No room for RVs in gentrifying parks

As RV parks and campgrounds become increasingly folded into the cultural mainstream, it’s perhaps inevitable that they start resembling the larger society, warts and all. And so it is that campgrounds, once a refuge from the glitz and ostentation that characterize the contemporary world, have become as vulnerable to gentrification as any downtown warehouse district.

Remember Woodlands KOA? Probably not. A well-reviewed and moderately priced campground in Bar Harbor, Maine, it was closed three years ago with promises that it was going to be renovated and improved. RVers who had camped there in the past were thrilled. But when the campground reopened in 2021 it had been rebranded as Terramor Outdoor Resort, all the RV sites were gone and all “camping” was now restricted to renting one of four different styles of luxury tents–at an average price of $450 a night.

No? Then perhaps you’re familiar with French Broad River Campground RV Park in North Carolina, described in an online review as “a little hidden rustic gem” with all of its RV sites right on the river and a nightly rate averaging $45. That little gem went for $1.8 million earlier this year, as its owners of the past 27 years decided they were ready to do a little RVing themselves. “After some renovations, the new owners will reopen,” they assured their campers in a final Facebook post.

Yes, they will–but not any time real soon, as there’s still a lot of work to be done. That’s because the new buyer is AutoCamp, a fitfully growing national chain of glampgrounds that rents Airstream trailers and luxury tents but does not maintain spaces for RVs or tents, which would bring down the upscale vibe it’s seeking. This is, after all, an operation that describes itself as “an outdoor boutique hotel experience.” Which, in English, means nightly stays north of $300.

Or consider Prospect Lake Park in the Berkshires, a decades-old campground on the shores of a 56-acre lake that hosted generations of campers for the kind of idyllic summer vacations that would have caught Norman Rockwell’s eye. Its sites started at $39 a night, but if you needed 50 amps you were out of luck and whether you had a good time depended on how well you dealt with a gruff management style. If that rubbed you the wrong way, good news: the campground is now closed for at least another year, purchased last winter by a local developer, Ian Rasch, for $2.1 million.

As reported last week by Bill Shein of the Berkshire Edge, longtime summer residents who had put down deposits for this past season got refunds and were told that the new owner was planning on “significant improvements to the facilities.” Which is true as far as it goes, which isn’t far enough: the “improvements” entail replacing 125 RV sites with 40 park model RVs, reportedly being designed by a Brooklyn-based firm widely known for its “innovative prefabricated modular structures.” The improvements will not leave room for RVers or tenters.

Rasch’s intentions are also signaled by his working with LAND, an Austin, Texas-based design firm, to create a new “brand identity” for what had been a somewhat scruffy facility. LAND’s most recent project in the area was the 2018 launch of Tourists, a motel-turned-boutique hotel in nearby North Adams, where rooms rent for $300 to $700 a night. Chi-chi ‘R’ Us.

Why go to all the trouble of reworking an existing RV park rather than starting with a clean slate? Wouldn’t the latter be much easier and less messy?

Perhaps–but going the virgin-birth route opens up a developer to the uncertainties that come with seeking conditional use permits or other zoning approval, which means public hearings and potential public opposition. That’s what Terramore is discovering with its second venture, a 77-acre property it wants to develop from the ground up in Saugerties, New York. Despite its best efforts at community diplomacy earlier this summer, Terramor has been hit by local opponents who seem unimpressed with its pretensions to “outdoor opulence done right” but are worrying about water use, traffic and noise. Two weeks ago the newly formed Citizens Against Terramor told the local newspaper, “We’re afraid we’re headed for World War III.”

The alternative to that nightmare, however, can mean dancing right up to the line defining permitted use. Although Rasch’s redevelopment of Prospect Lake Park will amount to construction of a lakeside cabin community, by using RV park models instead of real cabins–or even tiny homes–he can maintain the fiction that the property will remain what it’s always been: a “campground.”

Just don’t try to camp there.

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Author: Andy Zipser

A former newspaper reporter who worked at a variety of newspapers, from small community weeklies to The Wall Street Journal, I finished my "normal" work life as the editor of The Guild Reporter, official publication of the union representing newspaper workers. On retiring, I and my wife bought a campground in the Shenandoah Valley and--with the help of our two daughters and their husbands--operated it for eight years, first as a KOA franchisee and then as an independent family-owned RV park. We sold the campground in May, 2021, and live in Staunton, Virginia, a short walk from our grandsons' home.

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