⚡ 4 BOSTON RD

MEMORANDUM

TO: Sunland America Corp. Development Team

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 the property located at 4 Boston Road in Palmer, Hampden County, Massachusetts. The site consists of approximately 12-22 acres (note discrepancy between data sources) and presents a compelling opportunity for a distribution-scale BESS project, primarily due to its exceptional grid proximity and favorable industrial zoning. However, significant unknowns related to environmental constraints and specific interconnection capacity must be resolved before committing further resources.

1. Site Access & Topography

Road Access: The property has direct frontage on Boston Road (U.S. Route 20), a major, publicly maintained highway. This provides excellent and unrestricted access for all phases of development, from initial surveying to final commissioning.

Equipment Delivery: Access from a U.S. highway is ideal for the delivery of heavy and oversized equipment, including multi-ton transformers, power conversion systems (PCS), and containerized battery enclosures. There are no apparent weight-limited bridges, narrow rural roads, or challenging turns that would complicate logistics.

Terrain & Topography: Based on aerial imagery, the site appears to be relatively flat and cleared, having been previously disturbed or used for industrial/commercial purposes. This is highly advantageous, as it will likely minimize the need for extensive grading and civil engineering work, thereby reducing site preparation costs. The provided "Good" buildability rating aligns with this initial assessment.

Easement Concerns: The data indicates "POI Onsite," which strongly suggests a pre-existing utility right-of-way or easement on the property. This is a significant benefit for interconnection. However, a full title search is required to confirm the specifics of this easement and identify any other potential encumbrances (e.g., access easements for other parties, conservation restrictions) that could limit the buildable area.

2. Environmental Constraints

FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical data gap and a high-priority risk. Development within a Special Flood Hazard Area (e.g., Zone A, AE) would trigger significant design constraints, requiring all equipment pads to be elevated above the Base Flood Elevation, substantially increasing civil costs. If a significant portion of the site is in a floodway, it could be a fatal flaw.

Wetlands: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection regulations (Massachusetts Wetlands Protection Act) that typically require a 100-foot buffer zone from delineated wetland resources. The presence of wetlands could severely constrain the buildable acreage. A desktop screening using MassGIS and NWI layers is an immediate next step, to be followed by a formal field delineation.

Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a positive finding. This lowers the risk of encountering state or federally listed endangered species that could delay or halt development. Standard verification via the USFWS IPaC tool is still recommended.

Brownfield/Superfund Status: There is one Brownfield/Superfund site noted within a 2-mile radius. This presents both a risk and an opportunity. The risk is potential contamination of the subject property from an adjacent source, which must be assessed via a Phase I Environmental Site Assessment (ESA). The opportunity is that if our subject parcel itself qualifies as a "brownfield site" under IRA guidelines, the project could be eligible for the 10% Energy Community ITC adder. This potential must be investigated.

Pipeline Proximity: The site is clear of major gas pipelines within a 3-mile radius, eliminating risks associated with pipeline setbacks and safety protocols.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site's grid access is its strongest attribute. The Palmer Substation (115 kV) is only 1 mile away, and a 115 kV transmission line is located just 0.6 miles from the parcel. The "POI Onsite" data point suggests this line may cross a portion of the property, making a Point of Interconnection readily accessible.

Interconnection Voltage & Feasibility: