⚡ TEMPLE ST

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 20A-8-20 (Temple St), Whitman, MA

This report provides a comprehensive due diligence analysis for the 2.95-acre property located on Temple Street in Whitman, Plymouth County, Massachusetts (APN 20A-8-20). 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: The property is located on Temple Street. A preliminary review of aerial imagery indicates Temple Street is a paved, local residential road. However, the parcel itself appears to be a "flag lot," set back from the main road with a narrow strip of land providing access. The quality and legal status of this access strip are critical unknowns. It is imperative to confirm if this access is a deeded right-of-way or a fee-simple strip, and whether it is wide enough (minimum 25-30 feet) and graded to support heavy construction traffic.

Topography & Feasibility: As vacant residential land in Massachusetts, the terrain is likely wooded with potentially rolling topography and rocky soil, characteristic of New England. Significant tree clearing, grubbing, and grading will be required, increasing site preparation costs. The small 2.95-acre size offers limited layout flexibility.

Heavy Equipment Access: The primary constraint is the narrow access from Temple Street. The ability to deliver and maneuver heavy equipment, such as a 150-ton crane, transformers, and prefabricated battery containers, is highly questionable. A detailed civil engineering and logistics review is required to confirm if a safe and feasible path exists from the public road to the proposed project pad. Any bridges or culverts on local access roads must also be assessed for appropriate weight ratings (e.g., HS-20 loading).

Easement Concerns: The flag lot configuration is a major concern. We must verify the legal status and physical width of the access "pole." If it is an easement over another property rather than owned land, its terms may prohibit utility-scale development. Additional easements for utility interconnection running along this access strip will also be required.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. A FEMA FIRMette must be generated immediately. If any portion of the buildable area falls within a Special Flood Hazard Area (e.g., Zone A, AE), it could trigger significant design changes, require elevating all equipment above the Base Flood Elevation, and potentially render the site financially unviable.

Wetlands: The presence of wetlands is Unknown. Given the wooded nature of the site in this region, there is a moderate to high probability of state or federally protected wetlands and/or vernal pools. Massachusetts has a very strict Wetlands Protection Act, which enforces significant buffer zones (typically 100 feet). On a small 2.95-acre parcel, the presence of wetlands could easily eliminate the entire buildable envelope. A formal wetlands delineation is a mandatory and urgent due diligence step.

Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a positive initial finding. However, this must be verified through a desktop screening using the MA Natural Heritage & Endangered Species Program (NHESP) database and the USFWS IPaC tool to ensure no state or federally listed species are present.

Site Contamination: The site has no known brownfield or superfund history. While this avoids potential environmental liability and cleanup costs, it also means the project is ineligible for the 10% IRA Brownfield ITC adder, a notable financial disadvantage.

Pipeline Proximity: No gas pipelines are located within three miles, which is a significant safety and layout advantage, eliminating concerns regarding pipeline setbacks and explosion risk.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The nearest identified asset is the AUBURN STREET substation (0.9 miles), a 345 kV bulk transmission facility. The nearest transmission line is a 115 kV line 0.6 miles away. Both of these are high-voltage transmission assets. Interconnecting a small ≤5MW BESS at these voltage levels is technically and financially infeasible, as it would require a dedicated, multi-million-dollar switching station or substation bay. These assets are not viable Points of Interconnection (POI) for a project of this scale.

Likely Interconnection Pathway: The only viable path for a distribution-scale project is to interconnect to a local three-phase distribution feeder, likely operating at 1