⚡ INDUSTRIAL DR

BESS SITE DILIGENCE ANALYSIS

Prepared for: Sunland America Corp. Development Committee
Prepared by: Senior BESS Site Evaluation Analyst
Date: October 26, 2023
Site Name: Mattapoisett Industrial
Address: INDUSTRIAL DR, Mattapoisett, Plymouth County, MA
APN: 26.0_21.0
Project Size Class: Distribution-Scale (Target ≤5MW)

1. Site Access & Topography

The subject property is located on Industrial Drive within what appears to be a designated industrial park in Mattapoisett, MA. This location is generally favorable for site access. Initial desktop review suggests Industrial Drive is a paved, two-lane road capable of supporting heavy truck traffic, connecting directly to Route 6, a primary local thoroughfare. This indicates a high likelihood of feasible access for delivery of heavy equipment, including battery containers, switchgear, and medium-voltage transformers.

However, specific turning radii from Route 6 onto Industrial Drive and into the parcel itself Requires Verification via a site visit or detailed mapping analysis. The topography of coastal Massachusetts is typically flat to gently rolling. We anticipate minimal grading requirements for the BESS pad, which is a positive factor for construction costs. The most significant access concern is not for construction, but for grid interconnection. The 1.2-mile distance to the nearest substation will necessitate a new medium-voltage (or high-voltage) "gen-tie" line. Securing the required easements for this line from intervening landowners could be a complex, costly, and time-consuming process, representing a major project risk.

2. Environmental Constraints

The environmental profile of this site presents several critical unknowns that must be resolved immediately. While the data indicates a lack of nearby brownfields, superfund sites, or critical habitats, the two most significant risks for development in this region are unassessed.

• FEMA Flood Zone: The flood zone designation is listed as "Unknown." Given Mattapoisett's coastal location, there is a moderate to high risk that the property lies within a Special Flood Hazard Area (e.g., Zone AE or VE). Development within these zones would require elevating all critical equipment above the Base Flood Elevation (BFE), adding significant cost and complexity. A FEMA FIRMette map must be generated as a top priority.
• Wetlands: The presence of wetlands is "Unknown." Massachusetts has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act, which typically mandates a 100-foot buffer zone from delineated wetland resources. The presence of wetlands could severely constrain the buildable area of the 9.9-acre parcel. A desktop screening using MassGIS data is an immediate next step, to be followed by a formal wetland delineation if the site moves forward.
• Brownfield Status: The absence of a brownfield designation is a double-edged sword. While it reduces the risk of encountering soil contamination, it also makes the project ineligible for the 10% IRA brownfield tax credit adder, a notable economic disadvantage.
• Pipeline Proximity: The lack of gas pipelines within a 3-mile radius is a significant safety and layout advantage, eliminating setback requirements and third-party approval risks associated with such infrastructure.

3. Grid Infrastructure & Interconnection

The grid infrastructure presents the single greatest challenge for this site. The nearest substation is 1.2 miles away and is a 115 kV transmission-level asset owned by Eversource (formerly NSTAR). For a distribution-scale project (≤5MW), a 1.2-mile interconnection at 115 kV would be prohibitively expensive, likely costing well over $5 million and involving a multi-year study and construction timeline within the ISO-New England (ISO-NE) queue. This pathway is not considered commercially viable for a project of this scale.

The only viable path forward is to identify a suitable 3-phase distribution feeder (e.g., 13.8 kV) adjacent to or crossing the property. The presence and available capacity of such a feeder is currently unknown and is the most critical diligence item. If a viable distribution line exists, interconnection costs could be in the more manageable range of $750,000 to $2 million, depending on the required upgrades. The interconnecting utility would be Eversource, whose interconnection process is known to be rigorous and lengthy. Even for a distribution-level project, timelines from application to operation can often exceed 36 months in this territory.

4. Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) is the Town of Mattapoisett. The property is zoned LI (Light Industrial), which is a favorable designation for a BESS project. Utility infrastructure is often a permitted use in industrial zones. However, a review of the Town of Mattapoisett's zoning bylaws indicates that while large-scale solar is addressed, BESS is not explicitly defined as a permitted use.

Consequently, the likely permitting pathway would be a Special Permit from the Mattapoisett Planning Board. This process provides the town with discretionary review authority and introduces public hearings, which can add uncertainty and extend the pre-construction timeline by 6-9 months. It is not a "by-right" use. We must engage with the Town Planner to gauge their familiarity with and disposition towards BESS technology. There is also a risk, common in Massachusetts municipalities, of a BESS-specific moratorium being enacted if local opposition arises. Standard LI district setbacks for front, side, and rear yards will apply, but the Planning Board could impose stricter noise and safety setbacks