⚡ 262 SOUTH ST W

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 14-51-0 (262 SOUTH ST W, Raynham, MA)

This report provides a comprehensive due diligence analysis for the property located at 262 South St W in Raynham, MA. The analysis evaluates the site's suitability for a distribution-scale or utility-scale Battery Energy Storage System (BESS) project based on key development criteria. The site presents a compelling opportunity due to its extraordinary proximity to grid infrastructure and a clear regulatory pathway, but it is not without significant risks related to environmental unknowns and physical constraints.

1. Site Access & Topography

Road Access: The subject parcel has direct frontage on South Street West, a two-lane, paved public road. Based on aerial imagery review, this road appears to be in good condition and suitable for standard construction traffic, including dump trucks and concrete mixers.

Equipment Delivery: The primary concern for equipment delivery will be the transport of oversized and overweight loads, such as the main power transformer and prefabricated battery enclosures. South Street West appears to connect to major state routes (like Route 24 and 44) without obvious low-clearance bridges or sharp turns, suggesting feasibility. However, a formal transportation logistics study is required to confirm the route from the port or manufacturing facility and to secure necessary permits for oversized loads.

Topography & Site Conditions: Aerial and topographic map analysis indicates the site is relatively flat and largely cleared, which is highly advantageous. This will significantly reduce the need for extensive earthwork and grading, lowering civil construction costs and timelines. The current land use is listed as vacant, which simplifies development by avoiding demolition or relocation costs.

Easements: While the site has direct road frontage, an access driveway and internal service roads will need to be constructed. No access easements over neighboring properties appear necessary. A critical requirement will be securing a utility easement from the property line to the Point of Interconnection (POI) at the nearby transmission line or substation. Given the 0.1-mile distance, this should be a straightforward, albeit crucial, negotiation.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap and a high-priority diligence item. If the site is located within a 100-year floodplain (e.g., Zone AE), development costs will increase substantially due to the need to elevate all critical equipment above the Base Flood Elevation (BFE). A location within a floodway would likely render the site undevelopable. This must be verified immediately using the FEMA Flood Map Service Center.

Wetlands: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act (WPA). Any development within 100 feet of a designated wetland (the "Buffer Zone") requires a permit from the local Conservation Commission. A formal wetland delineation by a certified professional is an essential next step to determine the presence of jurisdictional wetlands and the resulting impact on the buildable area.

Critical Habitat / Species: Initial data indicates no critical habitats or protected areas on site, which is a positive finding. A Phase I Environmental Site Assessment (ESA) should still include a review of federal and state databases (e.g., MA Natural Heritage & Endangered Species Program) to confirm no state-listed species of concern are present.

Brownfield/Superfund Status: The data notes one Superfund/brownfield site within a 2-mile radius. This presents both a risk and an opportunity.

• Risk: The Phase I ESA must investigate the nature of the nearby site to ensure no soil or groundwater contamination has migrated to our subject parcel.
• Opportunity: If the subject parcel itself qualifies as a "brownfield site" under federal definitions, the project could be eligible for the 10% Brownfield ITC adder under the Inflation Reduction Act (IRA). This potential must be investigated via historical records and the Phase I ESA.

Pipeline Proximity: The absence of major gas pipelines within a 3-mile radius is a significant safety and layout advantage, eliminating risks of explosion and associated setback requirements.

3. Grid Infrastructure & Interconnection

Substation & Transmission Proximity: This is the site's strongest attribute. It is located just 0.1 miles from substation TAP135386 and an associated 115 kV transmission line. This proximity is exceptional and drastically reduces the cost and complexity of constructing the "gen-tie" line to the POI.

Interconnection Voltage & Recommendation: The available infrastructure is 115 kV (transmission level). For a utility-scale project (>5MW), this is ideal. For a smaller distribution-scale project (≤5MW