Abandoned Vermont: St. Albans Drive-in Theater (R.I.P)

St. Albans Drive-in Movie Theater, as seen in May 2012. 

As of the 2012 photograph of the St. Albans Drive-in Theater, it was not abandoned. It was still open and operating, one of Vermont’s four remaining drive-in movie theaters.  As of 2014, the drive-in closed after 66 years of business, partially due to costs required to upgrade to the mandated digital projection from film reels. As of 2014, the land was for sale, and still is. Such is the fate of many drive-in theaters, especially on valuable land.

Because I’m a sentimental nostalgic fool for roadside America and Vermont, I wanted to photograph the St. Albans Drive-in Theater one more time, before it disappeared. On a cold, windy, February day, I said my goodbyes to this bit of roadside America.

View from across US Route 7. Not as cheery as the 2012 view. February 2016. 

Entrance & ticket booth to the drive-in. Still lined with lights. February 2016. 

The speakers at the St. Ablans Drive-in theater were removed years ago. Instead, viewers tuned into the radio station. February 2016. 

Ticket booth. February 2016. 

No admission charge today. February 2016. 

The screen is in disrepair and new traffic lights are in place for the development across the road. February 2016. 

Stepping back you can vaguely see the remaining mounds in the earth for the cars to park. February 2016. 

The snack bar (right) and the movie projection room (left). Note the chain protecting the projection. Windows are all broken. February 2016. 

View of the playground and the dilapidated screen. February 2016. 

The playground (swingset) remains intact, if not jumping out of the ground with its concrete foundation. Slide, two swings, rings, trapeze, bar, and see-saw. February 2016. 

Beneath the screen looking into the drive-in. February 2016. 

Pieces of the screen have fallen to the ground. February 2016. 

Possibly from up there. February 2016. 

The back of the screen. February 2016. 

Some drive-in screens have their structures concealed. This one is out in the open, nothing too fancy. With high winds, the structure has to be sturdy. February 2016. 

From the entrance road. February 2016. the marquee is barely visible, but you can see it to the right of the screen supports. February 2016. 

I can’t say for certain, but I would bet that one factor in the closure of the St. Albans drive-in is the construction and opening of this across the street:

As seen from the Walmart entrance road. February 2016.

With its October 2013 opening, I shared my lament.

Here is a great article from the St. Albans Messenger that highlights history and memories of the drive-in.

RIP St. Albans Drive-in. You’ll be missed by many.

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Days Like This

To quote Van Morrison, “Oh my mama told me there’ll be days like this.” Why do I write that today? Well, some days the uphill battle of historic preservation feels incredibly steep. Sometimes it’s really hard being a preservationist in heart, soul, belief, and profession. Do you ever feel like that? Maybe you lost a preservation battle that you really believed in? Of course, every day cannot be easy and we preservationists like a challenge, but the big ones can weigh on your heart. Today an ongoing preservation issue gives me a heavy heart.

On Wednesday October 16, 2013, the brand new Wal-Mart opened a few miles outside of historic downtown St. Albans, Vermont. This particular Wal-Mart case began in the 1990s, and has come and gone a few times, fighting Vermont’s Act 250 law, among other issues. The Preservation Trust of Vermont (PTV) did its absolute best to work with Wal-Mart, hoping to have the store site itself downtown in a smaller scale, as opposed to miles away from the existing downtown core in farmland. See the design proposals that the Preservation Trust of Vermont had hoped to achieve. You might expect a statewide preservation organization to be opposed to Wal-Mart. However, that is not the case.  PTV is pro-downtown businesses and responsible growth and development. In other words, focus the development in appropriate areas and spaces.

Vermont is a very unique state, and a wonderful place to live for its scenery, its quality of life, its focus on the local economy, just to name a few. Part of this quality of life is a result of calculated development and land use planning laws that have protected the state from poor, sprawling development. Sprawl has been a threat and continues to be a threat to our downtowns and rural landscapes. In fact, the entire State of Vermont has been listed on the National Trust for Historic Preservation’s “11 Most Endangered Places” in 1993 and 2004, both times at risk from an onslaught of big box, sprawling development (see below).

