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Preservation Board “Preliminarily Denies” Dunk Them Donuts Permit to Demolish Hotel Stansbury

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

From Bricklyn Eagle Editor Walt Brickman: Set out below is the Realm of Bricklyn Historic Preservation Board’s findings on Dunk Them Donuts’ application to demolish the Hotel Stansbury. We suggest you first read our article on the Planning Commission’s initial meeting on the project.

Decision & Findings of the Bricklyn Historic Preservation Board

February 14, 2024

Preservation Board members and staff meeting in Planning Department offices. All photos and images in this post, unless otherwise noted, taken by Paul B. Macro of The Bricklyn Eagle, with assistance from Dall E-3 AI.

Applicant Dunk Them Donuts appeared before the Bricklyn Historic Preservation Board on February 5, 2024, as the first step in seeking to demolish the Hotel Stansbury and replace it with a new 11-story high tower, topped by a 5-story donut shaped revolving restaurant.

In Bricklyn, the process of receiving a final demolition permit involves two steps:

First, the applicant must receive a preliminary demolition permit from this Board. Our findings and decision outlined below relate to this.

Dunk Them Donuts’ rendering of its proposed mixed-use tower as presented to the Planning Commission (prepared with assistance from Dall E-3 AI). For the purposes of “clarity of viewing the proposed building,” the applicant removed all the surrounding buildings in the historic district from the rendering.

Second, the applicant must receive approval from the Planning Commission for the replacement building, and this must be done before a final demolition permit will be granted.

Dunk Them Donuts is proposing to replace the Hotel Stansbury with a mixed-use tower that will include:

  • office space for Dunk Them Donut’s headquarters;
  • 128 units of housing (64 of which will be affordable units for the company’s employees);
  • a 40 room boutique hotel; and
  • a revolving donut-shaped rooftop restaurant.

We note that given the proposed height of the building, the applicant will also need the Bricklyn Federal Council to amend the Bricklyn Zoning Code before the Planning Commission can take final action on the application.

About the Hotel Stansbury

On May 14, 2023, applicant Dunk Them Donuts purchased the Hotel Stansbury and the lot on which it stands from Brick City Realty. The building has stood vacant since 2018.

Opened in 1897, the Hotel Stansbury takes up a full block on the north side of Peach Street, between Apple and Orange Streets in the heart of downtown Bricklyn Junction.

Preservationists protesting the planned demolition of the Hotel Stansbury.
Architect Grover Brickston in photo taken in 1901. From The Bricklyn Eagle archives.

The Stansbury, for many years the tallest building in Bricklyn Junction, was designed by noted architect Grover Brickston.

The hotel’s layered appearance reflects the eclectic Victorian-era style of many buildings built in Inland cities in the late 19th century — though rarely at the scale and grandeur of the Stansbury. It is also a pre-eminent example of a cast-iron building of that era.

The Hotel Stansbury has received designation by the Realm of Bricklyn as an “historic building of Realm-wide significance.” It is also located in the Bricklyn Junction Downtown East Historic District.

The Board’s Findings & Decision

Bricklyn’s Historic Preservation Ordinance requires the Historic Preservation Board to review applications for demolition permits of designated historic buildings, or buildings within a designated historic district. The Board is to consider several factors, as set out below, in deciding whether to issue a demolition permit.

We have included in gray shaded areas below the factors the Board is to consider, followed by our findings related to each factor. Appeals of final Board decisions can be made to the Bricklyn Federal Council.

Historical Significance: The level of historical or cultural significance of the building is a crucial factor in determining whether demolition is justified.

The Hotel Stansbury was a key building in the development of downtown Bricklyn Junction at the end of the 19th century. It anchored the downtown block between Peach and Orange Streets. The Stansbury was celebrated at the time of its opening by a special edition of the Bricklyn Junction Times-Register newspaper, and a parade through downtown.

For over a century the Hotel Salisbury served as the locale for many key events in the life of Bricklyn Junction, including concerts in its grand ballroom, as well as numerous weddings and other life cycle and holiday events. Dances were also especially popular.

One of many musical events held in the Hotel Stansbury’s main ballroom. Photo from The Bricklyn Eagle archives dated July 23, 1948..
Through the 1950s and ’60s, the Stansbury hosted an annual Thanksgiving celebration, where guests often donned turkey costumes, while dancing the Turkey Trot. Photo from The Bricklyn Eagle archives dated November 24, 1955.

