⚡ 276 TURNPIKE RD

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for Westborough, MA (APN: 26-26-0)

This report provides a comprehensive due diligence analysis for the property located at 276 Turnpike Road, Westborough, MA. 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 has frontage on Turnpike Road, which is Massachusetts Route 9, a major divided state highway. This provides excellent, year-round, all-weather access for all vehicle types, including standard construction vehicles and oversized transport for major equipment.

Terrain & Equipment Feasibility: The site is currently part of a developed commercial shopping plaza. As such, the existing topography is expected to be flat, graded, and stable, presenting minimal civil engineering challenges. The existing parking lot and access roads within the plaza are designed to handle heavy delivery trucks, which suggests that access for BESS containers, transformers, and cranes is highly feasible. The primary buildability constraint will be carving out a dedicated project area from the existing parking or undeveloped portions of the parcel without disrupting retail operations.

Easement Concerns: A key consideration is the legal access to a specific portion of the 7.27-acre parcel. The entire plaza likely operates under a complex set of agreements, including common area maintenance (CAM) and access easements for the anchor tenants. We must secure an exclusive use area and an explicit, permanent access and utility easement from the property owner (BELMONT PLAZA WESTBORO LP) that is not subject to termination by existing or future tenants. This requires a thorough title review.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. A preliminary review of the FEMA Flood Map Service Center is required immediately. If the site is located in a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase significantly due to requirements for elevating equipment above the Base Flood Elevation, or the site may be rendered undevelopable.

Wetlands: The presence of wetlands is Unknown. A desktop review using the National Wetlands Inventory (NWI) is the first step. Given the developed nature of the site, jurisdictional wetlands may be limited. However, many commercial developments have engineered stormwater management basins that can sometimes be classified as jurisdictional. A formal wetland delineation will be necessary if the desktop screening indicates potential resources on or near the proposed project area, which would trigger state and local setback requirements (e.g., 100-foot buffer zones under the MA Wetlands Protection Act).

Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a significant advantage. This should be confirmed with a query of the USFWS IPaC system and the MA Natural Heritage & Endangered Species Program (NHESP) database as a standard diligence step.

Brownfield/Superfund Status: The property itself is not listed as a brownfield, but there is one Superfund/CERCLA site within a two-mile radius. This proximity does not qualify the project for the 10% IRA brownfield tax credit adder. Instead, it introduces a potential risk of subsurface contamination (e.g., soil or groundwater). A Phase I Environmental Site Assessment (ESA) is mandatory to assess this risk and establish a baseline environmental condition.

Pipeline Proximity: The absence of major gas transmission pipelines within three miles is a notable safety and layout advantage, eliminating concerns regarding pipeline-specific setbacks and explosion risks.

3. Grid Infrastructure & Interconnection

Substation & Feeder: The nearest substation, WESTBORO, is located 1.3 miles from the site. This is a manageable but not ideal distance for a distribution-level interconnection, as it may require a costly dedicated line extension. The provided voltage data (-999999 kV) is an error and Requires Verification. The interconnecting utility is presumed to be National Grid. We must obtain their distribution system maps to identify the voltage, capacity, and configuration (overhead vs. underground) of the 3-phase feeders along Route 9. The project's viability is highly dependent on sufficient capacity being available on an adjacent feeder.

Transmission Proximity: A 115kV transmission line is located 0.8 miles away. While physically close, interconnecting a ≤5MW BESS at transmission voltage is financially and technically infeasible. This option should be disregarded for a distribution-scale project.

Interconnection Recommendation & Costs: The only viable path is interconnection to a local distribution feeder, likely at 13.8kV. The 1.3-mile distance to the substation suggests a potential line extension cost in the range of $1.5M - $3.5M, though this could be lower if a suitable feeder with available capacity