⚡ 91 FREDETTE ST

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 91 Fredette St, Gardner, MA (APN: M22-11-7)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at 91 Fredette Street in Gardner, Worcester County, Massachusetts. The 2.12-acre parcel is currently zoned for heavy industrial use. The analysis identifies key strengths, critical risks, and actionable next steps to determine project viability.

1. Site Access & Topography

• Road Access & Feasibility: The property is located on Fredette Street, an industrial road. Based on aerial imagery and its current use as a truck terminal, access is excellent. The road appears to be paved and built to a standard capable of handling heavy truck traffic, which is ideal for the delivery of BESS containers, transformers, and construction equipment.
• Terrain Characteristics: As an active truck terminal, the site is presumed to be graded flat and is likely composed of compacted gravel or pavement. This is a significant advantage, as it will minimize the need for extensive civil work and site preparation, reducing construction costs and timelines. The surrounding area in Gardner, MA, has rolling hills, but this specific parcel appears to have been developed for its current industrial use.
• Heavy Equipment Access: Access for oversized and overweight vehicles, including flatbed trucks for battery containers and cranes for setting equipment like the main power transformer, appears to be straightforward from Fredette Street. A site visit is required to confirm turning radii into the property and to check for any overhead utility line obstructions that could impede crane operation.
• Easement Concerns: Requires Verification. A preliminary title report must be ordered to identify any existing access, utility, or drainage easements that may encumber the property. Such easements could potentially constrain the final site layout and reduce the buildable area available for the BESS compound.

2. Environmental Constraints

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown and represents a critical data gap. A review of the official FEMA Flood Insurance Rate Map (FIRM) is a top priority. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), it could necessitate elevating all equipment above the Base Flood Elevation, significantly increasing costs or rendering the site non-viable.
• Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown. Massachusetts has stringent wetland protection regulations. A desktop screening using the National Wetlands Inventory (NWI) is an immediate next step, to be followed by a formal wetlands delineation by a certified professional if the screening indicates potential risk. Any wetlands on or near the site would trigger significant setbacks and could severely limit the project footprint.
• Critical Habitat / Endangered Species: The initial screening shows no critical habitat or protected areas on the parcel, which is a positive finding. This should be confirmed via the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no priority habitats for rare species are present.
• Brownfield/Superfund Status: The data indicates 13 brownfield or superfund sites within a two-mile radius. While the subject parcel is not listed, its long-standing industrial use and proximity to other sites present both a risk and an opportunity.
  • Risk: There is a moderate to high risk of on-site contamination (e.g., from diesel fuel, hydraulic fluids). A Phase I Environmental Site Assessment (ESA) is mandatory to assess this risk.
  • Advantage: If the Phase I ESA identifies Recognized Environmental Conditions (RECs) and the site can be officially classified as a brownfield, the project could become eligible for the 10% IRA brownfield ITC adder. This potential financial upside warrants a thorough investigation.
• Pipeline Proximity: No gas pipelines are located within three miles of the site, eliminating a major safety, setback, and construction risk.

3. Grid Infrastructure & Interconnection

• Nearest Substation