Architectural Importance: The architectural significance of the building, including its design, style, and features, must be assessed. Unique or rare architectural elements can contribute to a building’s historical value.

The Hotel Stansbury is likely the most notable, and certainly the largest, remaining example of a Victorian-era cast iron structure in not just Bricklyn Junction, but in the entire Realm of Bricklyn.

While some in the community decry the building as “over the top” Victorian, most community members find that its design and style fit well within the downtown historic district. Its mansard-style roof is also noteworthy, as well as its majestic ballroom (unfortunately, like the rest of the building, in a state of disrepair today).

Age of the Building: Older buildings are often more likely to be considered for preservation. The age of a structure can contribute to its historical importance, especially if it represents a particular period or style.

Built in 1897, the Hotel Stansbury is now 127 years old, comparable in age to many of the buildings in the Bricklyn Jct. Downtown East Historic District.

Mayor Burton B. Jorgensen dancing in the Hotel Stansbury ballroom with his wife Lily at the Mayor’s Inaugural Ball in 1908. Photo from The Bricklyn Eagle archives.

Association with Historical Events or Figures: If the building is associated with significant historical events, movements, or notable individuals, it may be considered more valuable for preservation.

The Hotel Stansbury has been site of many significant events in the history of Bricklyn Junction. To name a few:

Scene from the popular 1967 movie “Bricksy.” The film’s final scenes of the gangland massacre were shot in the very lobby of the Hotel Stansbury where the 1929 slayings occurred. Here Bricksy Walsh (played by noted actor James Brickney) waits for the Benny Brothers to arrive before the climatic shootout — which is too violent to post here. Photo posted with permission of Brickview Films, taken with assistance from Dall E-3 AI.
  • inaugural balls for newly elected mayors;
  • annual holiday concerts bringing in orchestras from other Inland Realms;
  • the infamous 1929 gangland shooting in the Stansbury’s lobby of mobster “Bricksy” Walsh;
  • and, not unimportantly in our view, the place where generations of Bricklynites came to celebrate special family events.

Also of note, the Hotel Stansbury is the most significant work of noted local architect Grover Brickston, who also designed eight other buildings within the Bricklyn Junction East Historic District, six of which remain standing — including two which are kitty-corner across Peach Street from the rear of the Hotel Stansbury, as seen in the postcard photo below.

Old postcard view looking across Peach Street from the front of the Hotel Stansbury. The corner building with awnings is the Peach Street House, next up the block, the white faced building is Junction Place. Both buildings were designed by Grover Brickston in the late 1880s.

Community Input and Support: Public opinion and community support play a role in the decision-making process. If the community strongly values the preservation of a historic building, this may be considered by the Historic Preservation Board.

The Board has considered the goals and objectives set out in the Bricklyn Comprehensive Plan.

In several sections of the Plan, including those focusing on downtown development, there is an emphasis on preserving historic buildings “whenever economically feasible” and “taking into account the importance of the building to Bricklyn’s heritage.”

Members of the Historic Preservation Society outside the Bricklyn Junction City Hall Annex where the Historic Preservation Board was meeting.

At the same time, the Plan also stresses the importance of “maintaining and growing businesses in the Realm’s downtown cores,” and of “increasing the supply of affordable housing.”

As is often the case in our review of demolition permits, the Plan’s goals and objectives can appear to be in conflict.

While the Board has not conducted a formal poll of the community regarding the Stansbury’s preservation, we have received 45 emails and comments at our public hearing opposing its demolition and 153 supporting demolition — though we should note that 142 of those  in support appeared to be form letters mailed to us by employees of Dunk Them Donuts.

While we do not imply that those “Build the Dunk” letters, submitted in support of demolishing the Stansbury, should be discounted, we do take note of the fact that Dunk Them Donuts’ proposed tower is planned to  provide 62 units of affordable housing for company employees.

Several of the site visit participants in what was once the Hotel Stansbury’s ballroom.

Structural Integrity: The physical condition of the building is important. If a structure is in a state of severe disrepair, has safety hazards, or is structurally unsound, the review board may be more inclined to agree to a demolition request.

