⚡ 400 E 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 400 E Center St, West Bridgewater, MA (APN: 41 039)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) at the subject property. The analysis identifies key site attributes, potential risks, and recommended next steps for this opportunity.

1. Site Access & Topography

The property exhibits excellent physical access, fronting directly onto East Center Street (MA Route 106), a major state-maintained roadway. This two-lane road appears well-paved and capable of supporting heavy truck traffic. Delivery of large, heavy equipment, including multi-ton transformers, switchgear, and containerized battery systems via flatbed trucks, is anticipated to be straightforward. No immediate obstructions like low-clearance bridges or tight turning radii are apparent from a desktop review.

Based on regional topography and aerial imagery, the site appears to be relatively flat with minimal grade change, which is ideal for minimizing civil engineering and earthwork costs. The current use as a vehicle-related commercial lot suggests the site is already cleared and likely graded. A formal topographical survey is required for final design, but significant grading challenges are not expected. As the property has direct frontage on a public highway, an off-site access easement is likely unnecessary. However, a title search is required to confirm no existing easements encumber the property in a way that would restrict internal circulation or equipment placement.

2. Environmental Constraints

Environmental conditions present the most significant uncertainty for this site.

• FEMA Flood Zone: The property's flood zone designation is currently Unknown. This is a critical data gap. If the site is located within a Special Flood Hazard Area (e.g., Zone AE), development costs could increase substantially due to requirements for elevating all equipment above the Base Flood Elevation, or the site could be rendered undevelopable. Action: Immediate review of FEMA Flood Insurance Rate Maps (FIRMs) is required.
• Wetlands: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection regulations under the MA Wetlands Protection Act. Any state or federally delineated wetlands on or near the parcel would trigger significant setback requirements (typically a 100-foot buffer zone), which could severely constrain the buildable area on this small 2.28-acre lot. Given the potential for wetlands in the region, a formal wetland delineation will be a mandatory and early-stage diligence item.
• Habitat/Species: The site is not located within any designated critical habitat or protected areas, which is a positive finding that simplifies environmental permitting. A Phase I Environmental Site Assessment (ESA) should still be conducted to confirm this and screen for other potential liabilities.
• Brownfield/Superfund: The absence of nearby brownfield or superfund sites is a double-edged sword. It significantly reduces the risk of encountering soil or groundwater contamination, avoiding costly remediation. However, it also means the project is ineligible for the 10% IRA Brownfield Adder, a key economic incentive.
• Pipeline Proximity: The lack of any major gas transmission pipelines within a three-mile radius is a significant safety and permitting advantage, eliminating the need for specialized risk assessments and setbacks associated with such infrastructure.

3. Grid Infrastructure & Interconnection

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

• Substation & Transmission: The property is located just 0.9 miles from the TAP135389 substation (115 kV class) and only 0.3 miles from a 115 kV transmission line. This offers a viable, albeit expensive, path for a utility-scale project.
• Distribution Feeder: More importantly for a ≤5MW project, aerial imagery and street-level views confirm the presence of a three-phase overhead distribution line running directly along the property's frontage on E Center Street. This is the ideal Point of Interconnection (POI) for a distribution-scale asset.
• Interconnecting Utility & Voltage: The utility is almost certainly National Grid. Requires Verification. The distribution voltage is likely 13.8 kV, a standard class for this utility.
• Recommended Interconnection: The recommended pathway is a direct tap to the adjacent 13.8 kV (assumed) distribution feeder. This avoids the high cost and complexity of a transmission-level interconnection.
• Estimated Cost & Timeline: For a distribution tie, interconnection costs are estimated in the $750,000 to $2,000,000 range, covering utility-side upgrades, switchgear, and protection schemes. The interconnection process in Massachusetts is governed by ISO New England (ISO-NE), which has a notoriously long and congested queue. The realistic timeline from application submission to commercial operation is approximately 24-48 months.