November 23, 2021 – Introductory Letter from KOA/Terramor

Immediate neighbours (we assume those who have property contiguous with the South Peak properties) have received a letter, dated November 15th, from Jenny McCullough, Director of Marketing & Brand Experience, Terramor Outdoor Resort. The letter was drafted November 8th and was adjusted after some written and spoken input from at least one neighbour.

Below is the text of the letter. You can also download the .pdf here:

This site solicits your comments and reactions. Please also send suggestions for follow-up questions for KOA/Terramor. If you send a question to KOA yourself, please tell us about it and tell us about any response you get. Information sharing and transparency will help everyone in the long run. Site admin for can be reached at:
845 418 6947 (wait for screening message)

Once again, we stress that this website,, has no association with either KOA or Terramor or the Saugerties Planning Board. It is merely an informational website attempting to keep neighbours and other interested parties up to date on developments in and around the South Peak area of West Saugerties.


Full text of letter sent to neighbours:

November 15, 2021
Sent On Behalf of Terramor Outdoor Resort
An entity of Kampgrounds of America, Inc.
Jenny McCullough

Dear Neighbor,
We want to take this opportunity to introduce ourselves to you and help answer any questions or concerns you may have while we are in the process of purchasing the 75.12 acre of land located within your neighborhood on Route 212.

We are Kampgrounds of America, Inc., known mainly as KOA. Historically, KOA is the largest camping brand in the world, with over 500 campgrounds across North America. While our KOA campgrounds service RVers, tent campers, motorhomes and more, the intent for this property is to expand our new venture focused on introducing individuals to the great outdoors in an elevated and comfortable way.

In 2020, KOA launched a new brand called Terramor Outdoor Resorts in Bar Harbor, Maine. Terramor, which means “love of land,” is a new concept with custom made canvas and hard-sided tent accommodations. Our Terramor properties include:
* Central Lodge with a small kitchen, concierge desk and check-in
* Heated outdoor pool and hot tub
* Communal pavilion for onsite activities
* Nature trails throughout the property
* Designated parking areas, encouraging our guests to walk to their accommodations and around our campus
* Canvas and hard-sided tents, located a minimum of 50-feet form one another
* Privacy and noise-scaping to help prevent noise both on and offsite

We take our ‘love of land’ name seriously. Our properties are designed to have limited impacts on the land; utilizing one or two central septic systems, creating unpaved roadways, participating in recycling programs and more. All of our tents are built on elevated platforms to minimize destruction to the land and are pushed back into the forests to provide privacy. In our flagship location, we replanted over 1,000 trees to the property and worked with the Acadia National Park’s landscape architect to use local flora and fauna and rebuild the natural ecosystem for our guests to enjoy.

The property in reference is zoned for a campground with up to 50 sites. While we do not close on the property until late December, we anticipate this site to have 50 tent accommodations. Our design plan is to build the luxury campground off of Route 212, tucked into the acreage so it would not be visible from the road. While we will have an access road on Cottontail, this road would not be a main entrance and serve more for emergency vehicles. Terramor Catskills would operate on a seasonal basis for 7-9 months a year.

We are committed to being a high integrity, respectful and quiet neighbor. We institute a strict quiet hours policy at our property to ensure our guests get to experience the sounds of nature. Terramor’s brand exemplifies both the love of land and love of locale, which means we work hard to be a strong community partner. We work to source much of our food and beverage locally, sell locally made products and gifts in our store, promote local businesses, guides and tour operators and help educate guests on the importance of outdoor conservation.

We are currently working with the city and county to ensure required and recommended studies, procedures and licensing is taking place. In the meantime, please take a moment to get to know us a bit more by visiting our website,
If you have any further questions, you are welcome to send me an email at We look forward to becoming a member of your community!


Jenny McCullough
Director of Marketing & Brand Experience
Terramor Outdoor Resort
— ends —


November 04, 2021 – Very short update

A busy couple of days. A few updates:

  • Neighbors from the Raybrook development have been in touch. They also raise concerns and will be part of the process.
  • KOA/Terramor confirm that they have not formally acquired the land.
  • Because of that, they cancelled/postponed the preliminary and informational Zoom call they had scheduled. I wrote them and expressed disappointment. There may be informal follow-up there.
  • Saugerties Planning Board confirms once again that there is no formal application or any other paperwork in front of the Board.
  • Still working on questions to be raised with developers and Board. Please advise your own.

South Peak – A Different Tack – First Activity in Years – November 2021

KOA Terramor South Peak Saugerties Proposal

KOA Terramor South Peak Saugerties Proposal

November 01, 2021

Neighbors of the South Peak Saugerties property may have noticed activity on the hill over the  last few weeks. This is the result of a early-stage proposal for new development on the property.

While there has been no formal application to the Town, and it is very early in the process, we do know a few details:

  1. The “Terramor” division of KOA is exploring siting a glamping operation on the site.
  2. Surveyors have spent at least three days on the site. They were re-surveying the site to see if anything had changed since the last survey undertaken in 2003/2005. This is often a due-diligence requirement before properties formally change hands.
  3. The well drilling folks  were on the property to clear paths to the old test wells on the property. We do not know if any testing has yet taken place.
  4. As far as we can tell, the Ulster County Clerk has not yet recorded a formal sale of the two lots. They appear to still be in the hands of the most recent owners of record.
  5. While there has been no formal proposal to the Town, the KOA people have attended at least one informal Planning Board workshop. This is usually an informal opportunity for developers to understand the Town’s planning process and to ask the Board preliminary questions about the proposal/approval workflow.
  6. An initial outreach to the KOA folks yielded a relatively positive response, including an invitation to join the Director of Acquisitions and the Marketing Director at KOA/Terramore for a Zoom call with members of the Planning Board.

We are formulating a series of questions for the new developers and the Planning Board. Not surprisingly, these revolve around the same concerns expressed years ago when the proposed sub-division was under discussion and achieved conditional final approval.

It’s important to note that this is a very different proposal (“special use” vs. “subdivision”) and so some efforts required of the developers will be different. Additionally, some very particular facts about the immediate neighbourhood have changed and these changes affect certain parts of the Planning Board’s considerations.

Site admin for can be reached at:
845 418 6947 (wait for screening message)

We welcome any constructive input and, especially, questions and concerns which can be raised with the developers and Planning Board.

It should go without saying that this website,, has no association with either KOA or Terramor  or the Saugerties Planning Board. It is merely an informational website attempting to keep neighbours and other interested parties up to date on developments in and around  the South Peak area of West Saugerties.