⚡ 40 MILLBURY RD

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 a potential distribution-scale Battery Energy Storage System (BESS) project on a 12.58-acre parcel located at 40 Millbury Road in Oxford, Worcester County, Massachusetts. The analysis evaluates the site's suitability based on key development criteria.

1. Site Access & Topography

Road Access & Equipment Delivery: The property has frontage on Millbury Road, a publicly maintained, paved two-lane road. This level of access is generally sufficient for construction vehicles, including concrete trucks and standard tractor-trailers. However, the delivery of oversized components, such as the main power transformer and 53-foot battery containers, requires further scrutiny. A detailed route survey is necessary to verify the absence of low-clearance bridges, restrictive weight limits, or sharp turns between the site and the nearest major highway (I-395). Initial desktop review suggests access is feasible but must be confirmed.

Terrain & Site Preparation: The parcel is currently undeveloped and forested, consistent with its "Forest Land" classification. Worcester County is characterized by rolling hills, and it is highly probable that the site is not level. Significant clearing, grubbing, and grading will be required to create a suitable pad for the BESS compound. The 12.58-acre size offers some flexibility in siting the facility to minimize earthwork, but civil engineering costs should be budgeted as a significant line item. A preliminary topographic survey is a critical next step to quantify the required site work.

Easement Concerns: The data indicates a "POI Onsite," which implies an existing utility line and associated easement crossing the property. A title search is required to confirm the rights and restrictions of this easement. We must verify that the existing easement grants sufficient rights for construction, operation, and maintenance access to our proposed facility, or if a separate, dedicated access easement from Millbury Road to the BESS pad will need to be negotiated with the landowner.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The flood zone status is currently unknown and represents a critical data gap. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is an immediate priority. If the proposed development area falls within a Special Flood Hazard Area (e.g., Zone AE), it could necessitate elevating all equipment above the Base Flood Elevation, significantly increasing costs and potentially rendering the project non-viable.

Wetlands: Requires Verification. The presence of wetlands is unknown but highly likely on a forested parcel of this nature in Massachusetts. Development will be subject to the Massachusetts Wetlands Protection Act and review by the Oxford Conservation Commission. These regulations typically enforce a 100-foot buffer zone from delineated wetland boundaries, which could severely constrain the buildable area. A formal wetland delineation by a certified professional is a mandatory and high-priority due diligence item.

Habitat & Species: