⚡ 11 OLD REYNOLDS RD

1. Site Access & Topography

Road Access & Equipment Delivery: The subject property is located at 11 Old Reynolds Rd in Rehoboth, MA. Initial desktop review suggests Old Reynolds Road is a local, two-lane paved or gravel road, typical of this semi-rural area. The quality and load-bearing capacity of this road are critical unknowns and Requires Verification through a site visit. Feasibility for delivering heavy equipment, such as a 150,000 lb transformer or 80,000 lb battery containers via multi-axle trucks, is a significant concern. A route survey would be necessary to assess turning radii from larger thoroughfares (e.g., Route 44), bridge weight limits, and overhead line clearances. The current access appears potentially challenging for construction-scale logistics.

Terrain Characteristics: Bristol County, and Rehoboth specifically, is characterized by gently rolling terrain, extensive woodlands, and significant wetland systems. We anticipate the parcel to be relatively flat but likely wooded, requiring substantial clearing and grading. The presence of rocky soil or ledge, common in New England, could increase foundation costs and Requires Verification via a geotechnical survey. The discrepancy in parcel size between the provided data (23.10 acres) and Regrid data (8.29 acres) is a critical issue that must be resolved immediately via a title search and survey.

Easement Concerns: Access appears to be directly from a public road. However, we must verify that no private access easements are required. More importantly, a 4.2-mile interconnection route to the Chartley Pond substation would require extensive and likely cost-prohibitive right-of-way acquisition and easements from dozens of private and public landowners. This is a major potential barrier.

2. Environmental Constraints

FEMA Flood Zone & Wetlands: The FEMA flood zone and wetlands status are listed as "Unknown." This represents a major diligence gap and a significant project risk. This region of Massachusetts is rich with wetlands, streams, and vernal pools. A desktop screening using MassGIS and National Wetlands Inventory (NWI) data is an immediate next step. Given the high probability of wetlands, a formal wetland delineation by a certified professional will be required. Any identified wetlands will trigger significant state (Massachusetts Wetlands Protection Act) and local (Rehoboth Conservation Commission) setback requirements, which could severely constrain the buildable area. Siting BESS equipment within a designated flood zone is generally prohibited or requires costly elevation measures, making any such areas unusable.

Habitat & Protected Species: The data indicates no critical habitat or protected areas on site, which is a positive finding. However, this should be confirmed with the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database, as their maps are the definitive source for state-level jurisdiction.

Brownfield/Superfund Status: The site is not a brownfield. While this avoids potential contamination risks and costly remediation, it also means the project is ineligible for the 10% IRA Brownfield Adder, a notable financial disadvantage.

Other Considerations: The site is not within the Chesapeake Bay Critical Area. Proximity to pipelines and gas wells is not a concern based on available data, which simplifies safety and setback considerations.

3. Grid Infrastructure & Interconnection

Substation & Transmission Analysis: The nearest substation, Chartley Pond, is 4.2 miles away. This distance is economically unviable for a new distribution-level feeder line for a project of this scale (≤5MW). The cost for such a line build, including materials, labor, and extensive easements, would likely be in the $3M - $5M+ range, rendering the project uneconomical. The presence of a 115kV transmission line just 0.1 miles away is noted as "NOT AVAILABLE." This is a critical, likely fatal, flaw. It implies that there is no technical or commercial feasibility for a transmission-level interconnection, removing that as a potential option.

Recommended Interconnection & POI: The only theoretical path forward is a distribution-level interconnection. The project's survival is entirely dependent on the presence of a suitable 3-phase, 13.8kV-class distribution feeder directly adjacent to or crossing the property with sufficient available capacity. This is the single most important unknown. The interconnecting utility is National Grid, and its interconnection queue, managed under ISO-New England (ISO-NE), is notoriously long and complex. Even a "simple" distribution interconnection study process can take 24-36 months to reach an Interconnection Service Agreement (ISA).

Cost & Timeline Estimate:

• Scenario A (No suitable feeder nearby): Project is not viable. Interconnection cost is effectively infinite.
• Scenario B (Suitable feeder on-site): Costs would still include a recloser, switchgear, protection upgrades, and utility study costs, likely ranging from $500,000 to $1,500,000. The timeline would remain 24-36 months.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ): The AHJ is the Town of Rehoboth. Permitting will involve, at a minimum, the Rehoboth Planning Board, Conservation Commission, and Building Inspector.

Zoning Compatibility: There is a conflict in the provided zoning data: "Recreational" vs. "R-A" (Residential-Agricultural). Neither of these zones would typically permit a BESS facility "by-right." Energy storage is a new and often unclassified use in municipal bylaws. Therefore, the project will require a discretionary permit.

Permitting Pathway: The most likely pathway is a Special Permit from the Planning Board, which involves public hearings and significant board discretion. If BESS is not a contemplated use, a more difficult Use Variance from the Zoning Board of Appeals (ZBA) may be required, which carries a much higher legal burden to prove hardship. This regulatory uncertainty is a major risk. We must immediately check if Rehoboth has enacted or is considering a moratorium on battery storage projects, as several Massachusetts towns have.

Setbacks & Regulations: Specific BESS setbacks are likely not defined in the bylaw and would be determined as conditions of a special permit. Standard property line setbacks for the R-A zone would apply as a baseline. The project will also be subject to Massachusetts state fire safety regulations (527 CMR 1.00) and NFPA 855 standards.

5. IRA