⚡ 494 BOSTON RD W

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 494 Boston Rd W, Monson, MA (APN: 191 001_002B)

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) at the subject property. The analysis identifies significant challenges, primarily related to grid infrastructure and project economics, that must be addressed before committing further resources.

1. Site Access & Topography

Road Access & Equipment Delivery: The property is located at 494 Boston Road West, which is US Route 20, a major federal highway. This provides excellent, direct access for all phases of construction and operation. Delivery of heavy equipment, including multi-ton transformers, inverters, and containerized battery systems, should be feasible directly from a primary transportation corridor. A detailed logistics plan should verify the absence of low-clearance bridges or local weight restrictions on the final approach, but access is considered a low-risk item.

Terrain Characteristics: Based on aerial imagery and the regional geography of Hampden County, the parcel appears to be relatively flat and cleared, consistent with its "Commercial-Vacant Land" designation. This is advantageous for minimizing civil engineering and earthwork costs. However, a formal topographic survey is required to confirm grades and drainage patterns to inform the site layout and stormwater management plan.

Easement Concerns: The provided data does not include information on existing easements. A preliminary title report is a critical next step to identify any utility, access, or conservation easements that could encumber the property and reduce the buildable area. The parcel's frontage on a major road may indicate the presence of a road right-of-way and potential utility easements along the frontage.

2. Environmental Constraints

FEMA Flood Zone: The flood zone designation is currently Unknown. This represents a critical data gap. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development will be subject to significant constraints, including requirements to elevate all equipment above the Base Flood Elevation (BFE). This would dramatically increase foundation costs and could render the project unviable. Immediate verification using FEMA's Flood Insurance Rate Maps (FIRMs) is required.

Wetlands: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act. Given the New England landscape, the potential for jurisdictional wetlands is moderate to high. A desktop screening using the National Wetlands Inventory (NWI) is a necessary first step, to be followed by a formal field delineation by a certified professional if any indicators are present. Any wetlands on or near the site will trigger setback requirements, reducing the buildable envelope.

Habitat & Brownfield Status: The site shows no known critical habitat, protected areas, or superfund/brownfield sites within a 2-mile radius. This is positive, as it avoids complex permitting and potential remediation liabilities. However, the lack of brownfield status means the project is ineligible for the 10% IRA Brownfield ITC adder, which is a notable economic disadvantage.

Pipeline Proximity: No gas pipelines are identified within a 3-mile radius, which is a significant safety and layout advantage, eliminating concerns related to pipeline setbacks and associated risks.

3. Grid Infrastructure & Interconnection

Substation & POI Analysis: This is the most critical