Carlisle's Infrastructure:
What's at Risk?
Carlisle is unique because of its abundance of nature, its mix of wooded and agricultural areas,
and its long-standing commitment to preserving historic and natural vistas.
It is also unique in that it primarily relies upon well water and private septic system.
As one of only 9 adjacent small towns that lack both municipal water and sewer, Carlisle, in particular,
is confronted with additional challenges. Unlike towns such as Sherborn, our location presents obstacles because none of our neighboring towns have MWRA piped water, preventing us from connecting to the MWRA through another town. Additionally, several of the other towns lacking water and sewer are located far from Boston, outside Route 495, and do not share Carlisle's profile as a Boston bedroom community.
The MFCC plan appears to rely on utilizing existing septic, water, and storm water infrastructure,
with the attendant risk that these systems may become over-burdened.
Added to these risks is the increased load, tax burden, and traffic.
Financial Impact
In effect, the MBTA law amounts to a stealth tax. Anytime you impose mandates on a community requiring added compliance and infrastructure costs and other services to be rendered without funding, it’s equivalent to a tax.
Water Supply Impact
Preventing groundwater contamination and ensuring an adequate supply of drinking water should be of paramount importance to the Town.
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MFCC units need at least 10 times the typical amount of water from our town’s confined aquifer.
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All climate models indicate our aquifer will get smaller
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MFCC’s unlimited pumping needed for high-density units will likely cause nearby wells to dry up
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See more details here
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Septic System Impact
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Our conventional Title 5 septic systems require a 40 ft setback distance to keep our well away from our neighbor’s drain field.
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The Planning Board’s theory is the 40 ft setback is not needed and that our health and safety will be protected by a developer’s design and installation of deeper wells, MassDEP approved “alternative septic systems” and managed under .310 CMR 22: The Massachusetts Drinking Water Regulations
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Hopefully the Planning Board and Board of Health will have discussed this theory at their 4/14/2025 meeting and discuss the formal, documented and unresolved complaints on file.
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See more details here.
Traffic Impact
Carlisle’s existing neighborhoods lack infrastructure and suitable roads. Many are served by private roads and/or narrow and scenic roads. Spreading the MBTA Communities development across town on the existing road network will increase traffic and use of
automobiles.
Historic Homes Impact
Any dense development introduces concerns about preserving the pastoral and rural character of Carlisle, which is unique and special in a community so close to Boston. Any attempt to redevelop an existing property will invariably require some demolition to existing building structures and foundations.
You can read more here.
ADU + MBTA Community Zoning = Overdevelopment of Carlisle
In 2024, ADU (accessory dwelling units) policy was signed by the governor. An ADU is a small residential living space located on the same lot as another home. The ADU allows property owners to build an ADU without having to get special or discretionary approval from the local zoning board. ADUs can be internal within an existing primary residence, like converting a basement into an apartment, attached to a primary residence as a new construction addition, or completely detached, like a cottage or converted detached garage in a backyard.
ADUs are not factored into MBTA zoning compliance, which can lead to higher housing density in Carlisle. This, in turn, can exacerbates the existing infrastructure challenges posed by the MBTA zoning requirements.
ADU Zoning Amendments are currently
before the Planning Board.
