⚡ 90 OLD FALL RIVER RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 90 OLD FALL RIVER RD, Seekonk, MA (APN: 265/003.0-0000-0069.0)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at the subject property. The analysis identifies significant challenges, primarily related to grid interconnection and economic viability, that must be addressed before committing further resources.

1. Site Access & Topography

Road Access & Equipment Delivery: The site has frontage on Old Fall River Road, which appears to be a two-lane, paved local road. While this provides direct access, a physical site visit is required to confirm its condition and suitability for heavy haul trucks. The delivery of large equipment, such as 53-foot battery containers and multi-ton transformers, requires assessing the entire transport route from the nearest interstate (I-195) for potential obstacles like low-clearance bridges, tight turning radii, and road weight limits. The quality of the road surface must be verified to ensure it can withstand repeated heavy vehicle traffic during construction.

Terrain & Buildability: Located in Bristol County, MA, the regional topography is generally flat to gently rolling. As a 2.05-acre vacant parcel zoned for industrial use, it is likely to be relatively level. However, this is an assumption. A formal topographic survey is required to confirm site grades, identify any drainage issues, and calculate the need for civil work (cut/fill), which will impact construction costs. The small parcel size is a concern; a 5MW / 20MWh BESS requires approximately 0.75-1.0 acres for the equipment pad alone, leaving limited space for access roads, stormwater management, and required setbacks.

Heavy Equipment & Easements: On-site maneuverability for cranes and delivery trucks will be tight on a 2.05-acre lot. The current entrance point from Old Fall River Road, if any, must be evaluated for width and grade. A new, industrial-grade curb cut will likely be required. A preliminary title report is essential to determine if there are any existing access, utility, or drainage easements that could encumber the property and further restrict the buildable area.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. If the property is located within a Special Flood Hazard Area (e.g., Zone A or AE), development could be prohibited or require significant and costly mitigation, such as elevating all equipment above the Base Flood Elevation. This risk must be clarified immediately via FEMA's Flood Insurance Rate Maps (FIRMs).

Wetlands: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act), which typically enforce a 100-foot buffer zone from delineated wetland boundaries. On a 2.05-acre parcel, the presence of even a small wetland area could render the site unbuildable for a BESS project. A desktop review using the National Wetlands Inventory (NWI) is an immediate first step, to be followed by a formal