⚡ 4 BOSTON RD

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis – Palmer, MA (APN: 227 3_6_1)

This report provides a comprehensive due diligence analysis for a potential Battery Energy Storage System (BESS) project located at 4 Boston Rd, Palmer, in Hampden County, Massachusetts. The analysis evaluates the site's suitability based on key development criteria, including access, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives.

1. Site Access & Topography

Road Access & Equipment Delivery: The property has direct frontage on Boston Road (U.S. Route 20), a major, publicly maintained highway. This provides excellent and unrestricted access for all phases of development, from initial surveying to final equipment delivery. The quality of U.S. Route 20 is suitable for heavy haul trucks carrying large components such as transformers, power conversion systems (PCS), and containerized battery enclosures. No immediate access challenges are apparent.

Terrain & Site Preparation: Based on aerial imagery and the site's location in an industrial corridor, the topography is expected to be relatively flat and potentially previously graded. This significantly reduces the need for extensive earthwork, lowering site preparation costs and timelines. The "Good" buildability rating in the provided data supports this assessment. The site appears to be largely cleared, which is another advantage.

Heavy Equipment Feasibility: Access for cranes, delivery trucks, and other heavy machinery is considered excellent. The primary delivery route along a U.S. highway minimizes concerns about narrow rural roads or low-clearance bridges, though a formal route survey is always recommended as a standard diligence step.

Easement Concerns: The data indicates "POI Onsite," which strongly implies an existing utility right-of-way or easement on the property. A full ALTA survey and title report are required to identify the precise location, width, and restrictions associated with this and any other easements (e.g., access, drainage). These easements will dictate the final BESS layout and must be incorporated into site design to avoid conflicts.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. This is a critical, potentially fatal flaw. If any portion of the developable area lies within a 100-year floodplain (Zone A or AE), it would necessitate costly mitigation measures (e.g., elevating all equipment pads above the Base Flood Elevation) or could make the site un-permittable and un-financeable. This must be investigated immediately via FEMA's Map Service Center.

Wetlands: Requires Verification. The presence and extent of wetlands are unknown. Massachusetts has highly restrictive wetlands regulations under the Wetlands Protection Act. A desktop analysis using MassGIS OLIVER is the first step, to be followed by a formal field delineation by a certified wetland scientist. The presence of regulated wetlands would introduce significant setbacks (typically 50-100 feet) and buffer zones, which could substantially reduce the 12-21 available acres to a much smaller buildable envelope.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which