Mixed-use
Crafted designs for living, working and playing
opportunities to tell authenticstories.
authentic
our designs tell authentic stories
logical
our process adheres to a rigorous logic
refined
we refine our concepts through iteration
resilient
our solutions are resilient and high-performing
experiential
our designs elevate the human experience
adaptable
we catalyze change through architecture
building resilient andvibrant communities
We believe well-designed environments should recognize and build on their context, history, culture, and values, embracing nature while incorporating today’s lifestyle. We enjoy creating spaces that have longlasting impacts on the larger community for decades.
We prioritize culture, character, diversity, lifestyle, and experiences to develop vibrant and innovative communities.
our footprint
As a signatory of the AIA 2030 Commitment, LS3P is reaching new heights in designs for carbon neutrality by 2030
1st
100% Mass Timber Building in NC
130+
Team Members Certified in LEED and WELL Design Guidelines
19M+ Square Feet of Sustainable Design
transformation bydesign
10,000+
Mixed-Use Units
LS3P is an architecture, interiors, and planning firm celebrating over 60 years of design excellence. LS3P operates from its 12 offices in North Carolina, South Carolina, Georgia, and Florida, providing its clients the expertise and resources of a large firm with the local knowledge and personal connections of a small firm. We are deeply committed to the communities we serve, with over 650 design awards in diverse practice areas.
At our core, we are a design firm, dedicated to contributing our best to our projects, our clients, and each other with integrity and passion. We engage people in the process of architecture to create outstanding places to live, work, and play. Our broad range of expertise allows us the ability to create innovative solutions, and to provide expertise to address the complex programs of today’s design projects.
$700M Residential Construction Value
650+ Firmwide Design Awards
Designed Since 2020 #15 on Building Design+Construction’s top Architecture Firms
using our diverse experience to create dynamic communities
We envision mixed-use projects as a way to utilize our expertise in commercial, residential, community, and education spaces to create harmonious communities. Weaving together different typologies creates cohesive, dynamic communities that provide a unique sense of place.
CHARLOTTE, NC
FEATURES
2,700 Parking Spaces
32,000 SF Retail
16,000 SF Higher Education
Future Residential Phase
Seamlessly blending workplace and retail.
The three towers that constitute the Tryon Street block of Legacy Union, the new 600 Tower and the earlier 620 and 650 Towers were all designed as part of an intrinsic whole. It took eight years for the construction of all three towers, but each building is integral to the overall place-making that was intended as the southern anchor of Tryon Street in Uptown Charlotte.
This idea of “the sum of the whole being greater than the parts” continues throughout Legacy Union. The lobby of 600 South Tryon is envisioned as a public gallery running through the width of the building from Brooklyn Village Avenue to the central Tryon Plaza. That gallery is envisioned as public gallery for viewing curated art exhibits, both painting and sculpture. With its access from Brooklyn Village Avenue and the Tryon Plaza, the space is readily open to the public.
The concept of using activated, animated public spaces has been integral to the overall master plan for Legacy Union. Legacy Union is organized along a central mid-block spine through both blocks of Legacy Union running from Tryon Street to the east entry to Bank of America Stadium. Its framework of this series of highly integrated, animated and activated communal and public spaces make Legacy Union a highly desirable place for office, residential and hotel and a key anchor for the new center of Uptown Charlotte.
PHASE
Hickory Innovation District
HICKORY, NC
FEATURES
Higher
Commercial Parking
Residential
Innovation for futuregenerations.
The Hickory Innovation District Master Plan presents a comprehensive strategy to create a dynamic and sustainable hub for economic development, education, and community engagement, anchored by the new Appalachian State University. Hickory Campus. Strategically located 45 minutes from the main App State campus in Boone and positioned at the nexus of the NC 321/I-40 corridor equal distance from Charlotte, Asheville, and the Triad region, Hickory Connect is primed to become a new center of entertainment, education, employment, and innovation.
The design leverages the history of the manufacturing and textile-based economy of the region, as well as the site’s natural features to create a place that feels authentically of the Hickory market. Together with the growing presence of App State’s new campus, the region’s nationally renowned high marks for quality of life, a new aviation museum, expansion of the ambitious multi-use trail network plan, and the revitalizing industrial corridor along Old Lenoir Road, Hickory Connect will become the new entertainment, employment and residential hub for the next several decades and beyond..
