Tag Archives: city planning

Bricklyn Officials and Dunk Them Donuts Reach Landmark Agreement, Saving the Former Hotel Stansbury

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

March 4, 2024

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

The pace of events accelerated dramatically after the Chief Prognosticator issued an opinion strongly advising against a zoning change that would have increased the maximum allowable building heights in Bricklyn Junction’s downtown historic district, a change that would have accommodated Dunk Them Donuts’ proposed mixed-use tower topped by a giant revolving, donut-shaped restaurant.

The Chief Prognosticator urged the Planning Department and the Office of the Federal Chancellor to work instead with Dunk Them Donuts to develop an alternative plan that would both meet the company’s needs and result in the rehabilitation and reuse of the historic Stansbury building. The parties held a series of meetings over the past week to see if this could be accomplished. An agreement was reached and announced at a press conference in front of the Stansbury yesterday afternoon.

Dunk Them Donuts CEO David Tiler Broffman with Federal Council President Hilma Plater-Zybrick speaking at a press conference in Bricklyn Junction yesterday. Note that all photos in this post, unless otherwise noted, were taken by Bricklyn Eagle staff, with the assistance of Dall E-3 AI.

Dunk Them Donuts’ CEO David Tiler Broffman, speaking at the press conference said that “Dunk Them Donuts looks forward to working with Federal Council President Hilma Plater-Zybrick, along with Planning Director Tim Brickedy and Federal Chancellor Malter Thurnbrick, to finalize a financial package that will allow us to rapidly proceed with the rehabilitation of the Stansbury, a remarkable building with a storied history in the life of Bricklyn Junction.”

The plans call for moving Dunk Them Donuts’ corporate headquarters into The Dunk, which will also contain office space for Bricklyn government agencies, along with a boutique-style hotel and restaurant, and several retail outlets at street level.

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.

A surprising part of the plans is that Dunk Them Donuts will also be purchasing the nearby Peach Street and Junction Place buildings, which will be rehabbed to accommodate 88 units of housing, 44 of which will be affordable units for its employees.

Both of these buildings are currently “underutilized,” with some space used for records storage, but considerable space being vacant.

As Broffman noted, “our plans for The Dunk, and for the nearby Peach Street and Junction Place buildings, are certainly ambitious, but we believe they are all achievable.”

Broffman continued with the news that Dunk Them Donuts has retained Salvatore B. Salero, a noted architect when it comes to historic rehabilitation and the design of attractive, but functional, interior spaces. Broffman said that “there will be no corners cut when it comes to restoring the Stansbury and re-opening it as The Dunk, and converting the Junction Place and Peach Street buildings to residential use.”

ll redesign The Dunk’s expansive interior spaces in keeping with the historic character of the former Hotel Stansbury. The building is located on a 200 ft. x 200 ft. lot, and has approximately 115,000 square feet of interior space.

One key to the agreement was Dunk Them Donuts’ concurrence in authorizing Federal Council President Hilma Plater-Zybrick to resolve any disputes that might arise as the project proceeds.

Suzanne Broffman, wife of David Tiler Broffman, who “purchased” the Hotel Stansbury for Brickwater Realty in 20185 under her birth name of Mary Ellen Osterbrick.

Also central to the agreement was a concession made by the Federal Council. As Plater-Zybrick explained, “in the spirit of moving forward, the Council has agreed to drop any further investigation into the Broffman family’s role in setting up a dummy company to buy and manage the Stansbury.”

As The Bricklyn Eagle previously reported, Brickwater Realty, whose principal officer was Suzanne Broffman (wife of Dunk Them Donuts’ CEO David Broffman), purchased the Stansbury using a dummy corporation called Brickwater Realty, allegedly with the intent of allowing the Stansbury to fall into a state of disrepair so that Dunk Them Donuts could later purchase it and claim the building warranted demolition.

The agreement also stipulates that Dunk Them Donuts will provide 10,000 square feet of office space at a steeply discounted price for use by Realm of Bricklyn agencies, providing a financial boon to the Realm’s coffers.

Jonathan Goodbrick, President of The Common Brick.

Jonathan Goodbrick, President of Common Bricks, Bricklyn’s principal “good government” advocacy organization, expressed the group’s “serious reservations” about the termination of the investigation into Dunk Them Donuts’ ties to Brickwater Realty.

Goodbrick, however, indicated that “Common Bricks will not contest this provision, as we believe that the greater good for the Realm, as pronounced by the Chief Prognosticator, is to preserve and rehabilitate the Stansbury, while also providing affordable housing for Dunk Them Donuts employees.”

