What Warehaus does

Warehaus (legal entity LSC Design, Inc.) is a full-service architecture and engineering firm headquartered in York, Pennsylvania, delivering integrated design services across architecture, civil engineering, structural engineering, interior design, and historic preservation. Founded in 1980 as Land Survey Consultants and rebranded as Warehaus AE in 2017, the firm has operated continuously for 45 years under a single corporate umbrella, with ownership transitioning to a management buyout by long-tenured employees Troy Bankert (CEO) and David Koratich (COO) in 2021. The firm is sized at approximately 40 personnel as of 2024 and serves enterprise clients across industrial/distribution, healthcare, education, corporate office, multi-family residential, retail/hospitality, and historic preservation sectors, with a cumulative portfolio exceeding 50 million square feet of distribution and manufacturing space and projects spanning Pennsylvania, Maryland, and the broader Mid-Atlantic.

The firm monetizes through professional services fees on a project basis, secured via direct engagement, RFPs, and long-term developer and construction-partner relationships; pricing is not publicly disclosed. Service delivery is anchored in a Building Information Modeling (BIM) workflow using industry-standard platforms (Autodesk, Revit, Navisworks, Risa Suite, RAM Steel/Structure, NewForma Project Management), augmented by a research-based 'Design Delivery Process' that emphasizes upfront discovery, community feedback, and design charettes. Geographic footprint is concentrated in Pennsylvania and Maryland, with the firm having worked in all 72 municipalities of York County. Ancillary offerings include Test Fit Capabilities, Building Sciences, and Adaptive Reuse, and the firm has completed 20+ LEED-certified projects, including a LEED Platinum headquarters renovation. Customer logos span Volvo, Starbucks, PayPal, WellSpan Health, Penn State Hershey, Marriott, Hilton, and Fuchs North America, with repeat engagements from developers including Kinsley Construction, Workshop Development, Burkentine Builders, SORA Holdings, and Integrated Development Partners.

Name

Warehaus

Legal name

LSC Design, Inc.

Website

https://warehausae.com

Company type

Private

Founded year

1980

Operating status

Operating

Headcount range

51–100 employees

Short description

Warehaus is a 40-person architecture and engineering firm in York, PA, delivering integrated architecture, civil, structural, interior, and historic preservation design services to enterprise clients across industrial, healthcare, education, and multi-family sectors in the Mid-Atlantic.

Ownership category

akta.pro rank

Product category

Architectural and Engineering Services

akta.pro primary industry

Warehousing, Distribution & Cold Storage Facility Construction (IMAFADAL)

akta.pro secondary industry

Warehousing & Distribution / Fulfillment Operations (BPAHAHAF)

Keywords

• Architectural design services
• Civil engineering services
• Structural engineering services
• Interior design services
• Historic preservation services

Headquarters

HQ city

York

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Others

Revenue model

1. Architectural Services: Professional architectural design services including programming, design development, construction documents, and construction administration for commercial, institutional, and residential projects.
2. Civil Engineering Services: Civil engineering, land development, site design, and municipal engineering services for commercial, industrial, and residential projects in Pennsylvania and Maryland.
3. Structural Engineering Services: Structural design, coordination, inspection, rehabilitation, full documentation, and existing conditions evaluations for various building types.
4. Interior Design Services: Commercial interior design solutions including programming, graphics and signage, acoustics, A/V components, lighting, artwork, and furniture specification.
5. Historic Preservation Services: Historic preservation design consultation, determinations of eligibility, national register nominations, preservation regulation services, historic resource surveys, and preservation plans.

Go-to-market motion1 record

Distribution channels2 records

Marketing channels5 records

Core offering

Warehaus is an architecture and engineering firm providing comprehensive multi-disciplinary design services including architecture, civil engineering, structural engineering, interior design, historic preservation, and building sciences. The firm delivers projects from programming and concept through construction administration for commercial, institutional, healthcare, educational, residential, and industrial clients primarily in Pennsylvania and Maryland. Services are organized into specialized practice areas spanning adaptive reuse, distribution and manufacturing, corporate office, education, healthcare, multi-family, retail and hospitality, and arts and culture.

