⚡ 120 W MAIN ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 120 W MAIN ST, Spencer, Worcester County, MA (APN: R29-21)

This report provides a comprehensive due diligence analysis for the property located at 120 W Main Street in Spencer, MA, for its potential as a distribution-scale Battery Energy Storage System (BESS) project. The analysis covers key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives.

1. Site Access & Topography

• Road Access & Feasibility: The site has excellent road access, with direct frontage on West Main Street (Massachusetts Route 9), a major east-west state highway. This road is well-maintained, paved, and appears capable of handling heavy truck traffic. Delivery of large equipment, including battery containers, inverters, and the main power transformer, is anticipated to be straightforward from a logistical standpoint.
• Terrain Characteristics: Based on aerial imagery, the site is a previously developed commercial property, likely a former big-box retail store with a large, paved parking lot. The topography appears to be predominantly flat and graded, which is ideal for BESS development as it will significantly reduce civil engineering and site preparation costs. The existing paved surface may be suitable for supporting equipment, pending a geotechnical analysis.
• Heavy Equipment Access: The existing curb cuts and expansive parking area provide ample space for maneuvering cranes, delivery trucks, and other heavy construction equipment. There are no apparent overhead obstructions or tight turns from the main road that would impede access for oversized loads.
• Easement Concerns: Requires Verification. While primary access is directly from a public right-of-way, a formal title search and ALTA survey are required to identify any potential utility easements, access easements for adjacent parcels, or other encumbrances that could restrict the placement of BESS equipment on the property. The discrepancy between the provided 12.08 acres and the 6.00 acres listed in Regrid data must be resolved via a survey to confirm the legal parcel boundaries and net buildable area.

2. Environmental Constraints

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. A desktop analysis using the FEMA Flood Map Service Center is a critical immediate next step. Siting critical infrastructure within a Special Flood Hazard Area (e.g., Zone A, AE) would introduce significant design, permitting, and cost challenges, potentially rendering the site unviable.
• Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown. While the developed portion of the site is unlikely to contain wetlands, undeveloped peripheral areas may. A desktop screening using MassGIS OLIVER is recommended, followed by a formal wetland delineation by a certified professional if the screening indicates potential resources. Any identified wetlands will trigger setback requirements (typically 50-100 feet in MA) that would reduce the buildable area.
• Critical Habitat / Endangered Species: The initial screen shows no critical habitat on site, which is a positive indicator. This should be confirmed by cross-referencing the site location with the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed rare species or priority habitats are present.
• Brownfield/Superfund Status: The data notes one Superfund/brownfield site within two miles, but not on the subject parcel. The key question is whether this parcel itself could qualify as a brownfield site under IRA guidelines (e.g., a property where redevelopment is complicated by the potential presence of a hazardous substance). As a former commercial retail site, a Phase I Environmental Site Assessment (ESA) is warranted. If contamination is suspected and the site qualifies, it could be eligible for the 10% ITC brownfield adder, turning a potential liability into a financial advantage.
• Pipeline Proximity: The absence of major gas pipelines within three miles is a significant safety and design advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The MEADOW ROAD substation is located approximately 0.8 miles from the site. This is an extremely favorable distance that significantly reduces the cost and complexity of the generator lead line. The substation's maximum voltage of 69 kV indicates it is a transmission/distribution hub. The interconnecting utility is presumed to be National Grid, the incumbent utility for Spencer, MA.
• Transmission Proximity: The lack of transmission lines within three miles confirms that a transmission-level interconnection is not feasible. The project must interconnect at the distribution level.
• Recommended Interconnection: The recommended point of interconnection (POI) would be a 3-phase distribution feeder originating from the Meadow Road substation. The likely voltage class for this feeder is 13.2 kV or 13.8 kV. A field visit and review of utility distribution maps are needed to confirm the presence, capacity, and phasing of lines along Route 9.
• Estimated Cost & Timeline: For a 0.8-mile overhead distribution line extension, a preliminary cost estimate is in the range of $1.0M - $2.5M. This is highly speculative and does not include costs for any required upgrades at the substation. The interconnection process in Massachusetts, managed by National Grid under DPU and ISO-NE rules, is lengthy. A realistic timeline from application submission to commercial operation is 24-48 months, depending on study complexity and queue backlog.
• Feeder Configuration: It is highly probable that a 3-phase overhead distribution line runs along W Main Street, serving the commercial load in the area. This is the most likely feeder for interconnection.

4. Regulatory & Zoning Analysis

• Authority Having Jurisdiction