⚡ 115-R JEROME ST

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 115-R JEROME ST, Berkley, MA (APN: 027/001.0-0062-0002.0)

This report provides a comprehensive due diligence analysis for the subject property in Berkley, MA, for its potential as a distribution-scale (≤5MW) Battery Energy Storage System (BESS) site. The analysis concludes with a suitability score and a final recommendation.

1. Site Access & Topography

Road Access & Feasibility: The property address "115-R JEROME ST" strongly suggests a rear lot, meaning it is likely landlocked or accessed via a narrow flag lot driveway or easement. Jerome Street itself appears to be a local, two-lane residential road. The quality of this access is a critical unknown and a primary risk. Delivery of heavy equipment, including 40-foot battery containers (approx. 80,000 lbs), a main power transformer (MPT), and large cranes for placement, requires a well-maintained, wide access road with adequate turning radii and vertical clearance. A narrow residential driveway or an unpaved easement would likely be insufficient without significant and costly upgrades.

Terrain Characteristics: Based on the location in Bristol County, MA, the topography is expected to be gently rolling with potential for significant tree cover. The 2.48-acre parcel size is small, and any significant grade changes would further reduce the buildable area and increase civil engineering costs for site grading and foundation work.

Heavy Equipment Access: Requires Verification. The ability to get heavy equipment to the site is in serious doubt. A site visit is mandatory to assess the width, grade, and condition of the access route from the main road to the proposed project area. Any bridges or culverts along the route must be evaluated for their weight-bearing capacity.

Easement Concerns: A title search is immediately required to confirm the existence, width, and terms of any legal access easement. If no recorded easement exists, or if it is too narrow or restrictive (e.g., prohibits commercial/industrial traffic), the site is not viable.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The flood zone designation is unknown and represents a major data gap. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development would be severely restricted and would require elevating all critical equipment above the Base Flood Elevation, adding substantial cost and permitting complexity.

Wetlands: Requires Verification. 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 small 2.48-acre parcel, the presence of even minor wetlands could render the site unbuildable for a BESS project. A desktop screening followed by a formal wetland delineation is a critical next step.

Critical Habitat / Endangered Species: The initial data indicates no critical habitat or protected areas on site, which is a positive initial finding. This should be confirmed via a formal desktop environmental review, but the risk appears low.

Brownfield/Superfund Status: The presence of 32 brownfield or superfund sites within a two-mile radius is a significant concern. This raises the risk of potential on-site contamination from historic activities or migration from adjacent properties, necessitating a Phase I Environmental Site Assessment (ESA). While a site's own brownfield status can unlock a 10% IRA tax credit adder, the data provided suggests the site does not qualify for other location-based adders, making it more of a risk than an opportunity at this stage.

Pipeline Proximity: No major pipelines within three miles is a positive safety and layout factor.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site's primary strength is its grid proximity. It is located just 0.7 miles from the WEST WATER STREET 115 kV substation and is immediately adjacent (0.0 miles) to a 115 kV transmission line. This provides excellent potential for a robust interconnection. The interconnecting utility is likely National Grid, which serves the Town of Berkley.

Recommended Interconnection Voltage: For a distribution-scale project (≤5MW), a 115 kV transmission-level interconnection would be technically feasible but financially prohibitive. The cost for a 115 kV switchyard and associated protection and control systems would likely exceed the cost of the BESS itself. The recommended pathway is to identify a local 3-phase distribution feeder (likely 13.8 kV) along Jerome Street or a nearby road. The capacity of this feeder is a critical unknown.

Estimated Cost & Timeline:

• Distribution (13.8 kV): Assuming a suitable feeder with available capacity is nearby, interconnection costs could range from $1.0M - $2.5M, with a timeline of 18-30 months through the Massachusetts DPU and National Grid interconnection process.
• Transmission (115 kV): This would likely cost $5M+ and require entering the complex and lengthy ISO-New England queue, with a timeline of 36-60+ months. This is not