⚡ 40 MILLBURY RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 40 Millbury Rd, Oxford, MA (APN: 16_D03)

This report provides a comprehensive due diligence analysis for the property located at 40 Millbury Road in Oxford, Worcester County, Massachusetts. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

Road Access: The property is located on Millbury Road, which appears to be a two-lane, paved local road. A preliminary review suggests it can support standard truck traffic. However, a detailed route survey is required to confirm its suitability for oversized and overweight loads, such as a main power transformer and containerized BESS units. Key checks must include bridge weight limits, turning radii from main thoroughfares, and overhead line clearances.

Topography & Site Conditions: The parcel is designated as "Forest Land," indicating it is heavily wooded. This will necessitate significant tree clearing, grubbing, and grading, adding considerable cost and time to the site preparation phase. The topography in Worcester County is typically characterized by rolling hills; therefore, a detailed topographical survey is essential to determine the extent of earthwork required to create a level pad for the BESS equipment.

Equipment Access: While the site is on Millbury Road, direct physical and legal access to the parcel itself is a major uncertainty. Requires Verification: It is not clear from available data if the parcel has sufficient legal frontage or an existing curb cut. The ability to construct a suitable access road capable of supporting a 100-ton crane and heavy-haul trucks is a critical unknown.

Easement Concerns: A title report and survey are immediately required to confirm access. If the parcel is landlocked or lacks adequate frontage, a permanent access easement would need to be negotiated and purchased from an adjacent landowner. This process can be costly, time-consuming, and is not guaranteed, posing a significant potential fatal flaw.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently unknown. This is a critical data gap. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is a priority. If any portion of the planned equipment pad falls within a Special Flood Hazard Area (e.g., Zone A or AE), it would trigger requirements to elevate equipment above the Base Flood Elevation, substantially increasing foundation costs and potentially rendering the site unviable.

Wetlands: The presence of wetlands is unknown but highly probable given the forested nature of the site in Massachusetts. A desktop screening using MassGIS data layers is the first step, but a formal wetlands delineation by a certified professional will be required. The Massachusetts Wetlands Protection