⚡ BARRETT ST

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis – BARRETT ST, New Bedford, MA (APN: 102 0041)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project on a 4.88-acre parcel located on Barrett Street in New Bedford, Massachusetts. The analysis evaluates the site's suitability across key development pillars, identifies significant risks, and recommends a clear path for further investigation.

1. Site Access & Topography

Road Access & Feasibility: The subject parcel has frontage on Barrett Street, which appears to be a paved, publicly maintained road within a commercial and industrial area of New Bedford. Access from major transportation corridors, such as I-195, seems direct. This is a significant advantage for the delivery of heavy and oversized equipment. Requires Verification: A route survey should be conducted to confirm the absence of low-clearance bridges, tight turning radii, or road weight restrictions from the port or highway to the site.

Topography: Based on aerial imagery and the general coastal geography of Bristol County, the site is presumed to be relatively flat with minimal grade. This is ideal for BESS development, as it would minimize earthwork and civil engineering costs. However, this is an assumption and must be confirmed. Requires Verification: A formal topographical survey is necessary to confirm site grades and inform the civil design.

Heavy Equipment Access: Given the industrial context and paved road access, the site appears readily accessible for semi-trucks delivering battery containers, inverters, and the main power transformer. The primary constraint would be the internal site layout and ensuring sufficient turning radii within the parcel boundaries.

Easement Concerns: The parcel appears to have direct legal access from Barrett Street. However, the potential for existing utility easements (e.g., for gas, water, or overhead/underground electric lines) crossing the property is a significant unknown. Such easements could encumber the buildable area and dictate the project layout. Requires Verification: A title report and ALTA survey are critical to identify and map all existing easements and encumbrances.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently unknown. As New Bedford is a coastal city, there is a high potential for the site to be located within a Special Flood Hazard Area (e.g., Zone AE). Siting critical infrastructure in a flood zone would trigger significant design challenges, substantially increase costs (e.g., requiring elevated platforms for all equipment), and could be a fatal flaw from a permitting and insurability perspective. This is a critical, high-priority data gap.

Wetlands: The presence of wetlands is unknown. Massachusetts has stringent wetland protection regulations (Massachusetts Wetlands Protection Act) that enforce significant setbacks (typically 100-foot buffer zones) from delineated wetland resources. The presence of wetlands could severely restrict the buildable area on this 4.88-acre parcel, potentially rendering the project infeasible. Requires Verification: An immediate desktop wetlands screening using MassGIS is required, followed by a formal field delineation by a certified wetland scientist if the screening indicates a moderate to high risk.

Critical Habitat / Endangered Species: The initial screen shows no designated critical habitat or protected areas on the parcel, which is a positive indicator. A formal check of the USFWS IPaC and Massachusetts NHESP databases should still be performed as a final confirmation.