⚡ 49 UPLAND ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 49 Upland St, Worcester, MA (APN: 29_040_00002)

This report provides a comprehensive due diligence analysis for a potential distribution-scale BESS project at 49 Upland Street in Worcester, Massachusetts. The 6.3-acre parcel presents a mix of strong grid infrastructure proximity with significant regulatory, environmental, and financial incentive challenges.

1. Site Access & Topography

Road Access: The property has direct frontage on Upland Street, a paved, two-lane public residential road. Initial desktop review via satellite imagery suggests the road is in fair condition but may be narrow, potentially posing challenges for wide-load vehicles. A physical site visit is required to confirm road width, turning radii at intersections (e.g., from Upland St onto the site), and the presence of any low-hanging overhead lines that could obstruct tall equipment.

Terrain & Equipment Feasibility: The parcel is currently undeveloped, heavily wooded, and appears to have a moderate to significant slope, which is typical for the Worcester region. Site grading will be a substantial cost driver and will reduce the net buildable area. A formal topographic survey is essential. Access for heavy equipment, including low-boy trailers for transformers and battery containers, is feasible from Upland Street, but a new gravel or paved access road will need to be constructed from the street onto the project site. The cost and feasibility of this access road will depend heavily on the site's grade and soil conditions.

Easement Concerns: As the parcel has direct road frontage, a dedicated access easement is likely not required. However, utility easements will be necessary for the interconnection line running from the project to the Point of Interconnection (POI) on the local distribution feeder. The exact route and any required third-party easements are currently unknown and must be determined during the interconnection process.

2. Environmental Constraints

Flood & Wetlands: The FEMA flood zone status is listed as Unknown. This is a critical data gap. A preliminary check of the FEMA Flood Map Service Center suggests the property is in Zone X (Area of Minimal Flood Hazard), but this requires formal verification. The wetlands status is also Unknown. Given the undeveloped and wooded nature of the site in Massachusetts, there is a high probability of state or federally regulated wetlands, vernal pools, or streams being present. A wetlands delineation by a certified professional is a mandatory and immediate next step, as any wetlands would trigger significant setbacks (typically 50-100 feet) and dramatically reduce the buildable area.

Habitat & Contamination: The site is not within a designated critical habitat or protected area, which is a positive finding. However, the property is located within two miles of 17 documented brownfield or superfund sites. While this does not mean the subject parcel is contaminated, it indicates a history of industrial activity in the vicinity. A Phase I Environmental Site Assessment (ESA) is strongly recommended to rule out any on-site contamination from historical use or illegal dumping. The site itself is unlikely to qualify for the 10% IRA brownfield tax credit adder, as it appears to be historically vacant residential land, not a pre-existing industrial or commercial site.

Other Constraints: The site is not within the Chesapeake Bay Critical Area (not applicable to MA). No major gas pipelines are located in the immediate vicinity, mitigating a key safety and setback risk.

3. Grid Infrastructure & Interconnection

Grid Proximity: This is the site's strongest attribute. The Vernon Hill substation, a 115 kV facility, is located only 1.1 miles away. This proximity significantly increases the likelihood of finding a viable POI with available capacity. A 115 kV transmission line owned by Fitchburg Gas and Electric Light Company (a Unitil subsidiary, though National Grid is the primary utility in Worcester - Requires Verification) is also located at the same distance.

Interconnection Strategy: For a ≤5MW BESS project, a direct interconnection to the 115 kV transmission system would be cost-prohibitive. The recommended strategy is to interconnect to a local 3-phase distribution feeder. Satellite imagery confirms the presence of overhead utility poles along Upland Street, which likely carry a 13.2 kV or similar distribution circuit originating from the Vernon Hill substation.

Cost & Timeline: Assuming a viable POI on the adjacent distribution line, interconnection costs could be in the range of $250,000 - $750,000 for local line upgrades, reclosers, and metering. If the local feeder lacks capacity and a new dedicated feeder must be run from the substation (1.1 miles), costs could escalate to $1.5M - $2.5M+