⚡ PIERSON RD

Site Diligence Analysis: PIERSON RD, Salem County, NJ

Analyst: Senior BESS Site Evaluation Analyst, Sunland America Corp.

Date: October 26, 2023

This comprehensive site diligence analysis evaluates the property at PIERSON RD, Salem County, NJ (APN: 1710_75_1) for its suitability as a Battery Energy Storage System (BESS) site, targeting distribution-scale (≤5MW) and utility-scale projects.

1. Site Access & Topography

The property is located on PIERSON RD in Pilesgrove Township, NJ. The quality of "Road Access" and "POI Access" are currently Unknown, which presents a significant initial hurdle. For a BESS project, robust access is critical for the delivery of heavy equipment, including transformers, battery containers, and construction materials. Heavy equipment typically requires paved roads with sufficient width, load-bearing capacity, and turning radii. Without this information, the feasibility of equipment delivery is speculative.

The "Buildability" is also Unknown, though 14.55 buildable acres out of 17.88 total acres is a positive indicator, suggesting a substantial portion of the site is developable. Given its location in rural Salem County, NJ, the terrain is likely to be relatively flat to gently rolling, which is generally favorable for BESS construction, minimizing extensive grading and associated costs. However, a detailed topographic survey is essential to confirm this. Any potential access easement concerns are also Unknown and require investigation to ensure unencumbered access from a public right-of-way to the BESS pad.

• Actionable Insight: Prioritize a physical site visit to assess road quality (paved/unpaved, width, condition), evaluate potential access points, and visually inspect topography. Initiate a title search to identify any existing access easements or encumbrances.

2. Environmental Constraints

Several critical environmental factors are currently Unknown. The "FEMA Flood Zone" designation is a major data gap; BESS facilities are highly sensitive to flooding, and siting within a 100-year floodplain (e.g., Zone AE/A) would necessitate costly elevation, floodproofing, or render the site unsuitable. Similarly, the presence of "Wetlands" is Unknown. New Jersey has stringent wetland regulations (NJDEP), and their presence would trigger complex permitting, potential mitigation requirements, and significant setbacks, reducing the effective buildable area. These two unknowns represent substantial environmental risks.

Positively, the property shows "None" for "Critical Habitat" and "Protected Areas," which reduces ecological impact concerns. "Brownfield/Superfund" status is also "None within ~2 miles," indicating no immediate contamination risk, though this also means the site would not qualify for the IRA brownfield bonus. "Pipeline Proximity" is "None within ~3 miles," which is excellent for safety and reduces potential permitting complexities. The "Chesapeake Bay Critical Area" is "N/A," as expected for a New Jersey site.

• Actionable Insight: Immediately conduct a desktop review using FEMA flood maps and NJDEP wetland mapping tools. If potential flood zones or wetlands are identified, a Phase I Environmental Site Assessment (ESA) and a formal wetland delineation will be critical next steps.

3. Grid Infrastructure & Interconnection

The grid infrastructure near the PIERSON RD property is highly favorable. The "Nearest Substation" is WOODSTOWN, located only 1.303 miles away with a "Max Voltage" of 69 kV. This proximity to a substation operating at a sub-transmission voltage is excellent for a distribution-scale BESS project. The "Nearest Transmission Line" is a 138kV line, 1.2 miles away, owned by ATLANTIC CITY ELECTRIC CO (ACE). This strongly suggests ACE is the "Interconnecting Utility."

For a ≤5MW project, interconnection at the distribution level (e.g., 34.5kV or 69kV) is generally preferred due to lower costs and complexity compared to transmission-level interconnection. Given the 69kV substation proximity, a distribution interconnection is the most logical and cost-effective path. The "IX Voltage" is Unknown, but 34.5kV or 69kV would be recommended. Interconnection costs for this distance could range from $500,000 to $2,000,000+, depending on required substation upgrades and line extensions. The timeline for ACE's interconnection process, which falls under PJM, typically ranges from 18 to 36 months, with potential for longer queue times. The likely feeder configuration would need to be determined through a detailed interconnection study, but proximity to a 69kV substation suggests potential for a robust feeder with available capacity.

• Actionable Insight: Initiate a pre-application meeting with Atlantic City Electric (ACE) to discuss available capacity at the WOODSTOWN substation and on nearby feeders. Submit an interconnection request (e.g., PJM queue) as soon as site control is secured.

4. Regulatory & Zoning Analysis

The "Municipality / AHJ" is Pilesgrove Township, Salem County, NJ. The current "Zoning" is "RESTRICTED RESIDENTIAL (Code: RR)," which is a significant red flag for BESS development. BESS facilities are typically classified as industrial, utility, or heavy commercial uses, which are generally incompatible with residential zoning. This zoning designation makes a "by-right" permitting pathway highly improbable.

The most likely "Permitting Pathway" would involve either a Use Variance from the Pilesgrove Township Zoning Board of Adjustment (if BESS is not permitted in any zone or specifically excluded from RR), or a Conditional Use Permit (CUP) or Special Use Permit (SUP) if the township ordinance allows for such uses under specific conditions in certain zones (though unlikely in RR). Rezoning the parcel is another option, but it is a lengthy and politically challenging process. "Known setback requirements" for BESS in this jurisdiction are Unknown but will likely be substantial given the residential zoning context, including potential noise and fire safety setbacks. New Jersey state regulations (NJDEP, NJ BPU) will also apply, particularly regarding environmental and safety standards. There are no known "moratorium or restriction risks" specific to BESS in Pilesgrove Township, but local opposition to industrial development in a residential area is a high risk.

• Actionable Insight: Immediately engage with the Pilesgrove Township Planning and Zoning departments to understand the specific definitions of "RESTRICTED RESIDENTIAL" zoning, whether BESS is permitted under any circumstances (e.g., CUP, SUP), and the process for obtaining a Use Variance or rezoning. This is a critical go/no-go decision point.

5. IRA/ITC Incentive Analysis

The property's eligibility for Inflation Reduction Act