Our mission is to engage our clients and communities, to design meaningful places, with proven results that transform.
With deep regional roots and a national reach, LS3P offers 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.
We craft compelling storylines that shape each guest experience—from the first impression to checkout— thoughtfully tailored to the hotel’s brand, location, and overarching goals.
LS3P has played a pivotal role in advancing hospitality design across the Southeast. Our team excels at navigating design review boards and collaborates seamlessly with developers, associate architects, and designers to deliver vibrant, memorable stays in any setting.
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LS3P is purpose-built for positive transformation, focused on impact, and driven by our mission.
KATHERINE PEELE CHIEF PRACTICE OFFICER
BARCLAY AT SOUTHPARK CHARLOTTE, NC
The Spectator
CHARLESTON, SC
The design for the Spectator Hotel began with the goal of creating the best hotel in Charleston. Every detail, from the timeless exterior to the luxe interior finishes, was crafted to create an extraordinary guest experience. Curated in partnership with Jenny Keenan Design, the hotel’s 41 luxurious guest rooms with ten different furniture settings provide rooms tailored to the needs of all guests. Suites have stunning framed city views, and even the hallways, which are accented with mirrors, art-filled niches, white wainscoting, and deco sconces, feel like special spaces.
This upscale hotel quickly established a sense of place and identity by reimagining traditional materials and architectural elements in a timeless way. The prominent corner site offered an opportunity to establish a grand presence, engaging pedestrians and animating the façade with a stunning lobby and inviting street-level lounge. The two-story entry volume grows to four stories at the interior of the site. Subtle variations in the planes of the façade create dimension, depth, and an interplay of light and shadow. The brick façade utilizes two colors of brick, cast stone, and zinc paneling and careful detailing for subtle scale and texture.
Located in the heart of Savannah’s Forsyth Park in the Victorian District, Hotel Bardo was originally built in 1888 and has been operating as a luxury hotel since 2005. The renovation and expansion includes 22 additional guestrooms, a destination restaurant, expansive pool and pool bar, members club, spa, and diverse event spaces. The design blends timeless architectural features with a contemporary aesthetic to transform the property into a highly anticipated, luxury urban resort.
This property was designed in collaboration with Left Lane Hospitality and Atelier Pond.
CHARLESTON, SC
Natural beauty, rich history, and cultural significance gives way to an eclectic taste, reminiscent of the well-traveled. Designed in partnership with Bello Garris Architects, the property is thoughtfully reflects the balance of diversity in nature, featuring a palette inspired by earthy tones, textures reminiscent of flora and fauna, and artisan craftsmanship that evokes a sense of timelessness.
The two-story lobby showcases stunning feature walls drawing inspiration from the captivating mossdripped oak trees, which have long been an iconic symbol of the city’s charm and allure. At the far end of the lobby, nestled within the warm wood veneer, the bar creates a pocket – much like a dense maritime forest at dusk.
The mysterious allure of deep greens, low lighting casting a warm, golden glow dancing across the room, and indigenous artwork create intimate moments that celebrate retreat. The guest rooms are intended to exude both grace and tranquility – taking note from the breathtaking tapestry of green, blue and neutral hues, where land, water, and sky harmoniously coexist.
This 4-star, 80-room boutique hotel is nestled within Elon University’s botanical gardens and is designed to blend seamlessly with the Colonial/ Georgian Revival aesthetic of the existing campus. The interiors are timeless, classic, and polished, but also embrace contemporary elements to create a memorable guest experience. The materials palette is elegant and neutral with accents of the University’s branded maroon color. The exterior materials palette of brick cladding with white columns and expansive windows also includes residential references such as patios and awnings to distinguish the Inn from the academic buildings. Program spaces include a restaurant, bar, meeting facilities, and ballroom.
A native “Elon oak” which was harvested onsite is used in feature elements throughout the interior. The design embodies the University’s environment and culture and draws from the metaphor of the oak tree: like acorns seeding the future, 100% of hotel profits fund University scholarships.
