LS3P is an architecture, interiors, and planning firm celebrating over 60 years of design excellence.
With deep regional roots and a national reach, we offer largefirm 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.
10,000+ Units Designed $3B+ Total Residential Construction Value
650+ Firmwide Design Awards
16M+ Square Feet of Sustainable Design
DURHAM, NC
The James
High-rise for a fast growing city.
Located in the heart of Durham, The James is a vibrant new center of energy that supports the rapidly growing medical and tech sectors. LS3P designed The James as a place that blends an active lifestyle for living and working in the core of Durham. Surrounded by global businesses and universities, the project features best-inclass amenities in a convenient walkable locale.
The James is over 600K sf with a mix of retail, residential, and parking for a complete urban living experience. The project has numerous sustainability features and outdoor amenities.
OUR FOCUS
Architecture & Interior Design
CHARLESTON,
SC
The Jasper
Luxury living in historic Charleston.
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.
LS3P completed The Jasper in association with Antunovich Associates.
OUR FOCUS
Exterior Architecture
RALEIGH, NC
5401 N
Conceptualizing a distinctive mixed-use haven.
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.
OUR FOCUS
Conceptual Master Planning & Architecture
DURHAM, NC
The Novus
Modern elegance.
This mixed-use development is a 670,000 SF, 27-story marvel situated at one of the most prominent sites in downtown Durham. The project features a 380-space parking podium with one level below ground and five floors above, seamlessly integrating 25,000 SF of gradelevel retail. The pedestrian-friendly design enhances the urban experience, with the parking structure elegantly wrapped on two sides by 70 market-rate apartment units.
Elevating the lifestyle offering, the podium is crowned with an active amenity space that includes a stunning lap pool, a fitness deck, a state-of-the-art fitness center, a co-working lab, and a resident lounge. Above the podium, a striking tower rises, comprising a mix of 118 apartments and 54 condominiums. The pinnacle of this tower is an amenity floor that boasts additional lounges, display kitchens, gaming areas, and spacious outdoor terraces, providing both owners and tenants with luxurious and versatile spaces to relax and entertain.
OUR FOCUS
Architecture & Interior Design
WILMINGTON, NC
Proximity at Watermark
Modern amenities meet serene marsh views.
Proximity at Watermark is a multifamily residential apartment building containing 248 dwelling units and approximately 11,000 square feet of amenity space to include a double height club house adjacent to an outdoor pool, business center, fitness space and third floor roof deck. The project is located on the Cape Fear River with pier access and marsh views to the south. Building A and building B will both be 4 stories in height comprised of wood construction and steel when required.
OUR FOCUS
Architecture & Interior Design
WILMINGTON, NC
Paseo
Student living with convenience and comfort.
The new Paseo mixed-use project, positioned near the University of North Carolina Wilmington, is geared towards college students. Once a car dealership, this transformational housing and commercial space offers a development designed for leisure and convenience. In the center of the site with generous green setbacks, two new four-story buildings include 15,000 SF of retail space on the ground level with apartments on upper levels. A three-story garden apartment building is included in the scope.
The total apartments in the project (298 units) are dispersed between all floors of the main building (250 units) and the garden building (48 units).
OUR FOCUS
Mixed Use Planning, Architecture & Interior Design
SAVANNAH, GA
The Baxly
Green riverfront living in historic Savannah.
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 twobedroom 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.
OUR FOCUS
Architecture & Interior Design
RALEIGH, NC
Broadstone Oak City
A mid-century home for creatives.
Broadstone Oak City is a mid-century inspired multifamily development located in Raleigh, NC. With such a visible sight off the interstate, the client wanted the vibrancy of the culture of the community to shine from a distance.
Our mission was to help build a connection from the values and energy of the community to the existing area and potential residents. LS3P completed Broadstone Oak City in association with Cline Design Associates.
111 Ann Street is a mix of studio, one- and twobedroom apartments within five floors of heavy timber construction (glulam post & beam and cross laminated timber floor, roof and wall panels) above two levels of parking within the building (one subterranean) and private amenities within post-tensioned concrete podium construction. An outdoor courtyard includes a resortstyle pool and sun decks. Heavy timber structure and utilities are exposed throughout.
OUR FOCUS
Architecture & Interior Design
WILMINGTON, NC
Riverbend
Blurring the lines between indoors and out.
This contemporary mixed-use project offers 115 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 co-working 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.
OUR FOCUS
Architecture
CHARLOTTE, NC
The Crown of Queen City
Timeless design meets modern amenities.
This new multifamily development integrates museumquality contemporary art as a central focus. By incorporating timeless elements such as black and white stone-look flooring and Victorian-inspired amenities, the property appeals to the younger demographic who is now gravitating towards the city center.
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. The open-plan units offer sophisticated finishes, integrated technology, and an array of amenities.
The program includes a leasing office, mail room, groundfloor coffee shop, fitness areas, bike storage, a solarium, and sky lounge. The roof deck includes Charlotte’s first infinity pool overlooking the skyline.
LS3P completed The Crown of Queen City in association with Cline Design Associates.
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.
OUR FOCUS
Architecture & Interior Design
NASHVILLE, TN
Broadstone Nations
A unique design for a lively neighborhood.
This new multifamily project in Nashville, TN captures the spirit of the Nations neighborhood: an up-andcoming industrial area which attracts an artistic, trendy, free-spirited crowd. The five-story building offers 343 studio and one-and two-bedroom apartments. Unique amenities include a co-working lounge with Lego wall and meditation space, an on-site distillery, a makerspace, and podcast/sound booths for conference calls and audio recording. Fitness spaces include individualized workout rooms and a saltwater pool.
The interior design reflects the upscale bohemian vibe of the residents. An airy double-height lobby features graphic murals, sculptural lighting, and eye-catching textures and color accents. The mix of furnishings and seating options range from circular swings to leather chairs to soft upholstery, and the interplay of rich greens and blues with orange accents animates the public areas.
LS3P completed Broadstone Nations in association with Studio Architects.
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 wall coverings 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 CocaCola, 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.
LS3P completed The Victory in association with Brock Hudgins Architects.
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.
OUR FOCUS
Exterior Architecture
CHARLESTON, SC
Summit Place
Dynamic urban living for young professionals.
Summit Place is a 184,000 SF, five-story development located in downtown Charleston. The property’s interior design includes an engaging Makerspace. 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. 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.
OUR FOCUS
Architecture + Interior
Amenity Design
WILMINGTON, NC
Carolina Bay
Coastal living at its best.
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, 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 and finishes.
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.
OUR FOCUS
Architecture + Interior Design
RALEIGH, NC
Hayes Barton Place
Timeless senior living that blends history with modern comfort.
Hayes Barton Place, located in the heart of Raleigh, offers a range of senior living options in close proximity to shopping, dining, recreation, and cultural options in the Village neighborhood. The development’s exterior reflects the traditional architectural context of its “Old Raleigh” neighborhood, blending the rich history of the area with a timeless interior aesthetic.
Residential options include 169 independent living units (311, 300 total SF) or 85 healthcare units (83,350 total SF). The healthcare units are divided among memory care (32 units), skilled nursing (31 units) and assisted living (22 units).
The well-appointed Commons area features spaces for dining, wellness, and activity as well and administrative and support areas; the project also includes structured parking beneath the building. Outdoor terraces and balconies help to maintain a continuous connection to the outdoors while providing natural light and views.
