⚡ JARVIS AVE

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis – Jarvis Ave, Holyoke, MA (APN: 146-00-016)

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a Battery Energy Storage System (BESS) project on the ~18-34 acre parcel located on Jarvis Ave in Holyoke, Hampden County, Massachusetts. The analysis identifies significant challenges, primarily related to grid interconnection and zoning, balanced against a strong financial incentive through the Inflation Reduction Act (IRA).

1. Site Access & Topography

Initial evaluation of site access and topography reveals several critical data gaps that must be addressed immediately. Access is fundamental to constructability and project viability.

• Road Access Quality: The property appears to have frontage on Jarvis Avenue, a local road. The quality, width, and weight rating of this road are Requires Verification. A desktop review using satellite imagery suggests it is a two-lane paved road, but a physical site visit is necessary to confirm its condition and suitability for heavy haul trucks carrying multi-ton battery containers, transformers, and cranes.
• Terrain Characteristics: Located in the Pioneer Valley region of Massachusetts, the area can feature variable terrain. While the immediate parcel appears relatively flat from aerial views, a formal topographical survey is required. Any significant grade changes would increase civil engineering costs for site grading and foundation work. The parcel appears to be wooded, which will necessitate clearing and grubbing costs.
• Heavy Equipment Feasibility: The primary concern is the complete logistical path from a major highway to the site entrance and onto the project pad. The 2.3-mile route from the nearest substation must also be evaluated for transport feasibility, including bridge weight limits, overhead line clearances, and turn radii. At present, feasibility is considered a high risk.
• Easement Concerns: A title report is required to confirm legal, insurable access from Jarvis Ave to the parcel. Furthermore, the significant distance to the likely Point of Interconnection (POI) at the substation (2.3 miles) will necessitate securing off-site easements for the generator tie-in line, which can be a time-consuming and costly process involving multiple landowners.

2. Environmental Constraints

The environmental profile presents a mix of moderate risks and a potential, yet unconfirmed, financial opportunity. Diligence in this area is critical to defining the buildable envelope and project risk.

• FEMA Flood Zone: The flood zone designation is currently unknown. This is a critical flaw in the initial data. Any portion of the site within a Special Flood Hazard Area (e.g., Zone A, AE) would either be undevelopable or require costly mitigation, such as elevating all equipment above the Base Flood Elevation (BFE). This must be determined via FEMA's Map Service Center immediately.
• Wetlands Presence: Wetlands status is also unknown. Massachusetts has stringent wetland protection laws under the Massachusetts Wetlands Protection Act (WPA). A wetland delineation, performed by a certified professional, is mandatory. The presence of state or federally regulated wetlands could create significant buffers (typically 100 feet in MA), severely restricting the buildable area.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which is a significant positive. This should be confirmed with a desktop review of the U.S. Fish and Wildlife Service's IPaC system and the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database.
• Brownfield/Superfund Status: The presence of 10 superfund/brownfield sites within a 2-mile radius is a double-edged sword.
  • Risk: Proximity to contaminated sites raises the risk of potential soil or groundwater contamination on our target parcel. A Phase I Environmental Site Assessment (ESA) is non-negoti