CASE STUDY: Terramor Outdoor Resort // Bar Harbor

Kampgrounds of America, Inc.

Project Size: 47-acres, 2,050,549.6 sf

Former Site Use: KOA Park – Bar Harbor/Woodlands KOA Holiday

Project Budget: N/A

 

Project Summary

Kampgrounds of America (KOA) is a leader in the outdoor hospitality industry, with over 500 privately owned campgrounds in North America. Their mission is to connect people to the outdoors and each other. In 2020, KOA upgraded their campground offerings to include the first Terramor Outdoor Resort, a glamping destination, located on a former KOA Park site in Bar Harbor, Maine, neighboring Acadia National Park. Renovations to the former campground included removing 40 camping spaces and planting 1,000 trees to revitalize the site. The Resort’s name is a pairing of the Latin words, “Terra,” meaning land, and “amor,” meaning love. With care for the surrounding landscape, the property was developed with 64 luxury canvas tents, a lodge, a large pavilion, a pool, and outdoor recreation areas. Through meticulous planning and execution of various green initiatives, the resort not only enhances its environmental footprint but also reaps significant economic and social benefits.

Terramor’s luxury glamping experience includes offerings for guests of all ages and ability levels. The site offers nature trails for exploring and Terramor has partnered with GRIT Freedom Chair to provide All Terrain Wheelchairs complementary. Guests can also participate in several on-site offerings, including swimming, yoga classes, events such as s’mores night or live music, or venture off-site for a guided hike. A complementary gear lending station in the Lodge offers binoculars, walking sticks, telescopes, yoga mats, lawn games, and board games to ensure guests have everything they need to maximize their stay.

KOA decided to pursue SITES Existing Landscapes as a pilot program to learn from the SITES framework and potentially apply it to their other KOA sites in the future. KOA Terramor has been practicing much of the SITES program in their operations since conception but wanted to push themselves further and demonstrate their commitment to sustainability through SITES certification.

Project Team

An internal KOA Terramor team made up of their Operations Supervisor, Operations Manager, Director of Brand and Operations, Director of Campground Design Services, and Manager for Campground Design Services was developed to pursue Sustainable SITES Existing Sites Certification. Kath Williams & Associates and Catalyst Partners collaboratively worked with KOA to document requirements and assist through the certification process.

 

Site Context

KOA Terramor Resort is located in Bar Harbor, Maine, on Mount Desert Island, minutes away from neighboring Acadia National Park, which receives over 4 million visitors each year. The area boasts attractive summer weather, where the average summer temperatures are above 65 degrees, and winter temperatures are below 40 degrees. Terramor only opens its doors to visitors during the season of moderate weather, from June to October.

The site is approximately 47 acres, with 70% being wooded and 44% consisting of palustrine wetlands. To avoid encroaching on these existing ecological features, 40 camp sites from the original site were removed and 65 camp sites and buildings were clustered together in the central part of the site. Asphalt drives carrying visitors to camp sites were demolished and replaced with gravel pathways, improving resilience to erosion and promoting stormwater infiltration.

The Terramor team has worked closely with experts to identify the native species on site that they are committed to protecting, including Black Cherry, Sugar Maple, Pine, Spruce, Cedar, Downy Serviceberry, Hazel Alder, Bayberry, Blueberry, Gooseberry, Paper Birch, and Winterberry. Additionally, Terramor partners with a local garden center to source plants native to the area. Two invasive species are also present on site = Japanese Knotweed and Lupines. These invasive plants are managed through physical removal and taken off the property to avoid further spread.

Challenges and Solutions

The biggest challenge to Sustainable SITES Existing Sites Pilot compliance was documenting the sustainable features on site without the typical survey, site plan, planting plan, stormwater plan, etc. that would be available during a construction project. The project team worked together to utilize what resources were available to document KOA Terramor’s efforts.

