January 30, 2024

by David Plater Blue, Metro Desk Reporter, and Paul B. Macro, Bricklyn Eagle Business Reporter

List of articles in our series on Dunk Them Donuts’ mixed-use tower proposal:

• Proposed High-Rise “Donut Tower” Would Require Demolition of Historic Hotel
• Preservation Board “Preliminarily Denies” Dunk Them Donuts Permit to Demolish Hotel Stansbury
• Joint Planning Commission / Federal Council Committee Meets on Proposed Zoning Amendment
• Did Dunk Them Donuts Set Up a Dummy Company to Buy the Hotel Stansbury?
• Bricklyn’s Chief Prognosticator Advises Against Downtown Bricklyn Junction High-Rise Zoning
• Bricklyn Officials and Dunk Them Donuts Reach Landmark Agreement, Saving the Former Hotel Stansbury
  • plus bonus feature: Dunk Them Donuts’ CEO Broffman Talks with The Bricklyn Eagle

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sides are already being drawn as the Realm of Bricklyn Planning Commission took up Dunk Them Donuts’ donut-topped high-rise proposal last night.

Dunk Them Donuts has applied for permission to build its tower on the site of the historic Hotel Stansbury in the heart of downtown Bricklyn Junction. The application would also necessitate both a demolition permit and an amendment to the zoning code to allow for a substantial increase in the maximum allowable height in the “downtown east” zoning district.

🌀 February 14, 2024 Update: The Bricklyn Historic Preservation Board has just decided to “preliminarily deny” Dunk Them Donuts’ application to demolish the Hotel Stansbury.

Dunk Them Donuts’ proposed donut-topped tower has made the news in other Inland newspapers: the Brickover, NH, News-Beagle, above left; and the Brickpelier, VT, Capitol Press, above right. — _{^{photos provided by the News-Beagle and the Capitol Press, with assistance from Dall E-3.}}

While last night’s planning commission meeting is only the first formal step in what may be a long process, both pro- and anti-Dunk advocates filled the meeting room in Bricklyn Junction’s District City Hall chambers.

Applicant Proposes High-Rise Tower with Donut-Topped Revolving Restaurant

David Tiler Broffman, CEO of Dunk Them Donuts, joined by “starchitect” Moshi Saftbrick, unveiled their plans for an 11-story high skyscraper topped by a giant revolving donut restaurant — a rooftop structure that would add the equivalent of 5 stories to the tower’s height.

The tower, to be called “The Dunk,” would require a zoning amendment as it would (dramatically) exceed Bricklyn’s current maximum 1.75 foot building height limitation, coming in at a height (with the rooftop donut structure) of 4.98 feet.📍

➤ Outland readers should note that Bricklyn building scale is approximately 1/45 of that found in Outland cities. In other words, a 1 foot high structure in Bricklyn Jct. would equate to a 45 foot high structure in the Outland city of Burlington, Vermont, while a 4.98 foot high structure in Bricklyn Junction would be approximately 224 feet high in Bricklyn Jct.

Before The Dunk could be built, the Realm of Bricklyn Historic Preservation Board would need to issue a permit authorizing demolition of the Hotel Stansbury.📍

➤ The applicant has concurrently filed a demolition application with the Historic Preservation Board. The Bricklyn Eagle will report on the Board’s review and actions.

Broffman introduced the applicant’s plans by noting that: “This new tower will reinvigorate downtown Bricklyn Junction. With its mix of uses -– including not just office space, but 128 housing units (64 of which would be affordable), and a 40 room boutique hotel -– The Dunk will help make downtown a true 24/7 environment.”

“Yes, this is an audacious project we’re presenting to you” said Broffman, “we acknowledge that. But isn’t it time,” he added, “for the Realm of Bricklyn to be audacious about its future, and have a landmark that will be praised throughout the Inland world.”

The Revolving Donut Restaurant

Architect Saftbrick touted the tower’s “striking design, with its blue-tinted floor-to-ceiling windows,” but focused much of his presentation to the Commission on, what he called, “the bold, donut-shaped rooftop restaurant.”

“The revolving donut restaurant, Saftbrick said, “will instantly make downtown Bricklyn Junction a landmark destination for visitors from other Inland Realms.”

Planning commissioners closely questioned Saftbrick about the donut structure’s design and feasibility.

Saftbrick first noted that “there are hundreds of revolving restaurants around the world, but none, as far as we are aware that are located inside a donut, and none mounted at an angle to the roofline.”

Quoting Wikipedia’s entry on Revolving Restaurants, Saftbrick offered some history:

➤ It is believed that Emperor Nero had a rotating dining room in his palace Domus Aurea on the Palatine Hill with a magnificent view on the Forum Romanum and Colosseum.

