⚡ 619 MAIN ST

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 619 MAIN ST, Acushnet, MA (APN: 003 21-16)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at 619 Main Street in Acushnet, Bristol County, Massachusetts. The 4.73-acre parcel presents a mix of significant advantages, primarily regulatory clarity, and considerable risks related to financial incentives and environmental unknowns. The following analysis details these factors to support a go/no-go decision.

1. Site Access & Topography

Evaluation: The subject property has excellent physical access. Located directly on Main Street (Route 105), a primary local artery, the site is readily accessible from the regional road network. A preliminary review of aerial imagery confirms the property is a developed commercial lot with existing curb cuts and a large paved area, which is highly advantageous for construction staging and traffic management.

• Equipment Delivery: The direct access from a main road suggests no significant impediments for the delivery of heavy and oversized equipment, including battery containers, power conversion systems (PCS), and the main power transformer. There are no apparent low-clearance bridges, sharp turns, or weight-restricted roads leading to the site.
• Terrain Characteristics: As an existing commercial site in this region of Massachusetts, the terrain is presumed to be relatively flat and graded. This significantly reduces earthwork and civil engineering costs compared to an undeveloped, wooded, or sloped parcel. Verification via a formal topographic survey is required during detailed engineering.
• Easement Concerns: While on-site access is superb, the Point of Interconnection (POI) is the primary access concern. The nearest substation is 1.0 mile away and the nearest transmission line is 0.8 miles away. A distribution-level interconnection, which is the recommended path, will likely require a new gen-tie line. This line may need to cross third-party parcels or run along the public right-of-way, necessitating easement acquisition or a franchise agreement with the town. Securing these rights is a critical path item with significant cost and timeline implications.

2. Environmental Constraints

Evaluation: The environmental profile of the site contains critical unknowns that represent a primary project risk. While the site appears clean of major federal encumbrances, local and state regulations, particularly concerning water resources, are paramount in Massachusetts.

• FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical data gap. If any portion of the buildable area falls within a Special Flood Hazard Area (e.g., Zone A or AE), it could trigger significant design changes, such as elevating all equipment, or render the site financially unviable. An immediate FEMA FIRMette review is a top priority.
• Wetlands: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act). A desktop review using MassGIS OLIVER is required immediately to screen for state-designated wetlands. Any identified wetlands would enforce a 100-foot buffer zone, severely restricting