All five members of the Historic Preservation Board (three of whom are architects), along with Planning Director Tim Brickedy; City Engineer Steve Goodbrick; toured the building with Dunk Them Donuts CEO David Tiler Broffman and his architect Moshi Saftbrick. Eight members of the public also joined in the site tour.

City Engineer Steve Goodbrick (with white hat and beard) noted that the cracked columns in this portion of the Hotel Stansbury’s former ballroom were not load bearing.

Members of the Board concur that the building is in a state of severe disrepair and has several safety hazards. However, we believe the building is structurally sound. The later determination is based on a recent evaluation by City Engineer Goodbrick, as well as his comments during the site visit. Applicants did not dispute this characterization.

Economic Viability of Restoration / Rehabilitation: The cost of restoring or maintaining an historic building is a relevant consideration. If the financial burden of preservation is deemed too high, the Board should be more open to demolition.

The applicant has presented us with financial information in the form of a “Donut Tower Pro-Forma” purportedly indicating a very substantial financial burden to rehab and preserve the Hotel Stansbury.

However, as we previously noted, we are not convinced that the pro-forma submitted by the applicant reflects the level of  in-depth financial analysis needed to justify such an important decision as issuing a demolition permit of a designated historic building..

The Historic Preservation Board’s Conclusions

The next generation of the Broffman family: Jeffrey Plater Broffman (left) and Chuck Plater Broffman (right), respectively Dunk Them Donuts’ Chief Investment Officer and Chief Financial Officer.

Having heard from the applicant and from members of the public; and having visited the Hotel Stansbury and considered the documents presented, the Historic Preservation Board denies without prejudice the demolition permit, provided that the applicant may submit within 30 days a detailed analysis showing that it has more carefully evaluated  the possibility of rehabilitating the building and has demonstrated that such rehabilitation is not financially feasible.

The Preservation Board also reminds the applicant and members of the public that no final demolition permit can be issued by this Board until after the proposed replacement building has received final approval from the Planning Commission. ✥

We welcome Letters to the Editor. Please email to: bricklynvt@gmail.com

Additional Resources from our Companion PlannersWeb.com site:

Planning for Historic Preservation. A special issue of the Planning Commissioners Journal You can download a pdf including five articles:

  • An Introduction to Historic Preservation Planning, by Amy Facca;
  • Historic Preservation Is Smart Growth, by Donovan Rypkema;
  • Historic Preservation Ordinances: FAQ, by Julia Miller, Esq.;
  • Preservation Boosts Local Economies, by Edward McMahon; and
  • Preservation Takes Center Stage, by Wayne Senville.

H is for Historic Preservation, by Laurence C. Gerckens, FAICP

Pro-Forma 101: Part 1 – Getting Familiar With a Basic Tool of Real Estate Analysis, a four part series, by Wayne Lemmon

An Inside Look at the New “Brickstar” High-Speed Trains

February 7, 2024

by Paul B. Macro, Bricklyn Eagle Business Reporter

Brickstar train passing through farmland south of Brickpelier, Vermont. Please note that all photos in this post are by Paul B. Macro, with assistance from Dall E-3 AI unless otherwise indicated.
The slogan”A Star in Every Rail Car” has been replaced by the smiling cartoon face of a Brickstar locomotive, with the simple words “Ride Brickstar!” Brick Link has even named the cartoon engine “Bobby Brickstar” and used Bobby for marketing the train, and for selling t-shirts to youngsters. Illustration by Carol Tiler Nelson, with assistance from Dall E-3 AI.

This past November, Brick Rail introduced ultra-high speed “Brickstar” passenger rail service with a new fleet of advanced rail cars and locomotives.

While the branding slogan of Brickstar as “A Star in Every Rail Car” fell flat — despite advertising featuring rock star Bruce Springbrick — the rail service itself is what appears to be a star.

Brickstar’s currently operates on two routes, one between the North Street Station in Bricklyn, Vermont, to Central Station in Brickover, New Hampshire, with intermediate stops in Brickpelier and Northbrick, Vermont. The second Brickstar route runs from Brickover, New Hampshire to Brattlebrick, Vermont.

New Brickstar on left, boarding passengers at Bricklyn’s North Station. A BrickExpress train is on the right. BrickExpress trains are in the process of being replaced by the Brickstars. Photo by Paul B. Macro.

Bricklyn Eagle business reporter Paul B. Macro recently spoke with Stephen Tiler Marshall, Brick Rail’s Director of Customer Service.

