⚡ 170 OAK ST

MEMORANDUM

TO: Sunland America Corp. Development Team

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 the property located at 170 Oak Street in Brockton, Massachusetts, for its potential as a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project. The analysis covers key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives.

1. Site Access & Topography

Road Access & Feasibility: The site exhibits excellent road access. It is located directly on Oak Street, a multi-lane commercial thoroughfare, and is in close proximity to major state highway Route 24. This provides a direct and straightforward route for all phases of construction and operation.

Terrain & Equipment Access: Satellite imagery review indicates the parcel is a large, paved parking lot associated with an existing commercial structure. The topography appears to be flat with minimal grade. This is a significant advantage, as it will drastically reduce civil engineering and site preparation costs. The existing paved surface and robust road network can readily support the delivery of heavy equipment, including concrete trucks, cranes, multi-ton transformers, and prefabricated battery containers, without the need for extensive temporary road construction.

Easement Concerns: As the parcel is part of a larger commercial development (Westgate Mall area), there is a high likelihood of existing easements. Diligence must include a title search to identify any shared access easements, utility easements (for existing power, water, or sewer lines that may conflict with our layout), or restrictive covenants that could limit the use of the property for an energy storage facility.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown and represents a critical data gap. Immediate verification via the FEMA Map Service Center is required. If the site is located in a Special Flood Hazard Area (e.g., Zone A, AE), development costs would increase substantially due to requirements for elevating equipment, and permitting could become infeasible. A designation of Zone X would be ideal.

Wetlands: Requires Verification. The presence of state or federally regulated wetlands is unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act) with a 100-foot buffer zone that heavily restricts development. A desktop screening using MassMapper GIS data is a necessary first step, to be followed by a formal wetland delineation by a certified professional if any potential resources are identified.

Critical Habitat / Endangered Species: The provided data indicates no critical habitat or protected areas on site, which is a positive indicator. This should be confirmed with a query of the MA Natural Heritage & Endangered Species Program (NHESP) database to ensure no sensitive species or vernal pools are mapped on or near the parcel.

Brownfield/Superfund Status: The site itself is not listed as a brownfield, but the data notes 33 contaminated