⚡ 397 LOCUST ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 397 Locust St, Swansea, MA (APN: 292 028.0_0000_0002.A)

This report provides a comprehensive due diligence analysis for the subject property, a 6.64-acre parcel in Swansea, MA, for its potential as a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project. The analysis concludes with a suitability score, risk assessment, and recommended next steps.

1. Site Access & Topography

• Road Access & Equipment Delivery: The property has direct frontage on Locust Street, a two-lane, paved local road. Based on satellite imagery review, the road appears to be in good condition and sufficiently wide to accommodate low-boy trailers for battery container delivery and heavy-haul trucks for the main power transformer. No obvious obstructions like low bridges or tight turns are apparent on the primary access route.
• Terrain Characteristics: The site appears to be relatively flat and cleared, consistent with its commercial zoning and the owner's identity as a construction company (SWANSEA CONSTRUCTION COMPANY INC). This is highly favorable, as it will likely minimize earthwork and civil engineering costs. The owner's background may also present an opportunity for a strategic partnership on site preparation.
• Heavy Equipment Access: On-site access for heavy equipment, including a 100-ton crane for setting the transformer and battery enclosures, appears feasible. The entrance from Locust Street is wide, and there is ample space for staging and maneuvering within the parcel boundaries.
• Easement Concerns: While direct road frontage is a major advantage, a full title search is required to identify any potential access restrictions, utility easements, or right-of-way encumbrances that could constrain the site layout. This requires verification.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. Portions of Swansea are within AE and X zones. If the buildable area is within a 100-year floodplain (e.g., Zone AE), it would necessitate elevating all equipment above the Base Flood Elevation (BFE), adding significant cost and complexity, or could render the site undevelopable. A FEMA FIRMette map review is an immediate next step.
• Wetlands: The presence of wetlands is Unknown. Given the site's proximity to the Palmer River ecosystem, there is a moderate to high risk of jurisdictional wetlands being present. A desktop review using the National Wetlands Inventory (NWI) is required immediately, to be followed by a formal field delineation if the screening is positive. Any identified wetlands will trigger significant setbacks (typically 50-100 feet in MA) and reduce the buildable acreage.
• Critical Habitat / Endangered Species: The initial screen shows no critical habitat or protected areas on site, which is a significant de-risking factor. This lowers the probability of requiring lengthy and costly consultations with US Fish and Wildlife Service (USFWS) or state agencies.
• Brownfield/Superfund Status: The site is not a listed brownfield or superfund site. While this means the project is ineligible for the 10% IRA brownfield tax credit adder, it also signifies a much lower risk of encountering soil or groundwater contamination, avoiding potential remediation costs and liabilities.
• Pipeline Proximity: No gas transmission pipelines are located within the immediate vicinity. This eliminates risks associated with pipeline setbacks, explosion hazards, and coordination with pipeline operators, simplifying the site layout and safety planning.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The SWANSEA substation is located 1.9 miles from the site. This is a manageable distance for a distribution line extension if required. The substation's maximum voltage of 115 kV indicates it is a transmission-level facility, which likely also steps down to local distribution voltages (e.g., 13