Creating Vibrant Places: Mixed-Use & Multifamily Experience

CREATING VIBRANT PLACES

WHO WE ARE

ABOUT US

LS3P is an architecture, interiors, and planning firm celebrating over 59 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.

650 +

DESIGN AWARDS

450+

TOTAL LS3P TEAM

MIXED-USE / MULTIFAMILY EXPERIENCE SITE

We understand the fundamentals of investment in real estate, and we know our clients’ business models very well. We are members of ULI and visit cities around the country reviewing current trends in development while participating in successful ventures in our service areas. LS3P has been a pivotal component of the transformation of Raleigh, Durham, Charlotte, and Charleston as important destinations of capital investment during this cycle. Our team is well-versed in this wood podium product type as we have designed over 1,000 units in mixed use buildings in the last three years.

Working with out-of-town developers coming to the Southeast to take advantage of the very high barrier to entry status has been very interesting. Some of these developers bring out-oftown architects and/or interior designers, and we collaborate seamlessly with all of them, usually in the Architect of Record capacity. We strive to be ego-free and welcome the opportunity to work with and learn from each of them.

With the primary goal of making a profitable, timeless investment for our clients that fits the context, navigates the incredibly rigorous design review processes, we are experienced in facilitating difficult permitting processes and maintaining compressed schedules.

Multi-family developments pose unique challenges and opportunities. The design and operational strategies of the site, as well as private and public spaces, can support a healthier, comfortable, and evolving lifestyle, fostering a sense of community.

AMENITY

The bar is being raised higher and higher for communal amenities and we are putting the focus on figuring out how residents want to live. If the program for spaces, activities, and amenities are connected, it will ultimately make a difference in retention.

UNIT

In an era in which private, controlled space is at a premium, the design of individualized units can create flexible, multi-use zones that offer function and enjoyment in a compact footprint.

This significant construction transformed a former industrial site into an active micro campus

SCAD MONTGOMERY HOUSE

Savannah, GA

COMPLETED

SIZE

VALUE

Owner’s

Montgomery House established a new home for 500 students at Savannah College of Art and Design, adding residential, dining and parking functions to support an existing academic facility.

The project, including the adjacent 400 space parking structure, was accomplished from start of design to occupancy in an impressive eighteen months. As a means to expedite the construction schedule and to create a durable facility, the project utilized precast structural concrete. White GFRC frames highlight the exterior and further refine the building massing. All of the common areas utilize glass curtain-wall systems to maximize light and accentuate activity within the space.

SCAD SPRING HOUSE

Atlanta, GA

COMPLETED

2016, NOT CONSTRUCTED

SIZE 113,000 SF 500 Beds

VALUE

Cost withheld at Owner’s Request

The design utilized a structural pre-cast frame and exterior for improved construction speed and long-term durability.

This multi-phased student housing concept, designed for the Atlanta Campus of the Savannah College of Art and Design, proposed a new six story, 113,000 square foot, 500-bed dormitory with surface parking, landscaping and site amenities. The design included the phased demolition of the existing former hotel building. The project featured a public bookstore and retail venue to activate Spring Street; also included were spaces for fitness, yoga, study and a full-service cafeteria. The client eventually proceeded with an alternate development option.

The design for The Jasper is based on a “building in the park” concept.

THE JASPER

Charleston, SC

COMPLETED

2021 SIZE

618,500 SF Total

22,000 SF First Floor Retail

225 Unit Residential Tower

536 Car Parking Garage

7-Story Class “A” Office

VALUE

$107.7M

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.

In association with Antunovich & Associates (Chicago, IL).

A recurring art deco motif and subtle diamond pattern are used throughout the facility to pay homage to the site’s history as the former home of the Lincoln Theater, a historic African American movie theater.

HOFFLER PLACE

Charleston, SC

Hoffler Place, a 7-story apartment building in the heart of Charleston, maximizes its 124,000 SF building footprint while adopting a neighborly approach to design. The form engages the street with residential-scale components designed to break down the building’s mass as it steps back from the street. 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 likewise reference the city’s historic architectural detailing. Features include high-end finishes with bold, studentfriendly 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.

The form, scale, materials, and detailing of the project will integrate with the historic fabric of the neighborhood, and the pedestrian-friendly design will encourage activity and revitalization along Line Street.

LINE STREET DEVELOPMENT

Charleston, SC

COMPLETED

Est. 2021 (Phases I & II)

SIZE

PHASE I

418,603 SF Main Building

8,062 SF First Floor Retail

255 Residential Units

2,275 SF Amenities

358 6-Level Parking Garage

19,920 SF Train Shed

20 Residential Lofts

12,720 SF Residential

7,200 SF Retail

PHASE II

123,000 SF Mixed Use Building

4,375 SF Public Plaza

152,000 SF Residential Building 1

27,000 SF Residential Building 2

VALUE

$96M

Designed by LS3P in association with RAMSA, 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 fifthfloor 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 will include three buildings on separate parcels of land. A ninestory, 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 five-story, 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. LS3P designed both Phase I and Phase II of the project in association with RAMSA.

