⚡ 1490-1504 ALLEN ST

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 1490-1504 Allen St, Springfield, MA (APN: 281 2800438)

This report provides a comprehensive due diligence analysis for the property located at 1490-1504 Allen Street in Springfield, Massachusetts. The site is an 11.72-acre developed commercial parcel, currently operating as the "Bicentennial Plaza." The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project.

1. Site Access & Topography

Road Access & Equipment Delivery: The site has excellent access directly from Allen Street, a major four-lane arterial road. Visual inspection via satellite and street-level imagery confirms the road is paved, well-maintained, and suitable for heavy truck traffic. The main entrance to the commercial plaza is wide and can accommodate lowboy trailers carrying 40-foot battery containers and large power transformers.

Terrain Characteristics: As an existing commercial development, the site is graded and predominantly flat, particularly in the large, open parking areas. This is ideal for BESS development, as it will minimize civil engineering and site preparation costs. No significant topographical challenges are anticipated.

Heavy Equipment Access: Access to the likely buildable area—the large, underutilized rear portion of the parking lot—is straightforward from the main entrance. There is ample room for crane setup and equipment staging without significantly disrupting existing commercial operations.

Easement Concerns: No access easements appear necessary to reach the property from the public right-of-way. However, an internal easement or agreement with the landowner will be required to cross the existing parking lot to the designated project area and for the underground collection lines to the point of interconnection (POI) on Allen Street.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. This is a critical data gap. Any designation within a 100-year floodplain (e.g., Zone A, AE) would necessitate significant design changes, such as elevating equipment on platforms, and could potentially render the site undevelopable from a cost or permitting perspective.

Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop screening using the National Wetlands Inventory (NWI) is an immediate next step. Given the site's developed nature, the risk is likely low, but any identified wetlands would trigger state and local setback requirements (typically 50-100 feet in MA), constraining the buildable area.

Critical Habitat / Endangered Species: The initial screening shows no critical habitat or protected areas on site, which is a significant positive. However, a formal review with the Massachusetts Natural Heritage & Endangered Species Program (NHESP) will be required during permitting to confirm no state-listed species are impacted.

Brownfield/Superfund Status: The data indicates a superfund site is located within two miles, but not on the subject parcel. This poses a low risk of contamination migration but does not qualify the project for the 10% IRA brownfield tax credit adder. A Phase I Environmental Site Assessment (ESA) should be conducted to confirm the absence of on-site contamination from current or historical uses (e.g., dry cleaners, auto shops in the plaza).

Pipeline Proximity: No major gas transmission pipelines are located within three miles of the site, mitigating a significant safety and setback risk.

3. Grid Infrastructure & Interconnection

Nearest Substation & Feeder: The Breckwood Substation is 1.7 miles away. While this distance initially appears challenging, street-level imagery confirms the presence of a 3-phase overhead distribution line running directly along the site's frontage on Allen Street. This line is almost certainly a feeder originating from the Breckwood Substation. This is a highly favorable finding, as it means the interconnection would likely involve a short lateral run from a pole on Allen Street to the project site, rather than a costly 1.7-mile line extension.

Transmission Proximity: A 115kV transmission line is 2.3 miles away. This is not a viable interconnection point for a distribution-scale project due to excessive cost and complexity.

Recommended Interconnection: The recommended POI is the existing overhead distribution feeder on Allen Street. The voltage is likely 13.2kV or 13.8kV, standard for the region. Utility confirmation is required.

Cost & Timeline Estimate: Assuming a tie-in to the adjacent feeder, interconnection costs would be substantially lower than a new line build. A preliminary estimate would be $400k - $900k for utility-side upgrades, switchgear, and the lateral line. The interconnection process in Massachusetts is governed by the utility (likely Eversource) and overseen by ISO-New England (ISO-NE). Timelines are extensive, with the formal study process and construction often taking 24-36 months.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ): The City of Springfield Planning Board and Department of Public Works.

Zoning Compatibility: There is a critical conflict in the provided data. One source lists zoning as Commercial/Office/Residential (Mixed Use) (Code: SR1B1), while another lists it as RES-A (Residential). RES-A would be