
The production center will manufacture the next generation of all-electric Scout trucks and rugged SUVs on a newly designed body-on-frame electric vehicle platform. Key structures at the site include a body shop, paint shop, and final assembly buildings, along with a state-of-the-art training center and technology center to support future vehicle development.
LS3P played a significant role in the development of this facility by providing comprehensive design services for key structures such as the body shop, paint shop, and final assembly buildings, as well as the state-of-the-art training and technology centers.
bmw alva/woodruff battery plant
woodruff, sc
This state-of-the-art high-voltage battery assembly facility is a critical component of BMW’s strategy to expand its electric vehicle (EV) production capabilities in the United States. The facility will produce sixth-generation high-voltage batteries for fully electric BMW X models manufactured at the nearby BMW Manufacturing facility in Spartanburg.
The plant spans over 315 acres and includes more than one million square feet of space. LS3P is responsible for designing various support buildings such as a technology building, cafeteria, fire department, and energy center.
LS3P is incorporated several sustainability innovations into the design, including the use of renewable energy and materials to reduce CO2 emissions during battery cell production. This aligns with BMW’s commitment to sustainability and reducing its environmental impact.
Construction of the facility began in June 2023, with completion expected in 2026. This project is a significant step in BMW’s commitment to electric vehicle production in the United States. LS3P’s design expertise is helping to create a facility that not only meets BMW’s production needs but also aligns with their sustainability goals, enhancing the local manufacturing capabilities and contributing to the growth of the EV industry in South Carolina.
riverport 1 warehouse
hardeeville, sc
Riverport 1 is the first of several tilt up concrete warehouses in the Riverport Industrial Park in Hardeeville, SC. Nestled into the landscape six miles from the Port of Savannah, Riverport 1 provides quick access to the Port while minimizing congestion from other areas. It provides 40 dock doors with dock levelers and bumpers and two drive-in doors. The front is configured for up to three office areas if tenants want to sub-divide the space.
dean forest warehouses
savannah, ga
Dean Forest 1 is a 357,000-square-foot tilt up speculative single loaded warehouse built along Dean Forest Road. in Savannah, GA. The project includes 51 dock doors with levelers, additional knock outs for future dock doors, and three drive-in doors with ramps. The building leased three months before substantial completion to a clothing warehouse and distribution company who is currently building out roughly 7,000-square-foot of tenant improvement space including offices, remote restrooms, a large break room area, and a truckers’ lounge/shipping office.
Dean Forest 2 is a 95,000-square-foot tilt up industrial building configured as divisible into as many as three different parts for tenants to provide rare smaller industrial space in the Savannah market. This building is shell and core but has restrooms and full lighting, allowing immediate occupancy for a tenant while office build-out takes place. Each office has a distinctive front entry area with place for signage.
rbw distribution warehouse
savannah, ga
This 402,740-square-foot distribution warehouse in Savannah, GA, was designed as a design/build partnership between LS3P and Evans Construction for RBW, a third party distribution company. The project is configured as a trans-shipping warehouse for a third-party shipping agency, with a design that will allow for flexible uses over time and potential expansion to support growth.
The concrete tilt-up wall panel construction is economical and highly efficient, with steel roof framing and an insulated TPO low-slope roof draining to gutters and downspouts at the perimeter. The warehouse is conditioned and features a small office; a single-side loading dock with speed bay allows cross and trans-shipment of different products for RBW’s many clients. The building is designed for subdivision by multiple tenant as well as potential additions over time.
eVAC magnetics manufacturing facility
sumter, sc
This new factory facility will be housing the manufacturing process of creating rare earth magnetics for use in electric vehicle motors. The single-story main manufacturing and processing area will be 382,500SF with an additional 73,240 SF of office and support areas. Support areas will consist of factory employee spaces like locker rooms, trainings rooms, machine workshops and other spaces to support the main manufacturing process. Additional administration office spaces are located on the second floor with a canteen area for the whole facility. Support buildings are also located around the property. Buildings include a Guard House, a Hazmat Storage Building, a Waste Management, and a Wastewater Treatment Building.
star ev corporation manufacturing
simpsonville, sc
Star EV office and manufacturing expansion includes a new 16,000-square-foot, two-story office building and a new 41,800-square-foot plant expansion. The office building uses precast concrete for its primary structural system and includes a new employee breakroom, training room, exercise room, open office areas, director’s office, and supporting spaces. The pre-engineered metal building plant expansion sits behind the office building to create a connection between the new office and existing plant.
mann+hummell distribution & shipping center
cowpens, sc
Project Sunny Slope is a substantial architectural endeavor featuring a 1.4 million-square-foot warehouse situated in Cowpens, SC. This project encompasses a 16,000-square-foot office upfit along with two remote shipping and receiving offices. The warehouse, which was constructed utilizing tilt-up concrete, reflects a modern approach to large-scale industrial design focusing on durability and efficiency. The integration of the office spaces and remote facilities support seamless operations within the expansive warehouse environment, catering to the logistical needs of its occupants.
