⚡ 147 HARTFORD AVE E

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 147 Hartford Ave E, Mendon, MA (APN: 14_140_147_0)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at the subject property. The analysis covers key evaluation criteria including site access, environmental constraints, grid infrastructure, regulatory hurdles, and incentive eligibility.

1. Site Access & Topography

Road Access & Equipment Delivery: The property has excellent road access, with direct frontage on Hartford Avenue East (Massachusetts Route 16), a two-lane state highway. Based on aerial imagery review, access appears to be clear and unobstructed, capable of supporting heavy truck traffic for the delivery of large equipment such as battery containers, pad-mount transformers, and switchgear. No obvious low-clearance bridges or sharp turns that would impede transport were identified in the immediate vicinity.

Terrain & Buildability: The 2.61-acre parcel appears to be relatively flat and cleared, consistent with its prior or current commercial use. The topography is highly favorable for BESS development, minimizing the need for extensive civil work and grading, which will help control construction costs. The primary buildability concern is not topography, but the small parcel size, which may offer limited flexibility for layout design after accounting for regulatory and environmental setbacks.

Heavy Equipment Access: Direct access from Route 16 is a significant advantage. A construction entrance can likely be established with minimal difficulty, allowing for the straightforward maneuvering of cranes and delivery vehicles onto the site. The feasibility of this access point must be confirmed with the Massachusetts Department of Transportation (MassDOT) and the Town of Mendon during the permitting process.

Easement Concerns: While direct frontage is present, a full title report is required to identify any potential access restrictions, utility easements, or other encumbrances that could limit the usable area of the parcel. This is a standard due diligence item that requires verification.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This represents a critical data gap and a potential fatal flaw. Any portion of the site located within a 100-year floodplain (Zone A or AE) would likely be undevelopable or require cost-prohibitive mitigation measures, such as elevating all equipment above the Base Flood Elevation. A FEMA FIRMette review is an immediate next step.

Wetlands: The presence of state or federally protected wetlands is Unknown. This is another significant risk. Massachusetts has stringent wetland protection laws (the Wetlands Protection Act) that enforce a 100