⚡ 120 W CENTER ST

MEMORANDUM

TO: Sunland America Corp. Development Team
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 120 W CENTER ST, West Bridgewater, MA (APN: 322 45 042)

This report provides a comprehensive due diligence analysis for the potential development of a Battery Energy Storage System (BESS) on the 4.17-acre parcel located at 120 W Center Street in West Bridgewater, Massachusetts. The analysis evaluates the site's suitability across key development pillars, including physical characteristics, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives. While the site possesses exceptional grid infrastructure proximity, it faces significant hurdles related to environmental unknowns and a challenging regulatory and permitting environment.

1. Site Access & Topography

The subject property fronts West Center Street (MA Route 106), a major state-maintained roadway. This provides excellent primary access for both construction and ongoing operations. Preliminary review of aerial imagery suggests the road is well-paved and wide enough to accommodate oversized and overweight vehicles required for BESS component delivery, including battery containers, inverters, and main power transformers.

The local topography appears to be relatively flat with minimal grade changes, which is ideal for minimizing civil engineering and earthwork costs. However, a formal topographic survey is required for confirmation. The key challenge will be creating an internal access road from West Center Street to the specific BESS pad location within the 4.17-acre parcel. Depending on the final site layout, an access easement may not be required if the entrance is directly off the public right-of-way. The feasibility of bringing heavy equipment onto the site is considered high, assuming no unmitigable geotechnical or environmental constraints (e.g., wetlands) are discovered.

2. Environmental Constraints

The environmental profile of this site presents significant unknowns and potential risks that must be addressed immediately.

• FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical data gap. Any location within a Special Flood Hazard Area (e.g., Zone A, AE) would likely render the site undevelopable or require cost-prohibitive mitigation, such as elevating all equipment above the Base Flood Elevation.
• Wetlands: The presence of wetlands is Unknown. Massachusetts has a stringent Wetlands Protection Act, and the presence of jurisdictional wetlands could severely limit the buildable area or require extensive and costly permitting through the local Conservation Commission. A formal wetlands delineation is an essential next step.
• Critical Habitat / Species: The data indicates no critical habitat or protected areas on site, which is a significant positive. However, this should be confirmed via a desktop screening using the MA Natural Heritage & Endangered Species Program (NHESP) database.
• Brownfield/Superfund Status: There are two known contamination sites within a two-mile radius. While this raises concerns about potential on-site contamination, it also presents a critical opportunity. If this specific parcel can be classified as a "brownfield site" per IRA guidelines, the project would be eligible for a 10% ITC adder. A Phase I Environmental Site Assessment (ESA) is required to determine this status. This is a potential advantage.
• Pipeline Proximity: The absence of major gas pipelines within three miles is a notable safety and design advantage, reducing setback concerns and third-party approval requirements.

3. Grid Infrastructure & Interconnection

The site's primary strength is its outstanding proximity to robust grid infrastructure.

• Substation & Transmission: The site is located just 1.0 mile from the TAP135389 substation (115 kV class) and only 0.5 miles from a 115 kV transmission line. This proximity is highly favorable for a utility-scale BESS project, minimizing the length and cost of the generator lead line.
• Interconnecting Utility: Requires Verification. The likely utility is the West Bridgewater Municipal Light Plant (WBMLP). Interconnecting with a municipal utility involves a different process than with an investor-owned utility under ISO New England (ISO-NE). The WBMLP's specific interconnection standards, application process, and queue must be investigated immediately.
• Recommended Interconnection: For a utility-scale project (>5MW), a transmission-level interconnection at 115 kV is the most viable path. For a smaller distribution-scale project (≤5MW), a tap to a local distribution feeder may be possible, but the capacity of those lines is unknown. The transmission option is more certain and valuable.
• Estimated Cost & Timeline: A 0.5-mile 115 kV transmission tap is a significant undertaking. Estimated costs could range from $2.5M to $6M+, inclusive of line extension, substation bay work, and protection/metering equipment. The timeline, from application to commercial operation, could be 24-48 months, contingent on the WBMLP and ISO-NE study processes.
• Feeder Configuration: Distribution feeders likely run along West Center Street, but their voltage class (e.g., 13.8 kV) and