⚡ N BLANDFORD RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for N BLANDFORD RD, Blandford, MA (APN: 404-0-6.2)

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a Battery Energy Storage System (BESS) project on a 16.54-acre parcel (discrepancy with 4.59 acres noted in Regrid data) located on N Blandford Rd in Blandford, MA. The analysis covers key site attributes, constraints, and opportunities to inform a go/no-go decision.

1. Site Access & Topography

Road Access: The property has frontage on N Blandford Road, which, based on aerial imagery, appears to be a narrow, rural road, potentially unpaved or poorly maintained. The quality of this road is a significant concern for the transportation of heavy equipment. A full survey and potentially significant road upgrades would be required.

Terrain & Equipment Feasibility: The site is located in the Berkshire hills region of Massachusetts, and significant topographical variation is expected. The land is heavily forested, which will necessitate substantial clearing, grubbing, and grading, increasing civil construction costs. The ability for low-boy trailers carrying 80,000 lb battery containers and a main power transformer to navigate the local road network and access the site is highly questionable without major improvements. A detailed logistics and transportation study is a critical requirement.

Easements: While the parcel appears to have direct road frontage, a formal access easement across the property from N Blandford Road to the designated project area will need to be established and recorded. No other immediate easement concerns are apparent, but a title search is required to confirm.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is listed as Unknown. This is a critical data gap. A desktop review using the FEMA Map Service Center is an immediate next step. Given the hilly terrain, the majority of the site is likely in Zone X (minimal flood risk), but low-lying areas or stream crossings could fall within a Special Flood Hazard Area (SFHA), which would severely restrict development and require elevated foundations, increasing costs.

Wetlands: The presence of wetlands is Unknown. Massachusetts has one of the strictest wetlands protection acts in the country. The presence of state or federally jurisdictional wetlands would trigger significant setback requirements (typically 100-foot buffer zones) and a lengthy, complex permitting process with the Blandford Conservation Commission. A preliminary wetlands delineation is essential before committing any significant capital.

Habitat & Protected Species: Initial data indicates no critical habitat or protected areas on site, which is a positive finding. However, this must be verified through the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no sensitive species or vernal pools are present.

Site Contamination: The site has no known Brownfield or Superfund history. While this means the project is ineligible for the 10% IRA Brownfield ITC adder, it also significantly reduces the risk of encountering soil contamination and associated remediation costs.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site is located 1.7 miles from substation "UNKNOWN133471" (115 kV class) and only 0.1 miles from a 115 kV transmission line. The proximity to the high-voltage line is excellent. However, the data indicates this line is "NOT AVAILABLE" for interconnection, which is a potential fatal flaw. This could imply the line is fully subscribed, is a radial line not suitable for injection, or has other technical constraints.

Interconnection Strategy: For a distribution-scale project (≤5MW), a direct 115 kV transmission tap would be cost-prohibitive. The most viable path would be a distribution-level interconnection (e.g., 13.8 kV). This would require identifying a 3-phase distribution feeder from the substation that runs along N Blandford Road. The presence and capacity of such a feeder is a major unknown in this rural area. If no 3-phase feeder is present at the site, the cost to extend it 1.7 miles from the substation would likely render the project uneconomical.

Cost & Timeline: Assuming a viable distribution feeder is nearby, interconnection costs could still range from $1.5M to $3M+ due to the potential need for feeder upgrades, re-conductoring, and protection system modifications. The interconnecting utility is likely Eversource. The ISO-New England (ISO-NE) interconnection queue is notoriously long and complex; a realistic timeline from application to Commercial Operation Date (