⚡ 7 INDUSTRIAL DR

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 7 INDUSTRIAL DR, Mattapoisett, MA (APN: 173 26.0_16.0)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at the subject property. The analysis identifies significant opportunities related to grid infrastructure but also flags critical risks concerning buildability, environmental constraints, and project economics.

1. Site Access & Topography

Road Access: The property has frontage on Industrial Drive, which is designated as a public road. This is highly advantageous, suggesting year-round, well-maintained access. As a road within an industrial area, it is likely designed to accommodate heavy truck traffic, including semi-trailers, which is essential for the delivery of BESS containers, transformers, and switchgear.

Topography & Equipment Feasibility: While a formal survey is required, the property's location in Mattapoisett, a coastal Massachusetts town, suggests the terrain is likely flat to gently sloped. This is ideal for BESS development as it minimizes the need for extensive civil work and grading, thereby reducing construction costs. Access for heavy equipment, such as a 100-ton crane for setting a Main Power Transformer (MPT) and containerized BESS units, appears feasible directly from Industrial Drive.

Easement Concerns: The "POI Onsite" designation implies an existing utility easement is likely present on or abutting the property. The primary concern will be to verify the width of this easement and any use restrictions it may contain. We must ensure that our proposed BESS equipment layout does not encroach upon this easement or violate any utility-mandated clearance requirements. No additional access easements appear necessary given the public road frontage.

2. Environmental Constraints

This section presents the most significant risks for the project. The preliminary data flag of "Buildability: No" is a major concern that is likely tied to one or more of the following environmental factors.

• FEMA Flood Zone: The flood zone designation is listed as "Unknown." This is a critical data gap. Given Mattapoisett's coastal location, there is a high probability that portions of the parcel lie within a Special Flood Hazard Area (e.g., Zone AE). Any development within such a zone would require elevated foundations and potentially prohibitive mitigation measures, severely impacting project cost and feasibility. This must be verified immediately using FEMA's Flood Map Service Center.
• Wetlands: The presence of wetlands is "Unknown." In Massachusetts, wetlands are heavily regulated by local Conservation Commissions under the Massachusetts Wetlands Protection Act. Development is typically prohibited within wetlands, and a 100-foot "Buffer Zone" is enforced, with a 25-foot "No Disturb" zone closest to the resource area. The 6.28-acre parcel could be rendered unbuildable if significant wetlands are present. A desktop screening using MassGIS OLIVER is the immediate next step, likely followed by a formal field delineation.
• Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a positive initial finding. This should be confirmed with the U.S. Fish and Wildlife Service's IPaC tool and the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database during formal diligence.
• Brownfield/Superfund Status: The site is not a brownfield. While this avoids environmental remediation risks, it also means the project is not eligible for the 10% ITC adder for projects on brownfield sites under the Inflation Reduction Act (IRA).
• Pipeline Proximity: No major gas pipelines are located nearby, mitigating risks associated with pipeline-related setbacks and safety protocols.

3. Grid Infrastructure & Interconnection

The grid infrastructure is the strongest attribute of this site.

Substation & Transmission: The nearest substation is 1.0 mile away and has a maximum voltage of 115 kV, indicating it is a transmission-level substation. A 115 kV transmission line owned by NSTAR (now Eversource) is also located 1.0 mile from the site.

Interconnection Point & Voltage: The key data point is "POI Onsite" with an interconnection voltage of "13.2 kV." This is an ideal scenario for a distribution-scale (≤5MW) project. It indicates a three-phase Eversource distribution feeder is directly on or adjacent to the property boundary. This eliminates the need for a costly and time-consuming line extension, which is a major de-risking factor. The project will interconnect at the distribution level.

Cost & Timeline Estimate: By avoiding a line extension, interconnection costs will be lower than average. However, costs will still be significant, likely in the $750,000 to $2,000,000 range, to cover required feeder upgrades, protection equipment (reclosers), SCADA integration, and utility administration. The primary unknown is the available capacity of the feeder; if the circuit is heavily loaded, upgrades could be extensive and costly. The Eversource interconnection queue in Massachusetts is notoriously long. A realistic timeline from application submission to commercial operation is 24-36 months.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ): The Town of Mattapois