⚡ BALDWINVILLE RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 13-0-272, Baldwinville Rd, Winchendon, MA

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project on a 6.21-acre parcel (APN 13-0-272) in Winchendon, Worcester County, Massachusetts. The analysis covers key site attributes, constraints, and opportunities to inform a go/no-go decision.

1. Site Access & Topography

Road Access: The property is located on Baldwinville Road (Route 140), which appears to be a two-lane, paved state highway based on preliminary desktop review. This level of access is generally adequate for construction traffic, including standard trucks and personnel vehicles.

Equipment Delivery: The primary concern for a BESS project is the delivery of oversized and overweight loads, such as the main power transformer and 40-foot battery containers. While Baldwinville Road itself seems sufficient, a detailed route survey is required to identify any potential chokepoints, such as low-clearance bridges, tight turning radii from major highways, or seasonal weight restrictions. Access directly from the road onto the parcel needs to be confirmed; a new curb cut and access road will likely be required, subject to MassDOT and/or town approval.

Topography & Buildability: The land use is described as "Forest Land," which, typical for Worcester County, suggests the site is likely wooded with potentially significant topographic relief (i.e., hills and slopes). A full topographic survey is essential. Significant grading and tree clearing would likely be required, increasing site preparation costs and potentially triggering additional environmental review. The discrepancy in parcel size between county data (6.21 acres) and Regrid data (2.04 acres) is a critical issue that must be resolved via a title search and ALTA survey. A 2-acre site is likely too small for a 5MW BESS project once setbacks, access roads, and stormwater management are considered.

Easements: Direct frontage on a public road is a positive. However, we must verify that no access easements across neighboring properties are required. A utility easement for the interconnection line to the point of interconnection (POI) will be necessary.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The flood zone status is unknown and represents a major data gap. Any designation within a 100-year floodplain (Zone A or AE) would be a significant risk, potentially rendering the site undevelopable or requiring costly mitigation measures like elevating all equipment on platforms. This must be investigated immediately via FEMA's Flood Insurance Rate Maps (FIRMs).

Wetlands: Requires Verification. The presence of wetlands is unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act), typically enforcing a 100-foot buffer zone from delineated wetland boundaries. Given the forested nature of the site, the probability of wetlands or vernal pools is moderate to high. A formal wetlands delineation by a certified professional is a mandatory, high-priority due diligence step.

Habitat & Species: The data indicates no critical habitats or protected areas on site, which is a positive. However, a Phase I Environmental Site Assessment (ESA) is still required to confirm the absence of state-listed endangered or threatened species.

Brownfield/Superfund Status: The presence of two brownfield/superfund sites within a two-mile radius is a moderate risk. A Phase I ESA must investigate the nature of these sites and assess the potential for contaminant migration to our target parcel. Conversely, if our parcel itself has a history of contamination (e.g., undocumented dumping), it could potentially qualify for the 10% IRA Brownfield ITC adder. This presents a dual risk/opportunity scenario that must be clarified.

Pipeline Proximity: The absence of major gas pipelines within three miles is a significant safety and layout advantage, eliminating a common setback constraint.

3. Grid Infrastructure & Interconnection

Substation & POI: