⚡ 810 FALL RIVER AVE

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 810 Fall River Ave, Seekonk, MA (Project "Wampanoug")

This report provides a comprehensive due diligence analysis for the property located at 810 Fall River Avenue in Seekonk, Bristol County, Massachusetts. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

Initial Finding: The site presents a compelling grid-adjacent location but faces significant regulatory and financial incentive challenges that temper its overall viability.

1. Site Access & Topography

• Road Access & Equipment Delivery: The property has direct frontage on Fall River Avenue (US Route 6), a major, multi-lane commercial thoroughfare. This provides excellent primary access for construction crews and standard vehicles. Based on satellite imagery, the existing commercial development on the parcel includes established curb cuts and paved access points, which are likely sufficient for heavy vehicle ingress and egress. Delivery of large equipment, including battery containers, inverters, and medium-voltage transformers via flatbed trucks, appears highly feasible. Action Item: Verify any local weight or height restrictions on approach routes from major highways (e.g., I-195).
• Terrain Characteristics: The site is located in a developed commercial area of Seekonk, MA. The regional topography is generally flat to gently rolling. The existing commercial use strongly suggests the parcel has been previously graded and is likely flat and stable, which is ideal for BESS construction as it minimizes civil engineering costs. Action Item: A formal desktop topographical analysis or preliminary site walk is required to confirm the absence of significant slopes or challenging terrain.
• Heavy Equipment Access: The combination of excellent road frontage and likely flat terrain indicates a high probability that heavy equipment, such as a 100-ton crane required for setting transformers and switchgear, can easily access and operate on the site.
• Easement Concerns: No access or utility easements were noted in the preliminary data. This is a critical unknown. A title search is mandatory to identify any existing easements (e.g., for drainage, utilities, or access for adjacent parcels) that could encumber the property and restrict the buildable area for the BESS compound.

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. Development within a Special Flood Hazard Area (e.g., Zone A, AE) would necessitate elevating all critical equipment above the Base Flood Elevation, adding significant cost and complexity. If the site is in a floodway, development would be prohibited. Action Item: Immediate review of FEMA Flood Insurance Rate Maps (FIRMs) is required.
• Wetlands: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act) that enforce significant setbacks, typically a 100-foot buffer zone from delineated wetland boundaries. The presence of wetlands could severely reduce the buildable acreage. Action Item: A desktop screening using the National Wetlands Inventory (NWI) is the immediate next step, to be followed by a formal field delineation by a certified wetland scientist if the screening indicates potential risk.
• Critical Habitat / Endangered Species: The data indicates no known critical habitat or protected areas on site, which is a significant positive. This reduces the risk of lengthy and complex consultations with state (MA NHESP) or federal (USFWS) wildlife agencies. This should be confirmed via the state's official mapping tools as a standard diligence check.
• Brownfield/Superfund Status: The site is not a known brownfield or superfund site. While this avoids environmental liability and remediation costs, it also means the project is ineligible for the 10% IRA Brownfield ITC adder, which is a notable economic disadvantage.
• Pipeline Proximity: No high-pressure gas pipelines are located within three miles. This is a key safety and layout advantage, eliminating concerns related to pipeline-specific setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The Wampanoug Substation is located only 0.9 miles from the site. Its maximum voltage of 115 kV indicates it is a substantial and robust node on the grid, capable of handling significant power injection. This proximity is a primary strength of the site.
• Transmission & Distribution Lines: A 115 kV transmission line is 0.4 miles away but is noted as "NOT AVAILABLE." This suggests it is either fully subscribed or not configured for new interconnections. Therefore, the interconnection strategy must focus on distribution. Three-phase overhead distribution lines are clearly visible on satellite imagery running along Fall River Avenue, originating from the Wampanoug substation. This is the most likely point of interconnection (POI).
• Recommended Interconnection: A