⚡ 1103 PLYMOUTH ST

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for Abington, MA (APN: 001 18_1)

This report provides a comprehensive due diligence analysis for the property located at 1103 Plymouth Street in Abington, Plymouth County, Massachusetts. The 17.91-acre parcel presents a compelling opportunity due to its exceptional proximity to grid infrastructure, but this is counterbalanced by significant regulatory and environmental uncertainties. The following analysis details these factors to inform a go/no-go decision.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has direct frontage on Plymouth Street (MA Route 58), a two-lane state highway. Initial desktop review indicates this road is well-maintained and suitable for heavy truck traffic, including low-boy trailers for transformers and battery containers. The primary feasibility concern will be designing a site entrance with adequate turning radii and sight lines to meet Massachusetts Department of Transportation (MassDOT) standards for a new commercial curb cut.
• Terrain Characteristics: Satellite imagery suggests the parcel is heavily wooded and relatively flat, which is typical for the region. While flatness reduces earthwork costs, the extensive tree cover will necessitate significant clearing and grubbing expenses. The cost and timeline for this work, along with potential impacts on buildable area due to tree clearing ordinances, must be factored into the project pro forma.
• Heavy Equipment Access: Access from the state highway to the parcel itself appears straightforward. The key will be constructing a suitable temporary and permanent access road from Plymouth Street into the project area. A geotechnical investigation will be required to determine soil stability and the necessary road base design to support crane and delivery vehicle loads.
• Easement Concerns: The parcel appears to have direct, unencumbered frontage. However, a full title report is a critical next step to verify the absence of any restrictive access easements, utility easements that could conflict with development, or other title encumbrances.

2. Environmental Constraints

• 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 will increase substantially due to requirements for elevating equipment above the Base Flood Elevation (BFE). In some cases, it could render the site undevelopable. Immediate verification using the FEMA Flood Map Service Center is required.
• Wetlands Presence: The wetlands status is Unknown. Massachusetts has some of the most stringent wetlands protection regulations in the country, enforced by both the state (Massachusetts Wetlands Protection Act) and the local Abington Conservation Commission. The likely presence of wetlands on a wooded 17.9-acre parcel is high. A formal wetlands delineation will be mandatory and will dictate the ultimate buildable area, as significant buffer zones (typically 1