⚡ 990 ELM ST

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 990 Elm St, Bridgewater, MA (APN: 042 30_21_0)

1. Site Access & Topography

Initial analysis indicates the site has strong physical access. The property fronts directly onto Elm Street, a well-maintained, two-lane paved road that appears suitable for heavy truck traffic, including flatbeds for battery container delivery and cranes for setting heavy equipment like transformers. Satellite imagery suggests the terrain is predominantly flat and cleared, consistent with its industrial zoning and prior use. This lack of significant grade change will simplify civil work and reduce site preparation costs. The primary concern is the internal layout of the 2.57-acre parcel. It is currently developed with a large warehouse structure. A BESS project would likely require demolition of this structure, adding cost and time. The most significant access consideration is the existing 345kV transmission line easement. A title search is immediately required to determine the exact location and restrictions of this Right-of-Way (ROW), as it will encumber a significant portion of the property and dictate the final buildable envelope. Access for construction and long-term operations and maintenance appears feasible directly from Elm Street, but an access agreement or easement may be needed depending on the final site plan relative to the existing property layout.

2. Environmental Constraints

The site presents a mixed but manageable environmental profile. Key findings and required verifications are:

• FEMA Flood Zone: The provided data is "Unknown." However, a preliminary check of the FEMA Flood Map Service Center (Map Panel 25023C0282K) indicates the parcel is located in Zone X, an area of minimal flood hazard. While this is a positive finding that likely obviates the need for costly platforming or flood-proofing, it Requires Verification through a formal report.
• Wetlands: The presence of wetlands is "Unknown." A preliminary screen of the USFWS National Wetlands Inventory mapper shows potential freshwater forested/shrub wetlands in the vicinity, though not directly on the parcel. Given the proximity, a formal Wetlands Delineation is a mandatory next step to confirm the absence of jurisdictional wetlands and associated state/local buffer requirements, which could further constrain the already small site.
• Critical Habitat / Species: The data indicates no critical habitat, which is a significant advantage. This should be confirmed with a desktop review using the USFWS IPaC tool and the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or habitats are present.
• Brownfield/Superfund: The presence of two sites within a two-mile radius is a flag for a mandatory Phase I Environmental Site Assessment (ESA) to ensure no recognized environmental conditions (RECs) or contaminant migration affects the subject property. Importantly, this site does not appear to be a designated brownfield itself, meaning it is ineligible for the 10% IRA brownfield tax credit adder. This is a missed opportunity, not a benefit.
• Pipelines: No major gas pipelines within three miles is a notable safety and permitting advantage, eliminating the need for specialized risk assessments and setbacks associated with pipeline infrastructure.

3. Grid Infrastructure & Interconnection

The grid infrastructure at this location presents a significant challenge and is the site's most critical uncertainty. The on-site 345kV transmission line and the proximity (1.2 miles) to the 345kV Bridgewater substation are a "white elephant" for a distribution-scale (≤5MW) project. Interconnecting at 345kV would be financially non-viable (estimated cost >$5 million) and involve a prohibitively long and complex ISO-New England (ISO-NE) queue process (3-5+ years).

The project's only feasible path is a distribution-level interconnection. Satellite imagery shows overhead utility poles along Elm Street, likely carrying a National Grid distribution feeder. The viability of this site is entirely dependent on this feeder. We must immediately determine:

1. The voltage class (e.g., 13.8kV).
2. The available hosting capacity for a ≤5MW injection.
3. The physical condition and configuration (3-phase required) of the line.

If a viable distribution feeder exists, the interconnection cost could be in the $750,0