⚡ 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 the property located at 4 Boston Road in Palmer, Hampden County, Massachusetts. The analysis evaluates the site's suitability for the development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) based on key technical, environmental, regulatory, and financial criteria.

1. Site Access & Topography

The subject property benefits from excellent access. It is located directly on Boston Road (US Route 20), a major, publicly maintained thoroughfare capable of supporting heavy vehicle traffic. This direct access is highly advantageous for the delivery of oversized and overweight equipment, including battery containers, power conversion systems (PCS), and main power transformers. A preliminary review of the route indicates no obvious vertical clearance or weight limit impediments, though a formal logistics study is recommended prior to equipment procurement.

Based on aerial imagery, the site's topography appears to be relatively flat and partially cleared, consistent with its "Good" buildability rating. This characteristic will likely minimize the need for extensive civil and earthwork, reducing site preparation costs. The parcel appears to have been previously used for commercial or light industrial purposes, which is favorable. However, there is a discrepancy in the listed acreage (21.67 acres vs. 12.66 acres in Regrid data) which must be resolved via a formal ALTA survey. The primary concern regarding access is the need to confirm specific rights. While the POI is listed as "Onsite," a title report is required to verify the existence, location, and terms of any utility easements and to ensure no other restrictive covenants would impede development or equipment access.

2. Environmental Constraints

The environmental profile of this site presents significant unknowns that constitute a primary project risk. Both the FEMA Flood Zone and Wetlands statuses are listed as "Unknown." These are critical data gaps that must be addressed immediately.

• Flood Risk: A FEMA Flood Insurance Rate Map (FIRM) review is the first priority. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase substantially due to requirements for elevated foundations, or the site could be rendered undevelopable.
• Wetlands: Massachusetts has stringent wetlands regulations under the Wetlands Protection Act. The presence of