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New construction in multifamily residential real estate presents unique opportunities and challenges that require a nuanced understanding of design, planning, and execution. Multifamily housing encompasses a diverse range of typologies, including apartments, condominiums, duplexes, triplexes, and fourplexes, each with distinct architectural and functional considerations. TS3 Architects bring extensive experience in all these areas of multifamily development, adeptly balancing aesthetic appeal with practicality to create vibrant, livable spaces. Guided by our business statement to “develop a quality of life,” our approach integrates innovative design solutions that address the needs of diverse tenant demographics, optimize land use, and adhere to local zoning and building codes. By prioritizing sustainability, efficiency, and community integration, TS3 Architects consistently deliver high-quality multifamily projects that enhance urban and suburban landscapes. From conceptual design to project completion, we collaborate closely with stakeholders to ensure each development aligns with the client’s vision while fostering a sense of home and community for its residents.

TS3 Architects has extensive expertise in multifamily renovations and historic preservation, delivering thoughtful designs that respect the past while embracing modern functionality. Our team understands the unique challenges of revitalizing existing structures, including preserving architectural integrity, meeting current building codes, and addressing energy efficiency.

We collaborate closely with developers, preservationists, and local authorities to ensure projects meet all regulatory requirements while achieving the client’s vision. TS3 has worked on projects listed on the National Register of Historic Places, successfully navigating tax credit applications and compliance with the Secretary of the Interior’s Standards for Rehabilitation.

Our experience includes adhering to the rehabilitation requirements outlined in Virginia Housing’s Minimum Design and Construction Requirements (MDCR). This ensures that all projects are designed and executed to meet stringent guidelines for quality, safety, and sustainability, while maximizing the use of available resources. TS3 also brings extensive knowledge of Low-Income Housing Tax Credit (LIHTC) projects, partnering with developers to deliver cost-effective solutions that enhance community impact and value.
From transforming aging multifamily buildings into vibrant, sustainable communities to restoring historic properties to their former glory, TS3 delivers innovative solutions that balance preservation with progress, meeting the needs of both clients and communities.

Senior living apartments, designed specifically for adults aged 55 and older, present a unique approach to residential architecture that prioritizes accessibility, community, and lifestyle enrichment. Unlike traditional multifamily residential properties, senior living developments cater to the evolving needs of older adults by incorporating thoughtful design features such as step-free access, wider doorways, grab bars, and emergency call systems. These apartments often foster a sense of community through shared spaces like community rooms, libraries, fitness centers, and outdoor recreational areas, which encourage social engagement and active living. Social activities, including group outings, wellness programs, hobby classes, and community events, are essential to these properties, promoting mental and emotional well-being among residents. Additionally, the amenities are curated to ensure convenience and comfort, with features like on-site maintenance, transportation services, and proximity to healthcare facilities. This blend of thoughtful design and community-oriented programming makes senior living apartments a vital and distinct segment of the housing market, addressing both practical and social needs unique to this demographic.

At TS3 Architects, we approach Assisted Living and Memory Care projects with the same dedication to design excellence and client collaboration that defines all our work. Guided by our purpose, To Develop a Quality of Life, we are committed to creating environments that enhance the well-being of residents and provide peace of mind for their families. While our portfolio in this specific sector is growing, we bring extensive experience in designing innovative, human-centered spaces across healthcare, residential, and community environments. Our team understands the unique demands of Assisted Living and Memory Care facilities, from ensuring accessibility and safety to fostering comfort and dignity for residents. By leveraging our expertise in designing for diverse user needs and partnering closely with industry experts, we craft facilities that balance operational efficiency with the warmth and homeliness essential for quality living.

Our extensive experience with the Low-Income Housing Tax Credit (LIHTC) program demonstrates our commitment to providing innovative and practical solutions tailored to affordable housing needs. Over the years, we have successfully collaborated with developers and stakeholders to navigate the complexities of LIHTC financing, ensuring compliance with federal guidelines and maximizing project benefits. Specifically, we are well-versed in working with Virginia Housing’s financing programs, including the 9% Reservation Application and the 4% Tax-Exempt Bond processes. Our expertise enables us to guide clients through these critical funding mechanisms, ensuring thorough and timely submissions that meet Virginia Housing’s Minimum Design and Construction Requirements (MDCR). Through this partnership, we have developed a deep understanding of the agency’s expectations, which translates into seamless execution of housing projects. Our proven expertise positions us as a trusted partner for TS3 Architects, enabling the delivery of high-quality, sustainable designs that align with LIHTC program goals and fulfill the vision for affordable housing across Virginia.

