The Adaptive Edge: Re-imagining Savannah's Ann Street

RE-IMAGINING SAVANNAH’S ANN STREET

In the heart of Savannah, just outside the historic district, two parcels on Ann Street have undergone a remarkable transformation.

The multifamily projects at 110 and 111 Ann Street, led by LS3P’s Bryan Harder and Lisa Pinyan, represent not only a physical change in the city’s landscape but also a thoughtful response to community needs, design challenges, and evolving market realities.

VISIONARY ORIGINS

The journey began in 2018, when the developer initiated discussions with LS3P. The client’s familiarity with the team’s previous work, particularly through connections like LS3P Senior Project Manager John Hughes, set the stage for a collaborative process. The developer’s vision was ambitious: to create an open market that would serve as a gateway from the

historic district, leading through a hotel at 110 Ann Street and culminating in the multifamily development at 111 Ann Street. The overarching concept was to break up the massing of the buildings, creating a procession that would guide visitors and residents through a series of engaging spaces, ultimately terminating in a vibrant courtyard.

Although the site sits outside Savannah’s historic landmark district, it is still subject to stringent design guidelines. The exterior had to meet prescriptive requirements, including height limitations and material choices. The city’s zoning map allowed for a “bonus story” if certain trade-offs were made.

For the hotel at 110 Ann Street, the team pursued LEED Gold certification, while for 111 Ann Street, they provided active street-level uses accessible to the broader community. This meant amenities weren’t just for tenants—they were designed to serve the neighborhood as well. Full masonry cladding was required, adding both cost and complexity to the project.

The parcels themselves were larger than typical downtown lots, a legacy of historical land consolidation and industrial expansion. This presented both opportunities and challenges, as the design guidelines were originally intended for smallerscale developments. The team had to creatively interpret these requirements to suit the larger footprint of the Ann Street projects.

COMMUNITY CONNECTION

Unlike many new construction projects in historic cities, the Ann Street developments faced relatively little community resistance. The existing buildings were unsightly and industrial—a low strip mall and supply company—lacking any historic significance.

The MLK corridor, where the projects are located, was ripe for revitalization, with the city eager to encourage new businesses and residential growth. While the design team initially targeted young professionals, the Savannah College of Art and Design (SCAD) ultimately leased all of 110 Ann Street and two floors of 111 Ann Street for student housing during its first year, reflecting the area’s evolving demographics and needs.

FROM CONCEPT TO CONSTRUCTION

From the outset, the concept was clear: create a corridor connecting the historic district’s west edge to the courtyard at 111 Ann Street The building forms went through several iterations, balancing pro forma requirements with design intent.

The number of units, room types, and amenities were carefully calibrated to support the project’s financial and community goals.

Circulation was a key driver, not just within the buildings but across the site. The procession through 110 Ann Street into 111 Ann Street was designed to be intuitive and welcoming, with the courtyard serving as the terminus—a communal “square” for residents and visitors alike. Street-level programming at 111 Ann Street emphasized active uses, with amenities accessible from the outside, reinforcing the project’s role as a community hub.

One of the most distinctive aspects of the Ann Street projects is their use of mass timber construction. The developer —inspired by a recent project in Brooklyn,NY— proposed using cross-laminated timber (CLT) and glulam post-andbeam systems. This was a bold move—at the time, mass timber was not widely recognized in local building codes, and the Ann Street projects became the first CLT developments in Savannah and among the first in the Southeast.

Implementing mass timber required extensive coordination with local authorities, particularly the fire marshal and plans reviewer. The team had to demonstrate the safety and viability of the system, even as building codes were evolving. Preconstruction was highly granular, with all trades modeling their work in Business Information Modeling (BIM) to ensure penetrations for mechanical, electrical, and plumbing systems were precisely located and fabricated before materials arrived on site. This level of coordination was unprecedented for the team, but it was essential to the project’s success.

MATERIALITY MATTERS

The choice of mass timber influenced the interior design, particularly the furniture and finishes. The exposed wood created a warm, inviting atmosphere, contrasting with the otherwise industrial aesthetic. The hotel at 110 Ann Street featured a curated color scheme with pinks and greens, while the multifamily units at 111 Ann Street leaned toward a modern, clean aesthetic with white walls, hard tile, and black marble.

The COVID-19 pandemic had a significant impact on interior design decisions. As market realities shifted, the hotel was reimagined as multifamily housing, and the design team adapted to new priorities. Common areas became more open and flexible, with an emphasis on outdoor spaces and varied seating options. The pool, grills, dog-walking area, and community room were all designed to foster connection and adaptability, reflecting lessons learned during the pandemic.

CHALLENGES & PIVOTS

The pandemic also brought logistical challenges. Construction was delayed, and supply chain disruptions affected the availability and cost of mass timber, which was sourced from Austria. Fasteners —like as screws, nails, dowels, and metal connectors—play a critical role in transferring loads and joining CLT panels to one another or to other structural elements. These elements were in short supply, requiring creative problem-solving to keep the project moving forward. The team had to adapt to changing circumstances, finding ways to make up for delays and shortages in other areas.

THE HEART OF THE DEVELOPMENT

The central courtyard at 111 Ann Street is both a literal and figurative centerpiece. Originally conceived as a reflecting pool, it evolved into a vibrant community space with an elevated pool, rolling grassy knolls, and dedicated outdoor patios for apartments facing the courtyard. The design encourages group gatherings, floor meetings, and spontaneous interactions, embodying the spirit of urban Savannah while providing a quiet retreat just blocks from the historic district.

LOOKING AHEAD

Feedback from residents and building managers has been overwhelmingly positive. The American Wood Council toured the building and praised its amenities and atmosphere. Residents appreciate the proximity to downtown, the quiet

environment, and the thoughtful design that balances community engagement with privacy. The project’s location—just removed from the hustle and bustle of the historic district—has proven to be a differentiator, offering both convenience and tranquility.

Working with a savvy client group with architectural backgrounds was both challenging and rewarding. Their directness and clarity helped drive the project forward, and the experience provided valuable lessons for future mass timber developments. Multifamily and hospitality projects present unique challenges for exposed timber construction, particularly in balancing technical requirements like fire and sound ratings with aesthetic goals. The Ann Street projects demonstrate that with creativity, collaboration, and perseverance, these challenges can be overcome.

The story of 110 and 111 Ann Street is one of transformation—of a site, a community, and a design team rising to meet complex challenges. Through innovative structural solutions, thoughtful programming, and a commitment to community engagement, the projects have set a new standard for multifamily development in Savannah. As the city continues to evolve, the Ann Street projects stand as a testament to the power of design to shape not just buildings, but the lives of those who inhabit them.