Courier Square Phase One
CHARLESTON, SC
FEATURES
69,000 SF Office
19,000 SF First Floor Retail
228 Residential Units
624 Parking Spaces
ASSOCIATE ARCHITECT RAMSA
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.
Sweeping views of historic Charleston.
Building upon the success of Phase One, the northern half of the urban, mixed-use Courier Square Phase II project is leased by Greystar, who is headquartered just two blocks away from the site. The Greystar portion of the project is broken up into four unique buildings. The largest of the four houses the parking for the site, allowing the three smaller buildings to prioritize pedestrian experience by unburdening them from vehicular uses. The project features nearly one acre of pedestrian-focused open space, seamlessly integrated throughout the site via Charleston-inspired alleys and the newly established Oak Park. This public park highlights a grand live oak tree, which was relocated from a surface parking lot at the center of the site.
PHASE2
PHASE1
RALEIGH, NC
FEATURES
190,000 SF Adaptive Reuse
1,100,000 SF New Construction
ASSOCIATE ARCHITECT
S9 Architecture BEFORE
From industrial site to modern amenityhub.
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.
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.
RALEIGH IRON WORKS RALEIGH, NC
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 sixstory 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. Inspired by historic photos, street-level canopies and balconies overlook the courtyard. 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.
Celebrating communityand culture.
The Arts + Innovation District is the result of a remarkable collaboration between many entities and stakeholders. These include Benchmark Planning, the Myrtle Beach City Mayor and Council, City staff, Myrtle Beach Downtown Alliance, One Grand Strand, Horry County, and the State of South Carolina. During the design and planning process, the design leadership of these entities has been instrumental in engaging the community, advocating for public space and equitable housing, preserving and celebrating the City’s history, and building consensus.
The Arts + Innovation District will be community-driven and amenity-richcentered around the vibrant arts and innovation culture. The confluence of residential, cultural, commercial, and civic uses will create a center of gravity for Myrtle Beach, capitalizing on the idea of “locational magnetism.”
As we build on the City’s history and traditions, we look forward to a new chapter that embodies innovation, identity, and inclusion.
DURHAM, NC
FEATURES
300,000 SF Residential
25,000 SF Retail
400 Parking Spaces
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.
CHARLESTON, SC
Celebrating industrialheritage.
Pacific Box and Crate, a multi-use development in Charleston’s evolving Upper Peninsula, occupies a nearly 10-acre footprint along King Street. The site originally housed an outpost of Pacific Guano, a fertilizer company which processed phosphate on the site starting in 1869, and later a box and crate warehouse; the name “Pacific Box and Crate” embraces the industrial heritage and celebrates the legacy of the hardworking people who spent time there.
Anchoring this development is tech company BoomTown, transforming 60,000 SF of vacant warehouse space into a vibrant and active development. The renovation of an existing brick warehouse created a mix of open offices and enclosed meeting rooms to support a variety of contemporary work models, with creative and energetic “fun zones” encouraging cross-pollination and spontaneous interaction. Edmund’s Oast Brewing Company rounds out the south end of this development, featuring ample indoor and outdoor seating areas..
Timeless urban design for a bustlingpublic.
LS3P master planned this mixed-use development in Charlotte’s urbanizing SouthPark neighborhood. Despite its size and mix of uses, the development integrates with the office buildings and residential neighborhoods in the adjacent built environment.
The master plan ties into the existing street grid and creates a main plaza and residential garden as important public amenities. Components include 415,000 SF of office space in two, eight-story buildings; 90,000 SF of street-level retail and restaurants; 170 apartments; a 74-unit loft building; a high-rise tower with 96 luxury condominiums; and stand-alone townhouses organized around a central residential park. Parking is provided in two, seven-story multilevel pre-cast decks for a total of 2018 vehicles. The decks are flanked with residential multi-family housing on three sides.
Untapped potentialand opportunity.
Legacy Place has the potential to be the most connected district in the Triangle. The site is at the intersection of I-40 and I-440 on Rock Quarry Road – a major transit corridor for Raleigh. On the local scale, adjacent residential developments terminate into Legacy Place and offer direct neighborhood access in five locations.
Southeast Raleigh, home to historic and close-knit communities predominantly comprising black residents, has experienced displacement and gentrification as the city expanded in recent years. Today, the area grapples with persistent challenges in infrastructure, education, employment, and other essential needs. The Legacy Place Vision is dedicated to fostering community and providing vital support, aiming to create a highly accessible mixed-use district..
