⚡ 222 BALDWINVILLE STATE RD

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 10A4 0 3 (222 Baldwinville State Rd, Winchendon, MA)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) on the 3.56-acre parcel located at 222 Baldwinville State Rd, Winchendon, MA. The analysis covers key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives.

1. Site Access & Topography

The subject property has frontage on Baldwinville State Road (Route 202), a major state-maintained thoroughfare. This is a significant advantage, suggesting the road is well-maintained, paved, and likely built to a standard capable of handling heavy loads. Preliminary desktop review indicates direct access from the road is feasible.

• Equipment Delivery: Access via a state road is ideal for the delivery of heavy and oversized equipment, including battery containers, inverters, and the main power transformer. However, a detailed route survey will be required to confirm the absence of low-clearance bridges, tight turning radii, or seasonal weight restrictions on the approach route.
• Terrain Characteristics: While a formal topographical survey is required, satellite imagery of Worcester County suggests the site is likely to have some rolling terrain. The parcel appears relatively flat near the road frontage but may slope downwards away from the road. The 3.56-acre size is compact for a 5MW BESS, and any significant grade changes could reduce the buildable area and increase civil engineering costs for site grading and foundations.
• Heavy Equipment Access: On-site access for cranes, drill rigs, and delivery trucks appears feasible from the state road, but the final site layout must accommodate adequate turning radii and a stabilized construction entrance. The load-bearing capacity of the soil must be confirmed via a geotechnical study.
• Easement Concerns: As the parcel has direct road frontage, a dedicated access easement is likely not required. However, a full title report is a critical next step to identify any potential utility easements (e.g., for existing distribution lines or pipelines) or other encumbrances that could restrict the placement of BESS equipment.

2. Environmental Constraints

Environmental factors present the most significant unknowns and potential "fatal flaws" for this site. Massachusetts has stringent environmental protection laws, and early-stage diligence is critical.

• FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical data gap. A determination must be made immediately using the FEMA Flood Map Service Center. If the site falls within a Special Flood Hazard Area (e.g., Zone A or AE), development would be severely complicated, requiring equipment to be elevated above the Base Flood Elevation, which can be cost-prohibitive or infeasible. A designation of Zone X (minimal risk) is required for a viable project.
• Wetlands: The presence of wetlands is Unknown. This is another major risk. A preliminary desktop review using the US FWS National Wetlands Inventory should be conducted, followed by a formal field delineation by a certified wetland scientist. The Massachusetts Wetlands Protection Act imposes a 100-foot buffer zone around delineated wetlands, which could severely constrain the buildable area on this 3.56-acre parcel.
• Critical Habitat / Species Risk: The initial screen shows no critical habitat on site, which is a positive finding. This should be formally verified through a consultation with the MA Natural Heritage & Endangered Species Program (NHESP) to ensure no state-listed rare species or their habitats are present.
• Brownfield/Superfund Status: The site is not located near a brownfield or superfund site. While this is positive from a liability and remediation standpoint, it means the project is ineligible for the 10% IRA Brownfield ITC adder, a notable economic disadvantage.
• Pipeline Proximity: The absence of major gas pipelines within a 3-mile radius is a significant safety and layout advantage, eliminating concerns related to pipeline setbacks and explosion risk.

3. Grid Infrastructure & Interconnection

The site's proximity to grid infrastructure is a primary strength, though the interconnection itself will be a major cost center.

• Nearest Substation: The "UNKNOWN133567" substation is located approximately 1.1 miles from the parcel. This is a favorable distance. The substation's 69 kV maximum voltage indicates it is a substantial piece of infrastructure, likely serving as a hub for multiple distribution circuits. The interconnecting utility is presumed to be National Grid, which serves the Winchendon area.
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• Interconnection Voltage & Feeder: For a ≤5MW BESS, a transmission-level 69 kV interconnection would be economically unviable. The most likely Point of Interconnection (POI) would be a 3-phase overhead distribution feeder, likely operating at 13.8 kV, originating from the nearby substation. It is critical to verify if such a feeder runs along Baldwinville State Road adjacent to the property.
• Estimated Cost & Timeline: The 1.1-mile distance to the substation is the primary cost driver. A new dedicated distribution line extension of this length could range from $600,000 to $1.2 million, depending on terrain, pole requirements, and road crossings. Furthermore, if the