Cotton Sail Hotel Renovation
SAVANNAH, GA
Originally constructed in 1852, the Cotton Sail Hotel was once a cotton warehouse spanning Savannah’s historic Factor’s Walk. The new design renovated the existing upper three levels of the building to create a 56 room hotel and a roof addition with restaurant and banquet area. The exterior renovation included masonry stabilization, window repairs, storefront replacement along Bay Street, and balcony additions along River Street. Interior modifications included the addition of an elevator with service from River Street to the roof, exit stairs as required for code compliance, a new lobby area, guest room layouts, laundry, offices and other hotel functions.
The restoration also replaced nonhistoric windows throughout the building and repaired historic trim and ornamental ironwork at the Bay Street elevation. Positioned in the heart of Savannah’s National Landmark Historic District, The Cotton Sail Hotel has been revitalized for a new chapter of use.
The Vendue Renovation
CHARLESTON, SC
Located in Charleston’s Historic District, renovations to The Vendue artfully knit together five historic buildings dating back to the 1780s. On the building’s exterior, large windows and new entry canopies were added to draw connections with the streetscape. The popular rooftop bar was also upgraded.
Inside, a new walkway creates both a visual and functional connection through the hotel’s first floor where walls once separated two of the structures. The interior renovation includes a bar, dining area, lobby, cafe, and select rooms.
The Pinch
CHARLESTON, SC
The Pinch presents a luxury stay rooted in Charleston’s architectural heritage, brought to life through a carefully executed adaptive-reuse design. Set among buildings dating back to 1843, the hotel seamlessly blends historic character with contemporary comfort, creating a distinctive stay that honors the city’s architectural heritage.
The property spans 34,000 square feet of hotel space, complemented by 7,000 square feet of curated retail and 3,500 square feet dedicated to elevated dining. Every element— from the preserved facades to the modern interiors—is designed to reflect Charleston’s timeless charm while delivering an exceptional guest experience.
LS3P designed this development in partnership with Morris Adjmi Architects.
This branded hotel lies on a seam between a suburban neighborhood and Charlotte’s bustling South Park commercial area. Stitching together these two identities in a way that was beneficial to both became a key design driver for the client, design team, and community. Through an intensive and interactive town hall process with community stakeholders, a series of meetings to bring in the diverse voices of local residents generated invaluable feedback and informed the final design.
The design integrates familiar materials and colors from the surrounding built environment, utilizing non-traditional sizes and detailing them in atypical ways, so the building blends seamlessly into the existing context without simply replicating it.
Slated to debut in early 2026, Recess will introduce a fresh take on the lifestyle hotel and clubhouse concept— a coveted 221-room retreat designed for members, locals, and guests alike.
The building was originally constructed as a hotel in 1912, but has been used for office & retail since the 1970s. The reimagined property will feature a dynamic mix of amenities, including coworking spaces, a rooftop pool and bar, a circuit-based spa and fitness center, a dramatic two-story event venue, and a classic French brasserie. Every space is curated to foster connection, creativity, and comfort.
Interiors will follow a “retro futurist” design narrative, blending tactile materials like natural wood, marble, and tile to create a warm yet forwardlooking aesthetic. With 136 guest rooms, 23 suites, and 62 bunk rooms, each floor will include a signature “Rumpus Room”—a communal lounge exclusive to Recess guests.
LS3P designed this property in collaboration with Left Lane Hospitality.
The
Nickel CHARLESTON, SC
Located at 529 King Street in Charleston’s historic Cannonborough neighborhood, The Nickel Hotel offers a refined boutique experience that blends Southern charm with modern luxury. Guests are welcomed into 50 thoughtfully designed rooms and suites, each crafted to reflect the character of the city while offering elevated comfort and style.
Spanning approximately 52,700 square feet, The Nickel Hotel includes 32,000 net rentable square feet dedicated to hotel and retail space. Its fivestory structure harmonizes with the surrounding urban fabric, contributing to the vibrant energy of Upper King Street while offering guests a peaceful retreat in the heart of the city.
LS3P designed this development in partnership with Morris Adjmi Architects.
Our interiors elevate the human experience.
Our team blends the foundational principles of space, structure, planning, and detailing with a collaborative, strategic, and creative approach to design. Through this synthesis, we craft bespoke environments that elevate the user experience and foster a sense of connection, comfort, and purpose.
