⚡ 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, for its potential as a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project. The analysis covers key site, environmental, grid, regulatory, and financial incentive factors to determine project viability.

1. Site Access & Topography

Road Access: The site has direct frontage on Boston Road (US Route 20), a major public thoroughfare. This provides excellent and straightforward access for all phases of development, from initial surveying to final commissioning.

Equipment Delivery: Access via US-20 is ideal for the delivery of heavy and oversized equipment, including battery containers, pad-mount transformers, and switchgear. The route appears to be free of major obstructions. However, a formal logistics study is required to confirm bridge weight limits, turning radii from US-20 onto the site, and any potential overhead line clearance issues for crane operations.

Topography & Buildability: The provided data indicates "Good" buildability. A preliminary review of satellite and topographic imagery confirms the parcel is relatively flat, particularly the portion fronting Boston Road, which is consistent with its past industrial or commercial use. This favorable terrain will minimize earthwork and grading costs, which is a significant advantage. There is a discrepancy in listed acreage (21.67 vs. 12.66 acres); however, even the smaller figure is more than sufficient for a ≤5MW BESS project, which typically requires 1-2 acres.

Easement Concerns: While the property has direct public road access, a full title search is required to identify any existing utility easements, rights-of-way, or other encumbrances that could restrict the placement of BESS equipment. Given the "POI Onsite" designation, a utility access easement is likely already in place or will be required.

2. Environmental Constraints

FEMA Flood Zone: The flood zone status is listed as "Unknown," which presents a critical data gap. A preliminary desktop review using the FEMA Flood Map Service Center suggests the parcel is located in Zone X, an area of minimal flood hazard. This is a positive initial finding but Requires Verification through a formal flood zone determination. Siting critical infrastructure outside of the 100-year and 500-year floodplains is a standard requirement.

Wetlands: The presence of wetlands is "Unknown." This is the most significant environmental risk for the site. A desktop review of the U.S. Fish & Wildlife Service National Wetlands Inventory map indicates the potential for wetlands on the northern portion of the parcel. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act), typically requiring a 100-foot buffer zone from Bordering Vegetated Wetlands. A formal wetland delineation is an immediate priority to determine the actual buildable area.

Habitat & Species: The data indicates no critical habitats or protected areas on site, which is a positive. A desktop screening using MassGIS and the Natural Heritage & Endangered Species Program (NHESP) database is still recommended to confirm the absence of state-listed priority habitats for rare species.

Brownfield/Superfund Status: The site itself is not identified as a brownfield. While there is one Superfund site within two miles, it is unlikely to impact this parcel. This means the project is not eligible for the 10% IRA brownfield tax credit adder, which is a notable economic disadvantage.

Other Constraints: The site has no proximate pipelines or gas wells, eliminating significant safety setback and co-location risks. The site is not located in the Chesapeake Bay Critical Area.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site is located just 1 mile from the Palmer Substation (115 kV max voltage) and 0.6 miles from a 115 kV transmission line. This excellent proximity to robust grid infrastructure is a primary strength of the location.

Point of Interconnection (POI): The data indicates "POI Onsite," which is a major advantage. This suggests a suitable distribution feeder is either on or immediately adjacent to the property, likely an overhead 3-phase line running along Boston Road. This would dramatically reduce the cost and complexity of the generator lead line. There is a conflict between "POI Onsite" and the 0.6-mile distance to the transmission line; for a ≤5MW project, the POI will be on the distribution system, not the transmission line.

Interconnection Voltage & Cost: The likely interconnection voltage for a ≤5MW project will be at the local distribution level (e.g., 13.8 kV). Given the onsite POI, interconnection costs could be on the lower end, estimated in the $750,000 to $