⚡ 236 E MAIN ST

BESS SITE DILIGENCE ANALYSIS

DATE: October 26, 2023

ANALYST: Senior BESS Site Evaluation Analyst

PROJECT ID: MA-WOR-236EMAIN

PROPERTY: 236 E MAIN ST, Westborough, Worcester County, MA (APN: 35-60-0)

SIZE: 9.55 Acres

1. Site Access & Topography

The subject property exhibits excellent physical access, fronting directly onto East Main Street (Massachusetts Route 30), a major state highway. This provides a significant advantage for both construction and operational phases.

• Road Access & Equipment Delivery: Access from Route 30 is ideal for heavy transport. The road is well-maintained, wide, and capable of handling oversized loads such as large power transformers, switchgear, and prefabricated battery containers (e.g., Tesla Megapacks or similar). No immediate restrictions like low bridges or tight turns are apparent from a desktop review.
• Terrain Characteristics: Based on aerial and topographic imagery, the parcel is predominantly wooded and appears relatively flat, with a gentle slope away from the road. This is generally favorable for BESS development, as it minimizes the need for extensive civil work and grading, thereby reducing construction costs. A formal topographic survey is required for confirmation.
• Heavy Equipment Feasibility: The combination of direct highway frontage and flat terrain suggests that access for heavy equipment, including large cranes for setting transformers and battery enclosures, is highly feasible. A temporary construction entrance would need to be permitted by the Town of Westborough and potentially MassDOT.
• Easement Concerns: While the property has direct road frontage, an access easement will still need to be formally established from the road to the specific project footprint within the 9.55-acre parcel. A title search is required to identify any existing utility or access easements that could encumber the buildable area.

2. Environmental Constraints

Environmental analysis reveals several critical unknowns that represent a significant risk to the project's viability and timeline. Massachusetts has stringent environmental protection regulations that must be carefully navigated.

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. Any portion of the site within a 100-year floodplain (Zone A/AE) would likely be undevelopable for critical infrastructure like a BESS or would require costly mitigation, such as elevating all equipment above the Base Flood Elevation (BFE). This is a high-priority diligence item.
• Wetlands Presence: Requires Verification. The presence of wetlands is unknown but highly likely given the undeveloped, wooded nature of the site in this region. The Massachusetts Wetlands Protection Act (WPA) imposes significant restrictions, including buffer zones (typically 100 feet) where activity is limited. A formal wetland delineation by a certified professional is an immediate and critical next step to determine the actual buildable acreage.
• Critical Habitat / Endangered Species: The initial screen indicates no critical habitat on site. However, this must be confirmed through the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed rare species or their habitats are present, which could trigger further studies or time-of-year restrictions on construction.
• Brownfield/Superfund Status: The site is not a brownfield, meaning it is not eligible for the 10% IRA brownfield tax credit adder. On the positive side, the lack of nearby superfund sites reduces the risk of pre-existing contamination and associated environmental liability.
• Pipeline Proximity: The absence of major gas transmission pipelines within a 3-mile radius is a significant safety and permitting advantage, eliminating the need for specialized pipeline impact studies and associated setbacks.

3. Grid Infrastructure & Interconnection

The site's primary strength lies in its exceptional proximity to robust grid infrastructure, making it technically attractive for both distribution-scale and utility-scale BESS development.

• Nearest Substation: The site is located just 0.8 miles from a 115 kV substation (likely National Grid's Westborough Substation). This proximity significantly reduces the potential cost and complexity of interconnection. The available capacity at this substation is a critical unknown and must be determined via a pre-application report with the utility, National Grid, and the system operator, ISO-NE.
• Transmission & Distribution Lines: A 115 kV transmission line is only 0.3 miles away, offering a viable, albeit expensive, interconnection point for a larger utility-scale project. More importantly for a distribution-scale (≤5MW) project, a three-phase distribution feeder almost certainly runs along E Main St / Route 30. Verification of this feeder's voltage (likely 13.8 kV) and its available hosting capacity is a top priority.
• Recommended Interconnection: For a project ≤5MW, the recommended Point of Interconnection (POI) would be a tap to the existing distribution feeder along the road. For a larger project, a direct connection to the 115 kV line or a new bay at the nearby substation would