⚡ 106 E LONGMEADOW RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 120 12_81_0 (106 E Longmeadow Rd, Hampden, MA)

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a distribution-scale Battery Energy Storage System (BESS) on the 3.96-acre parcel located at 106 E Longmeadow Rd, Hampden, MA. The analysis covers key evaluation criteria including site access, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives.

1. Site Access & Topography

Road Access: The site has direct frontage on East Longmeadow Road, a two-lane, paved public road. Preliminary review via satellite imagery suggests the road is in good condition and suitable for standard construction traffic. However, its suitability for oversized/overweight loads, such as a main power transformer or 53-foot battery containers on a low-boy trailer, requires verification. A route survey will be necessary to identify any potential vertical clearance issues (bridges, overhead lines), weight-limited bridges, or tight turning radii between major highways (I-91, Mass Pike) and the site.

Topography & Site Conditions: Based on regional topography and its current commercial land use designation, the parcel is likely relatively flat and cleared. This is advantageous for minimizing civil engineering and earthwork costs. However, a formal topographic survey is required to confirm grades and identify any localized low points or drainage issues. The 3.96-acre size is adequate for a ≤5MW BESS project, providing sufficient space for equipment pads, access roads, and required setbacks.

Heavy Equipment Feasibility: Access for heavy equipment appears feasible from a preliminary standpoint. The key will be the aforementioned route survey. On-site maneuverability should be sufficient, assuming no significant portion of the land is encumbered by environmental constraints.

Easement Concerns: Requires Verification. No easements are noted in the provided data. A title report is a critical next step to identify any existing utility easements (power, water, sewer), access easements, or other deed restrictions that could encumber the property and reduce the buildable area.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown and represents a significant risk. A review of the FEMA Flood Insurance Rate Maps (FIRMs) is an immediate priority. If the site is located within a 100-year floodplain (e.g., Zone AE), development costs will increase substantially due to the need to elevate all critical equipment above the Base Flood Elevation (BFE). Siting within a floodway would likely be a fatal flaw.

Wetlands: Requires Verification. The presence of wetlands is unknown. Massachusetts has one of the nation's most stringent wetlands protection frameworks under the Massachusetts Wetlands Protection Act (WPA). A desktop review using the US FWS National Wetlands Inventory (NWI) mapper should be conducted immediately. Any potential wetlands on or near the site will trigger the need for a formal wetlands delineation. The WPA typically imposes a 100-foot buffer zone ("Riverfront Area") around perennial streams and other water bodies, which could severely restrict or eliminate the buildable area. This is a high-risk item.

Habitat & Species: The initial screen shows no critical habitat or protected areas on site, which is a positive finding. Standard due diligence will still require running a formal U.S. Fish and Wildlife Service IPaC report to confirm no federally listed endangered or threatened species are present.

Brownfield/Superfund Status: The site is not a brownfield, and there are no nearby superfund sites. While this mitigates potential environmental liability and cleanup costs, it is a disadvantage from a financial perspective, as the project is ineligible for the 10% IRA Brownfield ITC adder.

Pipeline Proximity: The absence of any major gas pipelines within a 3-mile radius is a significant safety and layout advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The site's proximity to robust grid infrastructure is its strongest attribute. The HAMPDEN substation is only 1.0 mile away and contains a 115 kV bus, indicating it is a major node on the grid. Additionally, a 345 kV transmission line is only 0.6 miles away. This proximity suggests high available capacity in the local grid.

Interconnection Recommendation: For a ≤5MW project, a transmission-level (115 kV) interconnection would be financially prohibitive. The recommended strategy is to interconnect to a distribution feeder originating from the HAMPDEN substation. The likely voltage would be in the 13.2 kV to 23 kV class. The interconnecting utility is almost certainly Eversource, which serves this territory.

Cost & Timeline Estimate: A 1.0-mile distribution line extension is a material cost. A preliminary, high-level estimate would be $1.5M - $3.0M