Why hasn't Ferns reopened?

We've spent the past year working with engineers, environmental consultants, MassDEP, and Town officials to determine what will be required to safely reopen Ferns.

For many years, Ferns operated under a temporary MassDEP order that significantly limited its operations, including largely prohibiting on-site food preparation because the existing wastewater system was undersized. That temporary arrangement was never intended to be a permanent solution.

As part of our effort to purchase the property, of which MassDEP continues to hold an environmental lien, the site has undergone a much more comprehensive engineering and regulatory review. Simply put, with the property changing ownership, we need to identify a permanent, approvable wastewater solution before Ferns can reopen.

Why can't Ferns simply reopen with a new septic system?

We wish it were that simple. Those who read our previous update may remember that we were exploring a potential wastewater solution at Center Park. While we were hopeful, additional engineering and environmental review ultimately determined that it was not a viable solution.

Over the past several months, we consulted with four different engineering teams and evaluated expanding the existing system, relocating wells, acquiring neighboring land, and advanced commercial wastewater treatment technologies. Because Ferns is located within a Zone I Wellhead Protection Area, every option had to protect the public water supply while meeting stringent environmental requirements. Unfortunately, none provided a feasible path forward.

A market and cafe of Ferns’ size requires approximately 2,145 gallons of wastewater capacity per day, while the existing system is approved for only 970 gallons per day. Engineers also determined that a compliant disposal field would require more land than is available on the property and surrounding parcels.

Unfortunately, this isn't a matter of installing a larger septic system. The combination of wastewater volume, available land, and drinking water protection requirements makes finding a compliant on-site solution extraordinarily difficult.

Did you look at alternative wastewater technologies?

Yes.

We didn't just evaluate conventional septic systems. We also explored advanced commercial wastewater treatment technologies - many of which, while still very costly, would have been substantially less expensive than constructing new wastewater infrastructure.

Unfortunately, after months of engineering review, none proved to be an approvable solution for this property.

Why not use a tight (holding) tank?

That option was evaluated as well.

Based on the anticipated wastewater flow for a market and cafe, a tight tank would require extremely frequent pumping, making it impractical as a permanent solution.

MassDEP has indicated that temporary wastewater solutions, could potentially be considered during a transition period if a permanent long-term solution is approved.

Why are you studying a connection to the Carlisle School?

After months of evaluating on-site wastewater options, our engineers concluded that a connection to the Carlisle School wastewater treatment facility is the only remaining potential solution.

The school's treatment facility is located approximately 1,200 feet from Ferns and has existed for decades. In fact, a 2010 Town study identified extending wastewater infrastructure into Carlisle Center as a potential long-term solution for the center’s wastewater challenges.

To determine whether this is a realistic option, Weston & Sampson has been retained to conduct a comprehensive feasibility study. The study will evaluate whether a connection is technically, environmentally, financially, and operationally feasible, as well as what would be required to make it happen.

If the study concludes that a connection is possible, there would still be significant engineering, permitting, regulatory review, funding discussions, and Town approvals before any project could move forward.

We didn't set out to pursue a sewer connection. In fact, we spent months exploring every reasonable on-site alternative first.

If feasible, carrying commercial wastewater away from one of the most environmentally sensitive and constrained properties in Carlisle to an existing wastewater treatment facility would represent a fundamentally different approach to protecting Carlisle's public water supply.

Does this mean a sewer is definitely happening?

No. The purpose of the study is to determine whether a connection is even possible, what would be required, and what it would cost. There is no guarantee the study will conclude that a connection is feasible.

If the study determines that a connection is feasible, the project would then require review and approvals by the appropriate Town boards.

Who is paying for the feasibility study?

The feasibility study is expected to cost approximately $55,000. We initially intend to fund it privately, although we may discuss cost-sharing with the Town given the potential broader value of the study for Carlisle Center. Before moving forward, we want to better understand whether the community supports pursuing this opportunity.

Has MassDEP prevented Ferns from reopening?

No. Our experience with MassDEP has been overwhelmingly positive. They have spent countless hours working with us, our engineers, and our environmental consultants to understand the site's challenges and evaluate every reasonable path forward.

The wastewater limitations at Ferns are long-standing and predate our involvement with the property. Throughout this process, MassDEP has been collaborative and genuinely interested in helping identify a safe, long-term solution.

Could wastewater infrastructure benefit more than just Ferns?

Potentially, yes. While our focus is simply finding a path to reopen Ferns, we recognize that Ferns is not the only property in Carlisle Center that has faced long-standing wastewater challenges.

If ultimately found to be feasible, wastewater infrastructure could benefit Carlisle Center more broadly.

Why are you still pursuing this if it's so difficult?

Because we believe the community deserves to have Ferns reopened. If this were a financial decision, we wouldn't still be here.

We've already invested significant time and resources into engineering, environmental work, and planning because we believe Ferns is an important part of Carlisle. We feel a responsibility to explore every reasonable path before giving up.

When will Ferns reopen?

We wish we had an answer. If a viable wastewater solution is identified, the project would still require engineering, permitting, regulatory approvals, and construction before Ferns could reopen. MassDEP has indicated they would be willing to consider an interim wastewater solution if a permanent long-term solution is approved. Potential options would require additional review and approvals by the Board of Health, but this could provide a path for Ferns to reopen before permanent infrastructure is in place.

Before beginning the renovation, we need confidence that there is an approvable wastewater path forward. We're committed to being transparent throughout the process and will continue sharing updates as milestones are reached.

When can we start talking about sandwiches and coffee instead of...well...poop?

Hopefully soon.

The next step is seeking Town approval to move forward with the feasibility study to determine whether a connection to the Carlisle School wastewater treatment facility is technically, environmentally, operationally, and financially feasible.

Our hope is that the permanent wastewater infrastructure does not need to be fully constructed before restoring Ferns. Rather, we need confidence that there is a clear oand durable path forward before investing millions of dollars into the building itself.

Once that path is established, we hope restoration of Ferns can move forward while the permanent wastewater solution continues through construction.

How can I help?

Community support truly makes a difference.

If you want to see Ferns return, please consider submitting a letter of support. A strong showing from the community will help demonstrate to Town officials how important Ferns is to the community and the vitality of Carlisle center.

As important decisions are made in the months ahead, we hope the community’s support, and the value of restoring Ferns as a local gathering place, market, and community asset, will be given serious consideration.

Thank you for your support and encouragement throughout this process. Please feel free to reach out with any additional questions.