⚡ BURTS PIT RD

1. Site Access & Topography

Road Access: The quality of road access to the parcel on Burts Pit Rd is a critical unknown and a primary diligence item. Satellite imagery suggests Burts Pit Road is a narrow, potentially unpaved or poorly maintained rural road. Its load-bearing capacity is likely insufficient for heavy haul trucks required for delivering multi-ton battery containers, transformers, and switchgear. Requires Verification: A site visit is mandatory to assess road conditions, width, turning radii, and any low-hanging utility lines or bridges that could impede access.

Terrain & Site Preparation: The parcel is zoned and currently used as "Timberland, Forest, Trees." This indicates the 4.42-acre site is likely heavily wooded and may feature uneven topography, characteristic of Western Massachusetts. Significant site preparation, including tree clearing, grubbing, and extensive grading, will be necessary. The costs associated with this work could be substantial and must be factored into the project's pro-forma. A preliminary geotechnical investigation will also be required to assess soil stability for equipment foundations.

Heavy Equipment Feasibility: The feasibility of delivering heavy equipment is currently low. Access will likely require significant road improvements to Burts Pit Rd, potentially at the developer's expense. The cost and permitting for such improvements could be prohibitive. Furthermore, the internal site layout will need to be carefully designed to accommodate crane pads and laydown areas on a relatively small, constrained parcel.

Easement Concerns: The parcel's frontage on Burts Pit Rd must be confirmed via a title search and survey. There is a risk that the parcel is "flag-lotted" or that legal access is not guaranteed. An access easement may need to be negotiated with an adjacent landowner, introducing cost, timeline, and negotiation risk.

2. Environmental Constraints

FEMA Flood Zone: The flood zone designation is unknown. This represents a potentially fatal flaw. Any portion of the site within a 100-year floodplain (e.g., Zone A, AE) would severely restrict development. While equipment can be elevated on platforms, this adds significant cost and may not be permissible by the AHJ. Action Item: Immediately pull the FEMA FIRMette for this parcel to determine flood risk.

Wetlands: The presence of wetlands is unknown but highly probable on a forested parcel in this region. State and local regulations in Massachusetts impose significant setbacks (typically 50-100 feet or more) from delineated wetland boundaries. On a small 4.42-acre site, the presence of wetlands could easily reduce the buildable area to a point where a 5MW BESS is not feasible. A formal wetlands delineation by a certified professional is a critical and immediate next step.

Habitat & Species: The data indicates no critical habitat, which is a positive initial finding. However, this must be verified through a formal request to the Massachusetts Natural Heritage & Endangered Species Program (NHESP) to ensure no state-listed rare species or sensitive ecological areas are present.

Brownfield/Superfund Status: The absence of nearby brownfield or superfund sites is positive from a liability and cleanup-cost perspective. However, it also means the project is ineligible for the 10% IRA Brownfield Adder, which is a significant economic disadvantage compared to other potential sites.

Pipeline Proximity: The lack of pipelines within a 3-mile radius is a significant safety and design advantage, eliminating risks of explosion and costly setback requirements.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site possesses a compelling grid feature: an adjacent 115kV transmission line owned by Western Massachusetts Electric Company (an Eversource company). The nearest substation is 1.3 miles away. This proximity to high-voltage infrastructure is the site's single greatest asset.

Interconnection Recommendation: For a distribution-scale (≤5MW) project, a direct 115kV transmission tap is almost certainly cost-prohibitive, likely requiring a new switchyard costing upwards of $5M-$7M+. The more viable path is to interconnect to a local distribution feeder. The key, unanswered question is whether a 3-phase distribution feeder (e.g., 13.8kV) runs from the substation along a nearby road and has sufficient hosting capacity. The 1.3-mile distance to the substation could represent the length of a required line extension if no feeder is adjacent, which would still be very expensive.

Cost & Timeline Estimate:

• Distribution Interconnection (Ideal Scenario): If a suitable feeder is adjacent, costs could range from $750k - $2M for protection upgrades and interconnection equipment.