The Line Street Development Project for Columbus, Ohio based Lifestyle Communities will be transformative for the visitor to Charleston as they disembark the “freeway” to Charleston and enter the historic district. These buildings, along with Greystar’s Courier Square (another LS3P project) and other LS3P designed projects for Spandrel Devleopment (NYC) are defining a new midrise district in Charleston currently known as Midtown.

511 MEETING

Charleston, SC

COMPLETED 2020 SIZE 269,000 SF Total 221 Residential Units 56,000 SF Parking Structure

VALUE $43.7M

OAs the project site is the former location of the old Grace and Peraman Bridges connecting Charleston to Mount Pleasant, the design includes architectural references to the historic bridge structures.

This new 270,000 SF development includes 221 apartments in downtown Charleston. The site includes a 56,000 SF parking deck and 2,000 SF of retail to be located within a renovated historic building that is original to the location.

Inside, the amenity spaces feature geometric ceiling tiles and flooring transitions define areas for socializing and co-working, while vibrant accents and expansive natural light serve as beacons of creativity.

The client was seeking a way to distinguish the building from the competition, and transformed a planned cluster of meeting rooms into a place where its residents can build, create, and explore.

SUMMIT PLACE

Charleston, SC

COMPLETED

2020 SIZE

184,000 SF Total

8,000 SF First Floor Amenity Space 114 Residential Units

25,000 SF Parking Structure

VALUE

$38M

The interior design includes a unique and engaging feature: a creative Makerspace. Visible from the street, the Makerspace needed to be dynamic enough to engage with pedestrians and grab the attention of prospective residents; it also needed to be made up of easily cleanable and durable surfaces to withstand painting and other creative work.

The resulting aesthetic, with exposed ceilings and wooden framework, resembles a city loft- an image familiar to aspiring artists composed of cool metal, warm wood, and light. The custom wood details and the pegboard wall frame the Makerspace with a compelling visual element, speaking to a creative experience not explored at other competing properties. The design emphasizes the purpose of the space with a grand scale and a central emphasis on the work table.

A 10’ custom steel industrial portal projects from the corridor, intentionally separating the Makerspace from the rest of the buildings and marking the transition into a creative space. Custom woodwork within balances the coolness of the industrial elements, including concrete-look LVT and the deep black steel of the portal.

The custom geometric frame hugs the worktable and anchors the functionality of the space.

The design team took advantage of the prime downtown setting, framing expansive skyline views and bringing natural light into the interior spaces.

SKYGARDEN

Charleston, SC

This new 190,000 SF student apartment building features 94 student apartments with indoor parking, game rooms, lounge rooms with kitchens, conference rooms, study rooms, a full size gym, bike storage, a roof top pool and an outdoor roof top garden with a fire pit overlooking the city. At 10 stories, this building is one of the tallest structures in Charleston’s midtown district.

Though the residents are students and the budget was constrained, the client wanted the space to be luxurious and welcoming- even to pets, an amenity which necessitated durable and easy-to-clean flooring. A mix of tile, grey carpet in a sophisticated pattern, and bright area rugs unite the space.

The interior concept reinforces the “sky” aesthetic, with shades of blues and turquoise specifically incorporated to amplify the bright and airy ambiance. To create a high-end aesthetic in public spaces while being mindful of the budget, the designers included higher-than-normal ceilings in strategic locations, and carefully selected upscale finishes where they would have the most impact. Tall ceilings are highlighted with warm wood ceiling clouds and oversized decorative light fixtures, while the sleek concierge desk features a backlit onyx backdrop and serves as a wayfinding device for first-time visitors. The team surrounded the oversized concrete structural columns with etched glass with stand-offs pinned to the concrete, blending a sense of refinement with an urban edge.

TIDES IV

Mount Pleasant, SC

COMPLETED

2016 SIZE 155,000 SF Total 54 Residential Units

VALUE

$30.9M

The confluence of a central location, a healthy lifestyle, and placement among Charleston’s most beautiful natural settings makes Tides IV a local’s paradise.

Positioned in the center of the site with generous green setbacks Tides IV Condos is a seven-story building community with 54 condominiums. In serving the needs of long-time locals, Tides IV residences invite folks to downsize and let their home become their sanctuary, not their unending project.

THE RESIDENCE AT SIMMONS PARK

Charleston, SC

COMPLETED

2016 SIZE

321,000 SF Total

269 Residential Units

5,000 SF Retail

This four-story multi-family residential project takes its cue from the surrounding traditional Lowcountry architecture with a materials palette of brick stucco with stone accents.