➤ Architect and designer Norman Bel Geddes proposed a rotating restaurant for the Century of Progress, the 1933 World’s Fair in Chicago, although it was not built.

➤ John Graham, a Seattle architect … is said to be the first in the United States to design a revolving restaurant, La Ronde, atop an office building … in Honolulu in 1961.”

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Still to be resolved, acknowledged Saftbrick, is the lifting mechanism that will tilt the donut at about a 33 degree angle as it revolves, and how the floor plates to allow a level interior will be designed.

Architect Saftbrick assured planning commissioners that plans for the revolving donut structure would be carefully reviewed by the Bricklyn Engineering Department to ensure its structural integrity and capability of properly revolving on its innovative angled platform.

As Saftbrick added, “we want them to keep a close eye on everything we do.”

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Demolition of the Hotel Stansbury

On May 14, 2023, Dunk Them Donuts purchased the Hotel Stansbury and the lot on which it stands, from Brick City Realty. The building has stood vacant since 2015.

Dunk Them Donuts’ CEO Broffman spoke to concerns about the proposed demolition of the historic Hotel Stansbury to make way for the applicant’s proposed tower.📍

➤ As previously noted, the applicant has concurrently filed an application for a demolition permit with the Bricklyn Historic Preservation Board.

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“I loved that hotel,” said Broffman, “as a youngster I used to have special dinners there with my parents.” But, continued Broffman, “the hotel’s demolition, unfortunately, is necessary for this project to work. What’s more, as I’m sure you all know, the Stansbury’s interior has fallen into an advanced state of disrepair, and the old hotel is currently sitting vacant. There’s nobody waiting to rehab it. But while the Stansbury will be gone,” added Broffman, “we’ll honor it by displaying in The Dunk’s new lobby a series of vintage photographs of the hotel when it was in its prime.”

“What’s more,” added Broffman, “with Dunk Them Donuts expanding and housing costs rising, we plan to offer affordable housing options on 64 units in The Dunk for our employees. That’s half the 128 units. Now that’s a deal worth preserving!”

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Public Comments to the Planning Commission

Commission Chair Elaine Plater Johansen invited members of the public to comment on the Dunk Them Donuts application.

Preservationists Speak Out

Jeffrey Tiler Thompson of the Realm of Bricklyn Historic Preservation Society blasted the proposed tower as a “donut-crowned monstrosity.”

“Dunk Them Donuts should not be allowed to build a massive tower that is vastly out-of-scale with Bricklyn Junction’s beautiful downtown, while also tearing down the Hotel Stansbury, a hotel that has played a storied part in the city’s history.”

“Our Realm’s comprehensive plan,” said Thompson, “highlights on page after page the importance of saving our history. Of course,” added Thompson, “that includes saving our historic buildings.”

“Thompson continued: “There are also plenty of available sites in the Tripartite Realm that Dunk Them Donuts could have chosen to build on. In fact, the Realm has already spent tens of thousands of CuDos in cleaning up several sites, including at the Bricklyn Junction railyard, to make them available for new construction.”

Planning Commissioner Nora Plater Beale asked architect Saftbrick if he would like to respond to Thompson’s charges. Appearing unruffled, Saftbrick picked up the microphone and said: “First of all, Bricklyn’s comprehensive plan also highlights the importance of providing more housing, and of promoting creative building design, something The Dunk will be providing in spades. Yes, preserving history is important, but we’re meeting the plan’s more important priorities.The comp plan speaks clearly, and urgently, of the need for more affordable housing.”

“In terms of finding another location for the tower,” Saftbrick continued, “our team has inventoried and reviewed several potential sites in Bricklyn Junction. But none meet our project needs.”

“We did not look at sites within the Bricklyn or South Bricklyn portions of the Realm because, frankly, Dunk Them Donuts has always been headquartered in Bricklyn Junction, and that’s where our major donut manufacturing facility and distribution hubs are also located.”

“The other major vacant site Mr. Thompson mentioned,” Saftbrick noted, “is located near the center of the Bricklyn Jct. railyard. Even with costly access improvements, It clearly would not be suitable to locate a largely residential structure in the midst of such a noisy, industrial environment.”

“Mr. Thompson,” asked Saftbrick, “would you want to live there?”

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Stop the Dunk

Several members of the newly formed “Stop the Dunk” group spoke out against the proposed donut tower.

Sara Plater Reid, a resident of Bricklyn Junction living close to the proposed building site, argued: “I like living downtown, but this looming high rise tower and donut would block daylight from my apartment.”

As Reid continued, “This so called Dunk tower boggles the mind. It would shatter our longstanding downtown height limit. I understand that Dunk Them Donuts is the largest employer in the Realm of Bricklyn, but they should follow our current zoning rules, and not use their clout to try to change them.”

