⚡ 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 a potential distribution-scale Battery Energy Storage System (BESS) project at 40 Millbury Road in Oxford, Worcester County, Massachusetts. The analysis covers key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives. While the site possesses an exceptionally favorable interconnection profile, significant and potentially fatal flaws in zoning and regulatory compatibility present substantial development risks.

1. Site Access & Topography

• Road Access & Equipment Delivery: The property has frontage on Millbury Road, a public, two-lane road. Initial review via satellite imagery suggests the road is paved and in reasonable condition, likely capable of supporting standard construction traffic. However, a formal road survey is required to confirm weight limits and suitability for oversized/overweight transport of heavy equipment, such as a main power transformer (MPT) and prefabricated battery enclosures on low-boy trailers. The primary concern will be the turning radius and grade at the site entrance, which will need to be constructed. A traffic management plan will likely be required by the Town of Oxford during construction.
• Terrain & Site Preparation: The parcel is currently undeveloped, wooded land, consistent with its "Forest Land" classification. Satellite imagery and regional topography suggest rolling terrain. Significant tree clearing, grubbing, and grading will be required to create a level pad for the BESS compound. A detailed geotechnical investigation and topographical survey are essential to quantify soil stability, rock presence, and the volume of earthwork required, which will be a major cost driver. The 12.58-acre parcel size offers flexibility in siting the facility to minimize grading, but the net buildable area is currently unknown.
• Heavy Equipment Feasibility: Access for cranes, delivery trucks, and other heavy equipment is considered feasible from the public road, but a new, robust construction entrance and on-site access road will need to be engineered and built. The cost of this access road should be factored into the preliminary budget.
• Easement Concerns: The "POI Onsite" data is a major advantage, but a full title search is required to identify any existing utility, conservation, or access easements that may cross the property. Such easements could conflict with the proposed BESS layout and create significant constraints.

2. Environmental Constraints

• FEMA Flood Zone: The flood zone designation is listed as "Unknown." This is a critical data gap. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is an immediate next step. If the proposed equipment pad falls within