⚡ 975-979 PAGE BLVD

MEMORANDUM

TO: Sunland America Corp. Development Team
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 975-979 Page Blvd, Springfield, MA (APN: 094400915)

This report provides a comprehensive due diligence analysis for the property located at 975-979 Page Blvd in Springfield, 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: The subject property has direct frontage on Page Boulevard (Massachusetts Route 20), a major, multi-lane arterial road. This provides excellent public road access for both personnel and equipment. A preliminary review of aerial imagery suggests existing curb cuts and paved access points into the commercial property, which is a significant advantage.

Terrain & Equipment Feasibility: Located in a developed commercial/industrial corridor of Springfield, the site's topography is expected to be relatively flat and graded, which is ideal for minimizing civil engineering costs. Heavy equipment, including flatbed trucks for battery containers, mobile cranes for setting transformers and inverters, and concrete trucks, should have no issue accessing the site directly from Page Boulevard. The primary constraint will be navigating the existing on-site layout, which may require demolition or reconfiguration of current structures or parking areas.

Easement Concerns: Requires Verification. A full title report is required to identify any existing access, utility, or drainage easements that could encumber the property and restrict the buildable area. Given the proximity to major grid infrastructure, the presence of utility easements is highly probable and must be mapped onto a site plan early in the development process.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. This is a critical data gap. A BESS project, particularly with ground-mounted equipment like transformers, is highly sensitive to flood risk. If the site is located within a 100-year floodplain (e.g., Zone AE), development costs will increase substantially due to requirements for elevating equipment, or the site may be rendered undevelopable. A FEMA FIRMette map must be pulled immediately.

Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown. While the site appears developed, drainage features or remnant wetlands could exist. A desktop screening using the National Wetlands Inventory (NWI) is the first step, followed by a formal wetlands delineation if the screening indicates potential resources. Any identified wetlands would trigger significant setbacks (typically 50-100 feet in MA) and reduce the buildable acreage.

Critical Habitat / Species Risk: The initial screen shows no critical habitat or protected areas on site, which is a positive finding consistent with a developed commercial parcel. This significantly de-risks the project from a wildlife permitting perspective. However, this should be confirmed with a query of the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database.

Brownfield/Superfund Status: The presence of eight brownfield or superfund sites within a two-mile radius is a material risk. While the subject property itself is not listed, this proximity increases the likelihood of potential soil or groundwater contamination from off-site sources. A Phase I Environmental Site Assessment (ESA) is non-negotiable and should be commissioned immediately to assess this risk. Conversely, if the Phase I ESA identifies Recognized Environmental Conditions (RECs) and the site qualifies as a "brownfield site" under IRA guidance, it could be eligible for the 10% ITC brownfield adder, turning a potential liability into a financial advantage. This duality must be investigated.

Pipeline Proximity: No major gas transmission pipelines are identified within a three-mile radius, mitigating risks associated with pipeline-related setbacks, safety protocols, and potential easement conflicts.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site's premier advantage is its proximity to major grid infrastructure. The CADWELL SWITCHING STATION (115 kV) is located just 0.3 miles away. This proximity dramatically reduces the potential cost and complexity of the generator lead line. A 115 kV transmission line is also present at the same distance.

Interconnection Point & Voltage: The most logical interconnection would be a transmission-level (115 kV) connection into the Cadwell Switching Station. However, the data includes a critical, concerning note: "115kV at 0.3 mi (NOT AVAILABLE)". This could imply that the line is part of a networked transmission system that ISO-New England (ISO-NE) or the utility (likely Eversource) will not permit a new generator to tap. This is a potential fatal flaw.