88 Drive-In
A historic drive-in movie theater in Commerce City, Colorado, serving the Denver metropolitan area.
Last updated October 14, 2026
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Overview
88 Drive-In is a drive-in movie theater in the Irondale neighborhood of Commerce City, a suburb northeast of Denver, Colorado. The venue opened in August 1971 as the East 88th Avenue Drive-In after neighborhood residents successfully petitioned for a zoning variance. It was one of several theaters established by Paul Cory, who had previously operated the Starlite Drive-In in Sterling, Colorado. The theater experienced a difficult first season and changed its programming in 1972 to X-rated films. That decision alienated nearby residents and created concerns about visibility from surrounding roads and properties. Local efforts to limit the visibility of the screen included proposals for a very high perimeter fence and a large suspended screen, but county authorities rejected those measures. The theater was sold to Olympic Drive-In Theatres of St. Louis in late 1972, and the surrounding dispute intensified after a bomb damaged the concession stand in February 1973. A later zoning-related injunction temporarily closed the venue until it complied with conditions involving curbs and sidewalks. It reopened in May 1973 after a settlement and discontinued X-rated programming. Ownership changed several times during the 1970s. The property passed to EMW Management of Houston and then to Steve Eisner of Scottsdale, Arizona. In 1976 it was acquired by Bill Holshue, who also managed the Lake Shore Drive-In in Lakewood, Colorado. Under the Holshue family, the theater adopted the name 88 Drive-In. Ownership later passed from Bill and Margaret Holshue to their daughter, Susan Kochevar, whose family continued to operate the venue. For much of its history, 88 Drive-In relied on film projection. By the early 2010s, the transition of the movie exhibition industry to digital projection created a major capital challenge. Kochevar stated that an appropriate digital projector would cost approximately $80,000, and by 2014 the theater needed to make the conversion in order to remain viable. The venue opened its 2015 season with a digital projector and a new screen measuring approximately 40 feet high by 70 feet wide. The theater also became involved in a dispute with Commerce City over traffic congestion. Authorities argued that vehicles entering and leaving the site affected two nearby major roads, 88th Avenue and Rosemary Street, and could interfere with emergency response. Officials also raised concerns about alcohol and marijuana consumption by customers in their cars. Kochevar contested the city's position and gathered a petition with more than 12,000 signatures supporting continued operation. No further reported attempt to suspend or revoke the business license followed the 2015 reopening. During the COVID-19 pandemic, drive-in theaters benefited from renewed public interest because customers could watch films while remaining separated in their vehicles. 88 Drive-In continued operating through most of its usual 2020 and 2021 seasons, with capacity reduced to approximately 250 cars per night. In 2023, the theater's future appeared uncertain. Kochevar indicated that she was prepared to leave the movie-theater business, and a proposal was discussed to replace the property with a warehouse developed by First Industrial Realty Trust. The proposal required a change to the site's Planned Unit Development zoning, which had originally been written for a drive-in theater and a single-family residence. Kochevar and associates said the land had been under contract for roughly 18 months and that growth around the site had made the location less suitable because of surrounding light and noise pollution. The proposed redevelopment did not proceed. First Industrial Realty Trust withdrew its rezoning application before Commerce City conducted a final vote. In March 2024, the theater announced that it would return for the season, and it officially reopened in May. A later announcement stated that the venue would reopen for a 50th season in 2026, with admission reported as $10 per person for two films and free entry for children under 12. 88 Drive-In therefore remains an operating local entertainment venue and a surviving example of the traditional American drive-in theater format.