The 5.86-acre sensitive site lies within the heart of the New Urbanist Town Center of Charleston’s Daniel, and the design preserved a row of historic live oak trees which serve as the heart of the master plan. The residential wings of the building envelop the park and create a well-defined street wall along the adjacent streets.

The architecture addresses the City’s mandated goal that the project be reflective of Charleston’s rich architectural heritage. Traditional motifs of covered “piazza” or porches, open and New Orleans style balconies, fixed shutters, and varying roof elements and heights accent the building. The building consists of 269 residential units with studio, 1- , 2-, and 3-bedroom options with parking in a four-level deck for 417 that is completely concealed by the residential wings. The pool terrace on the south side overlooks the lake for respite views and cool breeze; additional amenities include large clubrooms, fitness centers, and an outdoor loggia for entertaining.

Balconies at the prominent corner blur the lines between indoors and outdoors, softening the edge and adding visual interest.

RIVERBEND

Wilmington, NC

COMPLETED

Est. 2021

SIZE

12,000 SF First Floor Retail

115 Residential Units

125,000 SF Residential

7,500 SF Amenities

500 Car Parking Spaces

VALUE

$25M

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 three-bedroom 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.

A rooftop and pool terrace overlook the Charleston Harbor, the Cooper River Bridge, and Mt. Pleasant in the distance.

COURIER SQUARE

Charleston, SC

COMPLETED

2019 SIZE

69,000 SF Total

19,000 SF First Floor Retail

228 Residential Units

624 Car Parking Structure

VALUE

$86.7M

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/ 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 land owner, LS3P worked with Robert A.M. Stern Architects 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.

Located steps away from Savannah’s Riverwalk, The Baxly’s striking interior speaks to an industrial bohemian aesthetic.

THE BAXLY

Savannah, GA

COMPLETED

2020 SIZE

360,000 SF Total

10,000 SF First Floor Retail

275 Residential Units 13,000 SF Amenities

275 Car 3-Level Parking Structure

56,000 SF Parking

VALUE

$64M

The Baxly is a 360,000 SF mixed use property with 275 units of multi-family apartments, 10,000 SF of retail and over 13,000 SF of amenity space. The project consists of a 275 space, three-level structured parking deck which is wrapped with residential units, amenities, and retail spaces.

The project is located in Savannah’s Indian Street district and is 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.

Painting a modern portrait across a historic neighborhood.

THE VICTORY AT SUMMERHILL

Atlanta, GA

PHOTOGRAPHY

© W. Scott Chester

*Interior Design Services Only

Located in Atlanta’s Summerhill neighborhood, The Victory at Summerhill breathes new life into a historic community. The building evokes a modern, playful color palette emboldened by the historic structures of downtown Summerhill, including unique wallcoverings and wall tiles that complement the transition of color throughout the flooring.

The design of this multifamily project was inspired by local landmarks, including Turner Field (now Credit Union Stadium), the 1996 Summer Olympic Games facilities, and the headquarters of Delta Airlines and Coca-Cola, respectively. Seats from Turner Field adorn the lobby of The Victory, while memorabilia from Olympic games and Andy Warhol’s Coca-Cola pieces are displayed in the clubroom, and vintage Delta Airlines posters are featured in the leasing offices.

The Victory at Summerhill includes 276 units ranging from studio to two-bedroom. A detached clubhouse features co-working pods, vintage arcade games, and library-style tables for collaboration.

One of the most prominent sites in downtown Durham.

THE NOVUS

Durham, NC

COMPLETED

Est. 2024 SIZE

630,000 SF

172 Residential Units

VALUE

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 comprised of additional lounges, display kitchens, gaming areas and spacious outdoor terraces for both owners and tenants.

Projected to begin construction in the spring of 2022, the project is anticipated to be complete by the end of 2024.

Riverlights is a community with three miles of direct river frontage along the Cape Fear River.

RIVERLIGHTS MIXED-USE

Wilmington, NC

COMPLETED

2016 SIZE

1,300 acres

2,290 Residential Units

Its 1,300 acres and 2,290 units have been carefully planned through product segmentation and land use to focus on connectivity: connections to water, to nature, to neighbors, to special places.

Throughout the property are “beacons of light,” replicas of the old river lights that were used to guide sailors through the precarious waters of the river, which are now be used to assist residents in navigating the places around the community.

The community reflects a riverfront and natural lifestyle with focus on open green spaces, nature trails, and historical relevance to the Wilmington area.

There will be a village center that serves as the hub of the community—the heart and soul—envisioned as a thriving hub with retail shops, grocer, bookstore, post office, and restaurants, along with programmed activities such as art shows and wine tastings.

The community includes distinctive neighborhoods of singlefamily and attached homes reflecting historical Lowcountry architecture. Authenticity and understated elegance rule the designs. As with any thoughtfully planned community, the lifestyle is truly be the defining factor. RiverLights offers its residents the opportunity to live life at their very best—cultural activities, a thriving historical town and beautiful beaches.