Site Address: 928 State Route 244, Alfred, NY
Site Address: 928 State Route 244, Alfred, NY
Project Overview
APD Engineering & Architecture is proud to support the continued growth of Dunkin’ franchisees, with a significant portion of that work completed in partnership with the BAPA Network.
When Alfred, New York was identified as a new Dunkin location, the project team pursued an adaptive reuse approach rather than a ground-up build.
APD was engaged to provide both civil and building design services to transform an existing Spanish-style bank into a contemporary Dunkin’ aligned with current brand standards, operational flow, and guest experience expectations.
The project reflects a broader trend in franchise development, where expansion is not always about new construction, but about thoughtfully adapting existing buildings to meet today’s operational and branding needs.
Scope of Services
APD provided integrated civil and building design services to support the adaptive reuse of the existing structure and site.
Our team:
- Evaluated existing site conditions and building constraints
- Developed civil design solutions for updated parking and circulation
- Coordinated NYSDOT driveway adjustments
- Provided building design to adapt the existing structure to Dunkin’s contemporary prototype standards
By providing both civil and building design services, APD was able to coordinate site and building decisions early, supporting efficient approvals and constructability.
Designer Insight
Steve Palmeri RA
Senior Architect
Steve Palmeri led the architectural design effort for the Alfred Dunkin’, guiding the project through the unique considerations that come with adaptive reuse and franchise development.
Formerly a bank, the building was fully gutted and reworked to accommodate a new Dunkin’ location, with the brand occupying one half of the structure. The remaining space was intentionally prepared to support a future tenant, allowing the project to serve both immediate and long-term community needs.
One of the more complex design challenges involved the existing concrete bank vault. Due to integration into the building’s structural system, the vault could not be demolished. Rather than treating it as a limitation, the design team incorporated that space into the Dunkin’ layout, adapting the design to work with the existing structure.
“We were able to fully reimagine the building while respecting what was already there,” Steve shared. “Seeing the impact this project has had on the community since completion has been incredibly rewarding. It was a lot of fun to be part of.”
– Steve Palmeri RA, Senior Architect
For Steve, the project highlights how adaptive reuse can balance technical constraints, brand standards, and community impact, resulting in a space that feels intentional, functional, and well-integrated into its surroundings
Key Design & Civil Engineering Drivers
- Site Circulation & Parking: Reconfigured to support drive-thru operations and guest flow
- Agency Coordination: NYSDOT driveway modifications coordinated to meet state requirements
- Utilities: Evaluated otpions to maintain existing septic system, new septic system, or sanitary pump station and road corssing for connection to gravity sewer.
- Building Adaptation: Existing structure reimagined to align with Dunkin’s contemporary prototype while maintaining operational efficiency
These considerations were addressed through coordinated civil and building design efforts.
APD's Solution
APD delivered an integrated civil and building design solution tailored to the unique demands of adaptive reuse and franchise development.
By working closely with the BAPA Network, the team leveraged its familiarity with Dunkin prototypes, permitting requirements, and multi-site development priorities to guide decision-making early in the process. This coordination allowed the project to remain aligned with brand standards while responding thoughtfully to existing site and building conditions.
The resulting solution balanced efficiency, consistency, and flexibility, supporting repeatable franchise growth while delivering long-term value for the operator.
Outcome
The Alfred, NY Dunkin’ successfully opened as a modern, brand-aligned location without the need for a ground-up build.
The completed project meets Dunkin’s operational, branding, and guest experience expectations while demonstrating how adaptive reuse can support franchise growth efficiently.
To date, APD has completed more than
25 Dunkin’ projects, with a significant portion completed in collaboration with the BAPA Network, supporting franchise expansion across New York State and beyond.
- Project Awarded: 2023
- Store Opening: October 30, 2025
- Adaptive reuse delivered without compromise
- Integrated civil and building design enabled a smooth conversion
- A community-ready project with minimal disruption
What this Project Means to APD
This project reflects APD’s ability to support franchise operators through adaptable, repeatable design solutions, whether ground-up or reuse.
It reinforces our experience working with national brands, navigating permitting requirements, and aligning design solutions with franchise growth strategies. Projects like this strengthen long-term partnerships and support consistent, efficient development across multiple locations.
