Ongoing controversy surrounds the Lawson’s Landing RV campground, which has operated without a permit for four decades. Nestled in the dunes at the mouth of Tomales Bay, Lawson’s is prized by environmentalists for its unique habitat, and by campers for its low-cost waterfront access. Efforts to reconcile those two conflicting values took a small step forward last week, when the period for public comment closed on the property’s final EIR.
Lawson’s Landing is the site of a rare kind of sand dune that supports many fragile forms of life, as well as one of the largest RV campgrounds on the California coast.
Campers shore up the gaps between densely-packed RVs with plywood and tarps, undeterred by the nearly ceaseless wind that blows in off the water. In the temporary enclaves of stillness they build bonfires, gather their chairs, and talk. Fishermen dot the wooden pier and teenagers bundled in hooded sweatshirts and oversized jeans pop wheelies on the maze of rutted dirt roads.
History
For over half a century, the campground has attracted visitors seeking to beat the summer heat, many from the Central Valley. For $25 per night, they can rent a small chunk of waterfront property. For many, Lawson’s Landing vacations are a family tradition.
Since it was founded in 1957, the campground has existed in a gray area of legality. Three generations of owners have periodically attempted to get operating permits. Although some environmentalists suggest that the delay may have been a stalling tactic, the owners say that their efforts have been confounded by a slow response from the county, changing laws, and challenges from environmentalists calling for additional oversight.
The owners’ approach to the process has changed drastically over the years. “My grandfather heard we needed a master plan and he thought he could sit down at the kitchen table and write one,” said Willy Vogler, who co-owns Lawson’s Landing. Since then, they have spent hundreds of thousands of dollars on environmental consultants, scientific assessments, and a team of lawyers.
“The long history of camping and the uncertain permit history have resulted in a lot of questions and concerns that we’re still working out,” said Ben Berto, the principal planner for Marin County. “A variety of actors have weighed in, which has slowed things up.”
While the legal permitting process languished until the current EIR was started in 2000, the campground has stabilized into a haphazard yet beloved destination for thousands of visitors each year.
There are roughly 1,000 campsites on the 900-acre property– though Vogler says that the yearly average hovers around 300. There are also 233 year-round residents, who rent trailers for $350 per month in an area where one-bedroom apartments are four times that cost. The cozy maze of aging trailers along the waterfront is a step out of time. Several members of the extended Lawson/Vogler family can often be found chatting with regulars in the tackle shop.
“Part of our draw is the dunes – if we trashed them, this wouldn’t be someplace that people would want to go,” Vogler said. “We want to continue to provide visitors with a low-cost recreational facility, and also do what we can to save the dunes. This rare coastal jewel still exists, even with trailers here.”
Environmental concerns
On Monday, the Environmental Action Committee (EAC) hosted an event called “Honor Thy Dunes,” aimed at maintaining public involvement with the Lawson’s Landing project. The poet Robert Haas and the ecologist Peter Baye were guest speakers. Willy Vogler and Mike Lawson were in attendance.
The EAC’s main concern is that the EIR, and the final master plan, contain ample environmental protections for the dunes. “The Lawson’s aren’t villains,” said Catherine Caufield, the dune campaign manager for the EAC, during the meeting. “We are not trying to close down the campground, or stop visitor use there in any way.”
Specific concerns include the placement of a sewage treatment system that is necessary to replace the small and aging septic systems. “Right now what they have is a bunch of illegal, substandard, unpermitted septic systems that don’t really have leachfields,” Caufield said. “They have to put in a proper septic system – which they know, and they want to do.”
It is also important to protect and restore the dune wetland system, parts of which are currently used as campsites, Caufield said. The EAC also wants to guarantee that the sand quarry, now closed, can’t be re-opened some time in the future. Removal of the invasive European beachgrass, which is stabilizing the mobile dunes, is also an important issue. Over 50 percent of the dunes have been lost since 1954, Caufield said.
In addition to what Caufield says are unnecessary delays, she said that the county is being vague about details of the plan for the campground, such as where camping will be located or how many campers there are going to be. “The project requires close scrutiny, but this is difficult because we don’t know exactly what it is going to be.”
Ecology
The Tomales Dunes is the only remaining example of desert-like mobile dunes between San Luis Obispo and Oregon, Baye said.
The rare dunes have large, unvegetated expanses that gradually shift landward with the movements of the wind, in what Baye describes as “migrating dune waves.” Behind them, the dunes leave depressions, or “slacks,” that turn into wetlands.
Rivers fed by springs twist ephemerally through the area, slicing through the sandy hills, feeding the wetlands. After a few years or a few months they change course or disappear. “There are many plant assemblages in the slacks, and they vary from year to year,” Baye said. “Ponds, freshwater marshes, and seasonal wetlands switch positions.”
The complexity of the system supports a diversity of life, including 14 rare or endangered species such as the snowy plover, the woolly-headed spine flower and the pacific sand bear scarab beetle. “The site is an environmental treasure,” said Berto. “There’s a lot of value out there today, thanks in part to the good stewardship of the Lawsons.”
In many areas, the mobile dunes have been stabilized and converted into a fixed landscape by European beachgrass, which was deliberately planted a century ago in an attempt to protect property. “Native species are present, even abundant, in the inner dunes, but they are mere traces in the active foredunes behind the beach,” Baye said.
Looking ahead
Though some attendees of the Honor Thy Dunes event murmured about eminent domain or the possibility of buying the Lawson’s Landing property, working together to agree on a plan for the property is now a top priority for most stakeholders.
If all goes smoothly, both the planning commission and the board of supervisors will approve the final EIR in January, Berto said. At that point, the master plan will enter the merit review phase, during which all aspects of the project – including those not covered in the EIR – will be assessed.
The details of the master plan, such as placement of the sewage treatment system, where the campsites will be located on a site-by-site basis, and where the bathrooms are will be reviewed in the final stage of that process. “If and when they get those approvals, and the coastal commission signs off on their permit, then the applicants could begin their project,” Berto said. In theory, this could be completed as soon as one year from now.
“We’re hoping that we can work with the EAC and the community to come to a compromise that will benefit both the dune environment and affordable access to coastal recreation,” Vogler said. “Starting another EIR from scratch is not going to speed the process along.” He added that though the current EIR is out of date, he thinks that it can be modified in a way that will work for all involved.
Caufield emphasized her interest in moving beyond the past. “My attitude is, ‘lets go forward, and get it right now, and get it right soon,’” she said. “We believe that recreation can coexist with preservation, but Lawson’s Landing won’t be the largest RV campground on the California coast.” Vogler concurred that once the permit is approved, their operations will be scaled back.
“We’re not exactly sure what size we can drop to and still be able to afford expenses like the wastewater plant,” Vogler said. “We’re optimistic, but nobody’s sleeping real well. This isn’t just a business: its where we live, it’s our family, it’s our friends who are coming out here. Losing it would be earth shattering.”