421 N. Harrington

LS3P Moves Downtown Raleigh Office to Smoky Hollow

LS3P, an architecture, interiors and planning firm, is relocating its Raleigh office to Smoky Hollow, the new mixed-use district in Downtown Raleigh that features 225,000 square feet of Class-A office space. LS3P will relocate nearly 100 Raleigh-based employees to the new space in April 2024. JLL Managing Directors Kimarie Ankenbrand and Matt Winters represented LS3P in the deal.

With 12 locations across the Southeast, LS3P is a premier design firm with a commitment to creating architecture that enriches communities. Having spent 18 years at its former downtown office, LS3P made the strategic decision to further its commitment to the heart of Raleigh by signing a 20,000-square-foot lease at 421 N. Harrington, the newly delivered office and retail building within Smoky Hollow. The firm intentionally involved its employees in the relocation process, taking into account commute times, transportation options and the general wants and needs of its team members.

“Now more than ever, it is extremely important for companies to get started earlier in making their real estate decisions,” said JLL’s Ankenbrand. “Whether companies are rightsizing or relocating, new modern and activated office supply is dwindling, and planning needs to begin now. LS3P was proactive in starting its search 21 months before its lease expiration date, giving the firm plenty of time to extensively evaluate its people, culture and space needs. Because of this, we were able to find LS3P the ideal space in the heart of downtown to support its growing brand and team.”

Upon surveying its employees, LS3P found that walkability and access to quality amenities like quality retail, restaurants and services were some of its top priorities, as well as supporting the resurgence of Downtown Raleigh. Having originally opened its first phase in spring 2020, Smoky Hollow is now a vibrant mixed-use district with outdoor gathering spaces, services and dining options, access to public transportation and two apartment buildings. The site is home to a variety of amenities, including Hush and Dose Yoga + Smoothie Bar, restaurant concepts Madre and Midwood Smokehouse, New Anthem Brewery, Publix and more. 421 N. Harrington also features several outdoor terraces that LS3P will take advantage of within their space and an expansive, lifestyle-oriented amenity level with collaborative work areas, conference rooms and flexible meeting accommodations.

“As we continue to grow in Raleigh, we couldn’t think of a better place for our firm’s next chapter than Smoky Hollow,” said Steve Hepler, Raleigh Office Leader at LS3P. “Our partnership with JLL was instrumental in making streamlined and informed decisions about our new space, while also taking the time to prioritize our employees’ needs. We are proud to recommit to Downtown Raleigh and are looking forward to being an active part of its growth for years to come. We’re thrilled to be joining the dynamic Smoky Hollow District that Kane Realty and Williams Realty & Building Company have developed.”

“We are beyond excited to welcome LS3P to Smoky Hollow,” said Hooker Manning, Director of Office Leasing and Development at Kane Realty. “The 421 N. Harrington office building offers a lifestyle-oriented work experience designed to promote productivity and collaboration. We are sure LS3P’s employees and visitors will enjoy well-located, high-quality office space at Smoky Hollow in Downtown Raleigh.”

According to JLL’s Q3 Raleigh Office Insight, the market has seen steady demand for premium office space which has buoyed robust leasing activity. Tenants are continuing to adhere to the flight to quality trend, seeking out high-quality, collaborative office space with proximity to amenities. Additionally, absorption has been concentrated in Downtown Raleigh over the last few years, as companies continue to be attracted to its walkability, connectivity and liveliness. As seen through LS3P’s lease, Smoky Hollow is a testament to both the strength of downtown and demand for premier office space.