MULTIFAMILYLIVING
Established in 1963, LS3P is a multi-disciplinary firm offering architecture, interior architecture, and planning services to a wide variety of clients nationwide. Central to all regions of the Southeast with offices in Charleston, Columbia, and Greenville, and Myrtle Beach, SC; Charlotte, Raleigh, and Wilmington, NC; and Savannah, GA, LS3P is committed to bringing state-of-the-art design, technology, and expertise of a strong regional firm closer to our clients on a local level. We have an excellent reputation for project success; however, we are most proud of our longstanding relationships, and the fact that over 80% of our work is for repeat clients. The editor of DesignIntelligence has called LS3P “the most local of the global firms and the most ‘world-class’ of the locals.” LS3P brings a history of over 55 years of design excellence, with more than 540 design awards across diverse practice areas. With a mission to “engage, design, and transform,” we are deeply committed to the communities we serve. We believe in collaboration, innovation, and building lasting relationships with our clients.
#1 IN THE SOUTHEAST OF ARCHITECTURE-ONLY FIRMS BASED IN THE REGION
595 KING STREET
CHARLESTON, SC 595 King Street is a seven-story apartment building over one level of subterranean parking located at the corner of King and Spring Streets in downtown Charleston. The building is approximately 124,000 SF and has 74 residential units ranging from studios to five-bedroom options having a total of 258 beds. The ground floor is comprised of about 12,000 SF of retail space, building lobby, fitness center, leasing center and a few ground level apartments. The second floor contains a pool deck that will overlook a future park with adjacent club room and study room for resident use. Floors three through seven contain a mix of residential units with a common study room located on each floor for resident use. The design of the building is more classical as it is located on a prominent corner of Charleston with materials such as brick, stone panels and some metal panel making up the various facades.
SAVANNAH, GA 630 Indian Street is a 360,000 SF mixed use property with 275 units of multifamily 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. The building will offer a mix of studio, one- and two-bedroom units with a swimming pool, outdoor fire pit, dog walk, fitness center, maker space, coworking 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. Featured Project: North Beach Plantation (Project of Jim Hubbard and Lizzie Daniel while working for Pegram Associates)
THE BAXLY
CANALSIDE LOFTS
COLUMBIA, SC The CanalSide development is located on a premier site along the Congaree River and canal in Columbia, SC. Most importantly, it marks the re-development of the old CCI Prison into a vibrant, livable community. This development is an important milestone in continuing the City of Columbia’s vision for creating a corridor from Main St. down to the river known as the “The Vista.” Columbia’s Congaree Vista continues to be a center of both history and culture to the residents of and is the place of choice for shopping, dining, and a high-energy urban environment to live and grow businesses. This project was a phased development offering a mix of single family residential, town homes, condos and apartments. Including some complimentary retail and commercial space, the development is focused on a central promenade leading from Williams Street down Taylor Street to the canal culminating in a park area for public engagement. Along the canal’s edge, LS3P worked with the City to develop an Esplanade Public Walkway in keeping with the City’s long-range goals for pedestrian access all along the canal.
THE RESIDENCE AT SIMMONS PARK
DANIEL ISLAND, SC 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 Island, 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, one- , two-, and three-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.
ISLE OF PALMS, SC As a result of the 2002 resort revisions and expansions, Wild Dunes realized a need for a village core - a convenience & retail support center with welcoming gathering places for the entire resort community. LS3P succeeded to provide concept, design, and execution. Included in the Wild Dunes Resort Village, just across the street from the Boardwalk Inn, is the Wild Dunes Conference Center, community pool, activities center, golf clubhouse and deli, and tennis center. Several courtyards and plazas are located throughout the village, as well as an outdoor amphitheater. Village shops and restaurants occupy the ground level of the resort condominium buildings, and are designed to attract activity during both the daytime and evening hours. The resort and community experience of Wild Dunes is greatly enhanced by the Resort Village. Guests benefit from a central location within easy walking distance of the resort’s expansive amenities and recreational assets, while also able to enjoy expanded retail, food and beverage services, entertainment, cultural and social interactive opportunities. Featured Project: North Beach Plantation (Project of Jim Hubbard and Lizzie Daniel while working for Pegram Associates)
WILD DUNES RESORT VILLAGE
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. The design team took advantage of the prime downtown setting, framing expansive skyline views and bringing natural light into the interior spaces. 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-toclean 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 highend 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.