Sustainable Features

• Native plantings: Over 90% of the vegetation on site is comprised of native plants. KOA Terramor works closely with a professional team of arborists to identify on site native vegetation to preserve and protect. Additional native plants and trees planted on site are procured from a local garden center. Use of native plants also eliminates the need for permanent irrigation, reducing potable water use and utility costs.
• Recycle organic matter: 100% of vegetation trimmings remain on site for use as compost and mulch. Fallen trees are used for firewood.
• Multi-modal transportation: Terramor has a free shuttle bus stop on site for guests and employees to travel to/from nearby destinations and services, on-site facilities to support the use of bicycles, and EV charging stations to support the use of electric vehicles.
• Recycling/Diverting waste from landfill: Recycling bins are located near garbage bins and in guest tents to collect plastic and aluminum. Operations staff recycles cardboard which is picked up weekly. Additionally, Terramor has reduced its plastic usage by eliminating all plastic bottles from the gift store, adding a water refill station inside the lodge, and only selling boxed water and canned sodas. Aluminum cups are made available to guests for use on site.
• Integrated Pest Management Plan: By implementing an IPM Plan, Terramor operations staff proactively prevents and manages weeds and pests with minimal herbicide and pesticide use.

 

Environmental, Social, and Economic Performance Benefits

• Implementation of native landscaping to reduce irrigation needs & installation of energy-efficient lighting and appliances
  • Economic benefit: significant cost savings on water and energy bills
• Use of durable, low-maintenance materials & monitoring utility bills
  • Economic benefit: Long-term savings on maintenance and utility costs
• Recycling organic matter on site & recycling plastic, aluminum, and cardboard
  • Economic benefit: financial sustainability of resort operations
• Proactive care for trees through pruning or removing hazardous limbs or trees
  • Economic and social benefits: safer environment for guests and staff, and lowered risk for storm damage
• Conduct a social benefits post-stay survey
  • Economic and social benefits: ability to modify business and onsite customer experiences to the needs and desires of the guests
• The resort provides accessible pathways and facilities, ensuring that people of all abilities can enjoy the outdoor experience.
  • Social Benefits: Engaging in outdoor activities and physical exercise can reduce stress, anxiety, and depression
• Engage like-minded partner organizations to provide programming on site
  • Social benefits: Engaging in community activities or volunteering outdoors can strengthen ties to the local community and lead to increased civic engagement
• Protect, preserve, and enhance on-site tree canopy
  • Environmental & social benefits: reduction of urban heat island effect and more comfortable temperatures for guests, and support of ecosystem resilience
• Extensive use of native vegetation
  • Environmental benefits: helps filter pollutants, support local wildlife, increase biodiversity, and strengthen ecosystem resilience

Cost Comparison of Sustainable vs. Conventional Strategies

• Energy-efficient lighting fixtures vs. conventional fixtures = energy savings
• No irrigation beyond establishment vs. regular water via an irrigation system = utility savings
• Fertilizer/pesticide minimal use vs. conventional high use = cost of maintenance savings
• Native/adaptive plantings vs. exotic/high water/irrigation requirements = cost of maintenance/utility savings
• Using vegetation trimmings on site vs. being hauled off = operations savings
• Using food scraps for neighboring farm animals vs. adding them to the waste stream and increasing their pick-up requirements = operations savings

 

Lessons Learned

Organizations, like KOA Terramor, whose core values embrace sustainability and community, align with SITES initiatives. When shared values align, compliance with SITES requirements serves to validate the organization’s efforts, challenge the organization to set standards and policies to solidify and continue those efforts, and demonstrate to employees and guests the organization’s mission and vision.

Maintenance and Monitoring

Developing policies and procedures regarding site maintenance and operations ensures that KOA Terramor has the structure in place to continue sustainable operations, regardless of employee turnover or administrative changes. Terramor will continue to monitor performance metrics and adapt their policies and procedures accordingly.

 

Case Study Communication

This case study will be shared on the Terramor Outdoor Resort website, in educational lectures they often provide during special events, and printed for guests to learn about Terramor’s commitment to ecologically friendly practices.