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Build the Dunk

Also attending the planning commission meeting were more than a dozen Dunk Them Donut employees. Speaking on their behalf, Stanley Brickster told the planning commissioners:

“I work loading Dunk Them Donuts onto trucks and trains to distribute to other Inland cities. Those of us who work for Dunk Them Donuts truly hope you planning board members approve this project. Dunk Them Donuts has done so much for the Realm — just look at the new arboretum — and Mr. Broffman is a great employer. He’ll be giving us the chance to live in one of the nice high rise apartments in this new tower, at prices we can afford. I say, give them the green light to build The Dunk!”

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Chair Johansen closed the public comment period by thanking those who spoke, and noting that the planning commission will meet in a closed door session on February 20th to review the initial plans in order to prepare its ruling on the application. Johansen also noted that written comments would be accepted until February 13th. Finally, Johansen reminded planning commissioners to avoid engaging in any ex-parte conversations or communications with any of the parties to the proceeding, or with members of the public.

The Bricklyn Eagle will closely follow developments and keep our readers informed.✥

➤ Next steps in review of Dunk Them Donuts application, as provided by Bricklyn City Planner Tim Brickedy.

What do you think of the proposal? and what other information would you like to know if you were on the Bricklyn Planning Commission?

We will forward your questions and comments (and donut preferences) to Realm of Bricklyn City Planner Tim Brickedy. Please email to: bricklynvt@gmail.com

Learn More About Zoning & Ex-Parte Contacts:

Take a look at the following articles from our companion PlannersWeb.com site:

• Is Your Municipality Prepared to Handle Controversial Zoning Decisions?, by Ronald D. Richards Jr., Esq.
• Understanding Spot Zoning, by Daniel Shapiro, Esq.
• Z is for Zoning (a very brief history of zoning), by Laurence C. Gerckens, FAICP
• Legal Issues Facing Planning Commissions & Zoning Boards, with attorneys Richard Lehmann, Carolyn Baldwin, Charles Wolfe, and Neil Lindberg.
• Talking Behind the Public’s Back – The Ex-Parte Problem, by Ted Shekell, AICP
• Revisiting Ex-Parte Contacts, by Greg Dale, FAICP

Letters to the Editor:

To the Editor: “I was at last night’s planning commission meeting. You know I thought it was very unfair that Dunk Them Donuts was providing all those free donuts and coffee to anyone who showed up. I even saw planning commissioners munching them. I took some photos. While I love eating donuts too, isn’t it at least a little wrong for them to be serving them at this public meeting? — Marilyn, from Bricklyn Jct.

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To the Editor: As one of your Outland readers, I was very disappointed to learn that “The Dunk” tower would be built on the other side of The Great Wall of Bricklyn in Bricklyn Junction. That means we Outlanders won’t be able to visit The Dunk and check out that very amazing looking revolving restaurant — at least not until Bricklyn scientists can figure out a way for us to visit what’s on the side other side of that darn wall. — Steve, from California.

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To the Editor: No demolition. No building with a donut! — Miriam, from Massachusetts

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To the Editor: What’s up with the so-called historic preservation crowd. I remember back in 2007 when they fought the demolition of that old Dunk Them Donuts on Route 15. They wanted to preserve that place because it reflected the “donut heritage of Bricklyn,” as I recall.

Here’s a postcard I still have of that donut shop. Yeah I used to stop by there more than a few times!

If those preservation people thought about it, the donut-topped tower Dunk Them Donuts wants to build now will be exactly what those preservation folks will want to save fifty years from now. So let Dunk Them Donuts build its donut tower. One day it will also become historic!

And, by the way, let’s not forget that Dunk Them Donuts is Bricklyn’s biggest business, providing lots of jobs. Do we want to lose Dunk Them Donuts and all those jobs to some other Inland realm! Thanks for listening. — Barry, from South Bricklyn

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To the Editor: That old Stansbury Hotel looks like a giant old-fashioned wedding cake. Who would want to save that? I’d rather have a sleek new tower. Plus that revolving donut restaurant sure would take the cake! — Maggie, from New York

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To the Editor: Just read the comments of Maggie. I have to say I want to save the Stansbury, and I love thinking about the hotel as a giant wedding cake. In fact, three generations of my family have been married in the ballroom of that magnificent hotel, my grandparents, my parents, and my husband and me. I hope it will also someday be the spot where my son is married. It’s an architectural gem that holds so many memories, not just for me, but for hundreds of Bricklynites.

Yes, I understand that we can’t afford to lose Dunk Them Donuts and all their jobs. But we also can’t allow the Stansbury to be demolished. Let’s call in that Gang of Four, maybe they can figure something out. — Emily, from Bricklyn

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