SKYGARDEN APARTMENTS
511 MEETING STREET
CHARLESTON, SC 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 development, as there are currently at least three to four other large multi-family projects in the works surrounding this site. As the project site is the former location of the old Grace and Peraman Bridges connecting Charleston to Mt. Pleasant, the design includes architectural references to the historic bridge structures.
MOUNT PLEASANT, SC Tides IV Condos is a sevenstory building community with 54 condominiums. 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. 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.
TIDES IV CONDOS
CHARLESTON, SC 530 Meeting Street is a 184,000 SF five-story development that includes 114 market rate and workforce housing apartments with 360 beds. The project includes a 25,000 SF of parking and 8,000 SF of amenity on the ground floor along with a few residential units. This area is a central to many for current developments in downtown charleston as there are currently at least three to four other large multifamily projects on the boards surrounding this site.
530 MEETING STREET
BROADSTONE QUEEN CITY
CHARLOTTE, NC This new multifamily development integrates museum-quality contemporary art as a central focus. The design references Charlotte’s royal history and opulence with 260 high-end residential units in studio, one-bedroom, and two-bedroom options. The interior strategy features “jewel box” spaces facing the street, each glowing with a different color at night for visual impact, and the open-plan units offer sophisticated finishes, integrated technology, and an array of amenities. The program includes a leasing office, mail room, ground-floor coffee shop, fitness areas, bike storage, a solarium, and sky lounge. The roof deck includes Charlotte’s first infinity pool overlooking the skyline.
MOUNT PLEASANT, SC After a comprehensive masterplanning, visioning, programming and design effort, this new 400,000 SF Liberty Continuing Care Retirement Community (CCRC) in Mount Pleasant, SC is open. This development offers age-restricted lifestyle housing with 250+ units through full skilled nursing. The design features four levels of independent residential living units, three levels of licensed bed units, and a full-service amenities package. The site has an indoor pool, spa, fitness and exercise area; other amenities include a common living room and library, card room, billiards room, arts room, media room, and four dining venues in the independent living spaces. The healthcare wing houses independent dining rooms and service kitchens, activity areas, private exterior courtyard space, and a full OT/PT clinic.
SOUTH BAY CCRC
WILMINGTON, NC Located in the Autumn Hall mixed-use development between Wilmington and Wrightsville Beach, the Carolina Bay Continuing Care Retirement Community offers easy access to medical care, shopping, and the beach. This planned community offers independent and assisted living apartments, a memory support wing, multiple dining options, a wellness center, and shared gathering spaces. The phased project provides 124 independent living apartments ranging from 700 to 1,400 SF. All apartments offer 9-foot ceilings, well-appointed kitchens, baths with senior-friendly showers, washer/dryer space, ample closet space, individual temperature control, and porches or large bay windows. The center also offers a Garden Flat option, which provides a 1,500 SF, 2-bedroom, 2-bath unit with upscale appliances, finishes and detailing. The Memory Support unit, which is housed within the assisted living area, provides a dedicated “household� for 24 residents with 18 studio apartments of 350 SF and 6 units of 500 SF. This unit provides supported use of dining, family, kitchen, and other shared facilities as well as a secure private garden and support staff facilities. There are 100 Assisted Living Units total. Ease of circulation and accessibility are integral to the community’s design. Interior apartment hallways are attractive and barrier-free, with natural light and views of gardens and ponds. Interior and exterior routes allow guests to navigate easily between personalized apartment spaces and gathering spaces. Outdoor golf cart and walking paths link to the wider community, at Carolina Bay and beyond.
CAROLINA BAY
RIVERLIGHTS
WILMINGTON, NC RiverLights is a community with three miles of direct river frontage along the Cape Fear River. 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 will be “beacons of light,” replicas of the old river lights that were used to guide sailors through the precarious waters of the river, which will now be used to assist residents in navigating the places around the community. The community will reflect 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 will serve 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 will rule the designs. As with any thoughtfully planned community, the lifestyle will truly be the defining factor. RiverLights will offer its residents the opportunity to live life at their very best—cultural activities, a thriving historical town and beautiful beaches.
WILMINGTON, NC 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. Featured Project: North Beach Plantation (Project of Jim Hubbard and Lizzie Daniel while working for Pegram Associates)
RIVERBEND
.COM