⚡ 851 STATE RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 851 State Rd, Dartmouth, MA (APN: 072 162_1)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale Battery Energy Storage System (BESS) at the subject property. The analysis covers key evaluation criteria including site access, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives.

1. Site Access & Topography

Overall Assessment: Excellent. The site exhibits strong characteristics for physical access and constructability.

• Road Access: The property has direct frontage on State Road (U.S. Route 6), a major, multi-lane state highway. This provides excellent, year-round, paved access suitable for all phases of construction and operation. No off-site road improvements are anticipated.
• Equipment Delivery: The location on a primary commercial corridor facilitates straightforward delivery of heavy and oversized equipment, including battery containers, power conversion systems (PCS), and the main power transformer. A traffic management plan will be required during delivery and crane operations, but this is a standard and manageable requirement.
• Terrain & Topography: The current land use as an auto repair garage strongly suggests the 2.3-acre parcel is already graded flat and is largely impervious (asphalt/concrete) or compacted gravel. This significantly reduces the need for extensive civil work, grubbing, and grading, lowering overall construction costs and timelines.
• Easement Concerns: Requires Verification. While physical access is excellent, a full title report is required to identify any existing utility, drainage, or access easements that may encumber the property. Given its commercial history, such easements are likely and could constrain the final buildable envelope on this relatively small parcel.

2. Environmental Constraints

Overall Assessment: High Risk. The site presents several significant environmental unknowns and one major liability risk that must be addressed immediately.

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown. This is a critical data gap. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is a priority. Any portion of the site within a Special Flood Hazard Area (e.g., Zone A, AE) would impose severe design constraints, requiring all equipment to be elevated above the Base Flood Elevation, potentially rendering the project economically unviable.
• Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop screening using MassGIS and National Wetlands Inventory (NWI) data is required, to be followed by a formal field delineation if necessary. Massachusetts has stringent wetlands regulations (Massachusetts Wetlands Protection Act) with significant buffer zone requirements (typically 100 feet), which could severely limit or eliminate the buildable area on a 2.3-acre site.
• Brownfield/Superfund Status: The site is not a listed brownfield, meaning it is ineligible for the 10% IRA brownfield tax credit adder. More importantly, its long-term use as an "Auto Repair" facility presents a high risk of on-site contamination from petroleum products, solvents, and other hazardous materials. This is a significant liability risk, not an advantage. A Phase I Environmental Site Assessment (ESA) is a mandatory, immediate next step.
• Critical Habitat & Protected Areas: No critical habitats or protected areas are indicated in the initial screening, which is a positive. This should be confirmed via the USFWS IPaC tool and the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database.
• Pipeline Proximity: No gas transmission pipelines are located in the immediate vicinity, eliminating this as a safety and layout concern.

3. Grid Infrastructure & Interconnection

Overall Assessment: High Risk & High Uncertainty. The viability of this site is entirely dependent on the availability of a suitable distribution-level point of interconnection (POI), which is currently unknown.

• Substation & Transmission: The nearest substation (TAP135407) and transmission line are 1.7-1.8 miles away and operate at 115 kV. For a distribution-scale project (≤5MW), a 1.8-mile line extension to interconnect at transmission voltage would be prohibitively expensive (likely >$5M) and is not a viable path.
• Likely Interconnection Point: The only feasible interconnection strategy is to tap into a 3-phase distribution feeder along the site's frontage on State Road. Requires Verification. The presence, voltage (likely 13.8 kV), and available capacity of such a feeder must be confirmed with the interconnecting utility, Eversource.
• Feeder Configuration: We anticipate a standard 3-phase overhead distribution line along the commercial corridor, which is favorable. However, this feeder may already be heavily loaded, requiring significant and costly utility upgrades (e.g., reconductoring, substation breaker upgrades) to accommodate a 5MW BESS.
• Estimated Costs & Timeline:
  • Best Case: If a robust feeder with available capacity is adjacent to the site,