⚡ 114 MILL RD

Site Access & Topography

The property at 114 MILL RD, Evesham Township, Burlington County, NJ, presents several critical unknowns regarding site access and topography. The "Road Access" field is currently empty, which is a significant data gap. Given the address includes "MILL RD" and the zoning is "Forest Agriculture (FA)", it is likely a rural or semi-rural road. This implies that the road quality for heavy equipment delivery (e.g., transformers, battery containers, cranes) is unverified and could be a major constraint. Narrow roads, weight restrictions, or insufficient turning radii could severely impede logistics and increase project costs.

The terrain characteristics are also unknown. "Forest Agriculture" zoning often suggests a mix of wooded areas, open fields, and potentially varied topography. While the "Buildable Acres" are listed as 9.06 out of 9.78 total acres, implying a relatively high percentage of usable land, this does not account for slopes, rock outcroppings, or other features that could complicate construction. Heavy equipment access will be directly dependent on the quality and width of MILL RD and the internal site grading requirements.

Access easement concerns are not noted in the provided data, but this is a standard due diligence item for any property not directly fronting a public road or requiring utility easements for interconnection. Without clear documentation, potential future disputes or acquisition costs could arise.

• Actionable Insight: A mandatory site visit is required to physically assess MILL RD's quality, width, and load-bearing capacity, as well as the internal site topography. A preliminary survey should be conducted to confirm buildable areas and identify potential grading challenges. A title search is essential to identify any existing access easements or the need to acquire new ones.

Environmental Constraints

The environmental profile of this site is characterized by significant unknowns, posing substantial risks. The "FEMA Flood Zone" is listed as "Unknown." This is a critical gap; if the property falls within a 100-year or 500-year flood plain, it could necessitate elevated equipment pads, specialized flood-resistant designs, increased insurance costs, and potentially complex permitting requirements from FEMA and local authorities.

Similarly, "Wetlands" presence is "Unknown." New Jersey has stringent wetland protection regulations. If wetlands are present, significant setbacks (often 50-150 feet) would be required, potentially reducing the effective buildable area and increasing permitting complexity and costs associated with delineation, mitigation, or avoidance.

On the positive side, "Critical Habitat," "Endangered Species," "Brownfield/Superfund," "Protected Areas," and "Gas Wells Nearby" are all noted as "None" or "None within ~2-3 miles," which is favorable. This eliminates several common environmental hurdles and the need for extensive studies in these areas. The site is also confirmed as "N/A (non-MD)" for Chesapeake Bay Critical Area, removing that specific regulatory concern. The absence of nearby pipelines also mitigates safety and setback issues.

• Actionable Insight: Prioritize a Phase I Environmental Site Assessment (ESA) to identify potential contamination risks and historical land uses. Concurrently, a professional wetland delineation and FEMA flood zone determination are absolutely essential. These studies will inform site layout, design, and permitting strategy, and are potential go/no-go decision points.

Grid Infrastructure & Interconnection

The nearest substation, BISHOPS, is favorably located at 0.937 miles. However, the "Max Voltage: 0 kV" is highly suspicious and likely a data error. For a distribution-scale BESS (≤5MW), we would typically expect a distribution voltage (e.g., 12kV, 23kV, 34.5kV). The "Interconnecting Utility" and "IX Voltage" are both "Unknown," which are critical pieces of information. Given Burlington County, NJ, the likely utilities are Public Service Electric and Gas (PSE&G) or Atlantic City Electric (ACE), both operating within the PJM Interconnection territory.

The nearest transmission line is a 500kV line at 2.6 miles, but it is explicitly marked "NOT AVAILABLE." This strongly suggests that a transmission-level interconnection is not feasible or desired for this project, reinforcing the likelihood of a distribution-level interconnection.

Based on the proximity to a substation and the project's scale, the recommended interconnection voltage will almost certainly be at the distribution level. Interconnection costs for a 0.937-mile distribution tap could range from $500,000 to $2,000,000, depending on required substation upgrades, line extensions, and protection schemes. The timeline for distribution interconnection in PJM territory typically ranges from 18 to 36 months, including study phases and construction. Utility-specific interconnection processes (e.g., PSE&G's or ACE's specific queue procedures) and typical queue times would need to be investigated once the utility is identified. The likely feeder configuration is radial, but this requires confirmation from the utility.

• Actionable Insight: Immediately identify the interconnecting utility. Submit a pre-application report or equivalent initial interconnection request to the utility to obtain a one-line diagram of the BISHOPS substation, confirm its voltage, available capacity, and initiate the formal interconnection study process. This is a critical path item.

Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) is Evesham Township, Burlington County, NJ. The current zoning is "Forest Agriculture (FA)." This is a significant regulatory hurdle. Forest Agriculture zones are typically intended for agricultural uses, forestry, and low-density residential, and generally do not permit industrial or utility-scale energy facilities by-right. The listed "Land Use: Battery Energy Storage" is likely a proposed use, not a currently permitted one under FA zoning.

Therefore, a "by-right" permitting pathway is highly improbable. The most likely permitting pathway will be a Conditional Use Permit (CUP) or Special Use Permit (SUP), or potentially a variance, which are discretionary approvals requiring extensive public hearings, demonstrating compliance with specific criteria, and often facing local opposition. This process can be lengthy, costly, and carries a high risk of denial.

Known setback requirements for BESS in Evesham Township are "Unknown." These will need to be thoroughly researched in the local zoning ordinance. Typical setbacks for BESS facilities can range from 50 to 500 feet from property lines, residential structures, or public roads, significantly impacting the usable area of the 9.06 buildable acres. New Jersey does not have specific statewide BESS siting regulations that preempt local zoning for distribution-scale projects, so local ordinances are paramount. There is no information on any moratorium or restriction risks, but these are common in jurisdictions without clear BESS zoning, especially when a project is proposed in an unsuitable zone.

• Actionable Insight: Engage immediately with Evesham Township's Planning Department to understand their stance on BESS in FA zones, identify the required permitting pathway (CUP/SUP/Variance), and ascertain specific setback requirements. Research local precedents for similar projects. This is a primary go/no-go decision point.

IRA/ITC Incentive Analysis

The site's eligibility for Inflation Reduction Act (IRA) Investment Tax Credit (ITC) adders is currently unfavorable.

• Opportunity Zone: The property is explicitly noted as "No" for Opportunity Zone eligibility. This means no 10% ITC adder from this category.
• Energy Community: The property is explicitly noted as "No" for Energy Community status. This means no 10% ITC adder from this category.
• Low-Income Community: The property is explicitly noted as "No" for Low-Income Community qualification. This means no 10% or 20% ITC adder from this category.

Based on the provided data, the potential cumulative ITC adder percentage is 0%. This means the project would only qualify for the base 30% ITC (assuming prevailing wage and apprenticeship requirements are met). The absence of these significant adders will negatively impact the project's financial pro forma and overall competitiveness, requiring stronger revenue streams from other sources (e.g., capacity markets, energy arbitrage, ancillary services).

• Actionable Insight: While the current data indicates no adders, it is prudent to double-check the latest IRS guidance and mapping tools for Energy Community and Low-Income Community status, as definitions and data can evolve. However, for initial financial modeling, assume only the base 30% ITC.

BESS Score & Rationale

Based on the comprehensive analysis, here is the BESS Suitability Score:

• Location (0-20): 12/20
  • Rationale: Good proximity to a distribution substation (0.937 miles) suggests potential for serving