⚡ 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) or utility-scale Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

Road Access: The site has excellent access, with frontage directly on Boston Road (U.S. Route 20), a major east-west highway. The data indicates "Public" road access, which is confirmed by visual inspection of mapping tools. This high-quality access eliminates concerns regarding last-mile road improvements and facilitates straightforward transportation of construction materials and personnel.

Topography & Equipment Delivery: Preliminary analysis of aerial and topographic imagery suggests the parcel is relatively flat and has been previously cleared or developed for industrial/commercial use. This is highly favorable, minimizing the need for extensive civil work and grading, thereby reducing construction costs. The direct access from U.S. Route 20 is suitable for oversized and overweight vehicles, including flatbed trucks carrying battery containers, switchgear, and large power transformers. There are no apparent low-clearance bridges, sharp turns, or weight-restricted roads on the primary access route.

Easement Concerns: While access to the site itself is secure, a full title report is required to identify any potential easements (e.g., utility, access, conservation) that may cross the property and constrain the BESS layout. The "POI Onsite" data point suggests a utility easement likely exists, which must be investigated.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently listed as "Unknown." This is a critical data gap. A preliminary review of the FEMA Flood Map Service Center suggests the property is located in Zone X, an area of minimal flood hazard. However, this Requires Verification through a formal desktop environmental review. Any presence of a Special Flood Hazard Area (e.g., Zone A, AE) would significantly impact the buildable area and likely require elevating all equipment above the Base Flood Elevation, adding substantial cost.

Wetlands: The presence of wetlands is "Unknown." Hampden County contains numerous wetland systems. The potential for state or federally regulated wetlands and associated buffer zones poses a significant risk to the project's buildable acreage and permitting timeline. A desktop review of National Wetlands Inventory (NWI) and state GIS data is an immediate next step, likely to be followed by a formal wetland delineation on-site.

Habitat & Protected Species: The data indicates no critical habitat or protected areas on the parcel, which is a significant advantage, reducing the risk of lengthy and complex consultations with agencies like the U.S. Fish and Wildlife Service or the Massachusetts Natural Heritage & Endangered Species Program (NHESP).

Brownfield/Superfund Status: The presence of a superfund/brownfield site within two miles is noted. This presents both a minor risk and a potential opportunity. The risk involves potential contaminant migration onto the subject property, which must be assessed via a Phase I Environmental Site Assessment (ESA). The opportunity lies in the Inflation Reduction Act (IRA) 10% ITC adder for projects sited on a brownfield. If a Phase I ESA determines the subject parcel itself meets the definition of a brownfield, this could unlock crucial incentive value.

Pipeline Proximity: No major gas pipelines are located within three miles, which is a strong positive from a safety, risk, and site layout perspective. This avoids significant setbacks and complex safety protocols associated with co-locating BESS near high-pressure pipelines.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site is located approximately 1 mile from the Palmer Substation (115 kV max voltage) and 0.6 miles from a 115 kV transmission line owned by Fitchburg Gas and Electric Light Company (a likely subsidiary of Unitil or National Grid). This proximity to high-capacity transmission infrastructure is excellent for a utility-scale BESS project