designs that build bettercommunities
LS3P is a versatile firm providing planning, urban design, interior design, and architecture services to a diverse range of clients in the southeast. With twelve offices spanning four states and a central presence in the Southeast, LS3P is dedicated to bringing the cutting-edge design, planning, and expertise of a robust regional firm directly to our clients on a local level.
contact
Michael Wagner, AIA
Senior Designer | Urban Environments / Mixed-Use Sector Leader
michaelwagner@ls3p.com
Leveraging our insight of urbanism architecture, and policy, we create great placesthatbenefitpeople,communities, andoursharedenvironment. our mission
LS3P’s Urban Environments / Mixed-Use team is purpose-built for positive transformation, focused on impact, and driven by our mission. Every project has an impact on, and becomes part of, our shared built environment, and as cities across our region continue to experience rapid growth and economic investment, it
is imperative that we engage with the communities across the Southeast to better understand the challenges impacting people’s quality of life. It is our responsibility to design buildings, places, and systems that respond to these challenges and transform the urban environment in ways that enable all people and the planet to thrive.
our values & principles
Welcome to our Urban Environments / Mixed-Use Team, where our values and principles shape the foundation of our work. At the core of our identity, we proudly declare: We are storytellers, weaving narratives into the fabric of urban spaces. As dedicated urban designers, planners, landscape designers and architects we envision and craft environments that transcend functionality to become inspiring places to be.
Innovation is the heartbeat of our team. We thrive on pushing boundaries and exploring new frontiers, constantly seeking novel solutions to the challenges presented by urban landscapes. As problem-solvers, we embrace challenges as opportunities, turning obstacles into steppingstones toward groundbreaking design solutions.
Our commitment extends beyond individual components; we take a holistic approach to our projects. Understanding that every element is
interconnected, we integrate diverse perspectives and disciplines to create harmonious, sustainable, and vibrant urban environments. Each project is a testament to our dedication to a comprehensive understanding of the intricate web of factors influencing the places we call home.
In the tapestry of our team, every member contributes to the realization of our shared vision. We are not merely creators; we are stewards of the urban experience, acutely aware of the profound influence our designs wield on communities and the individuals within them. Our primary focus lies in crafting essential spaces and nurturing equitable, resilient communities. Together, we embark on a journey to redefine urban landscapes, leaving an indelible mark that reflects our passion for excellence and the pursuit of a better tomorrow.
key service areas
Architecture
We have a deep understanding of architectural design that elevates everything from signature, iconic architectural opportunities to the complexity of core and shell building design, multi-family housing, leasing strategies, programming, amenity design and planning, and more.
Development Advisory
We support clients through the complex process of developing sites by providing program test fits, massing studies and a contextbased framework and architectural vision of what a site could become.
Mixed-Use
We envision mixed-use projects and master plans that weave together diverse elements –residential, commercial, community, and recreational spaces –into harmonious, integrated communities that redefine the way we live, work and play.
Urban Design
We sculpt cityscapes and neighborhoods with precision, seamlessly blending form and function to create vibrant, sustainable environments that inspire and connect diverse communities.
ProjectExperience
Campus Master Plan
LIVE OAK BANK
The Vision
LOCATION
Wilmington, NC COMPLETED
Ongoing SERVICES
Planning, Architecture, & Interior Design
James S. “Chip” Mahan III founded Live Oak Bank in 2008 to provide small business loans to veterinarians. His mission was to “Empower the American Dream” by investing in his clients’ success, not only through financial resources but also through ongoing business education and resources for people he serves.
Chip’s commitment to helping people succeed extended to his employees as well as his clients. As his business grew and expanded into other industries such as agriculture, pharmacy, and healthcare, Chip envisioned a headquarters for his employees that would embody the company’s values. He needed
a campus that would reflect Live Oak’s distinctive ethos and create an excellent workplace.
Key Elements
Live Oak Bank’s Wilmington, NC campus celebrates its serene forested site while fulfilling the company’s goal of creating the best possible workplace environment for its employees.The buildings draw from a shared materials palette of cypress, glass, and steel to integrate with the natural surroundings while creating a modern aesthetic.The first campus building is anchored by a central lounge overlooking the central courtyard and deck; slender twostory office wings create a sense of transparency and offer fabulous views from any point within the building. A second building with a canted form
takes advantage of optimal daylighting and passive solar design and features an employee restaurant and lake views. An adjacent building includes a central four-story atrium with monumental stairways for vertical connectivity. The nearby FitPark garage houses an employee gym and provides 600 additional parking spaces. A fourth office building is in the planning stage.
