⚡ H FOOTE RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for H FOOTE RD, Charlton, MA (APN: 48-B-4)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project on a 4.26-acre parcel located at H Foote Rd in Charlton, Worcester County, Massachusetts. The analysis evaluates the site's suitability based on key development criteria. The primary positive attribute is the exceptional proximity to high-voltage grid infrastructure. However, this is offset by significant risks related to environmental constraints on a small parcel, a challenging regulatory environment, and a lack of financial incentives under the Inflation Reduction Act (IRA).

1. Site Access & Topography

Road Access & Equipment Delivery: The quality of road access is a critical unknown. The property is located on H Foote Rd, which, based on aerial imagery, appears to be a minor local road, potentially unpaved or with a low weight rating. A physical site visit is required to confirm the road's surface, width, and condition. We must verify its suitability for heavy haul trucks, including low-boy trailers carrying transformers (up to 80 tons) and 53-foot containerized BESS units. The feasibility of delivery will depend on turning radii from main thoroughfares, overhead line clearances, and any potential bridge weight limitations in the vicinity.

Terrain Characteristics: Located in Worcester County, the site's topography is likely to be rolling to hilly, consistent with the region. This could necessitate moderate civil work, including grading and site leveling, to create a suitable pad for the BESS equipment. A formal topographical survey is essential to quantify the required earthwork and associated costs. A sloped site could also complicate stormwater management design.

Heavy Equipment Access: Assuming H Foote Rd is navigable, direct access onto the parcel itself must be established. The current parcel appears to be undeveloped woodland. A new access road will need to be constructed from H Foote Rd onto the site, designed to support construction traffic. The cost for this will be minor, but the location may be dictated by sightline requirements from the Town of Charlton.

Easement Concerns: Requires Verification. We must confirm that the parcel has direct, legal frontage on H Foote Rd. If it is a "landlocked" or "flagpole" lot, a formal, recorded access easement from the public right-of-way will be required. Title work is necessary to confirm the legal access rights associated with the property.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently unknown and represents a major risk. Any portion of the site within a 100-year floodplain (e.g., Zone AE) would be highly problematic, potentially rendering it undevelopable or requiring costly mitigation measures like elevating all equipment on platforms. Given the small parcel size, a floodplain encroachment could be a fatal flaw.