All of the accompanying photos are by Paul Macro, with assistance on most from Dall E-3 AI – and “no” to those jokers who claim that Macro only uses a macro lens!

Paul B. Macro, for The Bricklyn Eagle: Thank you Mr. Marshall for taking the time to speak with us this morning. As a starting point, can you tell us how often Brickstar trains are running on their two routes?

Stephen Tiler Marshall: Very glad to be here with you today. Brickstar is currently operating four trains a day each way on the Bricklyn-Brickover route, with two of these trains continuing onto our Brickover to Brattlebrick route. Both routes include overnight service, though the 96 mile long Bricklyn-Brickover route also includes two trains in each direction that leave during morning hours and arrive at their end points in the evening.

Brickstar at North Station in Bricklyn. Note that Brickstar is trying out several different liveries and will evaluate passenger preferences.

The Bricklyn Eagle: With Brickstar have you been able to reduce the travel time between those city pairs?

Inside Brick Rail’s maintenance shop in Bricklyn where Brickstars are handled with loving care.

Stephen Tiler Marshall: Yes, and that was our number one aim for Brickstar. We’ve dramatically reduced running times compared to our previous “BrickExpress” service that began on these routes in 1991.

With Brickstar, the 96 mile run between Bricklyn and Brickover now takes just 15 hours, while the longer 165 mile route between Bricklyn and Brattlebrick via Brickover takes 27 hours. That represents a remarkable 25 percent reduction in travel time on these two routes from that of the older BrickExpress trains.

Top speeds for Brickstar now reach 7.2 mph, with speeds averaging just over 6 mph.

Overnight Brickstar train leaving Brickover, NH this January 7th, heading northwest towards Bricklyn, VT.

➤ Since I know your readers are primarily from Outland communities, it is important that they keep in mind the considerable differences in the scale of distances and speed between Outland and Inland realms. You basically need to multiply Inland numbers by 30 to find the Outland equivalent.

For example, a train moving at 6 mph in an Inland LEGO city like Bricklyn, VT would be the equivalent to moving at 180 mph in an Outland city like Burlington, VT. Similarly, Brickstar’s top speed of 7.2 mph would equate to 216 mph in the Outland world (7.2 x 30 = 216).

How Brickstar Achieves High Speeds

The Bricklyn Eagle:

How has the Brickstar obtained top speeds as high as 7.2 mph?

Stephen Tiler Marshall:

Brickstar has achieved its high speeds through a combination of innovations in the design and materials used in the rail cars and engines; track improvements; and changes in the technology used to power Brickstar. 

Inside the Brick Rail materials lab where scientists and engineers have developed stronger, lighter weight materials for the Brickstar trains.

As you can tell just by looking at the Brickstar, it has a sleeker design to reduce air resistance and increase energy efficiency.

Brick Rail scientists (with financial support from the League of Inland Cities) have developed carbon fiber and aluminum that is actually much lighter, stronger, and more durable than the combination of LEGO tiles, plates, and bricks we had previously used.

A LEGO figure of a train conductor sitting in the driver's seat of a train, surrounded by control panels and dials.
Brick Rail engineer Vanessa Plater Swanson. Six of Brick Rail’s twenty engineers are women — a much higher proportion than other railroads.

Also important, Brickstar trains — like the Outland world’s high speed TGV trains — make use of distributed power systems where each train car has its own traction motors and power supply.

This distributed arrangement enhances the flexibility and efficiency of the train, as power can be applied precisely where needed. It also contributes to better acceleration and braking performance.

Larry B. Hogan, one of Brick Rail’s dispatchers in the Brick Rail operations center.

One last thing I’ll note. We now have a state-of-the-art operations center at Brick Rail’s headquarters in South Bricklyn. Bear in mind also that we don’t just control Brickstar train movements, we are also responsible for coordinating all our passenger trains with a growing number of intercity freight trains.

Our dispatchers are essential in seeing that all trains are safely moving through our rail network. They use state-of-the-art technologies to communicate with train crews and others to control and direct the safe movement of trains.

Brick Rail control tower just south of Brickpelier, VT, clearing a northbound Brickstar heading towards Bricklyn.

Improving the Passenger Experience

The Bricklyn Eagle: As you are Brick Rail’s Director of Customer Services, we would especially value hearing what you’ve done to improve the passenger experience while on board the new Brickstars.

