⚡ AUBURN ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 338 23C-1-16A (Auburn St, Whitman, MA)

This report provides a comprehensive due diligence analysis for a prospective 5.02-acre site in Whitman, Plymouth County, Massachusetts. The analysis evaluates the property's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key siting criteria.

1. Site Access & Topography

Road Access: The property has direct frontage on Auburn Street, which appears to be a two-lane, paved public road in good condition based on aerial imagery review. This level of access is generally sufficient for the delivery of construction materials, BESS containers, and heavy equipment. A formal route survey is required to confirm bridge weight limits, turning radii, and overhead line clearances from the nearest major highway to the site entrance.

Terrain & Buildability: Based on preliminary topographical maps, the site appears relatively flat and undeveloped, currently consisting of light forest or scrub. This is advantageous as it should minimize the need for extensive civil work and grading, thereby reducing construction costs. The 5.02-acre parcel size provides ample space for a ≤5MW BESS footprint, including necessary access roads, medium-voltage transformers, switchgear, and required fire safety setbacks. However, the exact buildable area is currently unknown and is contingent upon environmental constraints (e.g., wetlands).

Heavy Equipment Feasibility: Access for heavy equipment, including a 100-ton crane for setting the transformer and flatbed trucks for battery container delivery, appears feasible given the direct frontage on a paved road. The primary constraint will be the on-site ground conditions, which will require geotechnical analysis to ensure the soil can support crane outriggers and the foundations for heavy equipment pads.

Easement Concerns: Requires Verification. A full title report must be commissioned to identify any existing utility, access, or conservation easements that may encumber the property. An overhead distribution line appears to run along Auburn Street, and any associated utility easement could impact the usable area and site layout.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is a critical unknown. If the site is located within a Special Flood Hazard Area (e.g., Zone AE), it could trigger significant design changes, such as elevating all equipment above the Base Flood Elevation, or render the site undevelopable. This is a high-priority diligence item.

Wetlands: Requires Verification. The presence of wetlands is another critical unknown and a significant risk in Massachusetts, which has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act. A desktop screening using the National Wetlands Inventory (NWI) and state GIS data is the immediate first step. If potential wetlands are identified, a formal wetland delineation by a certified professional will be required. Any delineated wetlands will necessitate significant setbacks (typically 100 feet or more), which could severely constrain the buildable area.

Habitat & Species: The initial screen shows no critical habitat or protected areas on site, which is a positive indicator. This should be verified with the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or priority habitats are present.

Brownfield/Superfund Status: The site is not a brownfield, and there are no superfund sites within a 2-mile radius. While this mitigates potential environmental liability and cleanup costs, it also means the project is ineligible for the 10% IRA Brownfield ITC adder, which is a notable financial disadvantage.

Pipeline Proximity: The absence of major gas pipelines within three miles is a significant safety and permitting advantage, eliminating concerns related to explosion risk and associated setbacks.

3. Grid Infrastructure & Interconnection

Substation & Transmission Proximity: The site's grid access is its strongest attribute. It is located just 0.4 miles from the AUBURN STREET substation, a major piece of infrastructure with a maximum voltage of 345 kV. Additionally, a 115kV transmission line is only 0.3 miles away. This proximity is ideal, drastically reducing the cost and complexity of the generator lead line.

Interconnecting Utility & Voltage: Requires Verification. The likely interconnecting utility is National Grid. For a ≤5MW project, the target interconnection will be at the distribution level (e.g., 13.8 kV). The presence of a major substation makes it highly probable that multiple 3-phase distribution feeders originate from it and run along nearby roads like Auburn Street. We must obtain feeder maps from National Grid to confirm the presence, voltage, and configuration of the nearest circuit.

Interconnection Cost & Timeline: Given the sub-half-mile distance to the substation, the interconnection cost is estimated to be in the lower range for a project of this size, likely between $750,000 and $2,500,000. This is highly dependent on the available capacity of the target feeder and the extent of utility upgrades required (e.g., re-conductoring, breaker upgrades at the substation). The interconnection process will be governed by National Grid's tariff and the ISO New England (ISO-NE) queue. The ISO-NE queue is notoriously congested, and a realistic timeline from application submission to commercial