Parcels M and M-1 (7 & 8) South Boston. Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment

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1 Parcels M and M-1 (7 & 8) South Boston Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 271

2 Parcels M and M-1 (7 & 8) Existing Site Information Item Existing Conditions at Site Ownership Acreage Nautical Distance to Leading Edge of Offshore Wind Areas Public: Boston EDIC Leased to Massachusetts Port Authority 13.9 acres (5.6 ha) 132 nm (244 km) (around Cape Cod due to vessel restrictions at Cape Cod Canal) Quayside Length North Jetty: 1,000 ft (305 m) Berth Depth Channel Controlling Depth Load Bearing Capacity On-Site Power Infrastructure and Buildings Key Environmental Information Overhead Restrictions ft ( m) MLLW ft ( m) MLLW <2,000 psf (9.8 t/m 2 ) paved upland areas <1,000 psf (4.9 t/m 2 ) quayside where concrete deck intact Electric and water from temp. lines 4 commercial/industrial buildings Excavation onsite will require a Soil Management Plan No bridge restrictions Logan Airport: FAA restricts to feet (38-46 m) MSL onsite Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 272

3 Parcels M and M-1 (7 & 8) South Boston Parcels M-1/7 and M-1/8 and M along North Jetty, South Boston, MA: This site is well placed in the entrance reaches of Boston Harbor in the Ray Flynn Maritime District. It contains a 1,000-foot (305 m) long quayside that is operational but not in good condition. Its location across the Harbor from Logan International Airport imposes height restrictions onsite. It is thought that the site could be converted into an offshore wind logistics and O&M hub without significant modification, or the site could function as storage and laydown space to support other sites in Boston Harbor that might be better suited for manufacturing. While the acreage is limited, the site lies in the midst of other potential sites in Boston that could be considered for offshore wind, and a synergistic approach to use for multiple properties may be a successful combination. Innovation-based Solutions: Repair of the old wharf or install a new quayside/bulkhead; and Broader uses could be accommodated with ground improvement in addition to a new bulkhead and quayside at a larger investment. Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 273

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16 Parcels M and M-1 (7 & 8) Reuse Card Reuse Case Statistics Summary Table: Parcels M / M1, Boston Reuse Case Acreage Used for this Reuse Case Pre-production Storage Area Post-production Laydown Area # Buildings (see Notes for details) Ground Bearing Strength Quay Length Berth Depth at Quayside Notes: Operations & Maintenance / Secondary Steel: acres hectares acres hectares acres hectares psf t/m 2 feet meters feet meters , Cables: , Bldg. 1: O&M Command Ctr. (400 x 200 / 122m x 61m); Bldg. 2: (Retain Existing) (125 x 100 / 38m x 30m); Bldg. 3: (Retain Existing) (165 x 100 / 50m x 30m). Bldg. 1: Manufacturing Bldg. (600 x 300 / 183m x 91m); Bldg. 2: Storage Bldg. (150 x 150 / 46m x 46m). Storage: , Bldg. 1: Warehouse (150 x 150 / 46m x 46m). Gravity Foundations: , Monopiles / Transition Pieces / Towers: , Blades: , Nacelles: , Bldg. 1: Multiuse Bldg. (300 x 200 / 91m x 61m). Foundation elevator needed. Bldg. 1: Rolling Bldg. (650 x 150 / 198m x 46m); Bldg. 2: Assembly Bldg. (650 x 150 / 198m x 46m); Bldg. 3: Coating Bldg. (300 x 150 / 91m x 46m); Bldg. 4: Office/Storage Bldg.: (150 x 150 / 46m x 46m). Bldg. 1: Fabrication Bldg. (700 x 250 / 213m x 76m); Bldg. 2: Multi-Use Bldg. (260 x 130 / 79m x 40m); Bldg. 3: Office/Storage Bldg. (150 x 150 / 46m x 46m). Bldg. 1: Production Bldg. (700 x 300 / 213m x 91m); Bldg. 2: Multipurpowe Bldg. (300 x 200 / 91m x 61m). *Quayside improvements required and included in reuse scenario unless noted in site card table. Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 286

17 Parcels M and M-1 (7 & 8) Cost Reuse Summary Costs Scenario Name Item Redevelopment Classification Redevelopment Costs Reuse Costs Total Costs Reuse Case 1A Operations and Maintenance Low $5,180,000 $2,893,000 $8,073,000 Reuse Case 1A Secondary Steel Low $5,180,000 $7,124,000 $12,305,000 Reuse Case 2A Cables Medium $7,868,000 $3,321,000 $11,189,000 Reuse Case 2B Storage Medium $7,868,000 $4,608,000 $12,476,000 Reuse Case 2C Gravity Foundations Medium $7,868,000 $995,000 $8,863,000 Reuse Case 3A Monopile Foundations High $15,524,000 $22,101,000 $37,626,000 Reuse Case 3A Transition Pieces High $15,524,000 $22,101,000 $37,626,000 Reuse Case 3A Towers High $15,524,000 $22,101,000 $37,626,000 Reuse Case 3B Blades Medium $7,868,000 $19,995,000 $27,864,000 Reuse Case 3C Nacelles High $15,524,000 $24,880,000 $40,404,000 Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 287