To allow the rehabilitation to quickly move forward, the following actions and timeline were agreed to:

The former Hotel Stansbury located in the heart of Bricklyn Junction’s historic district.

Intent: The project is to rehab:

(1) the Stansbury (formerly the Hotel Stansbury) as a mixed-use development to be called “The Dunk” and to include: 60,000 square feet to serve as headquarters of Dunk Them Donuts; 10,000 square feet of office space for use by Bricklyn government agencies; a hotel (40 rooms); and ground floor retail and restaurant; and

(2) the Peach Street and Junction Place buildings for housing (88 units, of which 44 will be affordable employee housing).

The Office of the Chief Prognosticator, using its predictive capabilities, worked with architect Sal B. Salero, and received assistance from Dall E-3 AI, to generate a series of renderings showing how Hotel Stansbury interiors might look after being “reborn” as The Dunk. Several of the images are set out below.

Preparation of Rehabilitation Plans: Dunk Them Donuts will work cooperatively with the Bricklyn Planning Department and the Office of the Federal Chancellor in its preparation of detailed rehabilitation plans for The Dunk, and shall submit such plans to the Planning Department for approval no later than November 15, 2024.

Rehab plans for the Peach Street and Junction Place buildings shall be submitted no later than June 15, 2025.

Approval of Rehabilitation Plans: The Bricklyn Planning Department will “fast track” review by the Planning Commission and the Historic Preservation Board of rehabilitation plans submitted by Dunk Them Donuts.

Fee Waivers: The Bricklyn Planning Department will waive permit application fees for the project.

Office Space for Bricklyn Agencies: Dunk Them Donuts will provide the Realm of Bricklyn 10,000 square feet of office space in the The Dunk for use as Bricklyn government offices at 25% below fair market value as determined by an independent commercial appraiser for 10 years following the completion of the project; and at 10% below fair market value for the following 10 years.

Bricklyn Historic Tax Credits: The Realm will provide a 20% tax credit to Dunk Them Donuts to its rehabilitation work.

Historic Preservation Grant: The Office of the Federal Chancellor will also authorize a preservation grant of no less than $150,000 to support the rehabilitation.

Affordable Housing Units: Dunk Them Donuts will provide 44 units of attractive, well-designed affordable housing for rent by its employees in the Peach Street and/or Junction Place buildings, using the definition of affordable housing and the adjusted maximum rental rates as set out in Bricklyn’s Inclusionary Housing ordinance.

Sculptor Clay Brickenburg is seen in black, next to Stephen B. Weston, named to be future manager of the The Dunk Hotel.

Sculptural Donut: With the absence of the originally proposed giant revolving rooftop donut restaurant, Dunk Them Donuts may install a sculpture by noted artist Clay Brickenburg titled “Chocolate with Sprinkles” by The Dunk’s entrance.

Completion Date: Dunk Them Donuts agrees to complete the rehabilitation of the Stansbury as The Dunk, and have it available for occupancy, no later than June 15, 2027, with the housing component in the Peach Street and Junction Place building available by June 15, 2028.

Investigation Into Actions by Brickwater Realty: The Federal Council agrees to terminate its investigation into the relationship between Brickwater Realty and Dunk Them Donuts, and the role of any Dunk Them Donuts officers in failing to maintain the Stansbury, without prejudice to resuming the investigation if the terms of this agreement are not met due to failures on the part of Dunk Them Donuts.

Looking Ahead:

Will Dunk Them Donuts’ ambitious plans materialize over the next three to four years? Many Bricklyn Junction residents, including those committed to the preservation of the old Hotel Stansbury, are cautiously hopeful.

Jeffrey Tiler Thompson, President of the Bricklyn Historic Preservation Society.

Jeffrey Tiler Thompson, President of the Bricklyn Historic Preservation Society, told us that “Our members are very pleased that the out-of scale, donut-topped tower is dead. It’s something we’ve worked hard for in order to save the Stansbury.”

