⚡ 99 W STATE ST

BESS Site Diligence Analysis Report

To: Sunland America Corp. Development Committee
From: Senior BESS Site Evaluation Analyst
Date: October 26, 2023
Subject: Comprehensive Site Analysis for APN 111 3_B_5 (99 W State St, Granby, MA)

This report provides a comprehensive due diligence analysis for the subject property located at 99 W State St in Granby, Hampshire 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.

1. Site Access & Topography

The subject property exhibits excellent characteristics for physical access and constructability. It has direct frontage on West State Street (Route 202), a major state-maintained highway, which will significantly simplify logistics for equipment delivery. A preliminary review of satellite and street-level imagery indicates the following:

• Road Access Quality: Access is directly from a paved, two-lane state highway capable of handling heavy truck traffic. This eliminates concerns related to rural, unmaintained, or weight-restricted roads often encountered in site development.
• Equipment Delivery: The direct access from Route 202 should easily accommodate oversized and overweight loads, including lowboy trailers carrying transformers, switchgear, and containerized battery systems. No complex maneuvering or temporary road construction appears necessary.
• Terrain & Topography: The parcel appears to be predominantly flat and cleared, particularly the portion fronting the road. This is ideal terrain for a BESS project, minimizing the need for extensive civil work and grading, thereby reducing construction costs and timelines.
• Access Easements: As the property has direct, extensive frontage on a public right-of-way, a dedicated access easement is not anticipated to be required. However, a full title report is necessary to confirm the absence of any restrictive easements that could impact site layout or access points.

2. Environmental Constraints

The environmental profile of the site presents several critical unknowns that must be resolved. While some data points are positive, the data gaps represent a significant project risk.

• FEMA Flood Zone: The property's flood zone designation is listed as Unknown. This is a critical data gap. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development could be prohibited or require costly mitigation, such as elevating all equipment above the Base Flood Elevation (BFE). A FEMA FIRM panel review is an immediate priority.
• Wetlands: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection regulations under the Wetlands Protection Act. The presence of jurisdictional wetlands could impose significant setbacks (typically 100-foot buffer zones), severely constraining the buildable area of the 5.84-acre parcel. A desktop screening using MassGIS Oliver and NWI data is required, followed by a formal field delineation.
• Critical Habitat / Species: The initial screening shows no critical habitat or protected areas on site, which is a positive finding. This reduces the risk of encountering endangered species issues that could delay or halt a project. A check against the MA Natural Heritage & Endangered Species Program (NHESP) database is still recommended.
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• Brownfield/Superfund Status: The site is not a known brownfield or superfund location. This is a double-edged sword: it reduces the risk of legacy contamination and associated cleanup liability, but it also means the project is ineligible for the 10% IRA brownfield tax credit adder.
• Pipeline Proximity: No gas transmission pipelines