History
88 Drive-In began as the East 88th Avenue Drive-In in August 1971. Its opening followed a neighborhood petition seeking a zoning variance, and the theater was among several Colorado venues established by Paul Cory. The first season was reportedly unsuccessful financially. In 1972, management turned to X-rated films, a programming change that quickly damaged relations with surrounding residents. Neighbors complained about the visibility of the movies and the effect on people traveling on nearby roads. Attempts to build a 30-foot fence around the property, or to install a large screen suspended from tall poles, were rejected by local authorities. Cory told court authorities in November 1972 that he had sold the theater to Olympic Drive-In Theatres of St. Louis. In February 1973, an explosive device damaged the concession stand, and the manager had reportedly been assaulted earlier the same day. The following month, a shutdown injunction was initially sent to the wrong address, allowing the theater to remain open temporarily. A correctly addressed injunction later closed the venue until zoning-variance conditions were satisfied. Those conditions concerned basic site improvements, including curbs and sidewalks. The theater reached a settlement and reopened in May 1973, ending its X-rated programming. Projectionist Paul Rabe subsequently became manager. The theater changed hands again during the decade. EMW Management of Houston acquired it and later sold it to Steve Eisner of Scottsdale, Arizona, in April 1974. A classified advertisement appeared in Boxoffice in January 1976, after which Bill Holshue purchased the property. Holshue also managed the Lake Shore Drive-In in Lakewood. The new ownership renamed the venue 88 Drive-In, and the business remained with the Holshue family. Bill and Margaret Holshue eventually transferred ownership to their daughter, Susan Kochevar. The transition from film to digital projection became a major operational issue in the 2010s. In 2010, Kochevar said the theater was still purchasing films and using its existing film projector, even though distributors and exhibitors were moving to digital equipment. She estimated that a suitable digital projector would cost about $80,000. By 2014, conversion was effectively necessary if the theater was to continue obtaining films. The venue opened its 2015 season with a digital projector and a replacement screen approximately 40 feet high and 70 feet wide. Traffic and neighborhood impacts became another significant issue. Commerce City officials contacted Kochevar repeatedly in 2014 about congestion caused by vehicles arriving at and departing from the theater. The city warned that the business license could be suspended or revoked, citing effects on 88th Avenue and Rosemary Street, potential interference with emergency vehicles, and concerns about customers consuming alcohol and marijuana inside their cars. Kochevar argued that the city was attributing broader transportation and road-design problems to the theater and presented a petition containing more than 12,000 signatures in support of keeping it open. The theater continued operating and faced no further reported disruption after its 2015 reopening. The COVID-19 pandemic brought renewed attention to drive-in theaters because the format naturally separated audiences in individual vehicles. 88 Drive-In stayed open through most of its regular 2020 and 2021 seasons, though nightly capacity was reduced to approximately 250 cars. In 2023, the property appeared likely to be redeveloped. At Commerce City planning discussions, Susan Kochevar was described as ready to leave the theater business. First Industrial Realty Trust proposed a warehouse, but the project required replacing or amending the site's original Planned Unit Development zoning. The original 1971 zoning permitted a drive-in theater and a single-family residence, while the proposed industrial designation would have supported warehouse use. Kochevar and her associates said the property had been under contract for approximately 18 months and that surrounding urban growth, including increased light and noise pollution, made it a less attractive theater location. The redevelopment plan was later abandoned when First Industrial Realty Trust withdrew its application before a final city vote. The theater announced a 2024 season in March and reopened in May. A subsequent announcement indicated plans for a 50th season in 2026. These developments preserved 88 Drive-In as an active local cinema rather than converting the property to the proposed warehouse use.
- 2026
50th-season reopening announced
[1]The theater announces plans to reopen for a 50th season with two-film admission priced at $10 per person and children under 12 admitted free.
- 2024
Theater reopens after redevelopment proposal is withdrawn
[1]First Industrial Realty Trust withdraws its application, and 88 Drive-In returns for a new season in May.
- 2023
Warehouse redevelopment proposal threatens the site
[1]A proposed zoning change would allow a warehouse to replace the drive-in, subject to city approval.
- 2020
Pandemic operations continue with reduced capacity
[1]The theater remains open through most of the season while limiting attendance to approximately 250 cars per night.
- 2015
Digital projector and new screen enter service
[1]The venue begins its season with digital projection and a screen approximately 40 feet by 70 feet.
- 2014
Digital conversion and traffic dispute become pressing issues
[1]The theater faces the need to replace film projection with digital equipment while Commerce City raises concerns about traffic congestion and customer conduct.
