⚡ 4 BOSTON RD

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis – "Palmer Prospect" (4 Boston Rd, Palmer, MA)

This report provides a comprehensive due diligence analysis for the property located at 4 Boston Road, Palmer, MA (APN: 227 3_6_1) for its suitability as a distribution-scale (≤5MW) or utility-scale Battery Energy Storage System (BESS) project. The analysis is based on provided data and preliminary desktop research.

1. Site Access & Topography

Road Access & Feasibility: The site exhibits excellent road access, with direct frontage on Boston Road (U.S. Route 20), a major east-west highway. Preliminary review of satellite imagery confirms a wide, established entrance point suitable for heavy vehicle traffic. Access for construction equipment, including semi-trucks delivering battery containers, inverters, and main power transformers, is anticipated to be straightforward with minimal need for off-site road improvements.

Terrain & Topography: Based on topographical maps and aerial imagery, the parcel appears to be predominantly flat and cleared, with some tree cover along the parcel boundaries. This is highly advantageous, as it will likely minimize civil engineering and grading costs, which are significant drivers of construction budgets. A formal ALTA survey and geotechnical study are required for confirmation, but initial indicators are positive.

Heavy Equipment & Easements: The combination of direct highway access and favorable topography strongly suggests that delivery and placement of all major BESS equipment is feasible. As the property has direct public road frontage, a dedicated access easement is not anticipated to be necessary. However, a title search is required to identify any potential utility or other easements crossing the property that could conflict with the proposed site layout and internal access roads.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This represents a critical data gap and a potential fatal flaw. Action Item: An immediate desktop review using the FEMA Flood Map Service Center is required. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development will be constrained by significant elevation requirements for all equipment pads, substantially increasing costs and potentially rendering the project unviable.

Wetlands: The presence of wetlands is also Unknown. Given the site's location in Massachusetts, which has stringent wetland protection laws (Massachusetts Wetlands Protection Act), this is a high-risk item. Any identified wetlands will trigger significant setbacks (typically 100-foot buffer zones), which could severely reduce the buildable acreage. A formal wetland delineation by a certified professional is a mandatory next step before committing significant capital.

Habitat & Species: The data indicates no designated Critical Habitat or Protected Areas on site, which is a positive initial finding. A Phase I Environmental Site Assessment (ESA) should still include a desktop screening for state-listed endangered or threatened species to ensure no conflicts exist.

Brownfield/Superfund Status: There is one Superfund/Brownfield site located within a two-mile radius, but not on the subject parcel itself. A Phase