⚡ 4 LITTLE BROOK RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 4 Little Brook Rd, Wareham, MA (APN: 310 89_2)

This report provides a comprehensive due diligence analysis for the subject property in Wareham, Massachusetts, for its potential development as a distribution-scale Battery Energy Storage System (BESS) project. The analysis covers key physical, environmental, electrical, and regulatory aspects to inform a go/no-go decision.

1. Site Access & Topography

Road Access & Equipment Delivery: The site has direct frontage on Little Brook Road, a paved, two-lane local road. This road connects directly to Cranberry Highway (Route 28), a major commercial corridor, approximately 0.5 miles to the south. This access route appears adequate for the delivery of standard construction vehicles and BESS equipment, including tractor-trailers carrying battery containers, inverters, and switchgear. A detailed swept-path analysis is recommended, but initial assessment is positive.

Terrain & Site Conditions: Satellite imagery indicates the 15-27 acre parcel (note discrepancy between data sources) is currently undeveloped and heavily wooded. Significant clearing, grubbing, and grading will be required to create a suitable pad for a BESS facility. The topography in the immediate area appears to be generally flat to gently rolling, which is favorable for minimizing earthwork costs. However, a formal topographic survey is essential to confirm this and identify any localized steep slopes or drainage issues.

Heavy Equipment Access: While the public road access is good, an internal access road will need to be constructed from Little Brook Road to the project pad. The ground appears to be unimproved soil, which will require a properly engineered gravel or paved road capable of supporting heavy loads, including a crane for setting the main power transformer and other equipment.

Easement Concerns: As the property has direct road frontage, a dedicated access easement is not anticipated. However, a preliminary title report is required to identify any existing utility easements (e.g., for distribution lines, gas, or sewer) that may cross the property and constrain the buildable area. This is a critical verification step.

2. Environmental Constraints

FEMA Flood Zone: The provided data is "Unknown." A preliminary review of the FEMA Flood Insurance Rate Maps (FIRM) for this area indicates the majority of the parcel is located in Zone X, an area of minimal flood hazard. However, there are areas designated as Zone AE (1% annual chance flood hazard) associated with the Wankinco River and nearby brooks in the vicinity. A formal flood zone determination is required to confirm the project area is entirely outside the Special Flood Hazard Area, which is a critical requirement for siting sensitive electrical equipment.

Wetlands: The presence of wetlands is a significant risk. The data is "Unknown," but given the site's undeveloped, wooded nature and proximity to local water bodies in coastal Massachusetts, it is highly probable that state and/or federally jurisdictional wetlands exist on the property. The Massachusetts Wetlands Protection Act imposes strict regulations, including 100-foot buffer zones. A formal wetland delineation by a certified professional is the highest priority environmental due diligence item. The results will be a primary driver of the site's buildable acreage and overall viability.

Critical Habitat / Endangered Species: The initial screen shows no critical habitat. This is a positive finding. However, a desktop review using the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database is recommended as part of a Phase I Environmental Site Assessment (ESA) to screen for any state-listed rare species whose habitat may be present in the wooded areas.

Brownfield/Superfund Status: The site is not a brownfield, and no superfund sites are located nearby. This eliminates environmental liability concerns but also means the project is not eligible for the 10% IRA Brownfield ITC adder.

Pipeline Proximity: No major gas transmission pipelines are located within three miles, mitigating risks associated with pipeline-related setbacks and safety protocols.

3. Grid Infrastructure & Interconnection

Nearest Substation & Utility: The TREMONT substation is located 1.4 miles from the site. This is a favorable distance for a distribution-level interconnection. The substation's maximum voltage is 115 kV, indicating it is a transmission hub that also steps down to distribution voltages. The interconnecting utility is Requires Verification but is presumed to be Eversource Energy, the incumbent utility for this region.

Interconnection Point & Voltage: A 115 kV transmission line is noted as "NOT AVAILABLE" for interconnection. This is a critical constraint, forcing the project to pursue a distribution-level interconnection. The likely voltage will be on a 13.8 kV or similar class feeder originating from the TREMONT substation. The Point of Interconnection (POI) will likely be on an existing overhead distribution line along Little Brook Road or Cranberry Highway.

Feeder Configuration & Capacity: The specific feeder and its available hosting capacity are unknown. This is the most significant electrical risk. A 1.4-mile line extension may be required to reach a feeder with adequate capacity, or significant upgrades may be needed on the existing local circuit. A formal interconnection application is the only way to determine feasibility.

Estimated Cost & Timeline: A 1.4-mile, three-phase distribution line extension could cost between $750,000 and