Our local governments viewed our village less as a community and more as a tourist destination in 2024. The year began with a public notice about Redwood Oil’s intention to develop the Point Reyes Station gas station into several housing units and a large convenience store. In mid-November, the California Coastal Commission denied the community’s last appeal. In the New Year, it might be useful to review what we learned from the process and what it might mean in 2025 and beyond.
To our community, the issue was never about housing. It was about commerce. The coastal commission staff accurately described our anxiety that a large, chain-owned convenience store would threaten a local economy composed primarily of rooted, independent, locally owned businesses “unable to compete with a chain store.” The proposed convenience store likely will take away more than $1 million a year in revenue from local businesses. Indeed, as befits any growth-oriented corporation, maximizing that revenue is the company’s goal.
More than 90 percent of the businesses in Point Reyes Station signed a petition opposing the convenience store, as did over 400 residents. Scores of people testified in opposition at public hearings.
We based our argument on two provisions of the Local Coastal Program intended to protect local economies. One prohibits a convenience store over a certain size. The other discourages chain stores. The issue before local governments was how they would apply those provisions.
How would they assess our community’s character? Would they view us as a tourist destination, or recognize our unusually rooted business and residential sectors? Would they understand that while we recognize that our economy depends on tourism, we do not want to be overwhelmed by it?
The Planning Commission unanimously concluded, “An oversized convenience store at this location is inconsistent with the special character and visitor appeal of downtown Point Reyes Station… These findings are based on substantial evidence, including significant public comment.”
Yet the Board of Supervisors overturned the Planning Commission’s decision, viewing us simply as a “popular visitor destination.” It insisted that “the proposed concession would further the goals and intent of the visitor destination area by providing additional visitor serving uses, including a mini-mart…” The supervisors shockingly went so far as to declare the project “consistent with the goals and policies of the Point Reyes Station Community Plan” even though there is little if anything in our community plan that would support that statement. Indeed, one of the plan’s guiding principles is to encourage commercial uses in the downtown area that “sustain a locally based economy.”
The brief coastal commission discussion of our appeal largely centered on the prospect of public restrooms. One commissioner chastised the community for our lack of public restrooms in existing businesses, forcing visitors to walk a block. Another commissioner explained, “I think that public restrooms are really important in an area where there are lots of tourists…people have driven a long way.” As if our community didn’t know that. She was apparently unaware that it was the active advocacy of local businesses that led to the building of our four public restrooms, and soon that advocacy will result in 10 more.
Our local governments have spoken. We are a tourist destination. Local business ownership, while a nice touch, is not central to our character. Chain stores are fine, regardless of size. In the coming year, our village may well see additional proposals for retail expansion. Perhaps a large restaurant chain will buy the old Station House site. Or some corporation will buy the commercial strip on Fourth Street and build several large commercial chain stores.
We make the rules, and the rules make us. In 2024, our local governments interpreted the rules to our disadvantage. We must do better in 2025.
David Morris is the author of several books on cities and neighborhoods. He lives in Point Reyes Station.