⚡ 7 PRINCETON RD

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 93_48.2 (7 Princeton Rd, Sterling, MA)

EXECUTIVE SUMMARY:

This report provides a comprehensive due diligence analysis for a potential distribution-scale BESS project at 7 Princeton Rd, Sterling, MA. The 2.56-acre parcel presents several significant, likely fatal, flaws for development. The most critical barriers are the site's Residential zoning, which is fundamentally incompatible with BESS as a utility/industrial use, and the complete lack of eligibility for any IRA/ITC incentive adders. Furthermore, critical information regarding a viable distribution-level interconnection point is absent, with the nearest known grid infrastructure being a high-voltage transmission line over a mile away, which is unsuitable for a project of this scale. Environmental risks related to wetlands and floodplains remain unassessed but are presumed to be high. Due to this combination of regulatory, financial, and technical challenges, the site is not a viable candidate for development.

FINAL RECOMMENDATION: NO GO

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has direct frontage on Princeton Road (MA Route 62), a two-lane state highway. Based on satellite imagery, this road appears to be paved and in good condition, likely capable of supporting heavy haul trucks. However, the site itself is undeveloped and wooded, meaning a new curb cut, entrance, and on-site access road would need to be constructed. Feasibility of a new access point would require approval from the Massachusetts Department of Transportation (MassDOT) and the Town of Sterling.
• Terrain Characteristics: The property is located in a region of rolling hills typical of central Massachusetts. Satellite and topographic imagery suggest the parcel is entirely wooded and may have moderate slope changes. Significant clearing, grubbing, and grading will be required to create a level pad for the BESS equipment, which will increase site preparation costs.
• Heavy Equipment Feasibility: While the public road seems adequate, on-site maneuverability is a concern. The relatively small parcel size (2.56 acres) leaves little room for construction staging, laydown yards, and turn-around space for cranes and lowboy trailers delivering battery containers and the main power transformer.
• Easement Concerns: Requires Verification. No title report was provided. A full title search is mandatory to identify any potential access, utility, conservation, or other easements that could encumber the property and restrict the buildable area.

2. Environmental Constraints

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown. This is a critical data gap. Any portion of the site within a 100-year floodplain (e.g., Zone A, AE) would be subject to significant development restrictions and would likely render the project infeasible due to the high cost of mitigation (e.g., elevating all equipment above the Base Flood Elevation).
• Wetlands: Requires Verification. The presence of wetlands is unknown. Given the undeveloped, wooded nature of the site in New England, there is a high probability of state or federally jurisdictional wetlands and/or streams being present. Massachusetts has very strict wetland protection regulations, often requiring 100-foot "buffer zones" where development is prohibited. The discovery of wetlands could severely reduce or