⚡ 457 SCHOOL ST

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 457 SCHOOL ST, Mansfield, MA (APN: 167 010_028)

This report provides a comprehensive due diligence analysis for the property located at 457 School Street in Mansfield, MA. The 5.02-acre parcel, currently zoned for industrial use, presents a mixed opportunity for a distribution-scale BESS project. While the zoning and general site characteristics are favorable, significant risks related to grid interconnection, environmental unknowns, and incentive eligibility must be addressed.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has direct frontage on School Street, a two-lane, paved public road. A preliminary review of satellite and street-level imagery indicates that the road is in good condition and appears suitable for heavy truck traffic, including flatbeds for battery containers, inverter skids, and transformers. The entrance to the property appears wide enough, but a formal turning radius analysis should be conducted.
• Terrain Characteristics: The parcel is located in an established industrial/business park area. Satellite imagery shows the site is largely cleared and appears to be relatively flat with minimal grade changes. This is highly advantageous, as it will likely minimize civil engineering and earthwork costs, which can be substantial on sloped or wooded sites.
- Heavy Equipment Access: Given the flat topography and direct access from a paved road, there are no apparent barriers to moving heavy equipment onto the site. The primary constraint would be the load-bearing capacity of any culverts under the site entrance, which must be verified.
• Easement Concerns: As the property has direct frontage on a public right-of-way, a dedicated access easement is likely not required. However, a full title report is a critical next step to identify any utility easements (e.g., for existing distribution lines, sewer, or water) that may cross the property and restrict the buildable area.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap and a potential fatal flaw. If the site is located within a 100-year floodplain (e.g., Zone AE), development costs will increase significantly due to requirements for elevating all equipment above the Base Flood Elevation (BFE). In some cases, development may be prohibited entirely. A high-priority next step is to review FEMA's Flood Insurance Rate Maps (FIRMs).
• Wetlands Presence: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act. The presence of jurisdictional wetlands would trigger significant setback requirements (typically 100-foot buffer zones) that could severely reduce the 5.02-acre site's buildable area. A desktop screening using the National Wetlands Inventory (NWI) is required immediately, followed by a formal field delineation by a certified wetland scientist if the desktop review indicates risk.
• Critical Habitat / Endangered Species: The initial screening shows no critical habitat or protected areas on site, which is a significant positive. This reduces the risk of lengthy and costly consultations with state (MA NHESP) or federal (USFWS) wildlife agencies. This should be confirmed with a formal screening.
• Brownfield/Superfund Status: The data notes two superfund/brownfield sites within a two-mile radius, but the status of this specific parcel is unconfirmed. This presents both a risk and an opportunity. Risk: If the subject property has soil or groundwater contamination, cleanup costs could be prohibitive. Opportunity: If the site qualifies as a "brownfield site" under IRA guidelines without requiring extensive remediation, it could be eligible for a 10% ITC adder. A Phase I Environmental Site Assessment (ESA) is essential to determine this.
• Pipeline Proximity: No major gas transmission pipelines are located within three miles. This is a major safety and permitting advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The MANSFIELD substation is 2.1 miles away with a maximum voltage of 115 kV. For a distribution-scale project (≤5MW), a 2.1-mile line build to a transmission-level substation is financially non-viable, likely costing upwards of $3-5 million and triggering a complex transmission-level study. This option should be considered a fatal flaw.
• Project Viability Hinge: The project's entire viability depends on the ability to interconnect to a local distribution feeder. Satellite