Rooted in Design
The design roots the building into its environment so that, at Chip’s request, it “sits lightly on the land.” The exterior materials are authentic to eastern North Carolina, including the cypress siding that will gradually turn from rich brown to silvery grey as the building weathers. The high-performance glass gently reflects the trees and coastal sky, and dark grey window frames almost seem to disappear to showcase spectacular views. Layered spaces such as shaded terraces, balconies, walkways, and decks further soften the boundaries between the interior and the landscape. Even the landscaping materials such as mulch pathways integrate with the natural site.
Comprehensive Plan
TOWN OF KIAWAH ISLAND
Setting the Stage
Kiawah is a roaring success. It’s captivating story, decades in the making, expresses how this pristine coastal island has come into its own as a world-class resort, beloved community, and welcoming destination. The development’s original master plans were vital in establishing the vision for the island and setting a trajectory for its growth, while subsequent planning efforts have thoughtfully captured the trends and issues of the day and capitalized upon their energy to further generate this one-of-a-kind place.
The Vision
Kiawah’s Comprehensive Plan Update is a unique moment in time to utilize a planning process in order to define the island’s future. The endeavor presents the opportunity to engage the Kiawah community in a powerful way to ask what residents and guests wish for town.
Kiawah Island, SC
The creation of the title “Kiawah Next” is not simply an exercise in document branding; it is a conscientious choice to avoid planning jargon such as “community engagement” and “comprehensive planning” when reaching out to the public. We have found great success in creating warm, approachable, interactive campaigns through aspirational language, giving residents the freedom to daydream about the success of their community together in unstructured ways.
Feasibility Study
TOWN OF WOODFIN
LOCATION
Woodfin, NC COMPLETED 2023 SERVICES
Urban Planning, Urban Design, Community Engagement
Harmonizing Innovation, Community, and Culture.
Our dedicated team of site master planners and facility programming experts are collaborating with the Town of Woodfin to bring to life their inspiring vision of a brand-new Town Hall, strategically positioned at the vibrant core of an exciting Town Activity Center. Our shared objectives are twofold: first, to fortify the bonds within the community, fostering deeper connections among its residents, and second, to elevate the richness of civic and cultural experiences.
In this ambitious endeavor, our team is fully engaged with the town’s staff and an array of key stakeholders. Through a dynamic and interactive process, we are meticulously crafting feasibility plans for not just one, but two prospective parcels that have been thoughtfully identified. This intricate work underscores our unwavering commitment to manifesting the Town of Woodfin’s dreams into a vibrant reality. Together, we are poised to shape a future that harmonizes innovation, community, and culture.
Library Block Redevelopment
NEW HANOVER COUNTY & ZIMMER DEVELOPMENT
The Vision
LOCATION
Wilmington, NC
This P3 venture between Zimmer Development and New Hanover County includes a new 45,000 SF library with a potential small museum in the lobby, 70,000 SF of office space, a hotel pad, and 200 multifamily units wrapped around an existing parking deck.
The design references architectural elements from Wilmington’s historic New Hanover High School and Williston, both built during the early 20th century. Characteristics include brick façades and terracotta glazed trim with clear, generous entrances, civic green spaces, and front steps as a community gathering spot. The new library building is primarily brick at the base, transitioning to glass above to maintain a pedestrian-friendly
scale and an expansive double-height entrance lobby. The office building above the library enters mid-block to provide easy access to the central elevator and service core. On the rear corner of the library/office building complex, the design honors the history of the Belk Berry department store with a corner marquee that serves as an entry to a retail café.
The primary project goal was to repurpose county-owned land to encourage private investment and taxable property. Using the existing county-owned parking deck, new library/ potential museum, and mixed use elements, the project is a true P3.
5401 Master Plan
KANE REALTY
The Vision
LOCATION
Raleigh, NC COMPLETED Ongoing SERVICES
Urban Design, Architecture, Master Planning
In North Raleigh, we’re shaping a 30-acre mixed-use district that seamlessly blends healthy living with a collaborative workspace. Our live-and-work concept envisions a vibrant community where residential, commercial, and communal spaces intertwine to create an extraordinary living experience.
Central to our plan is the support for local entrepreneurship—incubating and growing retail, food, and wellness ventures. Across four phases, we dynamically evolve density and activity,
anchored around a central spine. This design cultivates a community where civic and public spaces invite engagement, connecting residents in a collaborative and thriving atmosphere.
