⚡ 627 SOUTHAMPTON RD

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 627 Southampton Rd, Westfield, MA (APN: 57_R_1_1_A)

This report provides a comprehensive due diligence analysis for the property located at 627 Southampton Road in Westfield, Massachusetts. The site consists of approximately 5-6 acres of land zoned for industrial use. The analysis evaluates the site's suitability for a distribution-scale Battery Energy Storage System (BESS) project (≤5MW) based on key development criteria.

1. Site Access & Topography

The subject property has excellent road access, with direct frontage on Southampton Road (MA Route 10 / US Route 202), a major state highway. This provides a significant advantage for equipment delivery. Standard lowboy trailers carrying battery containers, switchgear, and the main power transformer should have no issue accessing the site from the main road. A preliminary review of satellite imagery indicates an existing curb cut and unpaved access road, though its condition and suitability for heavy loads Requires Verification via a site visit.

Based on regional topography and satellite imagery, the terrain appears to be relatively flat with minimal grade, which is ideal for BESS development as it reduces the need for extensive civil work and grading. The 6.01-acre parcel size offers ample space for a 5MW/20MWh project footprint, including required equipment spacing (per NFPA 855), access roads, and stormwater management features. No immediate access easement concerns are apparent for entering the property from Southampton Road; however, an easement will almost certainly be required to construct the 1.1-mile interconnection line to the Buck Pond substation.

2. Environmental Constraints

Environmental factors present the most significant unknowns for this site. The FEMA Flood Zone designation is currently unknown and represents a critical data gap. Any location within a 100-year floodplain (e.g., Zone AE) would necessitate costly mitigation, such as elevating all equipment pads above the Base Flood Elevation, or could render the site undevelopable. Similarly, the presence of wetlands is unknown. Massachusetts has stringent wetland protection regulations (Massachusetts Wetlands Protection Act), and the presence of jurisdictional wetlands could severely constrain the buildable area due to required buffer zones.

On a positive note, the site is not located within any designated critical habitat or protected areas. Proximity to pipelines or gas wells is not a concern. The most complex issue is the site's potential brownfield status. While the subject parcel itself is not a listed site, there are two Superfund/brownfield sites within a two-mile radius. This presents both a risk and a potential opportunity.

• Risk: Potential for legacy contamination on-site or migrating from adjacent properties, which could trigger liability and costly remediation requirements. A Phase I Environmental Site Assessment (ESA) is mandatory.
• Opportunity: If the site itself can be classified as a brownfield under IRA guidelines, the project would be eligible for a 10% ITC adder, significantly improving project economics. This Requires Verification through an ESA and consultation with environmental legal counsel.

3. Grid Infrastructure & Interconnection

The site's proximity to grid infrastructure is a primary strength. The Buck Pond substation is located approximately 1.1 miles to the southeast. This is a favorable distance for a distribution-scale project. The substation has a maximum voltage of 115 kV, indicating it is a transmission/distribution hub. For a ≤5MW BESS, the most viable and cost-effective Point of Interconnection (POI) would be on a distribution feeder, likely at 13.8 kV or a similar voltage class. An interconnection at the 115 kV transmission level would be cost-prohibitive for a project of this size.

The primary challenge will be the cost and timeline of the 1.1-mile interconnection line. A preliminary cost estimate for an overhead distribution line of this length would be in the range of $1.2M to $2.5M, including utility make-ready work, engineering, and construction. This is a significant capital expenditure that must be factored into the project pro forma. The interconnecting utility Requires Verification but is likely Eversource. The ISO-New England (ISO-NE) interconnection queue is notoriously long and complex. While a distribution-level project follows a state-level process (MA DPU), it can still take 24-36 months to move from application to an executed Interconnection Service Agreement (ISA). The specific feeder capacity and configuration along Southampton Road must be investigated immediately via a utility pre-application report.

4. Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) is the City of Westfield. The parcel's current zoning is designated as "Industrial (General)," which is highly advantageous for BESS development. Energy storage is frequently considered a permitted use, or a use allowed by special permit, within industrial zones. This significantly de-risks the local permitting pathway compared to sites zoned for commercial, residential, or agricultural use.

The likely permitting pathway will be a Special Permit issued by the Westfield Planning Board