⚡ DOANE AVE

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis – Doane Ave, Agawam, MA (APN: H6_1_4)

This report provides a comprehensive due diligence analysis for a potential Battery Energy Storage System (BESS) project on a 6.9-acre parcel located on Doane Ave in Agawam, Hampden County, Massachusetts. The site presents a compelling opportunity due to its exceptional proximity to robust grid infrastructure but carries significant regulatory and environmental risks that must be addressed before committing further development capital.

1. Site Access & Topography

Road Access & Equipment Delivery: The subject property has frontage on Doane Avenue. A preliminary desktop review indicates Doane Avenue is a two-lane, paved local road. It appears to connect to larger thoroughfares such as Route 57 and Route 5, providing a plausible route from major highways like I-91. However, the suitability for oversized and overweight loads is a critical unknown. A detailed route survey is required to verify bridge weight limits, turning radii, and overhead line clearances for the delivery of heavy equipment, including a main power transformer (potentially >100,000 lbs) and multiple 40-50 foot battery containers.

Terrain & Buildability: Based on aerial imagery, the site appears to be relatively flat and partially wooded. The land use is listed as vacant. Significant tree clearing and grading will likely be required, impacting site preparation costs. The total parcel size of 6.9 acres is adequate for a distribution-scale project (e.g., 5 MW / 20 MWh), but the final buildable area is contingent on environmental and zoning setbacks. Requires Verification: A formal topographic survey is necessary to confirm site grades and optimize the site layout.

Easement Concerns: A 115kV transmission line is located just 0.1 miles from the site. It is critical to determine if the right-of-way (ROW) easement for this line encroaches upon the subject parcel. Any such easement would create a significant no-build zone, potentially rendering the remaining acreage insufficient for development. A preliminary title report is an immediate next step to identify all recorded easements. Direct access from Doane Ave seems likely, but verification is needed to ensure no access easements are required from neighboring properties.

2. Environmental Constraints

FEMA Flood Zone & Wetlands: The FEMA flood zone and wetlands status are currently unknown. This represents a major project risk. A desktop review using the FEMA Flood Insurance Rate Map (FIRM) and National Wetlands Inventory (NWI) is a critical, immediate action. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development costs will increase substantially due to requirements for elevating equipment above the Base Flood Elevation, and permitting may be infeasible. Similarly, the presence of state or federally-jurisdictional wetlands would trigger significant setbacks (typically 100 feet in Massachusetts under the Wetlands Protection Act) and a lengthy, complex permitting process through the Agawam Conservation Commission. This is a potential fatal flaw requiring immediate investigation.

Habitat & Contamination: The site is clear of designated critical habitats, protected areas, and nearby superfund/brownfield sites. While this de-risks the project from a contamination liability perspective, it also means the project is ineligible for the 10% IRA Brownfield tax credit adder. A Phase I Environmental Site Assessment (ESA) will still be required as standard practice to confirm the absence of historical contamination.

Other Considerations: The site is not within the Chesapeake Bay Critical Area. There are no known pipelines or gas wells in the immediate vicinity, which eliminates a common safety and setback constraint for BESS projects.

3. Grid Infrastructure & Interconnection

Grid Proximity: The site's primary strength is its outstanding proximity to grid infrastructure. The South Agawam Switching Station (115 kV) is only 0.3 miles away, and a 115 kV transmission line is just 0.1 miles away. This dramatically reduces the potential cost and complexity of the generator tie-line.

Interconnection Plan: The recommended point of interconnection (POI) is the 115 kV transmission line. A distribution-level interconnection is not viable or logical given the available infrastructure. Interconnecting at the transmission level is ideal for a utility-scale BESS as it avoids capacity constraints often found on distribution feeders. The interconnecting utility is likely Eversource, and the system operator is ISO New England (ISO-NE). Requires Verification: Confirm utility service territory.

Estimated Costs & Timeline: Even with the short distance, a 115 kV interconnection is a capital-intensive undertaking. A preliminary, high-level cost estimate ranges from $2.5M to $6M. This includes the gen-tie line, a dedicated bay at the switching station, and extensive protection, control, and telecommunication upgrades. The ISO-NE