⚡ 287 SUMMER ST

MEMORANDUM

TO: Sunland America Corp. Investment Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 287 Summer St, Plymouth, MA (APN: 103-000-002A-002)

1. Site Access & Topography

The subject property is a 2.54-acre undeveloped, wooded parcel located at 287 Summer Street in Plymouth, MA. The site benefits from excellent road access, with direct frontage on Summer Street (Route 3A), a two-lane state-maintained road. Preliminary review of aerial imagery suggests the road is well-paved and suitable for heavy truck traffic.

• Equipment Delivery: Access for delivery of heavy equipment, including tractor-trailers carrying battery containers, medium-voltage transformers, and switchgear, appears highly feasible directly from Summer Street. A temporary construction entrance permit from the Town of Plymouth and potentially MassDOT would be required.
• Terrain Characteristics: Based on aerial imagery and regional topography, the site appears relatively flat, particularly the portion fronting the road. However, as an undeveloped wooded lot, it will require significant clearing, grubbing, and grading. A formal ALTA survey with 2-foot contours is essential to confirm the precise topography and identify any challenging slopes that could increase civil construction costs.
• Heavy Equipment Access: On-site maneuverability for cranes needed to offload and place equipment is a concern given the small parcel size. The entire site will need to be graded and stabilized to support this machinery. The feasibility depends heavily on the final buildable area after accounting for environmental and zoning setbacks.
• Easement Concerns: With direct frontage, an off-site access easement is unlikely to be required. However, a utility easement will be necessary to run conduit from the project to the point of interconnection (POI) along Summer Street. The exact requirements will be dictated by the interconnecting utility (likely Eversource).

2. Environmental Constraints

The environmental profile of this site presents both significant risks and a potential, high-value opportunity. Diligence in this area is critical and will be a primary driver of site viability.

• FEMA Flood Zone: The FEMA designation is currently listed as "Unknown." This is a critical data gap. A preliminary desktop review suggests the property is in Zone X (area of minimal flood hazard), but this Requires Verification with a formal Flood Hazard Determination. Any location within a Special Flood Hazard Area (e.g., Zone A, AE) would likely render the site undevelopable for critical infrastructure like a BESS or add prohibitive costs for elevating equipment.
• Wetlands: The presence of wetlands is "Unknown" and represents the single greatest risk to the project. Massachusetts has stringent wetlands protection regulations (Massachusetts Wetlands Protection Act). Given the site is undeveloped and wooded, the probability of jurisdictional wetlands is high. A formal wetlands delineation is the most urgent next step. The presence of wetlands could drastically reduce the 2.54-acre site to an unbuildable remnant, as 100-foot buffer zones are typically required.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which is a positive initial finding. This should be confirmed through a Phase I Environmental Site Assessment (ESA) and a review of the state's Natural Heritage & Endangered Species Program (NHESP) database.
• Brownfield/Superfund Status: The presence of four superfund/brownfield sites within a two-mile radius is a dual-edged sword. There is a risk of potential contaminant migration onto our parcel, which must be investigated via a Phase I ESA. Conversely, if the subject parcel itself can be designated as a brownfield (e.g., due to historical dumping or other recognized conditions), it could qualify for the 10% ITC "Brownfield Adder" under the Inflation Reduction Act (IRA). This presents a significant financial upside that warrants investigation.
• Pipeline Proximity: No gas pipelines within a three-mile radius is a significant safety and layout advantage, eliminating concerns about pipeline-related setbacks and explosion risks.

3. Grid Infrastructure & Interconnection

The viability of this site is entirely dependent on securing a cost-effective interconnection to the local distribution grid, as the nearby transmission infrastructure is not suitable for a project of this scale (≤5MW).

• Nearest Substation & Transmission: The nearest listed substation is 1.4 miles away with a 115kV voltage class. A 345kV transmission line is 1.2 miles away. Interconnecting at these voltages would be financially prohibitive