⚡ 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 the potential development of a distribution-scale Battery Energy Storage System (BESS) project on a 2.12-acre parcel located at 91 Fredette Street in Gardner, Worcester County, Massachusetts. The analysis evaluates the site's suitability across key development pillars, including physical characteristics, environmental constraints, grid access, regulatory landscape, and financial incentives.

1. Site Access & Topography

Road Access & Feasibility: The property is located on Fredette Street, which appears to be a paved, industrial-grade road based on preliminary mapping review. The site's current land use is designated as a "Truck Terminal," which is a strong positive indicator for site access. Roads in this area are built to withstand heavy vehicle traffic, suggesting that delivery of BESS containers, transformers, and construction equipment will be feasible without requiring significant road upgrades.

Terrain & Buildability: Requires Verification. Based on satellite imagery and the current land use, the site is presumed to be relatively flat, graded, and likely consists of compacted gravel or paved surfaces. This significantly reduces initial civil engineering and site preparation costs. The total parcel size of 2.12 acres is compact for a target ≤5MW system, making efficient use of the terrain critical. A formal topographic survey is required to confirm elevations and grading requirements.

Heavy Equipment Access: Access for heavy equipment, including cranes for setting transformers and inverters, as well as flatbed trucks for BESS container delivery, is considered excellent. The existing infrastructure for a truck terminal provides confidence that turning radii and road widths are adequate.

Easement Concerns: Requires Verification. The presence of any access, utility, or drainage easements is currently unknown. A full title report must be commissioned to identify any encumbrances that could restrict the buildable area or dictate equipment placement. Unidentified easements represent a significant layout risk.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown and represents a critical data gap. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is an immediate next step. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase substantially due to the need for elevated foundations, or the site may be rendered undevelopable.

Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown. A desktop screening using Massachusetts's MassMapper GIS tool should be conducted immediately, followed by a formal wetland delineation by a certified professional. Massachusetts has stringent wetland protection laws, including buffer zones (typically 100 feet) that could severely constrain the buildable envelope on this 2.12-acre parcel.

Critical Habitat / Endangered Species: The initial screening shows no critical habitat or protected areas on site, which is a positive finding. This should be confirmed via the Massachusetts Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or habitats 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 location in a heavy industrial area and its past use as a truck terminal create a moderate risk of on-site contamination (e.g., from fuel/oil spills). This is a dual-edged sword:

• Risk: Potential for soil or groundwater contamination could trigger costly remediation and project delays.
• Opportunity: If the site can be officially classified as a brownfield, the project could qualify for the 10% Brownfield ITC adder under the Inflation Reduction Act (IRA), significantly improving project economics. A Phase I Environmental Site Assessment (ESA) is a critical next step to assess this risk and opportunity.

Pipeline Proximity: No major gas pipelines are identified within a three-mile radius, mitigating risks associated with pipeline-related setbacks, safety protocols, and potential explosions.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The nearest substation, "UNKNOWN133570," is located approximately 1.1 miles from the site and has a maximum voltage of 69 kV. This is an advantageous distance. The absence of transmission lines within three miles confirms that interconnection will target either the substation directly or, more likely, a distribution feeder originating from it. The primary utility in this area is National Grid.

Recommended Interconnection: For a ≤5MW BESS, the most probable and cost-effective point of interconnection (POI) would be a 13.8 kV (or similar) distribution feeder from the nearby substation. A direct 69 kV interconnection would be prohibitively expensive for a project of this scale.

Estimated Cost & Timeline: Requires Verification. A 1.1-mile, 3-phase distribution line extension could range from $1.0M to $2.5M, highly dependent on whether it is overhead vs. underground, pole availability, and road/river crossing requirements. The interconnection process with National Grid in Massachusetts is notoriously long and congested, driven by high application volumes for state incentive programs like SMART and the Clean Peak Standard. A realistic timeline from application submission to commercial operation could be 24-36 months.

Utility Process & Feeder: A formal interconnection application must be submitted to National Grid to enter the queue and receive a system impact study. A key unknown is the exact route and available capacity of the distribution feeder(s) between the substation and the site. A desktop utility mapping analysis and pre-application report are needed to identify the target feeder.

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