⚡ 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 Battery Energy Storage System (BESS) project at 4 Boston Rd in Palmer, Hampden County, Massachusetts. The analysis evaluates the site's suitability across key development pillars, including physical characteristics, grid access, environmental constraints, regulatory landscape, and financial incentives. The property shows significant promise due to its industrial zoning and excellent proximity to grid infrastructure, but critical data gaps in environmental and incentive qualifications present notable risks that must be addressed.

1. Site Access & Topography

Road Access & Feasibility: The property has direct frontage on Boston Road (U.S. Route 20), a major public thoroughfare. Desktop analysis using satellite imagery confirms this is a well-maintained, paved, multi-lane road capable of supporting heavy haul trucks. This provides excellent access for the delivery of large and heavy equipment, including battery containers, power conversion systems (PCS), and the main power transformer.

Terrain & Equipment Siting: 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, as it will minimize civil engineering and site grading costs. The ability to easily maneuver cranes and transport heavy equipment across the site is a significant advantage.

Easement Concerns: The data indicates "POI Onsite," which strongly suggests a pre-existing utility right-of-way or easement crossing the property. While this is beneficial for interconnection, a full title search is required to confirm the easement's boundaries and rights. We must also verify that no other restrictive easements (e.g., conservation, access for other parties) encumber the proposed development area. The discrepancy in parcel size between data sources (21.67 acres vs. 12.66 acres) must be resolved via a title search and survey.

2. Environmental Constraints

FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical risk. Development within a Special Flood Hazard Area (e.g., Zone AE) would necessitate elevating all equipment above the Base Flood Elevation, adding substantial cost and complexity. A definitive FEMA FIRMette review is an immediate next step. If the site is in a high-risk flood zone, it could be a fatal flaw.

Wetlands: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection regulations (Massachusetts Wetlands Protection Act) with significant buffer zone requirements (typically 100 feet). The presence of jurisdictional wetlands could severely constrain the buildable acreage. An initial screening using the National Wetlands Inventory (NWI) is required,