During the 1990s Wal-Mart located three of its four Vermont stores in existing buildings and kept them relatively modest in size. Now, however, the world’s largest company is planning to saturate the state – which has only 600,000 residents – with seven new mammoth mega-stores, each with a minimum of 150,000 square feet. Theses potential new stores may be located in St. Albans, Morrisville, Newport/Derby, St. Johnsbury, Bennington, Rutland, and Middlebury. Wal-Mart’s plans are sure to attract an influx of other big-box retailers. The likely result: degradation of the Green Mountain State’s unique sense of place, economic disinvestment in historic downtowns, loss of locally-owned businesses, and an erosion of the sense of community that seems an inevitable by-product of big-box sprawl. With deep regret, the National Trust takes the rare step of re-listing Vermont as one of America’s 11 Most Endangered Historic Places.

With all of this, why does Wal-Mart keep succeeding? Well, it has deep pockets. Obviously. And yes, people want Wal-Mart in their towns. Not all people, but many do, because they believe the prices to be cheaper (which is only selectively true) or because they don’t understand what is at risk when Wal-Mart moves in. And let’s keep in mind, that any big box store can bring up the same issues; this example just happens to be Wal-Mart.

The difficulty we preservationists face is explaining to naysayers that big box sprawl outside of downtown will have negative effects on our local economies. Sure, any store is technically geographically local shopping (as opposed to online), but that is not the true meaning of a local economy. A local economy supports itself, buys and sells good and services made and used within the region, and keep more taxes in the economy. Money spent at a big box store is money not spent at businesses owned by our neighbors. A big box store of approximately 150,000 square feet of retail space is consequently 150,000 square feet of retail space taken away from other businesses. A new store is not going to spout new consumers; roughly the same amount of people’s money will be spent shopping. So where it is spent shifts. Is it all from small businesses? No, of course not. But a good portion of it is.

It is important to remember that preservation is not anti-development or anti-progress or anti-capitalism. Preservationists are pro smart development and land use, and are pro small businesses succeeding. This can be achieved through a variety of ways, but the American typical sprawling big box developments is not the answer, especially when there are other, better options.

The current opinion regarding this new Wal-Mart is that it will bring more people to downtown. Business owners are in favor of Wal-Mart, or at least are of the opinion that since it’s there, they might as well join and encourage all sorts of business. It’s a good attitude. Hopefully the restaurants downtown survive, the small businesses continue to grow, and sprawl does not increase around the new Wal-Mart. Only time will tell.

So, preservationists, what do you think? Will a Wal-Mart located approximately 3 miles outside of a historic downtown have a negative effect on the downtown economy and local businesses? It is worth noting that there is an interstate exit located (practically) adjacent to this Wal-Mart, and customers would not have to drive thru the downtown. The St. Albans Drive-in Theater is located across the street from the new Wal-Mart. (Remember that many drive-ins failed because of the value of their land.) Also, St. Albans is a wonderful downtown with great improvement projects (most recently undergrounding utilities, streetscape improvements, building improvements, etc.). Are there examples of Wal-Mart or any similar big box store locating so-close-yet-so-far from a historic downtown and both surviving? I hope, for the sake of St. Albans, that this situation is the exception to the rule.

And that is why I have a heavy preservation heart today. Sometimes getting people to see in the long-term view and understand just how special their town or state is seems like an uphill battle. What’s your latest preservation heartache? Care to share? And what do you think about this one?

Small Versions of Big Boxes

A new Walmart Express in the southeastern United States.

Many of us are familiar with the debates of new Walmart stores (other big box chains apply here, too) and the effects that such development and business will have on existing business and surrounding communities. And then there is the dollar store debate as well, such as the example in Chester, VT. Relatively new to the mainstream discussion are smaller versions of these big box stores. Previously, they’ve been smaller versions in order to fit into the urban markets, such as the Walmart Neighborhood Market and the Walmart Express. A bit of information about the two from a USA Today article:

In the U.S., Simon said, Wal-Mart’s small stores, which range from 10,000 square feet to about 55,000 square feet, compete well with a broad variety of merchants.

