⚡ 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 Rd, Palmer, MA. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) based on key development criteria. The site presents a compelling opportunity due to its favorable zoning and excellent grid proximity, but faces significant risks related to environmental unknowns and a lack of federal incentive adders.

1. Site Access & Topography

Road Access & Feasibility: The property has direct frontage on Boston Road (U.S. Route 20), a major public thoroughfare. This provides excellent, high-quality access for all phases of development, from initial surveying to final commissioning. Delivery of heavy and oversized equipment, including battery containers, inverters, and the main power transformer, is anticipated to be straightforward via US-20, which connects to major highways like I-90 (Mass Pike).

Terrain Characteristics: Based on aerial imagery and regional topography, the site appears to be relatively flat and cleared, consistent with prior or current industrial use. This is highly advantageous, as it will likely minimize the need for extensive civil work and grading, thereby reducing site preparation costs and timelines. The "Good" buildability rating in the source data supports this assessment.

Heavy Equipment Access: Direct access from a U.S. highway is ideal for heavy haul trucks. No significant impediments like narrow rural roads, low-clearance bridges, or tight turning radii are immediately apparent. However, a formal logistics survey is recommended to confirm the route from the port or manufacturer and verify bridge weight limits.

Easement Concerns: The provided data does not specify any existing easements. Requires Verification. A full title search is a critical next step to identify any utility, access, or conservation easements that could encumber the property and constrain the BESS project layout.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently "Unknown." This represents a critical data gap and a potential fatal flaw. Initial desktop review suggests the parcel is likely in Zone X (minimal flood risk), but this must be confirmed. Siting critical infrastructure in a Special Flood Hazard Area (e.g., Zone A, AE) would trigger significant design, engineering, and insurance cost increases, and may be prohibited by the AHJ.

Wetlands: The presence of wetlands is "Unknown." Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act), which mandate significant setbacks (typically 100-foot buffer zones) from delineated wetland resources. The presence of undiscovered wetlands could severely restrict the buildable area. Requires Verification. An immediate desktop screening using MassGIS and National Wetlands Inventory (NWI) data is required, to be followed by a formal field delineation by a certified wetland scientist.

Habitat & Species: The data indicates no critical habitat or protected areas on site, which is a significant positive. A desktop review of the MA Natural Heritage & Endangered Species Program (NHESP) database should still be conducted to screen for state-listed species whose presence could trigger additional consultation or mitigation requirements.

Brownfield/Superfund Status: The presence of a superfund site within two miles is noted. While not on the