Stephen Tiler Marshall:

That’s a very important question. Let me answer by saying that Brickstar has improved the passenger experience in five major ways:

Brickstar provides spacious seating for its coach passengers. Aisles in each car have been widened to make it easier for passengers using wheelchairs to move about.

First, let’s consider the train’s interior design and seating: Brickstar trains are designed with spacious and ergonomic interiors.

The seating arrangements are built for comfort, with features such as ample legroom, adjustable seats, and well-padded seat cushions and head rests.

The layout of the coaches is optimized to provide a comfortable and relaxing environment for passengers during their journey.

Second, Brickstar trains are equipped with technologies to minimize noise, creating a quieter travel environment. Soundproofing materials are used in the construction of the train cars, and noise reduction measures are implemented in the design of components such as wheels and suspensions.

Young passengers enjoying the view from their Brickstar coach.

A third important aspect of a rail passenger’s experience relates to what we call “ride quality.” We’ve developed advanced suspension systems to minimize vibrations and ensure a smooth ride quality even at high speeds and on curves.

Dunk Them Donuts on board Brickstar train.

 A fourth way in which we’ve sought to improve the passenger experience is by enhancing the range of onboard services and amenities available.

We’ve brought in top-quality dining services provided on board by staff and students of the Bricklyn Culinary Institute. For those with a sweet tooth, we also have an onboard Dunk Them Donuts shop on each Brickstar.

We have also taken steps to improve Wi-Fi connectivity, provide additional power outlets, and offer entertainment options built into the seat backs. 

Brickstar decided to retain the look and feel of its 1950s era dining cars, but with all new equipment in the dining car’s kitchen. Dining car chefs and servers are usually students from the Bricklyn Culinary Institute.
Cut-away view of a Brickstar sleeping car. Photo courtesy of Brick Rail.

Also of note, our sleeping cars have been designed with input from Le Bricklyn Hotel. Their employees, on a rotating basis, staff the sleeper cars. We believe this is an innovative arrangement in the world of rail travel.

We’ve received rave reviews from our sleeping car passengers about Le Bricklyn’s on board service, and also many comments on how comfortable our deluxe “sleep tight” beds are.

Finally, and not to be forgotten, Brickstar trains have been designed to be accessible to passengers with reduced mobility. This includes features such as ramps, priority seating, accessible restrooms, and extra wide aisles in all train cars. 

Future Plans for Brickstar Service

The Bricklyn Eagle: What does the future hold for Brickstar?

Rail Brick crew laying track near the town of St. Brickard, in the southern part of the Realm of Montbrick, Quebec, about 28 kilometers north of the Vermont border.

Stephen Tiler Marshall: Brick Rail has two key priorities. First, we plan on adding two more  Brickstar routes, one connecting Bricklyn, VT, with Albrick, NY, the other linking Bricklyn to Montbrick, Quebec.

We expect to receive in early 2025 eight additional six car long train sets. That comes to 48 new passenger cars and eight new locomotives. With this, and with some track work underway, we expect these routes to be in service by the Fall of 2027.

Brickstar on viaduct passing through a densely developed part of South Bricklyn, VT, en route to North Station in downtown. Bricklyn, VT.

Our other priority is to maintain, and even improve on, the level of service we’re offering our Brickstar passengers. We regularly survey our customers, and also hold focus group sessions to get candid feedback about their travel experience on Brickstar.

Finally, I want your readers to know we welcome their comments and suggestions. Even though they can’t ride a Brickstar (Outlanders are way too big!), they can see them in operation during visits to Bricklyn.

The Bricklyn Eagle: Thank you so much for your time.

Stephen Tiler Marshall: Appreciate the opportunity to connect with Bricklyn Eagle readers. ✥

We welcome Letters to the Editor. Please email to: bricklynvt@gmail.com — are there suggestions you have from your own rail travel experiences?

To the Editor: We’ve had improvements to Amtrak service here in Maine, but they don’t compare to what the new Brickstar service offers to LEGO passengers in Bricklyn. I’m glad Brick Rail is expanding service, I noticed to the Realm of Brickover, New Hampshire. I hope some day Brickstar trains will connect to the Realm of Brickport, Maine, but know that’s a long distance to cover by rail. Thanks for the article. –– Peter in Maine.