As Thompson continued, “We’re grateful for the wise advice that Chief Prognosticator Bricks offered. We’re also pleased that Dunk Them Donuts will be working with Salvatore Salero, along with Bricklyn planners and staff from the Federal Chancellor’s office, to implement this promising rehabilitation plan for the Stansbury. We’re also very pleased to see the inclusion of the Peach Street and Junction Place buildings in the overall project. While we wholeheartedly offer our support, we’ll also be keeping a close eye on the project as it moves forward.” ✥

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

To the Editor: On behalf of Common Bricks, I just want to make clear that our decision not to oppose the tentative agreement between Realm officials and Dunk Them Donuts was not made lightly. It was largely because of our faith in the work of Chief Prognosticator Bricks, and the fact that Federal Chancellor Thurnbrick has signed off on the agreement and promised that its investigation into possible Dunk Them Donuts improprieties will resume if Dunk Them Donuts fails to honor its side of the agreement. — Jonathan Goodbrick, President, The Common Brick, Bricklyn, VT

To the Editor: I applaud Dunk Them Donuts’ decision to rehab the old Hotel Stansbury, and to retain the services of the very talented architect, Salvatore Salero. As a fellow Bricklyn architect, I’ve been privileged to work on several projects with Salero, and can attest to his skills and thoughtful approach in bringing what had been run down historic buildings back to life. The renderings you posted of some possible interior renovations just give a taste of what we have to look forward to. — Peter Dinkelbrick, BIA, Bricklyn, VT

To the Editor: I’m one of the Dunk Them Donuts employees who is hoping to find affordable housing in The Dunk, as the company promised us. I just read your article, and see that they’re now calling for 44 affordable housing apartments in two nearby buildings. I thought the number they proposed was 64? What’s going on? — [name withheld], Bricklyn Jct., VT

➤ Reply from the Editor: According to Paul B. Macro, one of our reporters, Dunk Them Donuts scaled back the number of units since the new project includes less square footage than the originally proposed high-rise tower. A representative from the Dunk Them Donuts indicated that the company will try to make up the difference in another location, but this has not yet been resolved.

To the Editor: While I’m very happy that the hotel has been saved and is being refurbished, what gives with the dropping of the suit? Methinks something is rotten in Bricklyn. — Pat from Vermont

Benches Can Bring Big Benefits

February 27, 2024

In Southside Park. All photos in this post are by David Plater Blue, with assistance from Dall E-3 AI.
Parks & Recreation Director Rhonda Brickson next to a newly installed bench in South Bricklyn.

by David Plater Blue, Bricklyn Eagle Metro Desk Reporter

The Realm of Bricklyn’s Parks & Recreation Department has funneled much of the 2022 “active city” bond issue into upgrading the pedestrian environment.

The bond issue was intended to support projects that create a more welcoming outdoor environment throughout the city.

While the funds have most noticeably been used to expand Realm’s the bike/pedestrian pathway network — ensuring connections between ten key destinations within the Realm — they have also gone to projects such as increasing the number of public benches throughout the Realm.

As Department Director Rhonda Brickson told us, “our goal is to increase the amount of time Bricklynites of all ages spend outdoors.”

Parks & Rec. Department workers installing a bench.

Director Brickson spoke to us about the Parks & Recreation Department’s bench installation program, noting that “one of the most successful aspects of our public bench effort has been the simplicity by which shopkeepers can receive up to two free benches for use in front of their store.”

As Brickson explained, “Department employees do the installation, ensuring the bench is properly secured and does not impede access to the store, and will come back for any needed repairs. The only requirement for shop owners is to keep the bench clean and available for use by anyone who wants to sit on it.”

The Parks Department puts the benches together, helping keep costs down. As of January 1, 2024, two dozen benches have been installed in front of of storefronts in all three cities of the Realm.

Why focus on the lowly bench?

As Brickson told us, “benches offer a number of benefits that contribute to the overall well-being of residents and the vibrancy of urban spaces.”

Newly installed storefront benches along Upper North Street in Bricklyn.

A flier prepared by the Parks & Recreation Department lists the following benefits public benches provide:

Social Interaction: Benches offer a place for people to gather, socialize, and interact. They can serve as meeting points for friends, family, or community members, fostering a sense of connection and community.

Rest and Relaxation: Public benches provide a place for individuals to take a break or simply enjoy the surroundings. This can be especially beneficial for pedestrians, cyclists, or those exploring the city on foot. The availability of benches also makes it easier to take breaks while shopping, increasing use of downtown and neighborhood businesses.

Inclusivity and Accessibility: Benches provide seating options for people of all ages and abilities. They make Bricklyn’s public spaces more inclusive by offering resting places for seniors, pregnant women, and individuals with mobility challenges.