Product overview

Warehaus is an architecture and engineering firm offering a comprehensive suite of design services under one roof. The core services include Architecture, Civil Engineering, Interior Design, Structural Engineering, Historic Preservation, and Building Sciences. These services are organized into specialized practice areas covering Adaptive Reuse, Arts & Culture, Corporate Office, Distribution & Manufacturing, Education, Healthcare, Historic Architecture, Multi-Family Design, Residential Development, and Retail & Hospitality. The firm also offers Test Fit Capabilities for preliminary space assessments. The various services work collaboratively—architects and engineers under one roof provide streamlined building evaluations and programming assessments—enabling the firm to deliver projects from concept through construction phase services.

Differentiator

Problem solved

Functional benefit

Products and services

• Architecture Comprehensive architectural design services including master planning, sustainable design, specification writing, building information modeling, historic preservation, and code and accessibility consulting for commercial, institutional, and residential projects.
• Civil Engineering Civil engineering, land development, and site design services including due diligence, land use/zoning preparation, subdivision, stormwater and NPDES permitting, utility design, and municipal engineering services across Pennsylvania and Maryland.
• Structural Engineering Structural engineering services including design, coordination, inspection, rehabilitation, full documentation, and existing conditions evaluations using BIM tools (Autodesk Revit, Navisworks, Risa Suite, RAM Steel/Structure) for various building types.
• Interior Design Commercial interior design solutions covering programming, graphics and signage, acoustics, audio/visual components, lighting, artwork, and furniture specification and design.
• Historic Preservation Historic preservation services including design consultation, determinations of eligibility and National Register nominations, preservation regulation services, historic resource surveys, and historic structures reports and preservation plans.
• Building Sciences Building sciences and repair services including building materials expertise, envelope repair, facade modifications, and identification of building damage causes such as water infiltration and environmental impacts.
• Adaptive Reuse Design Creative transformation of existing spaces including facade modifications, rehabilitation, renovation fit-outs, restoration, historic preservation, and envelope repair for developers and building owners.
• Arts and Culture Design Architectural design for museums, theaters, libraries, historic landmarks, gardens, state parks, conservatories, and places of religious significance.
• Corporate Office Design Corporate office design services including sound mitigation, audio visual technology integration, workspace programming, furniture selection, feasibility studies, and site wayfinding for enterprise clients.
• Distribution and Manufacturing Design Design of distribution, production and industrial warehouse projects covering material handling, site access, shipping/receiving patterns, concrete slab design, dock optimization, and lighting efficiencies, with over 50 million square feet of space designed.
• Education Design Educational design services for K-12 schools, colleges and universities including alignment with educational methodologies, furniture and finish selection, acoustics and lighting systems, and technology integration.
• Healthcare Design Healthcare design services covering specialty suites (cardiology, dermatology, oncology, orthopedics), buildings (acute care, ambulatory surgical centers, medical office buildings), and specialized facilities with regulatory compliance focus.
• Multi-Family Design Multi-family, mixed-use and apartment design services creating vibrant living spaces with design advisory, material selection, decorative lighting, space planning, and custom furniture for developers.
• Residential Development Land development services for residential properties including site development and grading plans, stormwater management, utility coordination, erosion and sediment control, and zoning approvals.
• Retail and Hospitality Design Architectural design for hotels, restaurants, and retail stores including full-service kitchen design, expansions and additions, furniture and finish selection, and technology incorporation.
• Test Fit Capabilities Preliminary floor plan assessment services to evaluate if a space can meet specific needs, confirming room capacities, layout efficiencies, and operational requirements for informed decision-making.

Quantifiable outcome

• LEED Platinum certification achieved for 320 North George Street headquarters (2014)
• +2 more outcomes

Named customers15 records

Segments8 records

Ideal customer profiles6 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Twelve partnerships are on record, tiered core, major and supporting.

