Appeals Board Approves KOA Requested Modifications
BAR HARBOR—The Bar Harbor Appeals Board unanimously approved Bar Harbor Oceanside KOA’s request to change the use of a nonconformity on its property at 136 County Road in Bar Harbor.
The campground is owned by Kampgrounds of America Inc and is located on the west side of Mount Desert Island, near the head of the island.
Jim Kiser appeared before the board representing the business. The change involved amending the plan for revisions to the deluxe cabins. The company had originally proposed simple walkways to the cabins. It wanted to change the gravel walkway to a stone patio system, which Kiser believes is more permeable and easier on the environment and also makes the facility look nicer.
No members of the public spoke or attended.
Two of the five cabins are in the shoreland zone.
The project originally involved replacing six camper/RV sites with five deluxe cabins. It would relocate five of the original RV sites to a spot where nine worker housing sites had been located. Four of the worker sites became green space.
“A new bathhouse building with three restroom stalls was also approved to enhance amenities and accessibility for campers,” a letter from town staff explained.
The KOA’s original project had been approved by the town’s planning board.
In 2025, there was a minor site plan amendment proposing the addition of patio features to the five deluxe cabins.
“This amendment included seating areas, fire pits, and grill stations, all constructed with the Trugrid stone system to provide pervious surfaces,” a staff letter to the board explained. “As part of this improvement, previously approved gravel walkways (classified as impervious) were removed. The modification resulted in a net reduction of approximately 1,299 square feet of impervious surface area—243 square feet within the Shoreland zone and 1,056 square feet within the Town Hill Residential district—bringing the campground incrementally closer to compliance with impervious surface standards.”
KOA then asked for more changes to the approved patio spaces.
“However, the patios in the shoreland district are non conforming, calling the need to have the Bar Harbor Board of Appeals to approve the alteration,” the staff letter said.
“The proposed revisions include decreasing the overall lot coverage and modifying the existing patio use area. These patios would continue to be constructed of pervious material to promote infiltration of stormwater into the underlying soils, thereby reducing runoff and potential pollution from the site. The project will not change the safety conditions at the site, as patios already exist in these locations. The proposed patio modifications maintain the existing vegetative buffer, require no extensive grading or removal of vegetation, and will not impact historic, archaeological, or maritime resources. The patios are not located near water bodies, floodplains, or areas with visual sensitivity, and they do not provide public or private water access. As such, the project will not adversely impact natural beauty, floodplain function, or functionally water dependent uses. These refinements are integrated into already developed areas and represent an overall environmental improvement to the campground site,” the letter stated.
Anna Durand was absent, which made Michael Siklosi an automatic voting member. Vice Chair Cara Ryan led the meeting.
Prior to the decision, the board spent approximately 20 minutes refining its minutes. It then discussed the minutes of a December 2024 meeting that had lasted approximately six hours and also the role of minutes rather than summaries and the role of narratives and public record.
During a January workshop, Staff Planner Hailey Bondy said, the group had decided to go forward with the state minimum minutes. Bar Harbor Planning Director Michele Gagnon suggested putting a link to the meeting recording on the appropriate minutes. The board agreed that was a good idea.
LINKS TO LEARN MORE
AB-2025-03- Alteration of Nonconforming Structure
Applicant: Bar Harbor Oceanside KOA, 136 County Road, Bar Harbor, ME 04609
Owner: Kampgrounds of America, Inc., 1205 N Transtech Way, Billings, MT 59102
Application: Alteration of nonconforming patio structures pursuant to § 125-54. D. of the Bar Harbor Land Use Ordinance.
Location: 136 County Road, Bar Harbor, ME 04609, Tax Map 211, Lot 003-000
District: Shoreland Limited residential
Application Materials
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