Town of Charlton planning staff and a prospective developer presented a conceptual plan for Ponican Hill Estates, an older, partially built subdivision that has been the subject of bonding and access problems for years.

Kurt Meske, the town building inspector, briefed the board on the project history and explained that financial and topographic constraints make completing the originally planned road connections impractical. The developer’s representative, identified in the meeting as Vinnie Anello with Arbor Development, described a revised layout that would use a longer cul-de-sac, cluster housing, and possibly yield additional open space the town could acquire.

Board members and staff flagged multiple issues to be addressed in any formal submittal: the current roadway base coat condition and winter maintenance challenges, manhole locations that limit plowing, a 30-foot embankment and steep cuts that would require large retaining walls, and a covenant on lots that precludes building until a finished road is accepted. The fire department’s concerns about single-egress road length and turnarounds were raised repeatedly; staff said they would coordinate with the fire chief and Capt. Carlson, the town’s community risk reduction officer, to assess acceptable solutions such as additional cisterns or residential sprinklers for new units.

Town staff emphasized this was an informational presentation only; no application or vote occurred. The board asked the developer to prepare a formal subdivision submittal, including waiver requests for flexible-subdivision road lengths and detailed drainage and grading plans, before returning to the planning board for advisory review or formal hearings.