⚡ 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 analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

Road Access & Feasibility: The site has direct frontage on Boston Road (U.S. Route 20), a major public thoroughfare. This provides excellent, year-round access for all phases of development, from initial surveying to final commissioning. The quality of the road is more than sufficient for heavy haul trucks required for delivering large equipment such as multi-ton transformers, switchgear, and containerized battery systems.

Terrain & Equipment Access: Based on aerial imagery and the "Good" buildability rating, the site appears to be relatively flat and cleared, consistent with its industrial zoning. This topography is highly advantageous, minimizing the need for extensive civil work and grading, thereby reducing construction costs and timelines. Heavy equipment, including cranes needed for setting transformers and BESS containers, should be able to navigate the site with minimal preparation. The parcel size, noted as 21.67 acres (though a secondary source indicates 12.66 acres - Requires Verification), provides ample space for construction staging, laydown yards, and safe maneuvering of vehicles.

Easement Concerns: While road access is public, a full title search is required to identify any existing utility easements, access restrictions, or rights-of-way that could encumber the property and constrain the BESS footprint. Given the "POI Onsite" data point, a utility easement is almost certain to exist and its specific location and terms must be verified.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap and a potential fatal flaw. Development within a Special Flood Hazard Area (e.g., Zone A, AE) would trigger significant design challenges, requiring all equipment to be elevated above the Base Flood Elevation, drastically increasing civil engineering costs and potentially rendering the project non-viable. An immediate desktop review using the FEMA Flood Map Service Center is required.

Wetlands: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act. The presence of state or federally regulated wetlands would impose significant setbacks (typically 100-foot buffer zones) that could severely limit the buildable area. A desktop National Wetlands Inventory (NWI) screening followed by a formal field delineation by a certified wetland scientist is a mandatory next step.

Habitat & Species: The site is not within a designated critical habitat area. However, a preliminary screening via the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database is recommended to identify any potential state-listed species or priority habitats that could trigger further consultation or mitigation requirements.

Brownfield/Superfund Status: There is one identified brownfield or superfund site within a two-mile radius. This does not mean the subject parcel is contaminated, but it introduces a risk of potential contaminant migration. A Phase I Environmental Site Assessment (ESA) is essential to establish a baseline and identify any Recognized Environmental Conditions (RECs). Conversely, if the site itself could be classified as a brownfield (e.g., due to prior industrial use), it could qualify for the 10% IRA brownfield tax credit adder, turning a potential risk into a financial advantage. This pathway must be investigated.

Pipeline Proximity: No major gas pipelines are located within three miles, which is a significant safety and design advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

Grid Proximity: The site's grid infrastructure is its strongest attribute. It is located just 1 mile from the Palmer 115 kV substation and 0.6 miles from a 115 kV transmission line. Critically, the data indicates a "POI Onsite," which suggests a distribution feeder directly traverses or is adjacent to the property. This is ideal for a distribution-scale project.

Recommended Interconnection: For a project of ≤5MW, interconnection at the transmission level (115 kV