Today, as I watched the gang at Hudak Farm in St. Albans Town raise the giant female effigie that is their annual fall mascot and a local landmark, I decided I wasn’t quite through with the topic of Walmart.
Of all my beefs with the project (and they are many), perhaps the thing that disturbs me most is how the one little farm that stood up to raise objections in the permit process was not only the butt of some very unneighborly behavior; but finally was utterly and totally ignored by each level of permit review, despite their active participation in that process.
The selfish interests of the developer, JLD Properties can perhaps be excused. Mr. Davis never once approached the Hudak family to ask how he could make his project less problematic to the farm; but, I suppose, business is business; and he simply got by with what he knew he’d be allowed to.
There was no consideration of the Hudak’s expressed concerns regarding traffic impacts when the Town DRB issued its permit to Mr. Davis.
What excuse has the Town of St. Albans for not requiring so much as a couple of stop signs by the Hudak property so that the family might still have safe access to their farm fields across Route 7 after Walmart opened its doors?
Speaking on behalf of the farm, Marie Frey told the DRB early on that, at the very least, some sort of overpass across Route 7 between the two sides of the farm should be considered.
I’ve been to plenty of DRB hearings where one person’s property would be negatively impacted by changes for which the neighbor was seeking a permit. Almost without variation some offsets are required of the permit seeker in order to address the neighbors’ concerns.
Nothing…nothing was asked of JLD Properties and Walmart. Perhaps if the Hudak’s were dairy farmers rather than vegetable farmers they would have gotten more respect(?) As it was, their own local permit body simply hung them out to dry.
Moving on to Act 250, for which one of the principle concerns is supposed to be preservation of a working landscape in Vermont, Hudak Farm continued to participate in good faith and was completely ignored in the ruling. Attention was paid to the interests of the City of St. Albans; to Hannafords’ and Maplefields’ business interests; but was a single thought given to the nearest business to be impacted by Mr. Davis’s Walmart?
No.
Though the farm is less than three-tenths of a mile from the proposed store entrance, the survival of one of the best local food sources in Franklin County was of so little interest to the District 6 Commission that they couldn’t even be bothered to consider it.
Next it was the turn of the Environmental Court to disregard the interests of the little family farm. Still participating and getting nothing but grief for their trouble, Hudak Farm was once again ignored in the final ruling. Adding insult to injury, the ruling even completely misplaced the location of the farm, saying it was not even located in St. Albans Town.
It is, in fact, located partially in Swanton and partially in St. Albans Town.
When the Environmental Court decision was appealed to the Supreme Court of Vermont, even that body failed to require anything of the developer with regard to Hudak Farm.
It is that experience that continues to trouble me and makes me wonder whether Act 250 has been so weakened through the Douglas and Shumlin years that, faced with development pressures, traditional farming in Vermont will not have a chance of longterm survival.
And what a shame that is for all of us. Just when the rest of the world is recognizing food instability as one of the chief threats to social stability; and that farmland should be valued as a precious commodity; Vermont can’t even depend on the laws that were specifically crafted to protect local farming.
………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………
The Walmart parking lot was full this afternoon so it appears that everyone got what they wanted.
Of course the check-out clerk in Hannaford’s told me it had been very slow for a Saturday and that the parking lot at the two-day annual Crafts Fair, usually a huge draw, was practically empty.
She said she’d heard from a friend that food prices over at the Walmart were not particularly low. As she handed me my bag, she shrugged and said, “People will believe what they want to believe.”
Ain’t that so.