Neighborhood Market store have generated a 5% increase in revenue at stores open at least a year for the first half of this year. That’s more than double the growth rate of the Wal-Mart’s average store.

Express stores are less than one-tenth the size of Wal-Mart supercenters and offer groceries, general merchandise like tools, and pharmacies. Neighborhood Markets are more than twice the size of Express stores and offer perishable food, household supplies and beauty aids as well as a pharmacy.

According to another article, 40% of new Walmart openings will be these smaller scale stores.

Clearly, these Walmart Express stores sound like many dollar stores and chain pharmacies. Is this just another name to the mix of such stores? Or is this something new to which community planners, preservationists, citizens, etc. should pay attention on a different level?

Will these stores be considered for historic downtown locations, rather than sprawl? The store in the image above demonstrates that some are a part of the chain store sprawl. And design review doesn’t seem to be in effect in that example. If a Walmart Express (or any similar store) were willing to fit into an existing building block, would you be more favorable to it than if it were simply sprawl? Or do you think that would simply be empowering these big box chains, creating a monopoly, and hurting Main Street and small business owners?

What would you do in your community?

Historic Preservation Month, Big Box Stores, Preservation Tools

{Author’s note: an earlier version of this post has been altered for the purpose of education and advocacy rather than partial rant. This method – as in, not a rant – of writing is much more effective for the mission of historic preservation; I apologize for straying from the PiP mission on such important issues. I hope that the information in this post will encourage you to consider historic significance of our built environment and how to engage your community members along with how to appreciate and employ preservation regulations where appropriate.}

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May is National Historic Preservation Month. This year, four of the largest big box chain stores – Walmart, Target, Kmart and Kohls, turn 50 years old. These chain stores have changed the face and culture of America, so Preservation Month seems like a fitting time to discuss some related issues, including: (1) big boxes reaching 50 years in age and potential significance; (2) big box and chain store sprawl; and (3) the power that citizens have through historic preservation regulations to fight sprawl and poor development.

{This is a long post, but such length is necessary for this discussion.}

From the National Trust Main Street Center’s Facebook page. Click to visit.

First: Big box stores? 50 years old? Wouldn’t that mean they are old enough to be evaluated for significance and eligibility for listing in the National Register of Historic Places? Technically, yes. Don’t get too excited, however. While the original stores may be eligible for evaluation, this does not mean that every single big box chain store is or will ever be historic. You will recall that a determination of historic significance is based on an evaluation of the seven aspects of integrity as related to criteria of eligibility. In other words, these original stores would need to have a high level of integrity in order to be historically significant. So, it is my opinion that yes, the flagship stores of chains that changed America, might be historically significant. Why? Because significant resources are not limited to the rose-colored-glasses-view standard. As for the hundreds and thousands of subsequent chain stores? Probably not. What do you think?

Ironically, the first Walmart store – Waltons five and dime – now serves as the Walmart visitors’ center in Bentonville, AK, which is a historic district.

Related to big box stores, though different, are strip malls. I’ve recently come across blogs, such as Pleasant Family Shopping, that are dedicated to preserving the history of strip malls. An interesting concept, yes? America would not be the same without strip malls, for better or worse. I’d venture to say that the history of the strip mall is more important than the physical building itself. Do you agree? When is history more important than the actual place? Thus, those thousands of big box retail giant buildings are not significant, even though the story is. In the case of defunct and empty box stores, the argument for reuse is best left in the environmental and sustainability playing field.

Second: Big boxes exist and will continue to exist for a while; but, let’s hope that the National Trust Main Street Center analysts are correct and main street businesses will find resurgence in the next 50 (or fewer!) years. Small business ownership, local economics and downtown shopping are gaining popularity in conversation and practice. Unfortunately, big boxes and sprawl continue to invade and threaten our towns, villages and cities across the country, whether you live in Vermont, Montana, California, Iowa — anywhere.

The Vermont Forum on Sprawl defines sprawl as, “Dispersed development outside of compact urban and village centers along highways and in rural countryside.” If you live in an area where village and town centers remain intact and distinguishable from sprawl and strip malls, then consider yourself lucky. Many people are not so lucky. Read more sprawl definitions on the Sprawl Guide from Planners Web.

