⚡ 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 or utility-scale 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 highway. This provides excellent, high-quality access for all phases of construction and operation. Delivery of heavy equipment, including multi-ton transformers, battery containers, and large cranes, is anticipated to be straightforward without the need for significant road improvements. Turning radii from a major highway onto the site should be more than adequate.

Terrain Characteristics: Based on aerial imagery and regional topography, the parcel appears to be relatively flat and largely cleared, which is highly advantageous. This "Good" buildability rating suggests minimal grading will be required, reducing civil engineering costs and construction timelines. The existing land use appears to be vacant industrial or commercial land.

Easement Concerns: While direct frontage is a major positive, a full title search is required to confirm that no restrictive access easements or other encumbrances exist that could impede development. The discrepancy in listed parcel size (21.67 acres vs. 12.66 acres in Regrid data) must be resolved via a survey and title review to confirm the exact boundaries and net acreage.

2. Environmental Constraints

This category presents the most significant data gaps and potential risks for the project.

• FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical flaw in the preliminary data. Development within a Special Flood Hazard Area (e.g., Zone A, AE) would introduce substantial design challenges, increase costs for elevating equipment, and potentially make the project uninsurable or un-permittable. This must be investigated immediately via FEMA's Map Service Center.
• Wetlands Presence: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act), which typically enforce a 100-foot buffer zone around delineated resources. The presence of significant wetlands could severely constrain the buildable area. A desktop screening using MassGIS (MassMapper) is the immediate next step, to be followed by a formal field delineation by a certified professional.
• Critical Habitat / Species Risk: The data indicates no critical habitat or protected areas on site, which is a positive initial finding. Standard diligence requires cross-referencing this with the U.S. Fish and Wildlife Service's IPaC tool and the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to confirm no sensitive species or habitats are present.
• Brownfield/Superfund Status: The presence of a brownfield site within two miles is noted. This does not appear to pose a direct contamination risk to the subject parcel. However, it raises the question of IRA incentive eligibility. For the 10% Brownfield ITC adder, the project site itself must be a qualified brownfield. This does