LS3P is an architecture, interiors, and planning firm celebrating 60 years of design excellence. With deep regional roots and a national reach, we offer large-firm expertise and resources with small-firm relationships and service. In everything we do, we’re guided by our vision: In our commitment to the Southeast, we create architecture that enriches community through a culture of design excellence, expertise, innovation, and collaborative engagement.
At our core, we are a design firm, dedicated to engaging people in the process of architecture to create outstanding places to learn, live, work, heal, and serve.
1,000+
Mixed-Use Units Designed Since 2020
$700M Residential Construction Value
650+ Firmwide Design Awards
14M+ Square Feet of Sustainable Design
the jasper
Charleston, SC
Modern mixed-use in a historic neighborhood.
Positioned in the center of the site with generous green setbacks from the surrounding streets, the building is surrounded by public amenities including Colonial Lake, Moultrie Playground, and the Ashley River Walk. The gardens surrounding the buildings preserved the site’s existing grand oak trees.
The mixed-use building, inspired by details from the historic People’s Building, Fort Sumter House, and Francis Marion Hotel, features retail, office, and residential units which wrap a concealed parking deck. The taller residential building references a traditional Charleston vernacular with a highly expressive articulated base, an elegant simple center shaft, and classical articulated upper levels that celebrate the cornice and frieze details at the roof. The elegant materials palette of cast stone, brick, ornate steel, and aluminum carry over to the mixed-use building, with upscale finishes accent the interior.
COMPLETED 2021
ASSOCIATE ARCHITECT
Antunovich & Associates
SIZE
618,500 SF Total
FEATURES
22,000 SF First Floor Retail
225 Residential Units
536 Parking Spaces
7-Story Class “A” Office Space
AWARDS
ABC Carolinas Excellence in Construction
NAHB Living Best in American Living - Multifamily
riverbend
Wilmington, NC
Blurring the lines between indoors and outdoors.
This contemporary mixed-use project offers 115 of urban residential units in the heart of downtown Wilmington. Residents can choose between studios and one-, two-, and threebedroom apartments, with exterior balconies and views of the river; amenities include coworking space, fitness area, street level restaurant and retail options. Street-level spaces including Riverbend’s “living room” are active and as transparent as possible to activate the streetscape, and structured parking provides spaces for 500 cars.
A varied materials palette of glass, fiber cement boards, metal panel, and masonry breaks down the scale of the building. Balconies at the prominent corner blur the lines between indoors and outdoors, softening the edge and adding visual interest.
COMPLETED
2022 (Design Only)
SIZE
144,500 SF Total FEATURES
12,000 SF First Floor Retail 115 Residential Units
125,000 SF Residential
7,500 SF Amenities
500 Parking Spaces
courier square
Charleston, SC
Sweeping views of Historic Charleston.
This urban mixed-use project on the Charleston’s historic peninsula consists of office, restaurant, retail, and residential components all wrapping a central shared parking structure. The 69,000 SF, five-story office building anchors the corner of Meeting and Columbus Streets, and features 19,000 SF of street level retail and restaurant space fronting Meeting Street and three floors and a penthouse of office space above. The 228 unit apartment building extends to an existing rail line which will be converted into a pedestrian greenway. Above the concealed 624-space parking structure, a rooftop and pool terrace overlook the Charleston Harbor, the Cooper River Bridge, and Mt. Pleasant in the distance.
As part of the land lease agreement between the developer and land owner, LS3P worked with RAMSA on the façade design. The office building’s stone base and heavily articulated stucco on the upper floors draws upon the traditional architecture of historic Charleston based on English Regency precedents. The apartment building reflects elements of the traditional brick mill-type architecture of the industrial buildings that once lined the rail corridor greenway.
COMPLETED 2019
ASSOCIATE ARCHITECT
RAMSA
PHOTOGRAPHER
Peter Aaron / OTTO
SIZE
69,000 SF Total
FEATURES
19,000 SF First Floor Retail
228 Residential Units
624 Parking Spaces
AWARDS
Stanford White Award
the novus
Durham, NC
Prominence in Downtown Durham.
This mixed-use development is a 670,000 SF, 27-story development located at one of the most prominent sites in downtown Durham. The project consists of a 380-space parking podium with one level below and five floors above 25,000 SF of grade level retail. The parking is wrapped on two sides with 70 market rate apartment units and topped with a lap pool, fitness deck, fitness center, co-working lab and resident lounge. A tower with a mix of 118 apartments and 54 condominiums rises above the podium and is topped with an amenity floor comprising additional lounges, display kitchens, gaming areas and spacious outdoor terraces for both owners and tenants.
COMPLETED
Est. 2024
SIZE
670,000 SF Total
FEATURES
300,000 SF Residential
25,000 SF Retail
400 Parking Spaces
phillips place reimagined
Charlotte, NC
An evolution years in the making.