Sprawl includes big box retailers such as the big four mentioned above who turn 50 this year; drugstores such as RiteAid, Kinney Drugs, Walgreens, CVS, Duane-Reade, etc.; other large retailers such as Best Buy, Toys R US, Dicks Sporting Goods, Staples, Dollar General, Family Dollar, etc. Currently, dollar stores are threatening Vermont left and right. Why are these stores contributing to sprawl? Simply put, most insist on constructing their own building and parking lot on undeveloped land, outside of village centers, targeting areas with weak zoning controls. Seldom will you see a box chain store nicely fitting into a historic downtown or village center.

The thing about sprawl is that anyone who has studied community development, land use planning, historic preservation, local economics or any related field, can automatically tell you that sprawl causes negative impacts to historic downtowns and local businesses. There is no question about it. And it is completely avoidable. So why are we still fighting the same issues? Do a quick web search; you will find countless studies, such as this one from the Sierra Club or this listing of reports from Planners Web.

Third: How can we prevent sprawl and big box development that destroys the vitality and vibrance of our historic downtowns, those same downtowns where Main Street is starting to find its resurgence? You and I can shop in local businesses religiously (as we should!), but there is absolutely no guarantee that development pressures do not exist or will not arise. Big box stores and outside-of-downtown development does not come because of a lack of downtown. It comes because a developer wants to, some people agree and local politicians agree.

Sprawl and poorly planned development near a historic district will negatively effect the downtown business district. In fact, a big box store/super center may eventually kill the local businesses and the local (as in locally owned, small business) economy. And then what? People are forced to shop at that store. Downtown is abandoned. The buildings are neglected. Quality of life and sense of place decrease. The historic business district is dead, and yet another, rare, formerly successful downtown is no more. Successful, sustainable downtowns are so critical to our economy and quality of life, and big box development can ruin everyone’s hard work in a matter of months or years.

How can you fix this? How can you preserve your town’s vitality?

The answer you will hear time and time again – because it’s true – is to insure that your town/city has proper zoning regulations. In brief, zoning classifies parcels into use categories (commercial, residential, industrial, etc.). Zoning can also dictate the size of a commercial establishment, which is often what precludes big box development out of a particular area. Unfortunately, many municipalities do not have updated zoning (out of date zoning can be just as bad as no zoning) because it has never been an issue or because people are misguided and are not in favor of zoning. How do you work around this? You have to start at the local level. Talk to your local officials. Use the Big Box Tool Kit website as a reference: it is one of the best of its kind.

The greatest changes happen at the local level.

Aside from local policies, our country is shaped by state and federal policies and laws, which include historic preservation regulations, particularly Section 106 of the National Historic Preservation Act and Section 4(f) of the Department of Transportation Act, both 1966 (see HP Basics No.2 for overview). The nuances of each vary, but it is important to know that state and federally funded projects must consider the project effects to historic resources and avoid, minimize or mitigate those effects. Both protect historic properties.

In addition to knowing the function of the laws, it is important to know that, as member of the public, you can be involved in the process of Section 106 and Section 4(f) through public and community meetings.  The Citizen’s Guide to Section 106 produced by the Advisory Council for Historic Preservation is incredibly helpful and is easy to understand if you are unfamiliar with such regulatory processes (see page 12 for public involvement).

Working with Federal Agencies – page 12 of the Citizen’s Guide to Section 106, produced by the Advisory Council for Historic Preservation. Click for original source.

Section 4(f) does not have quite the reader-friendly print edition as Section 106; however, the interactive Section 4(f) training website, produced by the Maryland Department of Transportation, is user and reader friendly (with only the necessary amount of regulatory speak). Enjoy both!

The federal regulations protect historic properties. In other words, proper building infill, appropriate building renovation, sensitive roadway improvements — all federally funded projects in, through or adjacent to a historic property are required to be reviewed by qualified professionals, in order to prevent adverse effects. These laws are effective.

