⚡ 1273 CALKINS RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis – Palmer MA (APN: 11_131)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at 1273 Calkins Rd, Palmer, Hampden County, MA. The 8.75-acre parcel presents a compelling opportunity due to its exceptional proximity to key grid infrastructure, but this is counterbalanced by significant regulatory, environmental, and financial uncertainties. The following analysis details these factors to inform a go/no-go decision.

1. Site Access & Topography

Road Access: The site has frontage on Calkins Road, which appears to be a two-lane, paved local road based on aerial imagery. The quality and weight rating of this road are unknown and must be verified. While seemingly adequate for standard construction vehicles, a formal road survey will be required to confirm it can support the weight of a mobile crane and fully loaded low-boy trailers carrying battery containers (approx. 80,000-100,000 lbs) and the main power transformer.

Terrain & Feasibility: The property is currently operated as a Christmas tree farm, suggesting the terrain is relatively flat, cleared in sections, and generally workable. Topographical analysis indicates minimal grade changes across the parcel, which is highly favorable for minimizing civil engineering and earthwork costs. Heavy equipment access from Calkins Road onto the site appears feasible, with no obvious obstructions like sharp turns, steep inclines, or narrow bridges.

Easements: No existing access easements are noted. A new curb cut and access drive will need to be permitted by the Palmer Department of Public Works. We will need to secure a temporary construction easement and a permanent access easement as part of any site control agreement. Given the direct road frontage, this is considered a low-risk item.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. A desktop review using the FEMA Flood Map Service Center is an immediate next step. If any portion of the buildable area falls within a 100-year floodplain (Zone A or AE), it could necessitate elevating all equipment on platforms, significantly increasing civil costs, or potentially rendering the site non-viable.

Wetlands: The presence of wetlands is Unknown. Given the site's location in Massachusetts, which has stringent wetland protection laws (Massachusetts Wetlands Protection Act), this is a major risk. A desktop screening using National Wetlands Inventory (NWI) maps is required, followed by a formal field delineation by a certified wetland scientist. The presence of jurisdictional wetlands could impose significant setbacks (e.g., 50-100 feet), drastically reducing the buildable envelope of the 8.75-acre parcel.

Habitat & Species: Initial data shows no critical habitat or protected areas on site. This is a positive finding, but it requires verification through the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to confirm no state-listed species or priority habitats are present.

Site Contamination: The site has no known Brownfield or Superfund history. While this means the project is ineligible for the 10% IRA Brownfield tax credit adder, it is a significant advantage, eliminating the risk of costly environmental remediation and potential liability.

Other Constraints: The site is not within the Chesapeake Bay Critical Area. No pipelines are located within three miles, which removes a major safety and setback concern often associated with energy projects.

3. Grid Infrastructure & Interconnection

Substation Proximity: The site's primary advantage is its location just 0.2 miles from a substation identified as "UNKNOWN172840". This proximity is ideal for a distribution-scale project, as it dramatically reduces the cost and complexity of the generator tie-line (gen-tie).

Voltage & Capacity: The substation's voltage is listed as an error code (-999999 kV). This is the single most critical unknown. Identifying the substation's true owner (likely National Grid, the incumbent utility