Over the past four years, LS3P has developed concepts to optimize the evolution of Phillips Place to better reflect the luxury retail market. These concepts centered around maintaining much of the existing architecture while neutralizing the color palette as a backdrop to the development. This resulted in retailers having a greater freedom of expression in their individual shops.
LS3P has worked with Lincoln Harris in the phased implementation of their vision for the next era of Phillips Place, making it the focus of luxury retail and dining within SouthPark, the high-end retail center for the Carolinas. This includes a new streetscape on Phillips Place Court, new monumental signage, new color palette for the existing architecture, re-tenanting modifications, and new entry facade for key retail tenants.
Currently in design, the Terminus is envisioned as a mixed-use tower with 250,000 GSF office space and 20,000 GSF street level retail space above, intended to add population density and complementary uses to the existing retail, all components designed for flexibility to meet the needs of the current market.
COMPLETED
Ongoing
SIZE
270,000 SF Total (Terminus)
FEATURES
250,000 SF Class “A” Office Space (Terminus)
20,000 SF Street Level Retail (Terminus)
hoffler place
Charleston, SC
Art deco details inspired by the Lincoln Theater.
The form of Hoffler Place engages the streetscape with residential-scale components designed to break down the building’s mass as it steps back from the road. An exterior palette of natural limestone, cast stone, brick, and fish scale metal panels adds visual interest and texture to the façade. A metal clad tower at the corner frames a double-height volume at the top floor enlivened and illuminated by the student activity inside. The overall design merges an urban building with its timeless architectural context, anchoring a prominent corner in a neighborhood that is rapidly redeveloping.
The interiors feature high-end finishes with bold, student-friendly geometric patterns. A rooftop soaking pool, fitness spaces, study lounges, and built-in niches and gathering spaces provide student space outside of the residence areas. The amenity corridor recreates the experience of meandering alleyways; porcelain tile slabs lining the corridor resemble the color of wrought iron and the texture of plaster. Handmade wall tile installations create a sense of movement and mimic the growth of a native creeping fig, while a vaulted concrete and structural glass paver system provides filtered light from above, reminiscent of dappled light shining through a tree canopy on a leisurely garden walk.
SIZE
124,000 SF Total
FEATURES
11,711 SF First Floor Retail
74 Residential Units
86 Underground Parking Spaces
AWARDS
AIA South Carolina Merit Award for Interior Architecture
IIDA Carolinas
the baxly
Savannah, GA
Industrial roots with a bohemian twist.
The project is strategically located just steps away from the Savannah River Walk. Industrial finishes pay homage to the site’s location, while vibrant punches of color and quirky accents appeal to the local arts community. A wide variety of in-house amenity spaces create unique experiences including a mix of studio, one- and two-bedroom units with a swimming pool, outdoor fire pit, dog walk, fitness center, maker space, co-working space and media lounge, gourmet kitchen, and wine bar. The project also consists of a large vegetated courtyard and Savannah’s largest solar roof farm.
morehead & tryon
Charlotte, NC
Taking mixed-use to new heights.
This three-tower mixed-use development is located at the intersection of two of the most important streets in Charlotte, NC: Morehead and Tryon. A gateway site between the more traditional nature of Uptown and South End’s dynamic growth, the development consists of up to 650 luxury multifamily units, 800,000 SF of class A office space, and 50,000 SF of retail. Morehead and Tryon is focused on technology, efficiency and occupant health and wellness initiatives. The combination of residential, office and retail assets will create a world class live-work-play community.
COMPLETED
Est. 2023
line street development
Charleston, SC
Revitalizing a historic Charleston streetscape.
This nine-story mixed-use development features 255 residential units wrapping a six-level parking garage for 358 cars. The development also includes 8, 000 SF of ground-level retail, a generous fifth-floor terrace, and the renovation of an 1849 train shed into 20 residential lofts with an additional 7,200 SF retail space.
The second phase of construction for the Line Street development includes three buildings on separate parcels of land. A nine-story, 123,000 SF building will feature a 4,375 SF public plaza intersecting with the future Lowline linear park and Line Street as part of the revitalization of the area. Additional parcels include a nine-story, 152,000 SF residential building and a fivestory, 27,000 SF residential building.
The exterior design incorporates pedestrian-scale details which animate the streetscape and integrate seamlessly into Charleston’s historic urban fabric.
COMPLETED Ongoing ASSOCIATE
the james
Durham, NC
Luxurious amenities in a central location.
The James is designed to meet the needs of the growing tech and medical communities. This multifamily development will offer a unique connection to rich urban amenities, local universities, and global businesses. The project is a total of 600,000 SF, which will house 300,000 SF of residential units and 20,000 SF of retail.
Construction began in the fall of 2020, and is anticipated to be complete by the end of 2025.
COMPLETED Est. 2025
SIZE
600,000 SF Total
FEATURES
300,000 SF Residential
20,000 SF Retail
400 Parking Spaces
news place at ellis square
Savannah, GA
Bringing a historic building into a new era.
