Maybe Terramor should be Terrless?

When KOA decided it wanted to get into the luxury end of the campground business—goosed along, no doubt, by its survey findings that there are a lot of campers out there with too much money and not enough ways to spend it at a conventional RV park—the brand-happy brain trust in Billings, Montana, opted to spin off yet another name plate. Even “KOA Resort” must have seemed too plebian for something as grand as was being envisioned for this new venture. Something more lofty and cultured was needed.

So it was that KOA gave birth to the pseudo-Latinate “Terramor,” a designer mashup connoting “love of the earth.” And thus began a protracted exercise in unintended irony.

The first Terramor glampground was created a couple of years ago in Bar Harbor, Maine, on the grounds of the former Woodlands KOA. Problems ensued. Although highly rated overall in Google reviews, a surprisingly large number of negative reviews identified the same basic problems: too much road noise, a lack of parking at the luxury tents, gravel trails that made it hard to haul luggage from car to tent, tents crowded too close together, inadequate outdoor lighting—problems, in other words, that had to do with location and infrastructure limitations. Problems that might put a serious dent in any return business, given Terramor’s site rates of $350 to $500 a night.

So when KOA went shopping for a second Terramor location, it wanted a blank canvas, a raw piece of property in an upscale neighborhood that it could shape more to its liking. That upscale neighborhood turned out to be near the Catskills towns of Woodstock and Saugerties, an area gaining some renown as the new Hamptons for New York’s monied crowd. The property it settled on is a 77-acre expanse of mature forest, providing relatively more space for site dispersal and sound buffering than it had in Bar Harbor, on which KOA is proposing to build 75 luxury platform tents with ensuite bathrooms and showers, each with its own firepit and parking space. Oh, and there also are plans for a 4,000-square-foot restaurant and event center, an outfitter’s shop, a swimming pool and wellness center, and a small cluster of housing units for 28 employees.

But—can this be?—KOA’s prospective neighbors are not happy. Up to 15 of the 77 acres are wetlands, which KOA proposes to bridge with a berm that will disrupt water flow. Talk of evening concerts has raised concerns about noise pollution, with some residential properties only 100 feet from the glamping sites. Increased traffic, wood smoke from dozens of fire pits, loss of wildlife habitat—no, the neighbors are not happy. They’ve formed a group called Citizens Against Terramor, started a petition and a GoFundMe account, and raised nearly $30,000 locally to hire a hydrologist, an environmental engineer, a geologist—and, of course, a lawyer.

Protesters at planning board meetings have been hoisting signs that read “Terra LESS” and “Terramor Means ‘Love the Earth’: What About ‘Love Thy Neighbor?'”

Here’s the promised irony: not four miles up the road is the former Saugerties/Woodstock KOA, a typically modest mom-and-pop KOA franchise that puttered along for years to middling reviews. But that all ended two years ago, and earlier this year the property reopened as—wait for it—AutoCamp Catskills. That’s right: one of KOA’s major national competitors in the glamping sector has set up shop at a former KOA that’s a five-minute drive away. And did it without any of the sturm und drang that is battering the Terramor proposal, basically because it was not changing area dynamics.

Indeed, while KOA is still hoping its contested Terramor project can be opened in 2024, AutoCamp already has generated a slug of fawning press coverage for its first season. The 37-acre site houses 65 converted Airstream trailers, 10 tiny-home cabins and 10 “basecamps,” which comprise an Airstream plus a luxury tent; a central wood-beamed clubhouse with vaulted ceilings provides room for games, craft cocktails and morning breakfast and coffee service. (The discerning reader may note that this is a significantly higher development density than is being proposed for Terramor, making the lack of local opposition all the more notable.)

And, of course, everything is quite expensive, with weekend nights in October (two-night minimum required) priced upwards of $500 a night—not to mention firewood selling for $20 a bundle, barbecue kits for $69 and s’more kits for $15. “I’ve been in this industry for 15 years and I’ve never seen prices like this,” a local travel agent told a skeptical New York Post reporter. It’s also, of course, why KOA continues to flog this particular horse, despite all the ill-will it’s generating locally. There’s money to be made, dammit, and getting it the old-fashioned way—you know, by catering to middle-class families with travel trailers and troops of snotty-nosed kids—is just so dreary. And slow.

Glamping. Yeah—that’s the ticket.

Jan. 25 author’s note: This post has been lightly edited to make some corrections, but because this is an evolving story, the reader is encouraged to look at the subsequent post for updates.

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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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