18 Parcels M & M-1 Redevelopment Cost Details Redevelopment Classification Item Unit Cost Units Quantity Amount Low Medium High Clear surfaces $1 SQFT 450,000 $450,000 Subtotal $4,317,000 Fill subsurface voids $38 TN 1,500 $57,000 20% $863,000 Regrade $1 SQFT 450,000 $450,000 Total $5,180,000 Refurbish Wharf (400 x 60) $6,000 LF 400 $2,400,000 Install heavy duty transport lane (1600 x 100) $6 SQFT 160,000 $960,000 Clear surfaces (west) $1 SQFT 770,000 $770,000 Subtotal $6,557,000 Remove buildings $8 SQFT 35,000 $280,000 20% $1,311,000 Fill subsurface voids $38 TN 1,500 $57,000 Total $7,868,000 Clear surfaces $1 SQFT 450,000 $450,000 Add 2' CGF $25 TN 50,000 $1,250,000 Install 2' CGF $8 CYD 33,333 $267,000 Add 1' DGA $38 TN 25,000 $950,000 Install 1' DGA $8 CYD 16,667 $133,000 Refurbish Wharf (400 x 60) $6,000 LF 400 $2,400,000 Clear surfaces (west) $2 SQFT 770,000 $1,540,000 Subtotal $12,937,000 Remove Small Secondary Buildings $8 SQFT 35,000 $280,000 20% $2,587,000 Demolish Existing Large "M" Building / Regrade $30 SQFT $1,800,000 Total $15,524,000 Fill subsurface voids $38 TN 1,500 $57,000 Clear surfaces $2 SQFT 450,000 $900,000 Add 2' CGF $25 TN 50,000 $1,250,000 Install 2' CGF $8 CYD 33,333 $267,000 Add 1' DGA $38 TN 25,000 $950,000 Install 1' DGA $8 CYD 16,667 $133,000 Refurbish Wharf (830 x 60) $6,000 LF 830 $4,980,000 Install crane pads (60 x 60) $780,000 LS 1 $780,000 Parcels M & M-1 Reuse Cost Details Redevelopment Classification Item Unit Cost Units Quantity Amount Gravity Foundations Support Building (250 x 180) $16.20 SQFT 45,000 $729,000 Subtotal $829,000 Appurtenances, Doors, Electrical etc. $100, per unit 1 $100,000 20% $166,000 Elevator $ ,00 EA/Installed 1 $ Total $995,000 Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 394

19 Parcels M & M-1 Reuse Cost Details Redevelopment Classification Item Unit Cost Units Quantity Amount Monopile Foundations Transition Pieces Towers Rolling Buidling (650 x 150) $44.90 SQFT 97,500 $4,378,000 Subtotal $18,418,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 20% $3,684,000 Overhead cranes $1,000, per unit 2 $2,000,000 Total $22,101,000 Assembly Buidling (650 x 150) $44.90 SQFT 97,500 $4,378,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 Overhead cranes $1,000, per unit 2 $2,000,000 Coating Buidling (130 x 260) $44.90 SQFT 33,800 $1,518,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 Overhead cranes $1,000, per unit 1 $1,000,000 Warehouse Building (150 x 150) $16.20 SQFT 22,500 $365,000 Appurtenances, Doors, Electrical etc. $200, LS 1 $200,000 Rolling Buidling (650 x 150) $44.90 SQFT 97,500 $4,378,000 Subtotal $18,418,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 20% $3,684,000 Overhead cranes $1,000, per unit 2 $2,000,000 Total $22,101,000 Assembly Buidling (650 x 150) $44.90 SQFT 97,500 $4,378,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 Overhead cranes $1,000, per unit 2 $2,000,000 Coating Buidling (130 x 260) $44.90 SQFT 33,800 $1,518,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 Overhead cranes $1,000, per unit 1 $1,000,000 Warehouse Building (150 x 150) $16.20 SFT 22,500 $365,000 Appurtenances, Doors, Electrical etc. $200, LS 1 $200,000 Install Crane Pad (50' x 50') $780, per unit 1 $780,000 Rolling Buidling (650 x 150) $44.90 SQFT 97,500 $4,378,000 Subtotal $18,418,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 20% $3,684,000 Overhead cranes $1,000, per unit 2 $2,000,000 Total $22,101,000 Assembly Buidling (650 x 150) $44.90 SQFT 97,500 $4,378,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 Overhead cranes $1,000, per unit 2 $2,000,000 Coating Buidling (130 x 260) $44.90 SQFT 33,800 $1,518,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 Overhead cranes $1,000, per unit 1 $1,000,000 Warehouse Building (150 x 150) $ ,500 $365,000 Appurtenances, Doors, Electrical etc. $200, $200,000 Install Crane Pad (50' x 50') $780, per unit 1 $780,000 Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 395

