⚡ SHOEMAKER LN

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for Project "Fairton" (SHOEMAKER LN, Cumberland County, NJ)

The following is a comprehensive site diligence analysis for the property located on Shoemaker Lane, identified by APN 0605_25_3.01, in Fairfield Township, NJ. This 22.09-acre parcel presents a compelling opportunity due to its exceptional proximity to grid infrastructure, but carries significant environmental and regulatory risks that require immediate investigation.

1. Site Access & Topography

Road Access & Feasibility: The site fronts onto Shoemaker Lane, which appears to be a two-lane, paved local road based on aerial imagery. The quality and weight rating of this road are currently unknown and require a physical site visit to confirm. Its condition is critical for the delivery of heavy equipment, including multi-ton transformers, concrete pads, and prefabricated battery containers (e.g., Tesla Megapacks or similar). We must verify that the road surface, turning radii, and any potential culverts or small bridges can support heavy haul trucks.

Topography & Buildability: Located in the Atlantic Coastal Plain of Southern New Jersey, the site's topography is presumed to be flat with minimal grade, which is ideal for BESS construction as it significantly reduces earthwork and civil engineering costs. The provided 20.15 buildable acres on a 22.09-acre lot is an excellent ratio, providing ample space for the BESS footprint, required setbacks, stormwater management systems, and construction laydown areas.

Easement Concerns: As the parcel has direct frontage on a public road, primary access is secured. However, a full title search is required to identify any potential utility easements (gas, electric, water) or right-of-way encumbrances that could cross the property and constrain the final site layout. Given the proximity to the Fairton substation, an existing utility easement is a moderate possibility.

2. Environmental Constraints

FEMA Flood Zone & Wetlands: This is a critical data gap and a primary site risk. The FEMA flood zone and wetlands status are both listed as "Unknown". Southern New Jersey's coastal proximity and low-lying terrain make both of these significant potential constraints. Any designation within a 100-year floodplain (Zone A or AE) would severely impact project viability, likely requiring costly mitigation (e.g., building on raised platforms) or rendering portions of the site unusable. Similarly, the presence of state-regulated wetlands and associated transition areas (buffers of 50-150 feet in NJ) could dramatically reduce the 20.15 buildable acres. A desktop screening using FEMA and National Wetlands Inventory (NWI) maps is the immediate first step, likely to be followed by a formal wetlands delineation.

Habitat & Protected Species: The data indicates no critical habitat or protected areas on site, which is a positive initial finding. However, this must be verified through a desktop review of the NJDEP's Landscape Project and USFWS databases for state and federally listed species known to inhabit the region. This diligence is necessary to avoid future permitting delays.

Brownfield/Superfund Status: The site itself is not a listed brownfield, but the presence of two sites within a two-mile radius is noted. This does not pose a direct environmental risk to our parcel. However, it raises the possibility that the project's census tract could qualify as a "brownfield site" under IRA guidelines, which would unlock a valuable 10% ITC adder. This must be verified using the official DOE Energy Community mapping tool.

Pipeline Proximity: The absence of any major pipelines within a three-mile radius is a significant advantage, eliminating risks associated with pipeline-related safety setbacks, explosions, and easement conflicts.

3. Grid Infrastructure & Interconnection

Point of Interconnection (POI): The site's premier attribute is its location just 0.238 miles from the FAIRTON substation. This proximity is exceptional and will dramatically reduce the cost and complexity of the generator lead line