⚡ 430 E BRITANNIA ST

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 430 E Britannia St, Taunton, MA (APN: 39-435-0)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at the subject property. The analysis identifies significant challenges across multiple domains, suggesting a high-risk profile for development.

1. Site Access & Topography

Road Access & Equipment Delivery: The property has direct frontage on East Britannia Street, a two-lane, paved local road. Initial desktop review suggests this road is adequate for standard construction traffic. However, the feasibility of delivering oversized and overweight equipment, such as 53-foot battery containers, a main power transformer, and switchgear, is a critical unknown. A detailed route survey is required to assess potential constraints like low-clearance bridges, sharp turns, or road weight limits between the site and major highways (e.g., I-495, MA-24). Without this confirmation, a fatal flaw in logistics remains a possibility.

Terrain & Site Layout: The site is currently used as a rifle and pistol club on a small 2.67-acre parcel. This land use suggests that portions of the site may be cleared and relatively flat for shooting ranges, but it could also contain significant man-made features like shooting berms that would require substantial earthwork. The small total acreage presents a significant constraint. A typical 5 MW BESS requires 1-2 acres, leaving very little buffer for setbacks, environmental features, construction laydown, and stormwater management. A topographical survey is essential to confirm the buildable envelope.

Easement Concerns: While direct site access from East Britannia Street appears straightforward, a primary concern is the need for a utility easement for the interconnection line. Given the 1.7-mile distance to the nearest substation, securing a continuous easement from potentially dozens of private and public landowners would be an extremely time-consuming, expensive, and high-risk undertaking.

2. Environmental Constraints

Flood & Wetlands: The FEMA flood zone and presence of wetlands are currently unknown. This represents a critical data gap. Any designation within a 100-year floodplain (Zone A/AE) would likely render the site unsuitable or require cost-prohibitive mitigation. Similarly, the likely presence of state-regulated wetlands in Massachusetts, with their associated 100-foot buffer zones, could severely restrict or eliminate the already small buildable area. A desktop screening followed by a formal wetlands delineation is an immediate priority.

Brownfield/Superfund Status: The presence of 21 Brownfield/Superfund sites within a two-mile radius is a red flag for area-wide contamination. More critically, the site’s historical and current use as a gun club creates a high probability of on-site contamination, particularly lead in soil from ammunition. This poses a dual consideration:

• Risk: Significant remediation costs and potential long-term liability could make the project economically unviable. A Phase I Environmental Site Assessment (ESA) is non-negotiable, and a Phase II ESA is highly probable.
• Opportunity: If the site is officially designated as a brownfield, it could qualify for the 10% IRA Brownfield ITC adder. This is the only potential incentive adder for this site