⚡ PLEASANT ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 4_A_11-_1 (Pleasant St, Granby, MA)

This report provides a comprehensive due diligence analysis for a prospective Battery Energy Storage System (BESS) project on a 9.31-acre parcel located on Pleasant Street in Granby, Hampshire County, Massachusetts. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) BESS project based on key technical, environmental, regulatory, and financial criteria.

1. Site Access & Topography

Road Access & Feasibility: The property has frontage on Pleasant Street, which appears to be a two-lane, paved local road. The quality of this road is sufficient for standard construction vehicles. However, a detailed assessment is required to confirm its suitability for oversized and overweight loads associated with BESS equipment, such as transformers and battery containers. This includes checking for any low-clearance bridges, sharp turns, or weight-limited infrastructure on the likely delivery route from major highways (e.g., I-90 or I-91).

Terrain & Buildability: The land use is designated as vacant. Based on aerial imagery and regional topography, the site appears to be partially wooded with relatively flat to gently rolling terrain. A formal topographical survey is necessary to confirm site grades and identify the most suitable, level area for the BESS pad, minimizing earthwork costs. The 9.31-acre parcel size offers ample flexibility for siting a ≤5MW system, which typically requires 1-2 buildable acres.

Heavy Equipment Access: Direct access from Pleasant Street onto the site appears feasible. However, an improved construction entrance with an appropriate turning radius will need to be engineered and permitted. The internal path from the site entrance to the BESS pad location must be evaluated for slope and soil stability to ensure it can support heavy cranes and delivery trucks.

Easement Concerns: Requires Verification. A full title search is required to identify any existing utility, access, or conservation easements that could encumber the property and restrict the developable area. We must confirm that the legal access to the property from Pleasant Street is clear and unencumbered.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. This is a critical and immediate diligence item. If the property is located within a Special Flood Hazard Area (e.g., Zone A, AE), development will be significantly more complex and costly, requiring elevated foundations and potentially being prohibited by local ordinances. A favorable designation (Zone X) is strongly preferred.

Wetlands: Requires Verification. The presence of state or federally regulated wetlands is unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act) enforced by the local Conservation Commission. A desktop screening using the National Wetlands Inventory (NWI) is the first step, followed by a formal field delineation by a certified wetland scientist if potential wetlands are identified. Any identified wetlands will trigger significant setbacks (typically 100 feet or more), which could constrain the buildable area.

Critical Habitat / Endangered Species: The initial screen shows no critical habitat or protected areas on site, which is a significant positive. However, we recommend a cross-check with the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to confirm there are no state-listed rare species or priority habitats that could require further consultation or mitigation.

Brownfield/Superfund Status: The site is not within 2 miles of a known brownfield or superfund site. While this reduces potential environmental liability and remediation risk, it also means the project is ineligible for the 10% IRA Brownfield ITC adder, which is a notable financial disadvantage.

Pipeline Proximity: The absence of major gas pipelines within a 3-mile radius is a positive safety and design factor, eliminating the need for specialized risk assessments and potential setbacks associated with high-pressure pipeline infrastructure.

3. Grid Infrastructure & Interconnection

Substation & Transmission Proximity: The site's primary strength is its exceptional proximity to grid infrastructure. The FIVE CORNERS substation is located just 0.5 miles from the parcel. This substation has a maximum voltage of 115 kV, indicating it is a significant node on the transmission and sub-transmission network. The presence of a 115kV line on or adjacent to the property (though listed as "NOT AVAILABLE") further confirms the robustness of the local grid.

Recommended Interconnection: For a ≤5MW project, a transmission-level (115 kV) interconnection would be prohibitively expensive. The most viable path is a distribution-level interconnection to a feeder originating from the FIVE CORNERS substation. The interconnecting utility is likely Eversource or National Grid. Requires Verification. We must identify the voltage class (e.g., 13.8 kV, 23 kV) and available capacity of the 3-phase distribution lines along Pleasant Street or other nearby roads.

Estimated Cost & Timeline: The short 0.5-mile distance to the substation is highly advantageous. Assuming a suitable distribution feeder is adjacent to the site and has sufficient capacity, the interconnection cost could be in the range of $750,000 to $2,000,000. However, if the feeder requires significant upgrades (re-conductoring, substation breaker upgrades), costs could escalate substantially. The interconnection process in ISO-New England territory is notoriously lengthy; a realistic timeline from application submission to commercial operation is 24-48 months.

Utility Process: The project will be subject to the utility's interconnection tariff and the ISO-NE interconnection process. Submitting a formal pre-application is a critical next step to receive a preliminary assessment of feeder capacity and potential system constraints.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