⚡ 159 GRANBY RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 159 Granby Rd, Chicopee, MA (APN: 061 0120_00001)

This report provides a comprehensive due diligence analysis for the property located at 159 Granby Road in Chicopee, Hampden County, Massachusetts. The 2.12-acre parcel presents a mix of significant opportunities and substantial risks. The industrial zoning and potential for a valuable IRA tax credit are compelling, but these are counterbalanced by major uncertainties regarding environmental conditions and interconnection costs. The following analysis details these factors to inform a go/no-go decision.

1. Site Access & Topography

Road Access & Equipment Delivery: The site has excellent road access, with direct frontage on Granby Road (MA-33), a multi-lane state-maintained road. Based on satellite imagery review, this road appears capable of handling heavy truck traffic, including flatbeds for battery containers and heavy-haul vehicles for the main power transformer. There are no apparent low-clearance bridges or sharp turns on the immediate approach that would impede delivery.

Terrain & Site Conditions: The parcel is located in a developed industrial and commercial corridor and appears to be relatively flat and cleared, which is highly advantageous for minimizing civil engineering and earthwork costs. However, a formal topographic survey and geotechnical study are required to confirm soil stability, bearing capacity, and the absence of subsurface obstructions, which is a notable risk given the site's industrial history.

Heavy Equipment Access: Access from Granby Road directly onto the parcel appears feasible. A new curb cut and access drive would be required, subject to approval from the City of Chicopee and potentially MassDOT. The flat terrain simplifies on-site maneuvering for cranes needed for equipment placement.

Easement Concerns: As the parcel has direct road frontage, a dedicated access easement is likely not required. However, a utility easement will be necessary for the 1.1-mile interconnection route to the substation. The feasibility and cost of securing this easement, whether along public right-of-way or across private parcels, is a significant unknown.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown and represents a critical data gap. Any portion of the buildable area falling within a 100-year floodplain (Zone AE) or 500-year floodplain (Zone X-shaded) would introduce significant design challenges, increase costs due to elevated foundations, or potentially render the site undevelopable.

Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown. Massachusetts has stringent wetland protection laws, typically requiring a 100-foot buffer ("Riverfront Area") from any delineated resource. The presence of wetlands could severely constrain the buildable envelope on this already small 2.12-acre parcel.

Critical Habitat / Endangered Species: The initial screening shows no critical habitat or protected areas on or immediately adjacent to the site, which is a positive indicator. This should be confirmed via the MassWildlife NHESP database as a final check.

Brownfield/Superfund Status: This is a major risk and a potential opportunity. The presence of 27 known contaminated sites within a two-mile radius, combined with the site's zoning for "Bulk Storage, Tanks (Gasoline, Fuel, Etc.)," creates a high probability of on-site contamination. This poses a risk of significant remediation costs and project delays. Conversely, if the site meets the definition