⚡ 170 OAK ST

MEMORANDUM

TO: Sunland America Corp. Investment Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 170 Oak St, Brockton, MA (APN: 044 036-095)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at 170 Oak St in Brockton, Massachusetts. The analysis covers key evaluation criteria including site access, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives.

1. Site Access & Topography

Overall Assessment: Excellent. The site's location within a developed commercial corridor presents significant logistical advantages.

• Road Access & Equipment Delivery: The property is located on Oak Street, a major commercial thoroughfare in Brockton, with likely direct access to Route 24. This provides excellent, year-round access via paved, public roads capable of handling heavy truck traffic. Delivery of large, heavy equipment, including 40-foot battery containers, switchgear, and main power transformers, appears highly feasible without the need for significant road improvements.
• Terrain Characteristics: As the parcel is zoned for and situated within a regional shopping center area, the topography is presumed to be flat and previously graded. This condition is ideal for BESS development, as it will significantly reduce civil engineering and site preparation costs compared to an undeveloped, sloped site. Requires Verification: A formal topographic survey is required to confirm site grades and drainage.
• Heavy Equipment Access: The existing infrastructure of a commercial lot, including wide curb cuts and paved surfaces, should readily accommodate the cranes and heavy-haul trucks required for BESS construction.
• Easement Concerns: Given its context within a larger commercial development, there is a high probability of existing easements for shared access, parking, and utilities. A preliminary title report must be reviewed to identify any easements that could encumber the potential project footprint and restrict the placement of BESS equipment.

2. Environmental Constraints

Overall Assessment: High Risk. This category presents the most significant uncertainties and potential fatal flaws for the project.

• FEMA Flood Zone: The FEMA flood zone designation is currently unknown. This is a critical data gap. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development costs could increase substantially due to the need to elevate all equipment above the Base Flood Elevation, or the site could be rendered undevelopable. An immediate review of FEMA's Flood Insurance Rate Maps (FIRMs) is required.
• Wetlands: The presence of jurisdictional wetlands is unknown. Massachusetts has stringent wetlands protection laws, typically requiring a 100-foot buffer zone from any delineated wetland resource area. The presence of wetlands could severely constrain the buildable area. Requires Verification: A desktop screening using MassGIS OLIVER is the immediate next step, to be followed by a formal wetlands delineation by a certified professional if potential resources are identified.
• Critical Habitat / Endangered Species: The initial screening indicates no critical habitat or protected areas on site, which is a positive finding. This should be confirmed via the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database.
• Brownfield/Superfund Status: The data indicates an alarming 33 brownfield or superfund sites within a two-mile radius. While this suggests a risk of on-site contamination requiring a mandatory Phase I Environmental Site Assessment (ESA), it also presents a potential opportunity. If our specific parcel qualifies as a "brownfield site" under IRA guidelines,