⚡ 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 for 616 Berkley St, Berkley, MA (APN: 027/003.0-0067-0000.0)

This report provides a comprehensive due diligence analysis for the subject property in Berkley, Massachusetts, for its potential as a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project. The analysis covers key development pillars including site characteristics, environmental constraints, grid interconnection, regulatory pathways, and financial incentives.

1. Site Access & Topography

Road Access: The property has frontage on Berkley Street, which appears to be a two-lane, paved local road. This level of access is generally sufficient for construction vehicles and standard component delivery (e.g., electrical gear, racking).

Equipment Delivery Feasibility: The primary concern for a BESS project is the delivery of oversized and overweight equipment, specifically the main power transformer and 40-foot battery containers. While Berkley Street itself seems adequate, a detailed logistics study is required to verify turning radii and bridge weight limits on the route from major highways (e.g., MA-24) to the site. Access for a crane required for setting the transformer must also be confirmed.

Terrain & Topography: The current land use is designated as "Crop Land, Field Crops," which strongly indicates that the site is predominantly cleared and has minimal topographic relief. This is highly advantageous, as it would significantly reduce civil engineering costs associated with grading and site preparation.

Easement Concerns: The nearest substation is 0.4 miles away. If the optimal Point of Interconnection (POI) is at the substation, a utility easement across intervening third-party parcels would be required. Securing such easements can be costly and time-consuming, introducing a significant project risk. If a suitable distribution line exists along the property's road frontage, this risk is mitigated. This requires immediate verification.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This represents a critical data gap and a potential fatal flaw. Proximity to the Taunton River watershed increases this risk. Any portion of the buildable area within a 100-year floodplain (Zone A or AE) would necessitate elevating all equipment above the Base Flood Elevation, adding substantial cost, or could render the site undevelopable.

Wetlands: The presence and extent of wetlands are Unknown. Given the location in Bristol County, the probability of jurisdictional wetlands is high. Massachusetts has stringent wetland protection laws, including the Wetlands Protection Act, which enforces significant buffer zones (typically 100 feet) from delineated wetland resources. A desktop screening using MassGIS and NWI layers is an immediate priority, to be followed by a formal wetland delineation if the site is pursued. Wetlands could severely constrain the available buildable acreage.

Critical Habitat / Species Risk: The initial screen shows no critical habitat on site, which is a positive indicator. However, this must be verified via a formal request to the MA Natural Heritage & Endangered Species Program (NHESP)