⚡ 616 BERKLEY ST

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis – "Project Bristol" (616 Berkley St, Berkley, MA)

This report provides a comprehensive due diligence analysis for the property located at 616 Berkley St, Berkley, MA (APN: 027/003.0-0067-0000.0) for its potential as a distribution-scale or utility-scale Battery Energy Storage System (BESS) project. The analysis identifies significant potential due to grid infrastructure proximity but flags critical risks related to interconnection viability, environmental constraints, and a lack of federal incentives.

1. Site Access & Topography

The subject property has direct frontage on Berkley Street, a two-lane, paved local road. Based on aerial imagery analysis, the road appears to be in fair condition and suitable for standard construction traffic. However, a formal transportation study is required to confirm its capacity to handle oversized and overweight loads, such as a main power transformer (MPT) and prefabricated battery enclosures. The site itself is currently used as cropland, and the topography appears to be exceptionally flat with minimal grade, which is ideal for minimizing civil engineering and construction costs.

• Equipment Delivery: Feasibility appears high, but a route survey is necessary to identify any potential obstructions, bridge weight limits, or tight turning radii from major highways to the site.
• Heavy Equipment Access: The flat terrain will facilitate on-site movement of heavy equipment like cranes, transformers, and battery containers. An access road will need to be constructed from Berkley Street to the project footprint.
• Easement Concerns: While direct road frontage is a positive, a full title report is required to identify any existing utility, access, or conservation easements that may encumber the property and restrict the placement of the BESS facility. The 28.18-acre parcel size provides flexibility in siting the project to avoid potential easement conflicts.

2. Environmental Constraints

The environmental profile of this site presents significant unknowns that must be resolved immediately. While the absence of critical habitats is a strong positive, the potential for wetlands and flood risk represents a primary threat to project viability.

• FEMA Flood Zone: Requires Verification. The FEMA designation is unknown. Any portion of the site within a 100-year floodplain (Zone A or AE) would be considered a high-risk area. Siting critical infrastructure like a BESS in such a zone is often prohibited or requires cost-prohibitive mitigation measures, such as elevating all equipment pads above the Base Flood Elevation (BFE).
• Wetlands: Requires Verification. The presence of wetlands is unknown. Massachusetts has highly restrictive wetland regulations under the Massachusetts Wetlands Protection Act. A formal wetland delineation is a mandatory first step. The presence of jurisdictional wetlands would trigger significant setbacks (typically a 100-foot buffer zone) and a lengthy, complex permitting process with the local Conservation Commission, potentially reducing the buildable area to an unworkable size.
• Brownfield/Superfund Status: The data indicates two sites within a two-mile radius, but not on the subject parcel itself. This does not qualify the project for the 10% IRA Brownfield ITC adder. Instead, it introduces a moderate risk of potential contaminant migration. A Phase I Environmental Site Assessment (ESA) is required to assess this risk and establish a baseline environmental condition.
• Other Considerations: The site is clear of critical habitats, protected areas, and pipelines, which significantly de-risks the project from those