The design for this large-scale site repurposes the historic Savannah Morning News building to fill an entire city block with new and varied activity. The 160,000 SF project included the adaptive reuse of three historic buildings, the demolition of two non-historic buildings, a new six-story mixed-use building and outdoor plaza, and connection to a multi-level underground parking deck. The design included more than 30,000 SF of ground floor retail with 46 residential condominiums above.
Three towers define and organize the site, delineating the entrances to retail, hotel, and office components. A pedestrian courtyard through the center of the site creates a walkable, welcoming corridor between River Street amenities and parking while serving as an oasis from the lively street life. Inspired by historic photos, street-level canopies and balconies overlooking the courtyard reference Savannah’s architectural vernacular, recalling side porches and other human-scale details.
Within the development, LS3P also designed the exterior of the 151- room Andaz Hotel and Studio Homes, a 28-unit condominium infill project with rooftop terrace. Part of the award winning renewal of Ellis Square, it is an integral piece of the largest public/private redevelopment venture in Savannah’s recent history.
COMPLETED 2016
SIZE
160,000 SF Total
FEATURES
30,000 SF Retail
46 Residential Units
151-Key Hotel
AWARDS
Congress for New Urbanism
Charter Award - Ellis Square
ironworks
Raleigh, NC
From
industrial site to modern amenity hub.
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.
COMPLETED 2023
ASSOCIATE ARCHITECT S9 Architecture
SIZE
1.2M SF Total
FEATURES
190,000 SF Adaptive Reuse
1,100,000 SF New Construction
vantage southend
Charlotte, NC
Adding depth to Charlotte’s SouthEnd skyline.
LS3P has teamed up with legacy client Spectrum Companies to design Vantage SouthEnd, two 11-level, 21st century workplace office buildings that will provide a contemporary profile on the SouthEnd skyline. The design includes 29,200 SF of retail prominently featured on the ground floor of the towers. The West Tower houses Lending Tree’s Corporate Headquarters. A 200-key hotel with 1,700-space cast in place parking deck will be located behind the towers, providing a 12,300 SF hotel lobby and restaurant on the ground floor along with an additional 13,400 SF of retail space.
legacy union
Charlotte, NC
Seamlessly blending workplace and retail.
LS3P developed the master plan for the Legacy Union site and has designed all of its buildings. Located at the southern edge of Uptown Charlotte, this formerly blighted brownfield site covers two contiguous blocks. The physical center and virtual heart of Legacy Union is the 34-story, 1,000,000 GSF Bank of America Tower. On Tryon Street, the Tower fronts a plaza with a central lawn flanked by bosques of trees. To the north and south across the plaza are two smaller towers: 600 South Tryon, with 25 stories and 410,000 GSF of office; and 650 South Tryon, with 18 stories and 300,000 GSF of office. South of the Promenade is the central parking structure with 14 levels, 2,700 parking spaces, and street-level retail.
Engaging the parking structure to the west on Mint Street is the recently completed Honeywell Corporate Headquarters. Facing onto Mint Street, the building has a tall lobby/retail first floor base with 12 floors of parking above that align with the central parking structure. Fourteen floors of office rise above the parking structure overlooking Bank of America Stadium. North of the Promenade, the entire Stonewall frontage is available for future development. Anticipating that market conditions may lead this site to be multifamily residential-focused, Lincoln Harris commissioned LS3P to develop Schematic Design for a residential tower at Church and Stonewall, and another at Stonewall and Mint.
COMPLETED 2021
SIZE
1.7M SF Total
FEATURES
2,700 Parking Spaces
32,000 SF Retail
16,000 SF Higher Education
AWARDS
Charlotte Business Journal
Heavy Hitters Commercial Real Estate Awards
NanoLumens 2020 Crystal Nixel Award
USGBC Awards
AV Network SCN 2019 Installs of the Year
300 south tryon
Charlotte, NC
Upscale amenities along a bustling streetscape.
This 25-story office tower has a graceful, sweeping form that adds a distinct contemporary profile to Charlotte’s skyline. The tower, which overlooks a downtown baseball stadium and city park, features Class-A office space and street-level retail.
The tower provides leading-edge work spaces; stunning views of the city skyline, stadiums, park and distant mountain vistas; and restaurant and retail space along a linear park. The design, which is the result more than ten years of iterative planning and design efforts, emphasizes verticality with LED lights which span the height of the tower to the “sail” crowning the building.
A four-level, below-grade parking structure accommodates tenants and guests; the ground floor retail space helps to activate the streetscape and form a welcoming pedestrian connection between entertainment, residential, and commercial developments in the thriving city center
689,000 SF
511 meeting
Charleston, SC
Charleston’s newest meeting spot.
This 270,000 SF development provides 270 beds in 221 apartments, with street level retail and a 56,000 SF parking deck. Located in a renovated historic building along Charleston’s Meeting Street, the development capitalizes on the neighborhood’s status as a hot spot for downtown living. As the project site is the former home of the old Grace and Peraman Bridges connecting Charleston to Mt. Pleasant, the design includes architectural references to the historic bridge structures.