“Old friends, old friends
Sat on their park bench like bookends
A newspaper blown through the grass
Falls on the round toes
Of the high shoes of the old friends”
— Old Friends, by Paul Simon

Stress Reduction: Having benches in urban environments provides opportunities for Bricklynites to take a break from the hustle and bustle of city life. Green spaces with benches, in particular, offer a peaceful retreat from the urban environment and contribute to stress reduction.

Observation and Enjoyment: Benches placed in strategic locations allow people to observe their surroundings, enjoy public art, or simply people-watch. This contributes to a sense of engagement with the cityscape.

Public Safety: Having visible and occupied public spaces, including those with benches, can contribute to increased public safety. Well-utilized areas are less likely to attract illicit activities, and the presence of people can act as a natural surveillance mechanism.

➤ Note: Some of our Outland readers might find this “public safety” argument puzzling, as several Outland cities have actually eliminated benches because of concerns they are frequented by homeless individuals or drug users. See, e.g., “Park benches have been removed to deter homeless population.” (ABC57.com, Aug 21, 2023).

In fact, Bricklynites find these bench removal actions not just odd, but sad. One of the priorities in the Realm of Bricklyn — and in other Inland realms — is to provide a social welfare system that has eliminated homelessness and virtually all drug-related crimes. More on how the Realm has dealt with these issues in future articles.

Advocating for Benches

The Placemaking Fund, an Outland organization, has advocated for the value of benches, especially those located at street corners:

This corner deli with benches …

“The impact of something as simple as a bench can be powerful and catalytic. Its presence can stimulate the livelihood of an entire corner, expand its influence to the whole intersection, and encapsulate a full block by triggering changes further down the sidewalk. In this way, one bench can change a whole community.”

… encouraged this adjoining shop owner to also add two benches.

From “A Bench on Every Corner … Is More Than Just A Bench,” by Fred Kent, Kathy Madden, and Tayana Panova (October 31, 2023).

See also The Placemaking Fund’s two major projects: Placemaking X and The Social Life Project.

➤ For more on the benefits of public benches, see “Public benches should be viewed for health and wellbeing benefits — not anti-social behaviour,” by Hannah Postles (November 9, 2015). See also an enjoyable short video by BBC News about “Chatty Benches” in Northern Ireland.

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

To the Editor: Thanks for that article on benches. My name is Stacey, and I’m one of the Bricklyn High School students who volunteers with One Bricklyn. I know you mentioned our group in a recent Bricklyn Eagle news story, but I want to say that having the new benches around the city makes it much easier for us to go for a walk with our senior buddies, and then sit down for a few minutes on a bench to chat with them, sort of like in that Chatty Benches video you listed at the end of the article.

There are a lot of older people who enjoy getting out of their house — and as high school students, we really like helping them out. So great work in getting so many benches onto our sidewalks and in our parks. — Stacey, from Bricklyn.

The new bench press bench in Southside Park.

To the Editor: You forgot to mention my favorite bench installed in Southside Park. I’m talking about the bench press bench. Love that the weights are ready to use, and the way the bench back will tilt back and lock in place right when you’re ready to start lifting. Very nice!

I try to use the bench press bench every day, but too many other folks like it too. Hope Parks & Rec installs a second one. It’s a great bench to have outdoors. I’m sending you a photo of me getting ready to work out that a buddy of mine took this morning — Stan, from South Bricklyn

Bricklyn Planning Director reviewing Bricklyn's Zoning Code.

Joint Planning Commission / Federal Council Committee Meets on Proposed Zoning Amendment

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

February 22, 2024

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

Dunk Them Donuts’ rendering of its proposed tower as submitted to the Bricklyn Planning Commission. Rendering and other photos/graphics in this post with assistance of Dall E-3 AI.

A six-member joint committee of the Bricklyn Planning Commission and the Federal Council, formed to expedite consideration of a significant zoning amendment proposed by Dunk Them Donuts, met last night.

As Bricklyn Eagle Outland readers will recall, Dunk Them Donuts requested changes to the Bricklyn Zoning Code that would allow it to construct an 11 story high mixed-use tower, with an accompanying 5 story high revolving donut-shaped rooftop restaurant at the site of the former Hotel Stansbury in the Bricklyn Junction East Historic zoning district.

Current zoning in downtown Bricklyn Junction allows for a 1.75 foot high building; the proposed zoning amendment would allow a building 5.0 feet high. Dunk Them Donuts’ planned tower (including a revolving rooftop restaurant) would be 4.98 feet in height.

➤ Outland readers should note that Bricklyn’s 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; a 1.75 foot high building in Bricklyn Jct. would equal 78.75 feet in Burlington; and a 5 foot high structure in Bricklyn Junction would be approximately 225 feet high in Burlington.

