Planning Board


The Planning Board is responsible for guiding and reviewing matters related to the physical growth and development of the Town of Charlton - being governed by Federal and State Statutes, local Zoning Bylaws, Subdivision Rules and Regulation. The Board also administers the Scenic Roads Act. The Master Plan is the primary guide for managing the towns growth.

If you would like to get on the Planning Board's agenda, please contact the Planning  Director via phone or email by the Wednesday previous to a scheduled meeting.

Certified Copies

Certified copies of the Subdivisions Regulations may be purchased at the Planning Board office or the Town Clerk's Office

How can I obtain a copy of the Zoning Bylaws and/or Subdivision Regulations?

Both the Zoning Bylaw and Subdivision Regulations may be downloaded from this site:
Zoning Bylaw
Subdivision Regulations

Copies of the Zoning Bylaws and Subdivision Regulations are also available in the Planning Board Office for $15.00 per copy. If you would like a copy mailed to you, send a check for $18.00 (to cover postage) for each copy, to the Charlton Planning Board, 37 Main Street, Charlton, MA 01507. Short sections of these documents may also be sent by fax, if requested. Copies of the Zoning Bylaw and Subdivision Regulations are also available in the Town Clerk's Office.

What are the required lot sizes, minimum yards (setbacks), frontage, and maximum height required for new construction?

These requirements differ by zoning districts, as follows:

Zoning DistrictMin. Lot Area Sq. Ft.Min. Lot Width & Contiguous Street Frontage FeetMin. Front Yard FeetMin. Side Yard FeetMin. Rear Yard Feet
Agricultural A60,000175301530
Low Density Residential R-4040,000150301515
Residential Small Enterprise R-SE40,000150301515
Neighborhood Business NB20,000100401515
Village V10,00075101010
Community Business CB40,000150401515
Business Enterprise Park BEP*80,000260505050
Industrial General IG**40,000150403535

The maximum height of a primary structure in all districts is 36 feet.
*BEP: Max Building Coverage is 33%. Max Building Height is 36 feet.
**IG: Max Building Coverage is 40%. Max Building Height is 36 feet.

Please note that there are some exceptions to the table above. For example, different standards apply to multi-family developments, some development in Industrial districts and in areas with sewer in the R-SE district. Please contact the Planning Board Office for details.

What zoning district is my property located in?

Copies of the zoning map are available for reference or purchase in the Planning Board Office and Town Clerk's Office. You may also call the Planning Board for information about your zoning district.

How long will review of my project take?

The time period for review of a particular project depends on the nature of the project and the legal advertisement and notification requirements. Please contact the Planning Board office to discuss the specifics of your proposal and the estimated time line. Applications that are complete and comply with the requirements of the Zoning Bylaws and/or Subdivision Regulations will receive the fastest review.

What are the Planning Board's fees?

Fees are as follows (effective May 2019):

1. Approval Not Required Plans$100 plus $50 per lot
2. Multi-Dwelling Projects$750 for Site Plan Review plus any applicable subdivision plan fees
3. Preliminary Subdivision Plans$150 plus $30 per lot
4. Definitive Subdivision Plans
- Without Preliminary Plans
$375 plus $100 per lot
$625 plus $200 per lot
5. Flexible Development Subdivision Special Permit$750
6. Site Plan Review$750
7. Peer Review$2,000 Escrow Payment at submittal for all Residential site plans/special permits.
$4,000 Escrow Payment at submittal for all Commercial/Industrial site plans/special permits.
8. Inspection FeeDepending upon actual amount per inspection based upon Graves Engineering actual cost.
9. Common Driveway Special Permit$750
10. Sign Special Permits$750
11. Advertising FeeCost of Legal Ad
12. Zoning Bylaw
Zoning Maps
$5 - small; $30 - large
13. Subdivision Rules & Regulations$10
14. TelecommunicationsTower and Special Permit$2500 plus $375 Annual Administration Fee
15. Senior Living Development Special Permit$750 plus $160 per unit
16. Reduced Frontage Lot Special Permit$750
17. Business Enterprise Park Special Permit$1250 plus $500 per structure
18. Scenic Road Special Permit$750

Which roads in Town are designated Scenic Roads?

The following roads are Scenic Roads:

  • Buteau Road
  • Cemetery Road
  • Gould Road
  • Horne Homestead Road
  • Jones Road
  • McIntyre Road
  • North Sturbridge Road
  • Smith Road
  • Tucker Road
  • Wheelock Road

  1. Randy Benson

    Planning Director

  2. Jayne Garney

    Administrative Assistant

  3. Planning Board

    Physical Address
    37 Main Street
    Charlton, MA 01507


    Fax: 508-248-2372

Planning Board Members


Ross Lemansky-Chairman

John Smith-Vice-Chairman

Jean Vincent-Secretary

Don Clay

Bill Fontaine


1st and 3rd Wednesday of each month September through June at 7 PM in the Planning Board Office.  The Planning Board will meet once in July and once in August.  The Planning Board will meet once in December and go back to regular schedule in January.

Agendas & Minutes

Agendas are available prior to the meetings. Minutes are available following approval.

View Most Recent Agendas and Minutes

Office Hours

Mon-Thu 7:30 AM-5:00 PM