The master plan strikes a thoughtful balance between practicality and human-scale urban experiences. Carefully designed street sections and blocks cater to daily life, integrating seamlessly with natural amenities. The district links to existing street, bike, and trail networks, providing sustainable transport options and easy access to the surrounding environment. This comprehensive vision positions North Raleigh as a transformative, interconnected community for generations to come.
INTEGRAL GROUP
The Vision
LOCATION
Charleston, SC
COMPLETED
Ongoing SERVICES
Urban Design, Architecture, Interiors
Morrison Station is an ambitious vision for a holistic, mixed-income, mixed-use development that promises affordability across a broad income spectrum, with the power to transform the Eastside Community.
Historic Inequities
Cooper River Courts, dating back to its construction in 1938 and expansion in the 1950s, has been marred by social inequality, with racial and socioeconomic disparities deeply ingrained. The enduring consequences of its original design constraints have
shaped perceptions of affordable housing in Charleston, exerting a lasting influence on the Eastside Community for generations. Our vision for Morrison Station seeks to redefine these perceptions, laying the groundwork for community growth and prosperity. We firmly believe that the time is ripe for this transformation, and this development is precisely what the Eastside needs.
Celebrated Evolution
Morrison Station will evolve into a diverse and inclusive mixed-use neighborhood, fortifying the very essence of the Eastside Community. In Charleston, there are remarkably few locations that can offer a significant amount of high-density, human-scaled, and diverse housing options while providing easy access to public transit and proximity to job opportunities. This site undoubtedly serves as the gateway to the Eastside neighborhood, and for many, it will be their introduction to the vibrant heart of Charleston.
Through deliberate and considerate interventions, Morrison Station will emerge as a thriving, diverse, mixeduse neighborhood that enriches the identity of the Eastside, reinforcing its sense of place and belonging.
Ballpark District
The Vision
LOCATION
North Carolina
COMPLETED
Ongoing
SERVICES
Urban Planning & Architecture
The Ballpark District Master Plan represents an exciting and innovative vision for a growing Downtown area. This visionary plan is not just about creating a ballpark; it is about establishing a vibrant and dynamic civic destination that seamlessly blends a multitude of cultural amenities with a diverse range of mixed-use offerings. At its core, the Ballpark District seeks to redefine the urban experience by providing a walkable and immersive community gathering place. Unlike anything else in the region, this master plan envisions a one-of-a-kind hub that brings together residents and visitors alike, fostering a sense of connection and belonging in the heart of the city.
Key Elements
This ambitious project is poised to become a catalyst for urban revitalization, breathing new life into the heart of this town. By weaving together cultural attractions, recreational spaces, residential developments, and commercial opportunities, the Ballpark District will not only create economic opportunities but also establish a true sense of place. With a commitment to walkability and inclusivity, this visionary plan promises to shape the future of this downtown area, offering a compelling example of how thoughtful urban design can transform a community into a vibrant and thriving urban center.
LEGACY ALLIANCE GROUP
Legacy Place
Family Ties
LOCATION
Raleigh, NC
Word of God has been a Southeast Raleigh staple since 1988. When Pastor Summerfield’s parents and founders of Word of God passed away, he was inspired to build upon their legacy. With a mission and passion for community-focused, people-first places, he knew the impact Legacy Place could have on his fellowship and beyond.
Untapped Potential
Legacy Place has the potential to be the most connected district in the Triangle. The site is at the intersection of I-40 and I-440 on Rock Quarry Road – a major transit corridor for Raleigh. On the local scale, adjacent residential developments terminate into Legacy
Place and offer direct neighborhood access in five locations.
The Opportunity
Southeast Raleigh, home to historic and close-knit communities predominantly comprising black residents, has experienced displacement and gentrification as the city expanded in recent years. Today, the area grapples with persistent challenges in infrastructure, education, employment, and other essential needs. The Legacy Place Vision is dedicated to fostering community and providing vital support, aiming to create a highly accessible mixed-use district.
Key Elements
A place to learn, to grow, to explore, to play, to invent, and to call home. Legacy Place is the next step for Southeast Raleigh – fulfilling a plethora of community gaps while providing rich, community-focused spaces for people of all ages to enjoy.
The elements of Legacy Place address the missing needs and amenities within the community. While replacing the existing church and school, Legacy Place also offers an innovation hub with flexible classroom space, career training, and after-school curriculums and a recreation center with basketball courts, outdoor fields, and community spaces.