Do you disagree with a project or an aspect of the project? How can Section 106 and Section 4(f) apply to you? Here are some important sections of the laws that relate to determining effects of a project:

As part of Section 106 regulations, step one is to identify the Area of Potential Effect, which is defined as: “The geographic area or areas within which an undertaking may directly or indirectly cause alterations in the character or use of historic properties, if any such properties exist. The area of potential effects is influenced by the scale and nature of an undertaking and may be different for different kinds of effects caused by the undertaking” (36 CFR 800.16(d)).  “Effect means alteration to the characteristics of a historic property qualifying it for inclusion in or eligibility for the National Register” (36 CFR 800.16i). An “adverse effect” has a longer definition, but “Adverse effects may include reasonably foreseeable effects caused by the undertaking that may occur later in time, be farther removed in distance or be cumulative” (36 CFR 800.5(1)).

Section 4(f) is more complicated, but essentially says that a transportation project cannot “use” a historic resource (or recreation resource, waterfowl or wildlife refuge) if there is a feasible and prudent alternative to doing so. An intriguing “use” under Section 4(f) is constructive use, meaning, “A constructive use occurs when the transportation project does not incorporate land from a Section 4(f) property, but the project’s proximity impacts are so severe that the protected activities, features, or attributes that qualify the property for protection under Section 4(f) are substantially impaired. Substantial impairment occurs only when the protected activities, features, or attributes of the property are substantially diminished” (23 CFR 774.15(a)).

When my UVM classmates and I first learned about 4(f), we thought it was the golden ticket. Proximity impacts?! That sounds like everything, we said. Only not. We learned that what we may consider an adverse effect in our academic bubble, was not necessarily articulated in the law. In other words, sprawl didn’t exactly apply for the application of this law. Every law has its place. Think of it as checks and balances; we need laws to work together, no matter what field or sector. Obviously, right? After all, no one resource is in a vacuum. Everything is interconnected. Are you with me?

So, for issues such as sprawl; let’s assume that it is clear that there are no historic properties in the project area. Therefore, no historic properties are affected, adverse or otherwise, under application of the laws. How will you protect your community from sprawl now? Where would protection against strip malls and poor development apply? In such a case where historic preservation laws do not reach, you need to employ other regulations. After all, one set of laws cannot solve everything, no matter how badly some of us might want them to.

The best protection of the economics of your community and the health of your community are local ordinances and local zoning (with concerned, dedicated citizens working in front of and behind these regulations). See how important this is?! Combined with historic preservation regulations, zoning and planning will preserve your historic properties and districts, which will preserve the economic sustainability and health of your community.

Can you make the argument that sprawl = negative impacts to your community? Of course. Learn how to prevent the negative impacts of sprawl. The answer: zoning, planning, community involvement, education! Our country, our states, our municipalities follow regulations and laws. It is important to understand the full strength and applicability of our laws to protect historic resources (and other resources). Where one set of laws does not meet your needs or does not apply to your concerns, you have to go other routes. Be an informed citizen and you will have a better quality of life and sense of place.

What do you think, about any or all of this?

Soapbox of the Moment

I love country music. I do not love Walmart; I don’t even like Walmart. So when I hear on the radio that certain artists are selling their albums exclusively at Walmart or editions exclusively at Walmart, it bothers me.

This is nothing new. Many artists have exclusive deals with Walmart or other big box stores. A June 2008 New York Times article discusses how Walmart is the largest music retailer in the country; thus artists want to be on good terms with the company. This giant chain can do the marketing and more than the record labels can handle; thus sales increase. Examples used in  the article are about Journey and the Eagles. Other examples of artists that sell exclusively or exclusive editions at Walmart include Garth Brooks, Sugarland, AC/DC, Taylor Swift, Keith Urban, and Carrie Underwood. Here is a post from savingcountrymusic.com discussing the Sugarland + Walmart deals, and the negative affects an arrangement has on local record stores.

Granted, everyone has free will and the right to shop wherever they please. So artists can sell wherever they want. What bothers me about country musicians, in particular, is that so many sing of small town America, the good ol’ days, local places and people – essentially, the local economy and close-knit communities. Well, last time I checked, Walmart does not contribute to local economies. Actually, Walmart kills Main Street America, whether it’s in a large urban area or a small crossroads in the middle of America. So how can you sing about the greatness of America and then have exclusive deals with the idea/business practice that is killing it?

