⚡ 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 a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

Site access appears to be a significant strength. The property has frontage on Boston Road (U.S. Route 20), a major public thoroughfare. This provides excellent and direct access for both construction and operational vehicles. Delivery of heavy equipment, including multi-ton transformers and containerized battery systems, should be highly feasible via standard tractor-trailers. A detailed route survey is still recommended to verify the absence of low-clearance bridges or local weight restrictions on the final approach, but access from a U.S. highway is ideal.

While a formal topographical survey is required, the "Buildability: Good" designation and a desktop review of the region suggest the terrain is likely composed of manageable rolling hills, typical for central Massachusetts. Significant grading may be required, but prohibitive slopes are not anticipated. The parcel size is listed as both 21.67 and 12.66 acres in the provided data; this discrepancy must be resolved via a formal survey and title review. A critical next step is to confirm that no unknown access easements for other parties bisect the prime buildable area of the parcel.

2. Environmental Constraints

The environmental profile of this site presents the most significant unknowns and potential fatal flaws. Both the FEMA Flood Zone and Wetlands status are listed as "Unknown." These are critical data gaps. Any portion of the site within a 100-year floodplain (e.g., Zone AE) would dramatically increase civil engineering costs or render that area unusable. Similarly, Massachusetts has stringent wetlands regulations (Massachusetts Wetlands Protection Act), and the presence of delineated wetlands could severely restrict the buildable envelope and require substantial buffers.

• Flood Zone: Requires Verification. Immediate review of FEMA Flood Insurance Rate Maps (FIRMs) is a go/no-go diligence item.
• Wetlands: Requires Verification. A desktop National Wetlands Inventory (NWI) screening must be performed immediately, followed by a formal field delineation if the screen indicates potential wetlands.
• Brownfield/Superfund: The presence of a superfund site within two miles is a minor concern, necessitating a Phase I Environmental Site Assessment (ESA) to rule out any contamination migration. However, this also presents an opportunity. The Phase I ESA should investigate the site's historical use to determine if the property itself could qualify as a "brownfield site" under IRA guidelines, which would unlock a valuable 10% ITC adder.
• Habitat & Pipelines