The creek that bifurcates a majority of the site is showcased rather than overlooked. By creating programmed and active green space surrounding the creek, and using the main street as a device to front this newly-formed public space, the once-challenging wetlands become an educational and recreational asset.
Legacy Place includes six housing types across various proposed affordability rates, including townhouses, 4 story walk-ups, 5-7 story apartments, and 12 story, mixed-use apartments.
Copper District
CRAIG DAVIS PROPERTIES
The Vision
LOCATION
Clayton, NC
COMPLETED
Ongoing SERVICES
Urban Design & Architecture
This transformative mixed-use district connects a legacy of community and farming with a future of curated and dynamic spaces. The District includes offices, shopping, dining, and a rich variety of housing options, making a home for residents in every phase of life and cultivating a robust sense of community.
Key Elements
Our team is developing visionary ideas to establish a new 360-acre mixeduse district. The District will establish a vibrant and active main street corridor, boasting new commercial and residential amenities for the area. Civic and community amenities welcome all of the town to the district, providing key necessities like grocery stores, elementary schools, and ample public space. The district is woven together through a robust greenway network, promoting a highly-walkable and connected place.
Drawing Connections
Within this work, our team is playing a critical role in connecting the goals of the municipality and the developer. In support of the municipality, we are putting clear design guidelines around the development to maintain the unique identity this district has fostered. In support of the developer, we are shaping a detailed master plan that guides the full build-out of real estate opportunities and the design of projects so that individual investments add up to a cohesive destination district.
The Vision
Nestled within Charlotte, NC’s University Research Park, this visionary 80acre campus sets a new standard for modern workplaces, seamlessly blending innovation, functionality, and sustainability. Representing a paradigm shift in office design, the project is dedicated to fostering toptier recruitment, enhancing employee retention, and facilitating agile operations.
With a forward-thinking approach, the campus is envisioned as a dynamic ecosystem where work, collaboration, and leisure intertwine harmoniously. Embracing the ethos of connectivity, the design prioritizes fluidity and transparency, mirroring the vibrancy of nature within an urban landscape.
It aspires to cultivate a sense of community, creativity, and well-being, redefining the conventional office environment.
Key Elements
01 Integrated Office Space
Spanning approximately one million square feet across two meticulously crafted office buildings, the campus offers a versatile canvas for innovation and productivity. Each structure is thoughtfully designed to accommodate diverse work styles, featuring flexible layouts and state-of-the-art amenities.
02 Central Activity Hub
At the heart of the campus lies a captivating water feature, around which the buildings are arranged in an intuitive east/west orientation. Serving as a
focal point, this central hub fosters interaction and engagement, fostering a collaborative atmosphere among employees.
03. Transparency and Connectivity
The exterior design celebrates transparency, inviting abundant natural light and panoramic views into the workspace. Drawing inspiration from nature, vertical facade elements emulate the elegance of tree trunks and branches, further enhancing the connection between indoor and outdoor environments.
04. Inspiring Collaboration Spaces
From the awe-inspiring entry lobby atriums to the scattered “treehouse” meeting spaces, the campus is replete with innovative areas designed to stimulate collaboration and creativity. Monumental open staircases encourage spontaneous interactions, while secluded nooks offer secluded spaces for focused discussions.
In essence, this visionary campus represents more than just a workplace— it embodies a transformative vision for the future of office design, where sustainability, well-being, and productivity converge in perfect harmony.
CRAIG DAVIS PROPERTIES
Durham Center II
An Ambitious Foundation
LOCATION
Durham, NC
COMPLETED
(Design Only)
Durham Center II effort led by Craig Davis Properties, Walsh Group, and Archer Western to develop an ambitious and implementable vision to transform the Durham Center 2 block in downtown Durham into a vibrant, mixed-use residential tower; a vision that captures the balance between Durham’s industrial legacy with the city’s enthusiasm for its medical and technological destiny.
Redeveloping the 1+ acre site presents a generational opportunity to rethink a rare, uniquely-downtown property at a critical moment in our city’s history. Today, the property accommodates a tired four-floor parking deck integrated with the adjacent parking deck and office tower of Durham Center 1. The future of Durham Tower will be 300 residential units within a high-rise tower, a podium rooftop of residential amenities, approximately 12,000 GSF of ground level retail, and approximately 400 spaces of structured car parking.
