⚡ 16 MOZZONE BLVD

Site Access & Topography

Road Access & Equipment Delivery: The subject property is located on Mozzone Boulevard, a well-established industrial and commercial thoroughfare in Taunton, MA. A preliminary review using satellite imagery indicates that Mozzone Blvd is a paved, multi-lane road capable of supporting heavy truck traffic. It offers excellent connectivity to major regional highways, including Route 24 and Interstate 495, which is critical for the delivery of oversized and overweight components such as battery containers, pad-mount transformers, and switchgear. Access appears to be direct from the public right-of-way, minimizing the need for extensive new road construction on-site.

Terrain & Site Maneuverability: The topography in this area of Bristol County is generally flat to gently rolling. The parcel itself appears to be cleared and relatively level, consistent with its location within a developed industrial park. This is highly advantageous, as it will significantly reduce earthwork and civil engineering costs associated with site grading. The 3.05-acre parcel size provides adequate space for construction staging, laydown areas, and maneuvering of cranes and heavy equipment required for setting the BESS enclosures and transformers.

Easement Concerns: While direct road frontage is a major positive, a formal title search is a mandatory next step. This will be required to identify any existing utility easements, access easements benefiting adjacent properties, or other encumbrances that could restrict the placement of equipment and reduce the net buildable area. Requires Verification: Confirmation of a clean title without restrictive easements.

Environmental Constraints

FEMA Flood Zone & Wetlands: The FEMA flood zone and wetlands status are currently listed as "Unknown." These are critical, potentially fatal-flaw data gaps. A desktop analysis using the FEMA Flood Map Service Center and Massachusetts' MassGIS OLIVER portal must be conducted immediately. If the site is located within a Special Flood Hazard Area (e.g., Zone AE), development costs will increase substantially due to the need to elevate all equipment above the Base Flood Elevation, and permitting will become more complex. The presence of state-jurisdictional wetlands would trigger the Massachusetts Wetlands Protection Act, imposing significant buffer zones (typically 100 feet) that could severely constrain or eliminate the buildable area. This is a primary go/no-go diligence item.

Brownfield/Superfund Status: The presence of 25 brownfield or superfund sites within a two-mile radius indicates a high degree of historical industrial activity in the vicinity. While this poses a potential risk of subsurface contamination migrating onto the property, it also presents a significant opportunity. If this specific parcel (APN 108-15-0) can be officially classified as a "brownfield site" under the definitions provided for the Inflation Reduction Act (IRA), the project could qualify for a 10% Investment Tax Credit (ITC) adder. This potential financial upside makes a Phase I Environmental Site Assessment (ESA) an urgent priority to determine the site's history and potential for contamination, which is a prerequisite for the brownfield designation.

Habitat & Other Constraints: The data indicates no critical habitats for endangered species or designated protected areas on or immediately adjacent to the parcel, which is a positive finding that simplifies environmental permitting. The absence of pipelines within a three-mile radius mitigates safety risks and eliminates the need for specialized setback studies related to pipeline right-of-ways. The site is not located in the Chesapeake Bay Critical Area.

Grid Infrastructure & Interconnection

Substation & Transmission Assets: The nearest major electrical infrastructure is the West Water Street Substation, located 1.7 miles from the site with a maximum voltage of 115 kV. A 115 kV transmission line is also noted at a closer distance of 0.8 miles, but is flagged as "NOT AVAILABLE." This is a major concern, suggesting the line may be at capacity or unsuitable for interconnection.

Interconnection Strategy & Cost: For a distribution-scale project (≤5MW), a 1.7-mile interconnection to a 115 kV transmission substation is economically and technically infeasible. The cost for such a line extension and the associated substation upgrades (bay position, protection, etc.) would likely exceed $5-7 million and is not a viable path. The primary objective must be to identify a suitable 3-phase distribution feeder operating at a lower voltage (e.g., 13.8 kV) much closer to the site. The interconnecting utility is likely Taunton Municipal Lighting Plant (TMLP), a municipal utility with its own specific interconnection process and queue. The cost to interconnect to a nearby distribution feeder, if available, could still be substantial, likely in the range of $750,000 to $2.5 million, depending on the distance, whether the line is overhead or underground, and the extent of required feeder upgrades. Requires Verification: Identification