⚡ TAFT HILL LN

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for Taft Hill Ln, Uxbridge, MA (APN: 304 023.0-3765-0000.0)

This report provides a comprehensive due diligence analysis for a potential Battery Energy Storage System (BESS) project on a 6.68-acre parcel located on Taft Hill Lane in Uxbridge, Worcester County, Massachusetts. The analysis evaluates the site's suitability across key development pillars, including physical characteristics, environmental constraints, grid access, regulatory landscape, and financial incentives.

1. Site Access & Topography

Road Access & Equipment Delivery: The subject parcel has frontage on Taft Hill Lane, which appears via satellite imagery to be a minor, potentially unpaved or poorly maintained local road. The quality and width of this road are critical unknowns and present a significant potential risk. Delivery of heavy BESS equipment, including 80,000-lb battery containers, a main power transformer, and a 100-ton crane for installation, requires robust, wide roads with adequate turning radii from major thoroughfares. It is highly likely that Taft Hill Lane would require substantial upgrades, potentially triggering the need for a Road Use Agreement with the Town of Uxbridge. Verification of bridge weight limits on the approach route is also essential.

Terrain & Buildability: Worcester County is characterized by rolling hills. While a desktop analysis is insufficient, the site likely possesses some degree of slope that will require significant civil engineering and grading to create a level pad for the BESS equipment. The 6.68 total acres do not represent the buildable area; environmental setbacks and topography will reduce the usable footprint. A formal topographic survey is required to determine the extent of earthwork needed, which will be a key driver of construction costs.

Easement Concerns: Legal and physical access must be confirmed. We must verify that a recorded, insurable access easement exists for the benefit of the property and that it is of sufficient width (e.g., 30-50 feet) to accommodate construction and emergency vehicle access. The current access point may be insufficient and require negotiation with adjacent landowners.

2. Environmental Constraints

Flood Zone & Wetlands: The FEMA flood zone and wetlands status are both listed as Unknown. These represent potential fatal flaws. Any designation within a 100-year floodplain (Zone A/AE) would introduce significant design complexity and cost, requiring all equipment to be elevated above the Base Flood Elevation. Massachusetts has stringent wetland regulations under the Wetlands Protection Act, enforced by the Uxbridge Conservation Commission. The presence of jurisdictional wetlands would trigger significant buffer requirements (typically 100 feet), which could severely constrain or eliminate the buildable area on a 6.68-acre parcel.

Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a positive initial finding. However, this must be verified through a desktop review of the USFWS IPaC tool and the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to screen for state-listed rare species. A formal finding of "no impact" is a prerequisite for permitting.

Contamination Risk: While the parcel itself is not a listed brownfield, the presence of two superfund/brownfield sites within a two-mile radius warrants a Phase I Environmental Site Assessment (ESA). The purpose would be to ensure no historical contamination has migrated to the subject property. As the site is not a designated brownfield, it is not eligible for the 10% IRA brownfield tax credit adder, making the nearby sites a potential risk without any corresponding incentive upside.

Other Considerations: The site is not within the Chesapeake Bay Critical Area. The lack of pipelines within a three-mile radius is a significant safety and layout advantage.

3. Grid Infrastructure & Interconnection

Interconnection Options: The site presents a challenging interconnection scenario. A 345kV transmission line is only 0.1 miles away, but this voltage is unsuitable for a distribution-scale project (≤5MW) and would involve a prohibitively expensive and complex interconnection process. The nearest identified substation is a