Limerick Planning Board approves conditional use permit for Waters Rock Woods Campsite

The Limerick Planning Board on Jan. 7 conditionally approved a conditional use permit for Waters Rock Woods Campsite, authorizing two primitive tent sites to be rented through platforms such as Hipcamp or Airbnb.

The permit includes a slate of conditions the board discussed in a sitewalk and during the public hearing: no permanent structures, limits on amplified sound and gatherings, designated fire pits and safety equipment (shovel and fire extinguisher), maintained natural buffers, parking for one to two vehicles per site, and a professionally serviced portable toilet shared between the sites. The applicant told the board the sites would have no utilities and that drinking water would be the responsibility of campers.

Board members ran through the standard conditional‑use criteria one by one. On definitions, the board found the proposed use met the zoning ordinance definition of a campground as a temporary, fee‑based camping use. On impacts, members accepted written assurances and the sitewalk observation that the primitive nature of the operation and natural screening would limit noise, light and visual impacts. On traffic and emergency access, staff materials quoted an expected maximum of eight vehicle trips per day (four arrivals and four departures) when both sites are occupied; the applicant agreed to widen a short section of the access for turnaround and to remove low vegetation in one spot to improve sight distance. On fire safety, the board noted that fire pits would be constructed with stone or metal barriers and that campers would be expected to use available water sources (the river) and carry buckets as needed; burn restrictions would apply.

The applicant described operations during questioning: "We're just basically like hosting a a primitive campsite" and said he usually greets guests on arrival but that the site is largely carry‑in/carry‑out. He confirmed posted rules on the Hipcamp listing regarding use of local firewood and that firewood bundles would be available on site. The applicant also said occupancy would be limited to four people per site, with up to eight allowed for larger families for an additional fee to discourage parties.

A board member raised potential procedural follow‑ups: the approval is conditioned on what was presented, and any change beyond what the code enforcement officer deems 'minor' must return to the board. The board approved each numbered criterion (Articles 1–16) by motion and voice vote and then voted to issue the conditional use permit subject to the agreed conditions.

The meeting record does not include a roll‑call vote by name; approvals were taken by voice vote. The permit requires the applicant to maintain the safety and operational measures discussed and to comply with any applicable burn restrictions and other local or state rules.

The meeting also included unrelated administrative matters: a discussion of a renewal at an annex that remains pending a letter from the fire chief, circulation of correspondence from residents and staff, and scheduling of a future sitewalk and public hearing for a nearby developer’s submission. The board set its next meeting for Jan. 21 and adjourned.