Architectural Planners Incorporated

1. Site Services - Land Development

API is a Michigan based firm built on years of design, construction, leasing, and development experience of its founders and associate professionals. Our skill and integrity has earned us a reputation as not only being competent in today's challenging market, as well as having the ability to keep our client's best interest in mind.

At the heart of our services is an entrepreneurial spirit which provides us the capacity to view a project through the lens of the client's point of view. Through this lens we are able to focus our experience and expertise with the client's vision for the project by identifying strategic site locations, offering pertinent financial analysis, helping with lease (re)negotiations, and thereby becoming an ideal liaison between landlord and tenant.

Some site selections may be as straightforward as an existing lease space with its own terms and conditions. Others may be much more complex with new build or land development considerations. Whatever the site constraints (physical, governmental, program), we can perform an invaluable service by helping plan and conduct analytical investigations needed to carry out the appropriate due diligence measures required.

We have been helping our clients find profitable locations for years, so let us go to work for you.

2. Planning & Community Approvals

API provides “in-house” architectural design services for those clients looking for that extra layer of coordination between the drawing and the built environment. API's innovative team of ambitious professionals creates effective solutions while adhering to the constraints of ordinance and code regulations. Our staff, of experienced designers, is very familiar with the current building codes and governmental approval processes. Each project requires careful thought with regard to its occupants. For example, retail or sales spaces are different than religious or assembly areas, which, in turn are, different than business or industrial uses. Parking, landscaping, utilities, and site amenities all are very real issues and necessitate a comprehensive solution. Every design needs some sort of governmental approval, whether it is administrative or via public hearing, we have the know-how to represent you all the way towards building permit.

We have completed work in the following counties (in alphabetical order): Genesee, Lapeer, Livingston, Macomb, Midland, Monroe, Oakland, Saginaw, Saint Clair, Washtenaw, and Wayne counties.

If selected for this service, we research the particular governmental approval agencies, highlight their specific requirements, provide all the necessary drawings and diagrams, and negotiate a fair plan of action that will ultimately satisfy our client's goals. We can even provide computer presentations with walk-thru animations to clearly describe the project, if needed.

Project schedules and budgets can be drastically disrupted during this approval process, so careful planning and presentation strategy is highly suggested. Our viewpoint has always been to equip our clients with solid, thought out solutions, while maintaining a high level of integrity, honesty, and sincere communication. The best way for this project to succeed is to develop a strong relationship between the client, the government, and the architect.

3. Architectural & Concept

API offers a wide range of architectural design services to our clients. From concept sketches, master planning services, site reconnaissance, feasibility studies, to construction bid documents - API is capable of guiding you completely through the design process.

Concept diagrams and sketches help formulate the driving idea that composes the relationship of spaces and materials for a project. At the concept level, our staff will work with you to identify and visualize your specific building needs. As we articulate the vision for the project, we will develop preliminary plans and drawings to start a constructive dialogue between interested parties. For example, lending institutions or corporate review boards have a great deal of interest in preliminary designs. Firehouse Subs require corporate approval of the kitchen and seating layout before a notice to proceed is granted. Church boards and banks like to see 3-Dimensional concept drawings to evaluate preliminary costs and material selections. Governmental planning and building departments are very interested in understanding the maximum parking configurations which consider required setbacks and landscape buffers. API's designers will consider many key issues during the conceptual process, including adaptive re-use of existing structures, site and environmental constraints, functionality and program spaces, and budget and phasing concerns.

Master planning is essential for clients with long range planning goals in mind. The master plan is the basic organization of the current objectives and future goals. This phase usually coincides with the concept drawings with the additional factors of future growth and development. A master plan will provide you with a solid foundation for building and expansion plans long into the future.

Our talented staff is also saturated with high-tech computer abilities that can virtually bring your vision to life. With computer-generated videos and renderings, our clients can see up close what their new facility will look like before it is ever built. This expertise is especially useful when presenting ideas to a city council or religious congregation. To be able to visualize and describe a complicated idea in three dimensions is a real asset.

API can also provide our clients with full architectural services including design development, building permit drawings, and construction and bid documents. Human scale and circulation require sensitivity to handicap rules, fire safety, construction practices, and community influences. We have the experience to quickly design alternatives incorporating these key issues and provide solutions that are not only pleasing to the client but the community at large. We also coordinate our activities with engineering and specialty consultants necessary for your project. We have preferred consultants or will accommodate to work with yours.

Our design philosophy emphasizes cost effective construction methods without compromising aesthetic quality. We are ready to visualize your project and turn our illustrations into reality.

4. Retail Design & Construction

API has helped develop over two million square feet of retail and commercial building space since our company was established. Our clients appreciate the dedication of effort that goes into each new endeavor, and we strive to be on schedule and on budget. Our unique design-build approach provides a single-source of responsibility delivering a turn-key solution with a guaranteed budget.

Retail design and construction has a distinctive set of requirements that all need careful consideration in terms of franchise or owner goals, consumer experience, and unique site conditions. With our experience, contacts, and ingenuity we provide thought-out and creative designs that are relevant in today's aggressive marketplace. Effective circulation design inside, and outside, the space controls the direction of consumer movement with positive outcomes.