The Vision
Durham Center II will be purposebuilt for the pioneering, innovative, and entrepreneurial legacy that forged Durham’s industrial legacy a century ago and that continues to propel the city today; a residential living experience that is respectful and reverent of the city’s legacy while crafting a heightened living experience for those forging our medical and technological destiny. The Tower will provide:
• Premiere living experiences supporting medical and technical lifestyles
• The gold standard for post-COVID work from home experience
• Advancement of Durham’s local history, legacy, and character
• Amenity-rich experiences that celebrate incredible citywide views
The Goals
Built on genuine ambition and grounded in the realities of citybuilding in a downtown location, Craig Davis Properties, Walsh Group, Archer Western, and the City of Durham identified the following 12 key project goals:
01 Create an Activated Public Realm
• Lively and vibrant public spaces
• Active retail and other uses that front public realm
02 Define Diverse Housing Options
• Variety of housing typologies and unit types
• Variety of housing price points
03 Curate Unique Resident Amenities
• Amenities that increase livability
• Amenities that provide local convenience
04 Support Multi-Modal Mobility
• Alternative transportation options
• Multi-modal lifestyles
05 Deliver Expediently to the Market
• Expedient design and documentation
• Expedient permitting and approvals
06 Achieve Optimal Space Usage
• Mixed use
• Market-driven project
07 Target Healthy Market Absorption
• Delivery timed to the market
• Mixed-use
08 Provide Strong Financial Feasibility
• Amenities that add value
• Efficient development
09 Provide Greater Development Certainty
• Targeted design to achieve the city’s goals
• Market-driven building
10 Design for Ease of Constructability
• Simple construction systems
• Repeatable construction details
11 Optimize Speed of Construction
• Repeatable construction details
• Simplified construction sequencing
12 Design for Phased Construction
• Simplified construction sequencing
• Repeatable construction details
Arts & Innovation District
CITY OF MYRTLE BEACH
Stakeholder Collaboration
The Vision
LOCATION
Myrtle Beach, SC
COMPLETED
Ongoing SERVICES
Urban Planning, Urban Design, Architecture, Interiors, Experiential Graphics; Stakeholder Engagement
The Arts + Innovation District is the result of a remarkable collaboration between many entities and stakeholders. These include Benchmark Planning, the Myrtle Beach City Mayor and Council, City staff, Myrtle Beach Downtown Alliance, One Grand Strand, Horry County, and the State of South Carolina. During the design and planning process, the design leadership of these entities has been instrumental in engaging the community, advocating for public space and equitable housing, preserving and celebrating the City’s history, and building consensus.
The Arts + Innovation District will be community-driven and amenity-richcentered around the vibrant arts and innovation culture. The confluence of residential, cultural, commercial, and civic uses will create a center of gravity for Myrtle Beach, capitalizing on the idea of “locational magnetism.” As we build on the City’s history and traditions, we look forward to a new chapter: one that embodies innovation, identity, and inclusion. The District will unify citizens around a common point of civic pride and help the City become a four-season destination and even more desirable place to live.
Key Elements
The District will be defined and delineated by eight strategic components, each contributing to the rich mix of amenities and uses. These include a reinvigorated “main street” at 9th Avenue, a retail hub at the historic Downtown Core, a vibrant civic park, a cultural hub with a children’s museum and library, a commercial/civic gateway with a blend of commercial uses, a central civic complex including City Hall, workforce housing, and an art museum. Together, these elements will create a myriad of live/work/play opportunities to attract multigenerational visitors and residents alike.
Gateway 42 Small Area Plan
TOWN OF CLAYTON
Clayton’s New Front Door
As US-70 is upgraded to Interstate 42, a new critical junction is forming where this nationally-significant corridor meets and intersects with Clayton. I-42’s upgraded format invites a heightened condition unlike anything we see today. In the future, I-42 will serve as one of the most important routes by which people reach and enter Clayton, so the area around this crossroads will be a key gateway into town as well as the face of the community for many. This highlyconnected thoroughfare will also bring new activity to Clayton, which translates into both new opportunities and new threats.
empowering the community to shape their environment in accordance with their collective vision. The plan acknowledges that growth can be a positive force, when it is harnessed for good and can in fact help bolster the quality-of-life for the whole community.
By embracing a proactive approach that anticipates changes and potential challenges, we can effectively preserve and protect what Clayton holds dear, preventing any detrimental impacts on their community’s resources and character. In order to define those goals, the Gateway 42 plan was informed by a vibrant community engagement campaign from startto-finish that sought to address the aspirations and concerns of those live, work, visit, and travel through the area. LOCATION
The plan considers forthcoming changes and gets out ahead of them,
learn more at ls3p.com/urban-environments