⚡ 965 SALISBURY ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 965 Salisbury St, Holden, MA (APN: 250_37)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) on an 8.47-acre parcel in Holden, Worcester County, Massachusetts. The analysis concludes with a suitability score and a final recommendation on whether to proceed with this site.

1. Site Access & Topography

Road Access & Feasibility: The property is located on Salisbury Street, a primary, paved arterial road connecting the municipalities of Holden and Worcester. This provides excellent foundational access for construction crews and standard vehicles. However, direct frontage and the quality of the immediate access point onto the parcel are unconfirmed and require verification via a site visit and survey. A new, dedicated access road will need to be constructed from Salisbury Street onto the project site.

Terrain & Equipment Delivery: Based on aerial imagery and regional topography, the site is heavily wooded with likely rolling terrain, characteristic of central Massachusetts. Significant tree clearing and civil work, including grading and soil stabilization, will be required. This will increase site preparation costs. The key challenge for heavy equipment access will be the construction of an internal access road with sufficient width, turning radii, and load-bearing capacity to handle delivery of multi-ton transformers and battery containers. While access from the public road is good, internal site circulation will be a key buildability factor.

Easement Concerns: Requires Verification. The parcel's configuration relative to Salisbury Street is unknown. If it is a "flag lot" set back from the road, a formal, permanent access easement across a neighboring property would be required. The title report must be reviewed to identify any existing easements (e.g., for utilities) that could encumber the site layout or access rights.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown and represents a critical data gap. A FEMA FIRMette must be obtained immediately. If any portion of the buildable area falls within a Special Flood Hazard Area (e.g., Zone A, AE), it could render the site undevelopable or necessitate costly mitigation, such as elevating all equipment pads and control houses above the Base Flood Elevation.

Wetlands: Requires Verification. The presence of wetlands is unknown but is considered a high-probability risk given the undeveloped, wooded nature of the site in this region. A wetlands delineation, performed by a certified professional, will be mandatory. Under the Massachusetts Wetlands Protection Act, significant setbacks (typically 50-100 feet) from delineated wetland boundaries are required, which could severely constrain the usable acreage and jeopardize the feasibility of a 5MW project footprint.

Habitat & Protected Species: The initial screening shows no critical habitat or protected areas on site, which is a positive finding. However, as a standard diligence step, a query of the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database is recommended to confirm no state-listed species or sensitive habitats are present.

Brownfield/Superfund Status: The site has no history as a brownfield or superfund location. While this reduces environmental liability risk, it also means the project is ineligible for the 10% IRA Brownfield tax credit adder, placing it at a financial disadvantage compared to qualifying sites.

Pipeline Proximity: No gas pipelines are located within a 3-mile radius, which is a significant safety and design advantage, eliminating concerns related to pipeline setbacks and explosion risk.

3. Grid Infrastructure & Interconnection

Substation & Grid Proximity: The nearest substation is Cooks Pond, located