⚡ MANG AVE

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis – MANG AVE (APN: 0807_190_1), Greenwich Township, NJ

This report provides a comprehensive due diligence analysis for the 6.87-acre property located on Mang Avenue in Greenwich Township, Gloucester County, New Jersey. 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

Road Access & Equipment Delivery: The property has frontage on Mang Avenue, which appears to be a two-lane, paved local road within a residential area. While sufficient for standard construction vehicles, a detailed route survey is required to confirm its suitability for oversized and overweight deliveries, such as a main power transformer on a low-boy trailer and 40-foot BESS containers. Key concerns include turning radii at intersections leading to the site, potential weight limits on local bridges, and the need for temporary road closures or traffic management during delivery. The quality of the road surface appears adequate, but a geotechnical survey will be needed to design a heavy-duty construction entrance.

Terrain & Site Preparation: Based on aerial imagery and the general geology of the Atlantic Coastal Plain, the site is expected to be predominantly flat with minimal topographic relief. This is highly advantageous, as it will significantly reduce earthwork and civil engineering costs. The 6.52 buildable acres provide ample space for the BESS array, switchgear, and required access roads without extensive grading. The primary civil work will likely involve constructing the equipment pads, a perimeter access road, and stormwater management features.

Access Easements: Requires Verification. A preliminary title report is a critical next step to determine if any access, utility, or drainage easements encumber the property. We must confirm that access from Mang Avenue is direct and unencumbered. Any existing utility easements (e.g., for gas or electric lines) crossing the buildable area could sterilize land and constrain the site layout.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown and represents a significant potential risk. An immediate review of the FEMA Flood Insurance Rate Maps (FIRMs) is necessary. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development costs will increase substantially due to requirements for elevating equipment above the Base Flood Elevation, and certain jurisdictions may prohibit critical infrastructure in these zones altogether. A "Zone X" designation would be ideal.

Wetlands: Requires Verification. The presence of wetlands is unknown. A desktop screening using the National Wetlands Inventory (NWI) database is the first step. Given the flat terrain in this region of New Jersey, the presence of regulated wetlands is a moderate to high possibility. If the screening is positive, a formal wetlands delineation by a certified consultant will be required. The New Jersey Department of Environmental Protection (NJDEP) enforces significant buffer requirements (typically 50-150 feet) around wetlands, which could severely reduce the 6.52 buildable acres and render the site unviable.

Habitat & Species: The initial data indicates no critical habitat or protected areas on site, which is a positive finding. However, this should be verified through the US Fish & Wildlife Service's IPaC tool and the NJDEP's Landscape Project mapping to screen for state and federally listed threatened or endangered species (e.g., bog turtles, certain bird species) whose presence could trigger lengthy consultations and mitigation requirements.

Brownfield/Superfund Status: The presence of a brownfield/superfund site within two miles poses a minor risk of potential contaminant migration, which must be assessed in a Phase I Environmental Site Assessment (ESA). More importantly, a Phase I ESA is required to determine if the subject property itself could be classified as a brownfield (e.g., due to historical agricultural use with pesticide application or undocumented dumping). If so, this "risk" becomes a major advantage, as it could make the project eligible for the 10% ITC Brownfield Adder under the Inflation Reduction Act (IRA).

Pipeline Proximity: The absence of major pipelines within a three-mile radius is a significant safety and layout advantage, eliminating concerns related to pipeline operator-mandated setbacks and explosion-risk analysis.

3. Grid Infrastructure & Interconnection

Substation & Transmission Proximity: The site's greatest strength is its grid proximity. It is located just 0.56 miles from the Mickleton 230 kV substation. This short distance dramatically reduces the potential cost and complexity of the generator lead line. The presence of a 230 kV bus indicates this is a robust point in the grid, likely with multiple distribution circuits originating from it.

Interconnection Strategy: For a ≤5MW BESS, a transmission-level (230 kV) interconnection is financially and technically infeasible. The strategy must be to interconnect to a distribution-level circuit, likely at 12.47 kV or 13.2 kV, originating from the Mickleton substation. The key diligence item is to identify a 3-phase distribution feeder running along Mang Avenue or an adjacent road. The utility for this area is likely Atlantic City Electric (an Exelon company) or PSE&G; this must be confirmed immediately.

Estimated Costs & Timeline: Assuming a suitable 3-phase distribution feeder is adjacent to the site, interconnection costs could be in the range of $750,000 to $2,000,000. This would cover the line tap, reclosers, communications equipment, and minor utility upgrades. If the nearest feeder lacks capacity and requires significant reconductoring or a new feeder exit from the substation, costs could exceed $3,000,000. The interconnection process will be governed by the PJM Interconnection queue. Even for a