⚡ 473 BALDWINVILLE RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for "Project Baldwin"

PROPERTY: 473 BALDWINVILLE RD, TEMPLETON, WORCESTER COUNTY, MA (APN: 4-06_23_2)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) at the subject property. The analysis covers key evaluation criteria including site access, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives.

1. Site Access & Topography

Road Access: The property has direct frontage on Baldwinville Road, which is also State Route 202. This is a major, well-maintained, two-lane state highway, providing excellent primary access for both construction and operational phases.

Equipment Delivery: Route 202 is more than adequate for the delivery of heavy and oversized equipment, including tractor-trailers carrying battery containers, pad-mount transformers, and switchgear. The key challenge will be creating a suitable construction entrance off the highway, which will require a curb cut permit from the Massachusetts Department of Transportation (MassDOT) and the Town of Templeton.

Topography: Based on aerial and topographic imagery, the 2.35-acre parcel appears relatively flat, particularly the portion fronting the road. Central Massachusetts can be hilly, but this site does not appear to have significant grade challenges that would substantially increase civil engineering costs. A formal topographic survey is required for confirmation.

Easement Concerns: The parcel appears to have sufficient frontage that a dedicated access point can be established without needing an off-site access easement. However, the shape of the parcel and the location of any environmental constraints (e.g., wetlands) could influence the optimal placement of the site entrance. This should be reviewed upon receipt of a survey and environmental delineation.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently listed as Unknown. This is a critical data gap. A desktop review using the FEMA Flood Map Service Center is an immediate next step. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development costs will increase significantly due to requirements for elevating equipment above the Base Flood Elevation, and in some cases, development may be infeasible.

Wetlands: The presence of wetlands is Unknown. Massachusetts has a very strict Wetlands Protection Act. A desktop review using MassGIS data layers is required immediately, to be followed by a formal wetlands delineation by a certified professional if the desktop review indicates potential resources. Any identified wetlands will trigger significant buffer zone requirements (typically 100 feet), which could severely constrain the buildable area on this small 2.35-acre parcel.

Critical Habitat / Endangered Species: The initial screen shows no critical habitat or protected areas on site, which is a significant positive. However, standard procedure requires a check of the MA Natural Heritage & Endangered Species Program (NHESP) database to confirm no state-listed species or priority habitats are present.

Brownfield/Superfund Status: The data indicates two brownfield/superfund sites within a two-mile radius. While this suggests a potential risk of nearby contamination, it also presents a potential opportunity. If the subject parcel itself can be classified as a brownfield site (e.g., through a Phase I Environmental Site Assessment identifying recognized environmental conditions), the project could qualify for the 10% Brownfield ITC adder under the Inflation Reduction Act (IRA). This requires immediate investigation.

Pipeline Proximity: The absence of any gas pipelines within a three-mile radius is a major safety and design advantage, eliminating risks and setback requirements associated with high-pressure pipeline infrastructure.

3. Grid Infrastructure & Interconnection

Substation & Feeder: The nearest substation is 1.7 miles away and has a maximum voltage of 69 kV. For a ≤5MW project, a 69 kV interconnection would be prohibitively expensive. The project's viability is entirely dependent on the presence of a suitable 3-phase distribution feeder, likely operating at 13.8 kV, originating from this substation and running along Baldwinville Road. The 1.7-mile distance from the substation is a significant concern, as it increases the likelihood of voltage drop issues and may indicate lower available capacity