Our team has successfully completed work on ten (10) new construction multifamily projects that received a Section 221(d)(4) insured mortgage loan and one (1) new construction assisted living facility that used a Section 232 loan. TS3 Architects meets the Project Architect Qualifications as outlined in Section 5.2.3.1 of the HUD MAP Guide dated March 19, 2021. TS3 works with our clients and the MAP-approved lender to submit the required documents for approval, including the Pre-application Exhibits per Appendix 5, Section A.5.6.1 and Firm Commitment Drawings and Specifications per Appendix 5, Section A.5.5. TS3 and our design team work with our clients to qualify for a green MIP rate through obtaining a green building certification. TS3 is knowledgeable in relevant Federal, State and local statutes and standards, which include The Fair Housing Act Design and Construction requirements, Section 504 of the Rehabilitation Act of 1973, The Americans with Disabilities Act of 1990 (ADA), Uniform Federal Accessibility Standards (UFAS), and State and Local Accessibility Laws.

Projects include:
The Fred Apartment Homes, Federick, MD
St. Paul’s Apartment Homes, Norfolk, VA
Riverbend Apartment Homes, Gloucester, VA
Mezzo Apartment Homes, Virginia Beach, VA
Ellipse Urban Apartments, Hampton, VA
Governor’s Inn Apartments, Williamsburg, VA
Sherwood Apartments, Mechanicsville, VA
Blaine Landing Apartments, Williamsburg, VA
Waldorf Technology Park Apartments, Waldorf, MD
The Hearth at Patriots Landing, Quinton, VA
Arbors at Battlefield Assisted Living, Chesapeake, VA

Our Team has experience in incorporating Sustainable Design criteria into our projects to meet the requirements of the Developer’s lender. TS3 works directly with Energy Professionals like Viridiant or Southern Energy to achieve the client’s sustainable goals. TS3 has designed projects that have successfully obtained certification from ENERGY STAR Multifamily New Construction (MFNC) program, GBI’s Green Globes, National Green Building Standard (NGBS) – Bronze, and EarthCraft Multifamily (ECMF) program – Platinum. In Virginia, TS3 Architects has been on development teams that has successfully obtained Housing Innovations in Energy Efficiency (HIEE) funding.

Projects include:
The Fred Apartment Homes, Frederick, MD – Green Globes
Waldorf Technology Park Apartments, Waldorf, MD – NGBS-Bronze
Blaine Landing Apartments, Williamsburg, VA – EnergyStar MFNC, NGBS-Silver
St. Paul’s Apartment Homes, Norfolk, VA – ECMF-Platinum
700 West Apartments, Richmond, VA – EnergyStar MFNC, ECMF-Gold, HIEE
Millers Rest Apartments, Lynchburg, VA – EnergyStar MFNC, ECMF- Gold, HIEE
Market Heights, Norfolk, VA – EarthCraft Gold, EnergyStar
Judeo-Christian Outreach Center, Virginia Beach, VA – EarthCraft Gold, EnergyStar
Alexander at 1090 Apartments, Richmond, VA – EarthCraft Gold

Incorporating Universal Design (UD) features into a development is a way to allow the greatest number of people to use the products and environment to the greatest extent possible and to enhance the usability and marketability of units.

The 7 principles behind the Universal Design philosophy:
Equitable use
Flexibility in use
Simple and intuitive use
Perceptible information
Tolerance for error
Low physical effort
Size and space for approach and use

Choosing to integrate UD features into a development increases the chance for developers to earn points when applying for Federal Low Income Housing Tax Credits. UD is not a building code or accessibility standard. UD guidelines must be followed if chosen to be included in a development, including all Essential elements and a certain number of Optional elements depending on development type.

The essential elements must meet requirements for route, movement, approach, kitchens, bathrooms, and laundry. The optional elements can be selected from route, movement, approach, kitchens, bathrooms, bedrooms, audio/visual and innovation.

TS3 Architects has used their design expertise, knowledge and experience to integrate the UD elements required and those chosen by the developer into an appealing and usable environment for all people, making it more marketable.

Projects include:
700 West 44th St, Norfolk, VA
Blaine Landing Apartments, Williamsburg, VA
\Millers Rest Apartments Phase I, II & III, Lynchburg, VA
288 Lofts Apartments, Midlothian, VA
American Cigar
Market Heights Apartments, Norfolk, VA
Aero Apartments, Phases I, Hampton, VA
Alexander at 1090 Apartments, Richmond, VA
Riverbend Apartment Homes I & II, Gloucester, VA
St. Paul’s Apartment Homes, Norfolk, VA

Recognizing the increasing shift toward remote work, it is essential to foster an environment that enables professionals to work efficiently, creatively, and comfortably from home. For hybrid workers, a dynamic workspace is crucial to accommodate the flexibility required to seamlessly transition between the office, home, and conferencing spaces. Providing the freedom to choose workspaces based on individual needs enhances productivity and satisfaction.

In modern multifamily design, this flexibility is further elevated through innovative amenity spaces tailored to remote work. Incorporating features like a dedicated podcast studio not only supports creative pursuits but also reflects a forward-thinking approach to blending work and lifestyle. Such amenities cater to the evolving demands of professionals, offering a sophisticated, functional, and inspiring home environment.