Jon Papps – LS3P Associates LTD

For more than four decades, Jon Papps has lived and breathed construction. From his early days managing large commercial and industrial projects to his current role as senior project manager at LS3P Associates, Papps has navigated nearly every corner of the built environment. His career path reflects a rare blend of hands-on construction management, deep technical knowledge, and the perspective of an architect working to deliver meaningful places that serve communities across the Southeast.

“I’ve got 30 years on the construction side, 14 years on the owner side, and two years on the architectural side,” Papps says. “I lean on my experience, and I’m here to help.”

Armed with a civil engineering degree from UMass Amherst, Papps began his career with Fluor Daniel Construction Company, where he spent two decades managing projects that ranged from pulp and paper mills to nuclear facilities. Those years instilled in him a mastery of construction administration—checking drawings, attending field meetings, and ensuring the work matched the design intent. Later, he moved into healthcare, spending more than a decade in leadership roles at Prisma Health, where his attention to detail and ability to coordinate across complex environments became indispensable.

That progression—from builder, to owner, to architect’s representative—has given Papps a unique vantage point. Now at LS3P, he ensures every project moves smoothly through design, approvals, and construction, balancing client needs, design vision, and the practical realities of getting steel and concrete into the ground. It’s a role that requires both technical rigor and human leadership, qualities Papps has refined over his long career.

Different industries, different challenges

One of the hallmarks of Papps’ career has been his ability to shift seamlessly between industries. Healthcare and education, in particular, demand very different approaches, each with its own pressures and intricacies.

“In healthcare, the environments have to be clean and the stakes are high—you could lose $70,000 a day if you miss a deadline,” he explains. “With schools, you’ve got to get manpower and materials in without disturbing students. Both are challenging, but in different ways.”

During his time at Prisma Health, Papps oversaw projects like the University of South Carolina School of Medicine and the Clemson School of Nursing, a new IVF facility that improved outcomes from 35 percent to 72 percent for families wanting children, the installation of a new operating room suite around an existing OR, requiring meticulous planning to maintain sterile conditions while construction crews worked feet away from active surgery. Every decision carried weight, not just in dollars, but in patient safety and trust.

K–12 education projects present another kind of challenge. Schools can’t afford to shut down during construction, so timelines are often compressed into summer months or holiday breaks. At Greenville County School District and across the Abbeville School District in South Carolina, Papps led simultaneous construction on multiple sites. His ability to coordinate teams, streamline communication, and keep stakeholders aligned ensured that projects were completed without disrupting students’ learning.

“Concrete is concrete and steel is steel,” he says with a smile, “but the context makes all the difference.”

These projects also reflect the changing face of education. Today’s schools integrate more technology, energy-efficient systems, and design features that foster school pride, from customized color schemes to mascots emblazoned on walls.

“These kids have a better learning environment than I had growing up, and the question is whether they take advantage of it,” Papps notes.

Designing for communities

Founded on a mission to engage clients and communities, LS3P is dedicated to designing meaningful places with proven results. With twelve locations across South Carolina, North Carolina, Georgia, and Florida, the firm serves clients throughout the Southeast, creating architecture that enriches communities both economically and culturally.

Under CEO Marc Marchant’s leadership, LS3P emphasizes design excellence, innovation, and collaboration. Its core values—excellence, integrity, empowerment, collaboration, balance, stewardship, and caring—shape not only the buildings it delivers but also the culture within the firm. Papps embodies these principles daily, ensuring that each project is built not just for function but for the greater good.

“I’m fascinated by lean construction,” Papps admits. “It’s about doing repetitive tasks quicker, with less waste. When I get into a meeting, my role is to make sure things are built right, but also responsibly.”

Through projects like these, Papps helps LS3P live out its vision: to enrich communities through architecture that balances innovation with stewardship.

Leading & mentoring the next generation

While his technical expertise is invaluable, Papps’ most enduring contribution at LS3P may be his role as a mentor. The firm is filled with young architects, eager to learn and grow, and Papps sees it as his responsibility to pass along not just knowledge, but values.

“I didn’t expect to be a teacher, but here I am sharing my knowledge,” he says. “They’re not afraid to ask questions, and I’m happy to answer. If I can make their lives easier, I will.”

From teaching the nuances of construction administration to modeling integrity in client and contractor relationships, Papps empowers younger colleagues to step into leadership roles. He relishes watching designers refine their ideas and improve their work, and he encourages them to approach challenges with creativity and resilience.

His style is approachable and human. Known for his dad jokes at LS3P meetings, he brings levity to an industry where stress can run high. But beneath the humor is a commitment to excellence and mentorship.

“I tell people not to just have a plan—you need contingencies,” he explains. “That’s how you stay prepared.”

For Papps, leadership is about balance: providing structure without stifling creativity, guiding without micromanaging, and creating space for the next generation to grow. It’s also about learning.

“I’ll continue to mentor future generations and also learn from them,” he says. “That’s how we all get better.”

Life beyond architecture

Outside of the office, Papps’ life is full. He plays golf every weekend, cherishes time with his four grandchildren, and continues to enjoy photography, a hobby he has had since college, finding joy in capturing moments through a different kind of lens. He and his wife look forward to their next Viking River cruise in Europe, a chance to relax and reflect away from the day-to-day demands of construction and architecture.

These personal pursuits mirror the balance he seeks in his professional life. Just as LS3P values balance as fuel for its best work, Papps finds that nurturing his passions outside of work makes him a better leader inside it.

Whether he’s reviewing drawings, mentoring young architects, or sharing stories with colleagues, Papps brings heart and focus to everything he does. In many ways, his career embodies LS3P’s mission: to design meaningful places that transform communities and lives.

“I’ve cherished the relationships I’ve built—with clients, with contractors, with my team,” he reflects. “At the end of the day, that’s what this is all about.”

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