⚡ FRANKLIN ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for Franklin St, Hanson, MA (APN: 103_0_2_0)

This report provides a comprehensive due diligence analysis for the 7.91-acre property located on Franklin Street in Hanson, Plymouth County, Massachusetts. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

• Road Access & Delivery Feasibility: The site benefits from "Public" road access directly on Franklin Street. A preliminary review of aerial imagery suggests Franklin Street is a two-lane, paved local road. While seemingly adequate for standard construction vehicles, a detailed route survey is required to confirm its suitability for oversized and overweight loads, such as a main power transformer and prefabricated battery enclosures. Key concerns for verification include turning radii from major thoroughfares, bridge weight limits, and overhead line clearances along the transport route.
• Terrain Characteristics: As a vacant, wooded parcel in Plymouth County, the site is expected to have gently rolling terrain with potential for significant tree cover. The "Buildability: OK" note is positive but requires substantiation. A formal topographic and ALTA survey is essential to determine precise grades, identify optimal locations for equipment pads to minimize earthwork, and calculate the true buildable area. Significant grading could materially impact construction costs.
• Heavy Equipment Access: On-site access for heavy equipment like cranes, drill rigs, and delivery trucks appears feasible given the parcel size. However, the development will require constructing a new internal access road from Franklin Street. The design of this road must accommodate the delivery and placement of the heaviest components, which will be a primary consideration for the site layout.
• Easement Concerns: While direct public road frontage is a major advantage, a full title report is required to identify any existing utility easements (e.g., gas, water, sewer, communications) or access easements that may encumber the property and restrict the placement of BESS equipment. The note that the "POI requires extension in public ROW" suggests we will not need to secure off-site easements for the interconnection line itself, which is a positive.

2. Environmental Constraints

• FEMA Flood Zone: The flood zone status is "Unknown." This represents a critical data gap and a potential fatal flaw. Development within a Special Flood Hazard Area (e.g., Zone AE) would trigger significant design constraints, elevated construction costs (building on fill or stilts), and potentially insurmountable permitting hurdles. Immediate verification using FEMA's Flood Insurance Rate Maps (FIRMs) is a top priority.
• Wetlands: The wetlands status is "Unknown." Given the site's location in Massachusetts and its undeveloped nature, the presence of state and federally jurisdictional wetlands is highly probable. A wetlands delineation by a certified professional is a mandatory next step. Any identified wetlands will trigger substantial buffer zones (typically 100 feet in MA) under the Massachusetts Wetlands Protection Act and local Hanson bylaws, which could severely constrain the buildable area.
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• Critical Habitat / Endangered Species: The data indicates "None," which is a significant positive, reducing the risk of project delays or mitigation requirements associated with the Endangered Species Act. This should be confirmed via a desktop review of the MA Natural Heritage & Endangered Species Program (NHESP) database.
• Brownfield/Superfund Status: The presence of two sites within a 2-mile radius is a moderate risk. It is unlikely the subject parcel itself qualifies for the 10% IRA Brownfield adder, which requires the site to meet the specific definition of a brownfield. Instead, this proximity elevates the importance of a Phase I Environmental Site Assessment (ESA) to ensure no historical contamination exists on our parcel from nearby sources. This is a risk to be mitigated, not an advantage.
• Pipeline Proximity: The absence of major pipelines within a 3-mile radius is a key safety and design advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

• Substation & Transmission: The nearest substation, Plymouth Street 93, is 2 miles away. While it has a 115 kV bus, a 2-mile line build at transmission or distribution voltage would be prohibitively expensive. A 115 kV transmission line is closer at 0.6 miles, but tapping transmission for a ≤5MW project is not economically viable.
• Recommended Interconnection: The specified "IX Voltage: 13.8 kV" is the most critical and favorable data point in this section. This confirms the project will interconnect to a local distribution circuit, which is ideal for a project of this scale. The interconnecting utility is likely National Grid, the incumbent provider in Hanson.
• Interconnection Cost & Timeline: The note "POI requires extension in public ROW" is a major concern. This implies the existing 13.8 kV feeder does not run adjacent to the property and a new line must be built. The cost will be highly dependent on the distance to the nearest 3-phase feeder with adequate capacity. A 0.5-to-1-mile extension could easily cost between $750,000 and $2,000,000+. This is a significant risk to the project's budget. National Grid's interconnection queue in Massachusetts (MISO territory) is known to be congested, with timelines from application to operation often exceeding