• Wagman ConstructioncoreStrategic or Co-development Partner · 1 January 2025Partnership with Wagman Construction on York Academy Regional Charter School Legacy Hall project. Collaborative delivery with frequent on-site coordination.
• Pyramid Construction ServicesmajorStrategic or Co-development Partner · 1 January 2025Design/Build partnership on 333 Market Street exterior renovation in Harrisburg. Pyramid managing construction while Warehaus provides architectural design.
• KBR Associates Consulting Engineers (KBRACE)supportingTechnology or Integration · 1 January 2025Structural engineering subconsultant on 333 Market Street project, providing structural expertise including significant shoring design for beam replacement.
• Paragon Engineering Services (PES)supportingTechnology or Integration · 1 January 2025Electrical and plumbing design services subconsultant on 333 Market Street project.
• Kinsley ConstructioncoreStrategic or Co-development Partner · 1 January 2019Long-term partnership with Kinsley Construction on multiple projects including 1110 East Princess Street office (29,380 sf), York College projects, and Union Flats Apartments. Kinsley is part of the Kinsley family of companies that originally acquired Land Survey Consultants in 1980.
• Material Handling SpecialistssupportingStrategic or Co-development PartnerPartnership with process engineers and material handling specialists for industrial projects, ensuring project team alignment from day one.
• Masonry Restorationists and Envelope SpecialistssupportingTechnology or IntegrationNetwork of specialty contractors for adaptive reuse and building science projects including masonry restorationists, concrete manufacturers, and envelope specialists.
• Burkentine BuilderscoreStrategic or Co-development PartnerPartnership with Burkentine Builders on Franklin Square Mixed-Use development (154 residential units including townhomes, apartments, and luxury lofts).
• Hampden TA, LLC (Integrated Development Partners and Inch&Co Construction)coreStrategic or Co-development PartnerPartnership on The Flats at Hampden project - 120 luxury multi-family units in Camp Hill, PA.
• Integrated Development Partners, LLC (IDP)coreStrategic or Co-development PartnerPartnership on Steel Works Mixed-Use Development in Steelton, PA - 46 market rate apartments, medical office, retail/restaurant spaces.
• SORA Holdings, LLCcoreStrategic or Co-development PartnerPartnership on University Lofts project in Baltimore - 82,000 sf multi-family high-rise with historic facade restoration.
• Workshop DevelopmentcoreStrategic or Co-development PartnerPartnership on 3400 Boston Street Apartments (Canton Bay) - 241 units, 362,000 sf eight-story residential complex in Baltimore.

Scale indicators4 records

Recent moves9 records

Expansion highlights5 records

Direct peers

• Ballinger: Philadelphia-based architecture and engineering firm with deep healthcare, education, and adaptive reuse portfolios. Comparable to Warehaus in size, sector mix, and integrated multi-disciplinary A&E delivery across Mid-Atlantic markets.
• EwingCole: Philadelphia-based architecture and engineering firm of comparable size with multi-disciplinary practice spanning healthcare, education, and industrial sectors. Directly comparable to Warehaus as a Mid-Atlantic A&E firm with similar revenue scale and integrated delivery model.
• SmithGroup: Integrated A&E firm with comparable multi-disciplinary practice spanning workplace, healthcare, education, and industrial sectors. Comparable to Warehaus in design-driven culture, though SmithGroup operates at significantly larger scale and geographic footprint.
• CannonDesign (now Cannon): Multi-disciplinary architecture, engineering, and consulting firm with strong healthcare and education practices. Comparable in service breadth and integrated A&E model, though slightly larger and more national in footprint than Warehaus.
• Clark Nexsen: Mid-Atlantic and Southeast architecture, engineering, and planning firm of comparable scale with multi-disciplinary practice. Comparable to Warehaus in service breadth across civic, commercial, and industrial sectors with similar firm-size operating model.

Emerging players

• Wiss, Janney, Elstner Associates (WJE): Engineering and architecture firm specializing in investigation, repair, and rehabilitation of existing structures — directly overlapping with Warehaus's building sciences and historic preservation practice. Comparable in technical specialty but operates at a larger national scale.

Broad incumbents

• Stantec: Global multi-disciplinary engineering, architecture, and environmental services firm with deep industrial, healthcare, and education practices. Comparable as a broader incumbent that competes for the same enterprise clients as Warehaus but at vastly larger scale.
• Perkins&Will: Global architecture firm with strong healthcare, education, and workplace practices. Comparable as a broad incumbent whose healthcare and education design services overlap with Warehaus's sector mix, but at significantly larger scale.
• HDR: Large global architecture, engineering, and consulting firm with strong industrial, healthcare, and infrastructure practices. Comparable as a broad incumbent competing for the same enterprise accounts as Warehaus, particularly on large industrial and healthcare facility projects.
• HOK: Large global architecture and engineering firm with healthcare, education, sports, and workplace practices. Comparable as a broad incumbent in the same sectors as Warehaus, competing for the same large institutional clients but operating at a vastly larger scale.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles14 records

Funding overview

Funding rounds1 record

Investors1 record

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Warehaus