⚡ 4 BOSTON RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 4 Boston Rd, Palmer, MA (APN: 227 3_6_1)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at 4 Boston Road in Palmer, Hampden County, Massachusetts. The analysis evaluates the site's suitability based on key development criteria, including physical characteristics, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives.

1. Site Access & Topography

Road Access & Feasibility: The property benefits from excellent access, with frontage directly on Boston Road (U.S. Route 20), a major public thoroughfare. This existing, high-quality road infrastructure is well-suited for the transportation of heavy and oversized loads, including tractor-trailers carrying battery containers, medium-voltage transformers, and switchgear. No significant road upgrades are anticipated for construction access.

Terrain & Equipment Access: Based on aerial imagery and the "Good" buildability rating, the site appears to be relatively flat and partially cleared, consistent with its industrial zoning. This topography is highly favorable for BESS development, minimizing the need for extensive civil work and earthmoving. Heavy equipment, including large cranes required for setting transformers and inverters, should be able to access and operate on the site with standard site preparation (e.g., gravel construction pads and access roads).

Easement Concerns: While access from the public right-of-way is secure, a full title report is a required next step. This will be critical to identify any existing utility easements, access restrictions, or other encumbrances that could conflict with the proposed BESS layout and intra-site cabling. The "POI Onsite" designation suggests a utility presence, making the identification of related easements paramount.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently listed as "Unknown." This represents a critical and immediate data gap. Development within a Special Flood Hazard Area (e.g., Zone AE) would trigger significant design modifications, such as elevating all equipment above the Base Flood Elevation, leading to substantial cost increases. If a significant portion of the site is within a floodway, it could be a fatal flaw. Verification via the FEMA Map Service Center is a top priority.

Wetlands: The presence of wetlands is also "Unknown." Massachusetts has stringent wetland protection laws under the Wetlands Protection Act, which typically enforces a 100-foot buffer zone from delineated wetland resources. The presence of wetlands could significantly reduce the buildable acreage and complicate the site layout and permitting process. A desktop screening using MassGIS is an immediate next step, to be followed by a formal field delineation by a certified professional.

Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a significant advantage. This should be verified against the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or priority habitats are present, which could trigger a lengthy MEPA (Massachusetts Environmental Policy Act) review.

Site Contamination: The property is not listed as a brownfield or superfund site, meaning it is not eligible for the 10% IRA brownfield tax credit adder. The presence of one such site within a 2-mile radius is a minor concern; a standard Phase I Environmental Site Assessment (ESA) is required to confirm no historical contamination exists on the subject parcel from prior uses.

Pipeline Proximity: The absence of any gas pipelines within a 3-mile radius is a major safety and design benefit, eliminating risks and setback requirements associated with pipeline infrastructure.

3. Grid Infrastructure & Interconnection

Grid Proximity: The site is exceptionally well-