20 Parcels M & M-1 Reuse Cost Details Redevelopment Classification Item Unit Cost Units Quantity Amount Blades Secondary Steel Nacelles Cables Production Building (700 x 350) $44.90 SQFT 245,000 $11,001,000 Subtotal $16,663,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 20% $3,333,000 Overhead cranes $1,000, per unit 2 $2,000,000 Total $19,995,000 Building (130 x 260) $44.90 SQFT 33,800 $1,518,000 Appurtenances, Doors, Electrical etc. $200, per unit 1 $200,000 Support Building $ ,500 $365,000 Appurtenances, Doors, Electrical etc. $200, per unit 1 $200,000 Crane pad (50 x 50 x 5) $780, per unit 1 $780,000 Warehouse Building (300 x 200) $16.20 SQFT 60,000 $972,000 Subtotal $5,937,000 Appurtenances, Doors, Electrical etc. $200, per unit 1 $200,000 20% $1,187,000 Quay side 400ftPier/Dock $1, FT 400 $400,000 Total $7,124,000 Paving and Surface Grading 300 x 200 $8.00 SQFT 60,000 $480,000 Install New Concrete Slab at Quayside $6,000 LF 600 $3,600,000 Repair Piles $19,000 EA 15 $285,000 Building (700 x 350) $44.90 SQFT 245,000 $11,001,000 Subtotal $20,733,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 20% $4,147,000 Overhead cranes $1,000, per unit 1 $1,000,000 Total $24,880,000 Building (600 x 200) $44.90 SQFT 120,000 $5,388,000 Appurtenances, Doors, Electrical etc. $400, per unit 1 $400,000 Overhead cranes $1,000, per unit 1 $1,000,000 Office Building $ ,500 $365,000 Appurtenances, Doors, Electrical etc. $200, per unit 1 $200,000 Crane pad (50 x 50 x 5) $780, per unit 1 $780,000 Add extension to building (100 x 260) $44.90 per unit 26,000 $1,167,000 Subtotal $2,767,000 Appurtenances, Doors, Electrical etc. $600, per unit 1 $600,000 20% $553,000 Overhead cranes, small $500, per unit 2 $1,000,000 Total $3,321,000 Operations and Maintenance Storage Pile Supported Pier / Docks $1, FT 350 $350,000 Subtotal $2,411,000 O&M Building (150 x 150) $16.20 SQFT 22,500 $365,000 20% $482,000 Appurtenances, Doors, Electrical etc. $200, per unit 1 $200,000 Total $2,893,000 O&M Command Center & Storehouse $ ,000 $1,296,000 Appurtenances, Doors, Electrical etc. $200, per unit 1 $200,000 Install crane pad (50' x 50' x 5') $780,000 per unit 1 $780,000 Subtotal $3,840,000 Refurbish Wharf $6,000 LF 400 $2,400,000 20% $768,000 Demo Building $100,000 LS 1 $100,000 Total $4,608,000 Storage Building (150' x 150') $16 SQFT 22,500 $360,000 Appurtenances, Doors, Electrical etc. $200,000 per unit 1 $200,000 Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 396

21 Parcels M & M-1 Total Cost Details Scenario Name Sce Item Redevelopment Classification Redevelopment Costs Reuse Costs Total Costs Reuse Case 1A Operations and Maintenance Low $5,180,000 $2,893,000 $8,073,000 Reuse Case 1A Secondary Steel Low $5,180,000 $7,124,000 $12,305,000 Reuse Case 2A Cables Medium $7,868,000 $3,321,000 $11,189,000 Reuse Case 2B Storage Medium $7,868,000 $4,608,000 $12,476,000 Reuse Case 2C Gravity Foundations Medium $7,868,000 $995,000 $8,863,000 Reuse Case 3A Monopile Foundations High $15,524,000 $22,101,000 $37,626,000 Reuse Case 3A Transition Pieces High $15,524,000 $22,101,000 $37,626,000 Reuse Case 3A Towers High $15,524,000 $22,101,000 $37,626,000 Reuse Case 3B Blades Medium $7,868,000 $19,995,000 $27,864,000 Reuse Case 3C Nacelles High $15,524,000 $24,880,000 $40,404,000 Massachusetts Clean Energy Center 2017 Massachusetts Offshore Wind Ports & Infrastructure Assessment 397