⚡ 298 EAST ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for "Project Bridgewater" (298 EAST ST, East Bridgewater, MA)

This report provides a comprehensive due diligence analysis for the property located at 298 East St, East Bridgewater, MA (APN: 083 12_11-02_0) for its potential as a Battery Energy Storage System (BESS) site. The analysis covers key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives.

1. Site Access & Topography

The 4.19-acre parcel has direct frontage on East Street, a two-lane, paved local road. Based on aerial imagery, access appears straightforward for standard construction vehicles. However, the delivery of oversized and overweight equipment, such as a main power transformer (MPT) and prefabricated battery enclosures, requires further evaluation. A route survey would be necessary to confirm bridge weight limits, turning radii, and overhead line clearances from the nearest major highway.

The site itself is currently undeveloped and heavily wooded. The topography in this region of Plymouth County is typically flat to gently rolling, which is advantageous for minimizing civil work. However, significant tree clearing and grading will be required to establish a level pad for the BESS compound, switchyard, and access road. The cost of this site preparation must be factored into the project pro forma. The direct road frontage likely obviates the need for a dedicated access easement over neighboring properties, but a construction entrance permit from the Town of East Bridgewater will be required.

2. Environmental Constraints

Environmental factors present several significant unknowns that constitute a primary risk for this site. While the provided data indicates no critical habitat, protected areas, or nearby brownfield/superfund sites, other key data points are missing.

• FEMA Flood Zone: Requires Verification. The flood zone designation is unknown. Any location within a Special Flood Hazard Area (e.g., Zone A, AE) would likely render the site undevelopable or require costly mitigation, such as elevating all equipment above the Base Flood Elevation, making it financially unviable. A desktop review using the FEMA Map Service Center is a critical immediate next step.
• Wetlands: Requires Verification. The presence of wetlands is unknown but highly probable on a wooded, undeveloped parcel in Massachusetts. The Massachusetts Wetlands Protection Act and local East Bridgewater Conservation Commission bylaws impose strict regulations, including significant buffer zones (typically 100 feet) from any delineated wetland resource areas. A wetland delineation by a certified professional is essential to determine the actual buildable area, which could be substantially less than the total 4.19 acres.
• Brownfield Status: The absence of a brownfield designation is a double-edged sword. It reduces the risk of encountering soil contamination but also makes the project ineligible for the 10% Brownfield Adder under the Inflation Reduction Act (IRA).
• Pipeline Proximity: The lack of major pipelines within a 3-mile radius is a positive safety attribute, simplifying site design and reducing third-party approval requirements.

3. Grid Infrastructure & Interconnection

The site's primary strength is its exceptional proximity to high-voltage grid infrastructure. A 115kV transmission line operated by the Town of Middleborough is located just 0.1 miles from the parcel boundary. This is the logical Point of Interconnection (POI).

The nearest substation (TAP135395, 1.1 miles away) is also a 115kV facility, confirming the transmission-level nature of the local grid. A distribution-level interconnection (e.g., at 13.8kV) is not a viable option here. Consequently, this site is only suitable for a utility-scale project, not a smaller distribution-scale asset.

Recommended Interconnection: A direct 115kV tap of the adjacent transmission line. This will require