⚡ 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 presents a compelling opportunity due to its favorable zoning and exceptional proximity to grid infrastructure. However, critical unknowns in the environmental profile and a lack of eligibility for federal ITC adders present significant risks that must be addressed. The following analysis details these factors to inform a go/no-go decision.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has direct access from Boston Road (US Route 20), a major public thoroughfare. This provides excellent, high-quality access for all phases of construction, from initial surveying to the delivery of heavy equipment. Large trucks carrying multi-ton transformers and containerized BESS units should have no issue accessing the property entrance. A final route survey is recommended to confirm the absence of any low-clearance bridges or local weight restrictions on the immediate approach, though this is unlikely on a US highway.
• Terrain Characteristics: Based on aerial imagery, the parcel appears relatively flat and cleared, consistent with its industrial zoning. The property seems to have been previously graded or used for industrial purposes, which is a significant advantage, potentially reducing civil engineering and site preparation costs. A formal topographic survey is required to confirm grade and drainage patterns.
• Heavy Equipment Feasibility: Access is considered excellent. The flat terrain and direct access from a major road will facilitate the movement and placement of heavy cranes, transformers, and battery enclosures with minimal site work required for temporary construction roads.
• Easement Concerns: The data indicates "POI Onsite," which strongly suggests an existing utility right-of-way or easement crossing or abutting the property. While this is a positive for interconnection, a full title search is critical to identify the scope and location of this and any other access, drainage, or conservation easements that could constrain the final BESS layout and reduce the buildable area. There is also a noted discrepancy in parcel size between data sources (21.67 acres vs. 12.66 acres), which must be clarified via a title search and ALTA survey.

2. Environmental Constraints

• FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical data gap and a high-priority risk. Any portion of the site located within a Special Flood Hazard Area (e.g., Zone A, AE) would necessitate elevating all critical equipment above the Base Flood Elevation, significantly increasing costs, or could render the site undevelopable. An immediate review of FEMA's Flood Insurance Rate Maps (FIRMs) is required.
• Wetlands Presence: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act) with significant buffer zone requirements (typically 100 feet). The presence of regulated wetlands could severely restrict the buildable envelope. A desktop screening using MassGIS and National Wetlands Inventory (NWI) data is the first step, to be followed by a formal field delineation by a certified wetland scientist if the screening indicates potential resources.
• Critical Habitat / Endangered Species: The initial screening indicates no critical habitat or protected areas on site, which is a positive. This should be verified through a query of the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or priority habitats are present.
• Brownfield/Superfund Status: The property is not listed as a brownfield, but there is one Superfund site within a two-mile radius. This proximity necessitates a Phase I Environmental Site Assessment (ESA) to ensure no historical contamination exists on our target parcel. If the Phase I were to identify the site as a qualifying brownfield, it would unlock a 10% ITC adder, turning a potential risk into a financial advantage. However, based on current data, we cannot assume eligibility for this bonus.
• Pipeline Proximity: No gas pipelines are located within three miles of the site, eliminating risks associated with pipeline safety setbacks and potential co-location conflicts.

3. Grid Infrastructure & Interconnection

• Nearest Substation & Transmission: The site is located approximately 1 mile from the Palmer Substation (115 kV)