⚡ 643 STATE RD

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for "Project Dartmouth" (643 STATE RD, Dartmouth, MA)

1. Site Access & Topography

Road Access: The property has direct frontage on State Road (U.S. Route 6), a major, multi-lane state highway. This provides excellent and unrestricted access for all phases of development, from initial site visits to final equipment delivery. No secondary or unmaintained roads need to be traversed.

Terrain & Site Conditions: Based on aerial imagery and the "Commercial (Retail)" zoning, the site is presumed to be previously developed and graded. The topography is likely flat with minimal slope, which is ideal for BESS construction as it significantly reduces civil engineering and site preparation costs. The existing surface is likely a combination of pavement (parking lot) and a small building footprint. Demolition of any existing structures and pavement removal will be required, adding to site prep costs, but this is often preferable to clearing and grading raw land.

Heavy Equipment Feasibility: Access is more than sufficient for heavy-haul trucks carrying large transformers, switchgear, and containerized battery systems. The direct access from a state highway eliminates concerns about narrow roads, tight turning radii, or low-clearance bridges that can complicate logistics for other sites.

Easement Concerns: Given the direct frontage, a dedicated access easement is likely not required. However, a title report must be commissioned to verify this and to identify any utility easements (power, water, sewer) that may cross the property and constrain the final site layout.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone status is currently unknown and represents a critical data gap. A FEMA FIRMette must be obtained immediately. If the site is located within a Special Flood Hazard Area (e.g., Zone AE), it could necessitate raising all equipment above the Base Flood Elevation, adding substantial cost. A location within a high-risk zone (e.g., Zone VE) would likely render the site undevelopable.

Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown. Massachusetts has stringent wetlands protection regulations (Massachusetts Wetlands Protection Act). A desktop screening using MassGIS and National Wetlands Inventory (NWI) data is the immediate first step. If potential wetlands are identified, a formal field delineation by a certified wetland scientist will be required. The presence of wetlands could significantly reduce the buildable area due to mandatory buffer zones, potentially making a 5MW project infeasible on this 2.5-acre parcel.

Critical Habitat / Endangered Species: The initial screen shows no critical habitat on site. This is a positive finding, reducing the risk of project delays or mitigation requirements from state (MA NHESP) or federal (USFWS) agencies. This should be confirmed via the official MA NHESP database.

Brownfield/Superfund Status: The site is not a listed brownfield, and no superfund sites are located within a 2-mile radius. While this indicates a clean site, it is a financial disadvantage. It means the project is ineligible for the 10% IRA Brownfield Adder, a key incentive that improves the economics of competing projects.

Pipeline Proximity: No gas transmission pipelines are located within 3 miles. This is a significant safety and layout advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

Nearest Substation & Transmission: The nearest major electrical infrastructure is the TAP135407 substation (0.9 miles away) and an associated 115kV transmission line (0.8 miles away), operated by NSTAR/Eversource. While this proximity is geographically favorable, the 115kV voltage class is not economically viable for a small 5MW BESS project. A transmission-level interconnection would involve exorbitant costs for a dedicated line extension, substation bay work, and complex ISO-New England studies.

Likely Interconnection Point: Requires Verification. The project's viability is entirely dependent on the presence of a suitable 3-phase distribution feeder along State Road. Aerial imagery shows utility poles fronting the property, which is a strong positive indicator. The likely interconnection voltage would be a standard distribution class, such as 13.8kV. This is the single most critical technical unknown for the site.

Estimated Cost & Timeline:

• Best Case (Adjacent Feeder): If a 3-phase distribution feeder with sufficient capacity runs along the property edge, interconnection costs could be in the $750,000 to $1.5 million range for line taps, switchgear, and utility upgrades.
• Worst Case (No Feeder/Substation Tap): If no suitable distribution feeder exists, the