Site selection is a very important phase in the retail design process and this is where API can provide an invaluable service when it comes to networking and proper site due diligence investigation. Many landlords have vacant lease space which could benefit from our diverse franchise relationships. Franchisees, on the other hand, have a desire to find quality spaces for their establishments and we have associations with many property owners and realtors.

Prospective properties need cautious evaluation before entering a formal commitment. Often these sites (or spaces) to be utilized already exist, and have had a myriad of prior uses. Renovation costs need to be quantified and weighed against projected budgets. We can provide detailed site reconnaissance drawings and photos, preliminary designs, and "street cost" evaluations to help with these decisions. Structural features like columns, stairways, ceiling height, windows, exist, and life safety requirements all must be factored into the final design. In retail one hundred percent of the space must be utilized and have a purpose.

We are a preferred design-build contractor for both Tropical Smoothie and Firehouse Subs restaurant chains which exemplify our performance over the years and prove we take our clients very seriously. Here is a partial list of our franchise relationships (in alphabetical order)we have performed work on: Aerie, Advance Auto Parts, American Eagle, Applebee’s, Arby’s, Baskin Robins, Bonefish Grill, Cameron’s Steak House, Cold Stone Creamery, Culver’s, Dairy Queen, Dickey's Barbecue Pit, Dollar Tree, Dunkin' Donuts, Firehouse Subs, Krispy Kreme, Longhorn Steakhouse, McDonald's, Mitchell's Fish Market, Noodles Company, O'Reilly Auto Parts, Panera Bread, Quiznos, Red Wing Shoe’s, Sherwin-Williams, Cheeseburger in Paradise, Starbucks Coffee, Subway Sandwiches, TGI Fridays, Tim Horton’s, Tropical Smoothie, Yankee Candle and more.

5. Storefront Design & Construction

API offers a creative staff that can analyze your design and construction needs according to your type of store, its location, and budget. We have completed many projects that only dealt the modernization of existing out-dated or worn-out facades. Natural light adds interest and clarity to the space, while maintenance free materials allow for a timeless construction scheme.

We specialize in material selection, sign graphics, and lighting systems as well as fiber-optic technology and energy saving measures. Updating your image can attract national lessees and boost the awareness of your facility.

Here is a partial list of some of the projects we have completed in Michigan for facades only (in alphabetical order): Franklin Plaza - Southfield; Grange Hall Plaza - Holly;  Harvard Plaza 1 & 2- Canton; KSI Plaza - Livonia; Oak Park Plaza - Oak Park; Optimeyes Plaza - Lake Orion; Plymouth Plaza - Plymouth; Regional Shopping Center - Clinton Twp; South Allen Plaza - Allen Park; Tel-Huron Plaza - Pontiac; Valley Plaza - Flint; Vienna Town Square - Clio; Village Green Plaza - Marysville; Yorkshire Plaza - Flint; and more.

6. General Contracting

As a general contractor, API will hire and supervise all subcontractors for your project, get all the necessary building permits, procure materials, and coordinate all inspections within the scope of services. API will be your single contact source which is very convenient and can alleviate unnecessary aggravation when dealing with multiple contractors, schedules, and approving agencies.

We hire only experienced and talented master tradesman that meet our high qualification and quality standards. Some of the contractors we use have worked with us for over 20 years!

We also can self-perform many construction categories such as lease space demolition, carpentry build-outs (metal and wood studs), hang and finish drywall, acoustical ceilings, finish trim, custom millwork, door, frame, and hardware installations. Through these relationships and "in-house" skills, API is able to execute projects with greater efficiency and cost effectiveness.

The advantage of a general contract is that our price is guaranteed and established at time of bid, so costs will only rise in "true" unforeseen conditions or with client special directives. For simple projects where price is the main concern, a general contract may be the best choice.

7. Project Management

API is a Michigan based company and offers construction project management services tailored made for our client's needs. We can provide construction management services for a single project or oversee a group of projects as the project manager.

We can solicit competitive bids from approved qualified contractors while managing multiple projects to ensure an accurate bid atmosphere. API's principals and associates offer an impressive depth of project experience, and our expertise is further augmented by our commitment to a team approach.

Each project is assigned a specific project manager for a single point-of-contact advantage. This manager does not work is a "project" vacuum, but takes full advantage of technology and team members to ensure that special, relevant experiences and skills are applied to each client's situation.

Utilizing API's wealth of experience, value engineering and team personal, results in less costly errors and the ability to successfully meet project deadlines and budgets.

8. Renovations / Tenant Improvements

API has completed a vast list of projects ranging from small additions to complete phased master planned facilities. We have experience in greenfield, greyfield, and brownfield projects, but we specialize in renovation of existing facilities. Most of our projects deal with some sort of existing structure which may require full, partial, or light demolition. API has the experience to deal with existing structures and has the confidence to modify with assured construction and safety principles.

We evaluate each project in terms of functionality, design intent, and cost concerns. An existing restroom or interior column may seem at first as a design work around, but considering costs and the ultimate flow of the space, it may be more appropriate to relocate these items.

Hazardous materials is always a concern when modifying an existing building and API has the experience and wherewithal to ask the probing questions, recognize problem areas, and take suitable measures to assure a safe working and habitable environment. Building codes and regulations are very specific in this area and it takes trained personal to navigate a cost effective solution and scheduling complications.