In reviewing this proposed zoning amendment, the Joint Committee will be considering the impact raising the maximum height of the zoning district would have, and also whether a separate overlay zoning district should be considered so that any changes apply to a more limited portion of the existing Bricklyn Junction East district.

We spoke with two members of the Joint Committee, Elaine Plater Johansen, Chair of the Planning Commission, and Thomas J. Brickstone, the member of the Federal Council representing Bricklyn Junction.

Would this be the future look of downtown Bricklyn Junction if the zoning amendment were to be adopted? Illustration created by Bricklyn Historic Preservation Society, with assistance from Dall E-3 AI.

Johansen expressed concerns about making such a “radical change” to the existing height limit.

As she explained: “We’re nearly tripling the allowable height, which would be unprecedented in the Realm of Bricklyn’s history. Equally important, we would be destroying the character of Bricklyn Junction’s downtown historic district.

I have no doubt that other high-rise towers will follow. What will be left of Bricklyn Junction’s beautiful, historic downtown?”

Federal Council member Brickstone had a different point of view:

Federal Councilor Thomas Brickstone on left; Planning Commission Chair Elaine Plater Johansen on right at Joint Committee meeting last night.

“Yes, it’s a big change. But remember that when the Hotel Stansbury was built it towered a full story higher than any of its surrounding buildings. No one appeared to have concerns about that back then [in 1897].”

“It’s also important to keep in mind,” continued Brickstone, “that Dunk Them Donuts is vital to the Realm’s economy. They are our largest employer. We need to give them the capacity to grow in Bricklyn Junction. What’s more they’ll be adding 128 units of badly need housing in their Dunk Them tower, 64 of which are guaranteed to be affordable for their employees.”

Editor’s Note: for more about Dunk Them Donuts’ and its future plans see our interview of Dunkin Donuts CEO David Tiler Broffman.

Members of the public also spoke at the Joint Committee meeting. As at recent meetings of the Planning Commission and the Historic Preservation Board, two sides with strongly held views made their voices heard.

Supporting the zoning amendment were dozens of Dunk Them Donuts employees, as well as several Bricklyn developers and the Bricklyn Chamber of Commerce.

Opposed were members of the Historic Preservation Society, along with ten owners of small businesses located near the Stansbury in the Bricklyn Junction historic district.

The Committee itself appeared split in its reactions to the proposed zoning amendment. Some discussion focused on the idea of limiting the zoning change to just the site of the Hotel Stansbury (the location of the proposed Dunk Them Donuts tower). However, Planning Director Brickedy cautioned that this limitation might well be considered “spot zoning,” which the Bricklyn Courts have found unlawful.

Tim Brickedy reading from Bricklyn Zoning Code
Bricklyn Planning Director Tim Brickedy in his office.

➤ Spot zoning involves “the process of singling out a small parcel of land for a use classification totally different from that of the surrounding area for the benefit of the owner of such property and to the detriment of other owners. … perhaps the most important criteria in determining spot zoning is the extent to which the disputed zoning is consistent with the municipality’s comprehensive plan. See Understanding Spot Zoning, by Daniel Shapiro, Esq.

A Call for the Opinion of the Chief Prognosticator

The biggest news from the meeting came after more than three hours of discussion and public comment, when Joint Committee member (and Federal Councilor) Catherine Brickmaster requested that the Committee call for the opinion of the Chief Prognosticator of the Realm on the zoning amendment.

As Brickmaster noted, “there’s little doubt that adopting this zoning amendment has the potential of radically altering the future development pattern of Bricklyn Junction, while also impacting the Tripartite Realm of Bricklyn as a whole. In such a case it is wholly appropriate to request the input of our Chief Prognosticator.”

Other members of the Joint Committee concurred.

Chief Prognosticator of the Realm of Bricklyn, David Bricks.

➤ For Bricklyn Eagle readers unfamiliar with the role of the Chief Prognosticator, we encourage you to read our article “Chief Prognosticator of the Realm.”

When the Chief Prognosticator is called on to render an advisory opinion, the Office of the Chief Prognosticator must first (as Bricklyn’s Constitution requires) find that the matter at issue is of “high significance affecting the future of the Realm of Bricklyn.” So it remains to be seen whether that threshold will be triggered.

However, one thing is certain, if the Chief Prognosticator does provide an advisory opinion, it will be given great weight by the Joint Committee, and ultimately by the Federal Council. ✥

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