⚡ 100 WILLIAMS ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 100 Williams St, Dighton, MA (APN: 076/002.0-0020-0000.0)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) at the 8.76-acre subject property in Dighton, Bristol County, Massachusetts. The analysis concludes with a suitability score, a summary of key risks, and recommended next steps for a go/no-go decision.

1. Site Access & Topography

Road Access & Equipment Delivery: The property has excellent frontage on Williams Street, which is also Massachusetts Route 138. This is a two-lane state highway, fully paved and well-maintained, capable of supporting heavy truck traffic. Access for delivery of large equipment, including battery containers, power conversion systems (PCS), and the main power transformer, appears feasible directly from this primary road. A preliminary review of aerial imagery shows no obvious overhead obstructions, tight turns, or low-clearance bridges on the immediate approach.

Terrain & Site Conditions: The topography of the parcel appears to be relatively flat, particularly the front portion fronting Williams Street, which is consistent with the surrounding area in Bristol County. This is highly advantageous, as it will minimize the need for extensive civil work and grading, thereby reducing site preparation costs. The rear of the property appears more wooded, which may require clearing. The current land use is listed as a gas station, suggesting the front portion is already disturbed and likely compacted, which is favorable for construction.

Heavy Equipment Feasibility: Given the direct access from a state highway and the flat terrain, maneuvering heavy equipment such as a 100-ton crane for transformer placement should be straightforward. The primary constraint will be the internal site layout and ensuring adequate turning radii for semi-trucks delivering containerized BESS units.

Easement Concerns: Requires Verification. The provided data does not include a title report. It is critical to conduct a title search to identify any existing utility easements (e.g., for the power lines along the road), access easements, or other encumbrances that could restrict the buildable area and dictate the BESS equipment layout.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown and represents a critical data gap. Development within a Special Flood Hazard Area (e.g., Zone A, AE) would trigger significant design constraints, including elevating all equipment above the Base Flood Elevation, potentially rendering the project financially unviable. A desktop review using the FEMA Map Service Center is an immediate next step.

Wetlands: Requires Verification. The presence of wetlands is unknown. Massachusetts has a very strict Wetlands Protection Act. Given the wooded area at the rear of the property, there is a moderate risk of jurisdictional wetlands. The presence of wetlands would enforce significant setbacks (typically 100-foot buffer zones) that could severely limit the buildable envelope. A desktop screening followed by a formal wetland delineation by a certified professional is required.

Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a significant advantage. This reduces the risk of lengthy and complex consultations with state and federal wildlife agencies (e.g., USFWS, MA Natural Heritage & Endangered Species Program).

Brownfield/Superfund Status: The site is not a listed brownfield, and there are no superfund sites within two miles. While this means the project is ineligible for the 10% IRA brownfield tax credit adder, it is a net positive. It eliminates the risk of discovering legacy contamination (especially given the prior gas station use), which could lead to costly remediation and liability issues.

Pipeline Proximity: No major gas pipelines are located within three miles, mitigating safety risks and avoiding the need for specialized setbacks or consultations with pipeline operators.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The nearest substation, CLEARY FLOOD (115 kV), is 3.1 miles away. This distance is prohibitive for a distribution-scale project; a dedicated 3.1-mile line extension would cost several million dollars and make the project non-economic. Similarly, the nearest 115kV transmission line is 1.7 miles away and noted as "NOT AVAILABLE," which is a fatal flaw for a transmission-level interconnection.

Recommended Interconnection: The only viable path for this site is a distribution-level interconnection. The interconnecting utility is National Grid. A preliminary review of street-level imagery confirms the presence of a 3-phase overhead distribution feeder running directly along the property's frontage on Williams Street. This is the most critical piece of infrastructure for the project's success.

Likely Voltage & Feeder: The likely interconnection voltage will be National Grid's standard distribution voltage, likely 13.8 kV. The project would connect directly to this adjacent feeder. The primary unknown is the feeder's available capacity (hosting capacity) to accommodate a 5MW injection of power without requiring significant and costly upstream upgrades (e.g., reconductoring, substation breaker upgrades).

Estimated Cost & Timeline: Assuming sufficient capacity on the adjacent feeder, the interconnection cost would be relatively low, likely in the $500,000 to $1,500,000 range for the utility-side upgrades, switchgear, and short line tap. The interconnection process in Massachusetts under ISO-New England is notoriously slow. Even for a distribution-connected project, the timeline from application submission to