⚡ 94 MAIN ST

MEMORANDUM

TO: Development Team, Sunland America Corp

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 94 MAIN ST, Oxford, MA (APN: 50B_C02_01)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at 94 Main Street in Oxford, Worcester County, Massachusetts. The 5.31-acre parcel presents a mixed profile with some favorable environmental characteristics but significant challenges related to grid interconnection costs, regulatory hurdles, and a lack of federal incentives.

1. Site Access & Topography

• Road Access & Equipment Delivery: The property has direct frontage on Main Street (Massachusetts Route 12), a major local thoroughfare. Preliminary review via satellite imagery indicates this is a paved, two-lane road capable of handling standard commercial traffic. Access for construction vehicles, including flatbed trucks for battery containers and a specialized multi-axle vehicle for the main power transformer, appears feasible directly from Main Street. No immediate obstructions like low bridges or tight turns are apparent on the primary access route.
• Terrain Characteristics: The site appears to be relatively flat, consistent with its current commercial use as a gym. Central Massachusetts can be hilly, but this specific parcel seems to have been previously graded. A formal topographical survey is required to confirm elevations and drainage patterns, but significant earthwork is not anticipated for the BESS pad itself.
• Heavy Equipment Access: Given the direct access from a state route and the likely flat terrain, access for heavy equipment such as a 150-ton crane for setting the transformer and battery enclosures is considered low-risk. The primary constraint will be establishing a stabilized construction entrance and laydown yard within the property boundaries.
• Easement Concerns: Requires Verification. While site access is excellent, an access easement for the electrical interconnection line will be critical. The likely Point of Interconnection (POI) will be the existing overhead distribution lines along Main Street or a new line run towards the East Webster substation 1.9 miles away. If a new line is required, securing easements from multiple intervening landowners could be a significant cost and schedule risk.

2. Environmental Constraints

• FEMA Flood Zone: A preliminary check of the FEMA Flood Map Service Center (Map Panel 25027C0589F) indicates the property is located entirely within Zone X. This is an area of minimal flood hazard, which is ideal for BESS development. This designation significantly de-risks the project from a flood perspective and simplifies foundation design and insurance requirements.
• Wetlands: Requires Verification. The provided data lists wetlands as "Unknown," which represents a primary environmental risk. A desktop review of the U.S. Fish & Wildlife Service National Wetlands Inventory (NWI) mapper suggests the potential for palustrine wetlands near the western boundary of the parcel. A formal Wetlands Delineation by a certified professional is an immediate next step to determine the presence, extent, and required setbacks (typically 50-100 feet in MA), which will define the ultimate buildable envelope.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which is a positive finding. A desktop screening using the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database is still recommended to confirm and document the absence of state-listed species.
• Brownfield/Superfund Status: The presence of a Superfund site within two miles does not directly impact this parcel. The site's current use as a gym suggests a low probability of on-site contamination. However, this does not qualify the site for the 10% IRA brownfield bonus, which requires the site itself to be a documented brownfield. A Phase I Environmental Site Assessment (ESA) is a standard diligence requirement to confirm the absence of recognized environmental conditions (RECs).
• Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a significant safety and layout advantage, eliminating concerns related to pipeline setbacks and potential co-location risks.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The East Webster substation is 1.9 miles away. This is a considerable distance for a distribution-scale project, suggesting that interconnection costs will be a major project driver. The substation's 69 kV bus is a sub-transmission voltage; while a direct tap is possible, it is more expensive. The available capacity at the substation is unknown and must be determined via a formal application to the utility.
• Transmission Lines: The 345 kV transmission line at 3.9 miles is not a viable interconnection point for a ≤5MW project due to prohibitive cost and technical requirements.
• Recommended Interconnection: The most likely and cost-effective interconnection point would be to an existing 13.2 kV (or similar voltage) 3-phase overhead distribution feeder that likely originates from the East Webster substation and runs along Main Street. This avoids the cost of a direct 69 kV substation build.
• Estimated Cost & Timeline: Requires Verification. Interconnection costs are the single largest risk for this project. A 1.9-mile line extension could range from $1.5M to $3.0M+, depending on whether it's an upgrade to the existing line or a new dedicated feeder, pole replacements, and necessary substation upgrades. The timeline within the ISO-New England (ISO-NE) territory, managed by the likely utility National Grid, is lengthy. Expect 24-