⚡ 474 MOUNTAIN RD

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 474 Mountain Rd, Wilbraham, MA (APN: 800_0_157_3453)

This report provides a comprehensive due diligence analysis for the property located at 474 Mountain Road in Wilbraham, Hampden County, Massachusetts. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria. The initial data presents several significant challenges, suggesting a high-risk profile for this parcel.

1. Site Access & Topography

Road Access: The property has direct frontage on Mountain Road, a two-lane, paved local road. Initial satellite imagery review indicates the road appears to be in fair condition, suitable for standard vehicle traffic. However, its suitability for heavy haul trucks carrying multi-ton transformers and battery containers is a significant concern. A route survey would be required to assess turning radii, bridge weight limits, and any low-hanging overhead lines between the nearest highway and the site.

Topography & Buildability: The property's location on "Mountain Road" is indicative of its challenging terrain. Satellite and topographic map analysis confirms the parcel is heavily wooded and situated on a significant slope, likely dropping in elevation away from the road. This presents major constructability challenges. Extensive civil work, including grading, retaining walls, and tree clearing, would be required to create a level pad for the BESS equipment. This will substantially increase site preparation costs and may trigger additional environmental review for stormwater management (SWPPP) and erosion control. The discrepancy in listed acreage (10.09 vs. 4.87 acres) must be resolved via a formal survey, but either size is likely constrained by the slope, reducing the effective buildable area.

Equipment Delivery & Easements: Access for heavy equipment is questionable due to the likely steep grade from the road onto the property itself. A temporary construction entrance with significant grading would be necessary. While the parcel has direct road frontage, a title search is mandatory to confirm that no access easements are required and to identify any existing utility or other easements that could encumber the property.

2. Environmental Constraints

Flood & Wetlands: The FEMA Flood Zone status is listed as Unknown. This is a critical data gap. A desktop review using the FEMA Flood Map Service Center suggests the area is likely Zone X (minimal flood hazard), but this requires formal verification. The Unknown wetlands status is a more pressing risk. Undeveloped, wooded parcels in Massachusetts frequently contain state or federally protected wetlands, which come with significant no-disturb buffer zones (typically 100 feet in MA). The presence of wetlands could severely limit or entirely preclude development. A formal wetlands delineation is an essential and immediate next step.

Habitats & Contamination: The data indicates no critical habitat or protected areas on site, which is a positive. However, this should be cross-referenced with the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database. The site has no known brownfield or superfund history. While this reduces liability, it also means the project is ineligible for the 10% IRA Brownfield ITC adder, which is a competitive disadvantage.

Other Constraints: The site is not within the Chesapeake Bay Critical Area (N/A for MA). The absence of pipelines within a 3-mile radius is a significant safety and permitting benefit, eliminating the need for specialized risk assessments and setbacks related to pipeline infrastructure.

3. Grid Infrastructure & Interconnection

Point of Interconnection (POI): The nearest substation, WILBRAHAM, is located 1.8 miles from the site. This is a moderate distance that will necessitate a costly line extension. The 345kV transmission line at the same distance is not a viable POI for a ≤5MW project due to the prohibitively high cost of a transmission-level interconnection. Therefore, the only feasible path is a distribution-level interconnection.

Interconnection Feasibility & Cost: The interconnecting utility is likely Eversource. The project would need to connect to a 3-phase distribution feeder originating from the Wilbraham substation. Satellite imagery shows distribution poles along Mountain Road, but the capacity of this feeder is Unknown. A 1.8-mile line extension, potentially requiring new poles and conductor upgrades, is a major cost driver. A preliminary cost estimate for this scope would be in the $1.5M - $3.0M+ range, subject to utility requirements, terrain, and whether the line must be placed underground. This high cost could render a 5MW project financially unviable.

Utility Process: Interconnecting in Massachusetts under ISO-New England's jurisdiction is a lengthy and complex process. Eversource's distribution queue is often congested. The total timeline from application submission to commercial operation can easily exceed 36 months. A formal pre-application report with the utility is a critical first step to get an initial, non-binding assessment of feasibility and cost.

4. Regulatory & Zoning Analysis

Jurisdiction & Zoning: The Authority Having Jurisdiction (AHJ) is the Town of Wilbraham. The property is zoned R-60 (Residential), which requires a minimum lot size of 60,000 sq. ft. This zoning is a major red flag and the single greatest obstacle for this project. BESS is a utility/industrial use and is fundamentally incompatible with a residential zoning district.

Permitting Pathway: Development is not possible "by-right."