- 1976
Holshue family acquires and renames the theater
[1]Bill Holshue purchases the venue, which becomes known as 88 Drive-In.
- 1974
Ownership transfers to Steve Eisner
[1]EMW Management sells the theater to Steve Eisner of Scottsdale, Arizona.
- 1973
Temporary closure and reopening after zoning settlement
[1]A correctly addressed injunction closes the theater over unmet zoning-variance conditions. It reopens in May after a settlement and stops showing X-rated films.
- 1972
Programming changes to X-rated films
[1]After an unprofitable opening season, the theater begins showing X-rated films, prompting opposition from nearby residents.
Products and positioning
A historic, locally oriented outdoor cinema offering an affordable and nostalgic drive-in movie experience for the Denver metropolitan area.
Outdoor cinema · 1971
Drive-in movie screenings
The core offering is admission to outdoor film screenings viewed from customers' vehicles. The theater traditionally operates seasonally and presents films on a large outdoor screen, preserving the vehicle-based format associated with classic American drive-ins.
Film exhibition
Double-feature programs
88 Drive-In's principal ticket proposition is a two-film evening program. Customers pay for access to two movie showings in one visit, making the offering a value-oriented alternative to conventional single-film cinema admission.
Food and beverage · 1971
Concession service
The theater includes concession operations associated with the drive-in experience. Its concession stand was damaged in a 1973 bombing, but later operations continued to include the customary food-and-beverage component of outdoor cinema attendance.
Controversies
Brand decisions
2024
Continuation after proposed warehouse redevelopmentStrategyBackground
A warehouse proposal had created uncertainty about the theater's future, but the developer withdrew its rezoning application before a final city decision.
Action taken
The theater announced and delivered a 2024 seasonal reopening.
Aftermath
88 Drive-In continued operating rather than being replaced by the proposed warehouse.
2020
Reduced-capacity pandemic operationsStrategyBackground
Drive-in theaters experienced renewed demand during the COVID-19 pandemic because patrons could remain separated in their vehicles.
Action taken
88 Drive-In continued operating through most of its normal 2020 and 2021 seasons while limiting nightly attendance to approximately 250 cars.
Aftermath
The theater remained available as a socially distanced entertainment option during the pandemic period.
2015
Conversion from film projection to digital projectionGeneration changeBackground
Film distribution was shifting to digital delivery, while the theater still relied on a film projector.
Action taken
The theater installed a digital projector and a new large outdoor screen.
Aftermath
The venue opened its 2015 season with updated exhibition equipment and continued operating without the previously reported threat of disruption from Commerce City.
1973
Return to conventional film programmingStrategyBackground
After a bombing, neighborhood opposition, and a zoning-related injunction, the theater negotiated a settlement to resume operations.
Action taken
The venue reopened in May and stopped showing X-rated films.
Aftermath
The theater resumed operation under changed programming and continued through later ownership transitions.
1972
Adoption of X-rated programmingStrategyBackground
The theater's first season was reportedly unprofitable, creating pressure to change its programming.
Action taken
Management began showing X-rated films.
Aftermath
The change provoked neighborhood opposition and contributed to disputes over screen visibility and zoning. The theater later discontinued this programming.
Recent events
- 2026
88 Drive-In announces a 50th season[1]
Product generation
The theater announced that it would reopen for a 50th season, with admission reported at $10 per person for two movie showings and free entry for children under 12.
- 2024
First Industrial Realty Trust withdraws redevelopment application[1]
Other
The proposed warehouse redevelopment did not reach a final rezoning vote because First Industrial Realty Trust withdrew its application, leaving the theater without another reported purchase application.
- 2024
88 Drive-In returns for the 2024 season[1]
Product launch
After the possible closure reported in 2023, the theater announced a 2024 reopening and officially resumed operations in May.
- 2023
Commerce City considers zoning change that could replace 88 Drive-In with warehouse[1]
Other
Planning and city council discussions examined a proposed zoning change that would allow a warehouse to replace the drive-in theater. The proposal was associated with First Industrial Realty Trust and followed indications that owner Susan Kochevar was ready to leave the movie-theater business.
Sources1 sources
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