⚡ 100 BOYLSTON ST

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis - 100 Boylston St, Clinton, MA (APN: 116_760)

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 evaluates key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives.

1. Site Access & Topography

Road Access & Equipment Delivery: The property is located directly on Boylston Street (MA Route 70), a primary local thoroughfare. Based on aerial imagery review, access appears to be excellent, with existing curb cuts suitable for passenger vehicles and likely capable of accommodating heavy trucks with minor modifications. The proximity to major state routes facilitates straightforward delivery of heavy equipment, including battery containers, inverters, and the main power transformer.

Terrain & Buildability: The property is currently developed with a commercial building and associated paved parking lot. Consequently, the site is graded and appears to be relatively flat, which is ideal for BESS construction as it will significantly reduce civil engineering and site preparation costs. The total parcel size is 2.13 acres. After accounting for required setbacks and the footprint of the existing structure (if it is to be demolished), the net buildable area may be tight for a 5 MW system but should be feasible. An ALTA survey is required to confirm precise boundaries, topography, and existing easements.

Access for Heavy Equipment: Direct access from Boylston Street should allow for the delivery and placement of a mobile crane, transformers, and containerized BESS units. The existing paved surface can likely support construction traffic, though a geotechnical analysis is necessary to confirm load-bearing capacity and determine foundation requirements.

Easement Concerns: Requires Verification. As a developed commercial parcel, there are certainly existing utility easements (power, water, sewer, communications) that must be identified through a title search and ALTA survey. These easements could constrain the final site layout and must be carefully reviewed to avoid conflicts with BESS equipment placement and underground cabling.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown and represents a critical data gap. Any designation within a 100-year floodplain (e.g., Zone AE) would likely render the site undevelopable for critical infrastructure like a BESS or require cost-prohibitive mitigation measures such as elevating all equipment.

Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown. A wetland delineation will be required. Given the developed nature of the site, extensive wetlands are unlikely, but drainage features or small pockets of jurisdictional wetlands could be present, triggering significant setbacks (typically 50-100 feet in MA) and impacting the usable acreage.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or immediately adjacent to the site. This is a significant positive, reducing the risk of lengthy and complex consultations with state or federal wildlife agencies.

Brownfield/Superfund Status: The site itself is not listed, but the presence of four Brownfield/Superfund sites within a two-mile radius suggests a history of industrial activity in the area. This presents both a risk and an opportunity.

• Risk: There is an elevated risk that a Phase I Environmental Site Assessment (ESA) could identify Recognized Environmental Conditions (RECs) on the subject property, potentially requiring a costly Phase II investigation and remediation.
• Opportunity: If the site itself can be classified as a "brownfield site" under IRA guidelines (e.g., due to contamination or the nature of prior use), the project could qualify for the 10% ITC Brownfield Adder. This requires immediate investigation.

Pipeline Proximity: No major gas transmission pipelines are identified within a three-mile radius, eliminating risks associated with pipeline easements, setbacks, and safety protocols.

3. Grid Infrastructure & Interconnection

Nearest Substation & Capacity: The nearest substation is National Grid's FITCH ROAD Substation, located approximately 1.3 miles from the site. Its maximum voltage of 69 kV indicates it is a significant node in the local grid. A substation of this class is very likely to have one or more 13.8 kV (or similar) distribution feeders with available capacity for a ≤5MW BESS project. The 1.3-mile distance is highly favorable, minimizing the cost and complexity of the interconnection line.

Transmission Proximity: No high-voltage transmission lines (>69kV) are nearby. This confirms the project's path is via a distribution-level interconnection, which is appropriate for its scale.

Recommended Interconnection: The recommended interconnection pathway is a 13.8 kV tap from an existing overhead or underground distribution feeder along Boylston Street, followed by a 1.3-mile line extension or, more likely, reconductoring/upgrades to the existing circuit back to the Fitch Road substation. A direct connection to the 69 kV bus at the substation is technically feasible but would be cost-prohibitive for a project of this size.

Cost & Timeline Estimate: Requires Verification. For a 1.3-mile distribution interconnection in National Grid territory in Massachusetts, a preliminary cost estimate ranges from $1.5M to $3.0M. This is highly dependent on whether the work involves new poles,