Sure, you could go ahead and make the same old argument that America’s poorer populations don’t have any other options besides Walmart and that the poorest groups of people live out in the middle of nowhere and need Walmart. You could say that, but that is a horrible generalization – it’s as bad as me outright denying it. Under privileged and poor sections of our population live everywhere, so it’s not a valid point here.

Nor is this a position of being a snob, someone who is above Walmart or the products they sell or of associating with shopping there for whatever social stigma you can think of. No, if I believe myself to be above Walmart, it is because I am above destroying Main Street America and contributing to the poor planning and suburban sprawl.

Back the point. What can we do about this? What did I do about this? Sugarland is my absolute favorite country music group. I was disheartened to find that one of their albums was sold only at Walmart.  I did not buy that one. Is that the answer? Probably not, but that was my stand on the issue. For now.

My bottom line? I’m disappointed in country music, as the lyrics and messages of the songs are clashing with actual practices of the artists.

This Just In: Wilderness Battlefield Saved!

WalMart has abandoned its plans for a special use permit to build a new supercenter on the grounds of the Wilderness Battlefield. Read all of the details here from civilwar.org. Additional information about the former proposal is here.

From the National Trust for Historic Preservation (via Preservation Nation blog), a statement from President Stephanie Meeks:

The National Trust for Historic Preservation commends Walmart for taking this important step. By withdrawing the current proposal, the company has created an opportunity for all parties to work together to find an appropriate solution — one that will allow Walmart to pursue development elsewhere in Orange County, while ensuring that this important part of America’s Civil War heritage is protected. We and other members of the Wilderness Battlefield Coalition are greatly encouraged that Walmart is willing to find another location for development — one removed from the battlefield — that we can all support. We also look forward to working with Walmart and others to ensure that the current site will never again become the subject of a development battle.

This is outstanding news for the preservation community as well as everyone else. Keep in mind, WalMart still plans to purchase the land, just not develop it. And another store will be built elsewhere, but the most important part is that the fight to preserve Wilderness Battlefield has been won (for now). As preservationists, we can temporarily breathe a sigh of relief, but of course, we’ll still be alert.

Hooray for Wilderness Battlefield!

Friday Links: News and Winter

Happy Friday! Check out some links to important preservation news topics, news from around the Lake Champlain Valley, and some winter related links (sites and festivals).

Read PreservationNation’s summary about the fight against WalMart in order to save the Wilderness Battlefield in Virginia. It is an excellent summary and gives important facts.

Do you have opinions on LEED and its relevance to historic preservation? Now is the perfect time to voice those concerns! Read information on the Green Preservationist or some from the National Trust as well as instructions on how to comment. The comment period has been extended until January 17, 2011 at 11:59pm.

NPR ran a story this week about the largest donation of audio recordings ever received by the Library of Congress.

The Vermont Agency of Transportation is working with the Town of Charlotte, studying rehabilitation options for the Quinlan Covered Bridge.

A historic building in Elizabethtown, NY caught fire early morning January 11, 2011. The building was Hubbard Hall, which was originally built around 1840 by Congressman Orlando Kellogg, housed the Elizabethtown Community House Inc. in 1921.

Ever hear of Winter Park, Florida? Sounds a bit too cold for Florida.

Do you think it’s cold? Just remember Valley Forge during the Revolutionary War.

Need some winter fun? How about some winter festivals? In Vermont you can visit the Burlington Winter Festival, the Bennington Winter Festival, the Stowe Winter Carnival, and the Middlebury College Winter Carnival. Or in upstate New York there is the Saranac Lake Winter Carnival, staking the claim of the oldest winter carnival in the eastern USA.

Keep in mind that a bit of draft in your house is okay; I’d rather have some air circulation than a dry throat every morning. Still, keep in mind that there are ways to reduce energy loss. Take weatherization tips from the National Trust.

Enjoy the snow and stay warm!

Need something bright in the dreary winter? How about these fun sunflowers painted on a fence in Milton, VT?