Rendering of proposed Brick Air supersonic plane. Image supplied by Brick Air, with assistance from Dall E-3 AI.

To the Editor: Do we really need to spend taxpayer money for rail service? Yes, I know it looks very nice, but haven’t Bricklyn leaders and folks at the League of Inland Cities heard the expression “time is money”? What we need is a supersonic air service so we don’t have to spend long hours getting to other Realms that belong to the League. — Eric in Bricklyn.

Reply from the Editor: Outland readers should recall that to obtain equivalent speeds between Inland and Outland communities, multiply the Inland speed by 30 to ge the approximate Outland speed. So a train running at 6 mph in Bricklyn (the average speed of Brickstar high speed trains) would equal 180 mph in Burlington, VT. Similarly, the average speed of current Brick Air planes is 17 mph, which would equate to about 510 mph for human-based planes.

Proposed donut tower

Proposed High-Rise “Donut Tower” Would Require Demolition of Historic Hotel

February 3, 2024

by Paul B. Macro, Bricklyn Eagle Business Reporter & Mark Tiler Richmond, Politics Reporter

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

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.

Proposed donut tower
Dunk Them Donuts CEO David Tiler Broffman speaking before the Bricklyn Planning Commission last night. Dunk Them Donuts’ rendering of its proposed mixed-use tower. For the purposes of “clarity of viewing the proposed building,” the applicant stated that it had removed all the surrounding buildings in the historic district from the rendering.Photos and renderings in this article, unless otherwise noted, are by Bricklyn Eagle staff, with assistance from Dall E-3.

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

Rendering of how donut restaurant would fit on roof of tower.
Rendering of Dunk Them Donut’s proposed revolving rooftop restaurant set at an angle to the roofline. The actual angle of tilt will likely be 33 degrees, slightly lower than shown in this early schema. Engineers are still researching the best angle for tilting the donut..

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:

Schematic of lobby of donut restaurant.
Early Saftbrick sketch of revolving donut restaurant.

➤ 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.”

Architect Moshi Safebrick modeling rooftop structure after Dunk Them Donut super-size dunk. Colored dots represent potential window locations in the revolving restaurant.

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.”

A more recent rendering provided by Saftbrick of The Dunk’s revolving donut shaped restaurant. At the center is the entry lobby; with the dining tables strung along the donut’s perimeter. The round windows by each table would give diners clear views of most of the Realm of Bricklyn. The smaller circles in the row above would be glass of varying colors, emulating a donut’s sprinkles. The donut restaurant would make two full revolutions every hour.

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.

Photo of historic Hotel Stansbury
The Hotel Stansbury, opened in 1897, takes up a full block on the north side of East Street, between Peach and Orange Streets in the heart of downtown Bricklyn Jct. For many years the tallest building in Bricklyn Junction, the Stanbury was designed by noted architect Grover Brickston, its layered appearance reflects the eclectic Victorian-era style of many buildings built in Inland cities in the late 19th century — though rarely at the scale and grandeur of the Stansbury. Members of the Realm of Bricklyn Historic Preservation Society, seen here, are seeking to save the hotel from demolition.

“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!”

Public Comments to the Planning Commission

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

Save our History protestor
Jeffrey Tiler Thompson of the Historic Preservation Society in front of City Hall last night.

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.”

Dunk Them Donuts manufacturing plant.
Dunk Them Donuts manufacturing plant and rail distribution hub in Bricklyn Junction. From The Bricklyn Eagle archives.

“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.”

Potential railyard site for Dunk Them Donut's tower.
Applicant’s photo of the vacant lot at the Bricklyn Jct. railyard.

“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?”

Stop the Dunk

Stop the Dunk protestor at city hall.
Sara Plater Reid outside Planning Commission meeting room.

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.”

Build the Dunk

Build the Dunk supporter at City Hall.
Stanley Brickster, an employee of Dunk Them Donuts, shows his support of “The Dunk” proposal before the Planning Commission meeting.

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!”

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.✥

Bricklyn Planning Director Tim Brickedy by Zoning notice sign.
Planner Tim Brickedy by Hotel Stansbury, in front of Zoning permit application sign.

➤ 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:

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.

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.

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

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.

Postcard of former Dunk Them Donuts shop on Route 15.

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

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

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