⚡ 91 FREDETTE ST

MEMORANDUM

TO: Sunland America Corp. Development Team
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 St in Gardner, Worcester County, Massachusetts. The subject property is a 2.12-acre parcel currently zoned for heavy industrial use. The analysis evaluates the site's suitability across key development pillars, including physical characteristics, grid access, environmental risks, regulatory landscape, and financial incentives.

1. Site Access & Topography

The property is located on Fredette Street, which appears to be a paved, industrial-grade road capable of supporting heavy vehicle traffic. Given the parcel's historical and zoned use as a "Truck Terminal," access for large delivery vehicles is excellent. We anticipate no significant issues with the delivery of heavy equipment, including tractor-trailers carrying battery containers, medium-voltage transformers, and switchgear. A crane required for setting equipment should be easily accommodated.

Based on aerial imagery and regional topography, the site is expected to be relatively flat with minimal grade, consistent with its past industrial use. This significantly reduces the need for extensive civil work and site grading, lowering potential construction costs. The small parcel size of 2.12 acres is a constraint; a detailed site layout will be required to ensure sufficient space for equipment pads, access roads, and required zoning setbacks.

Easement Concerns: A full ALTA survey and title report are required to identify any existing utility, access, or drainage easements. On a compact site like this, an undiscovered easement could severely impact the buildable area and potentially render the project infeasible. This is a critical early-stage diligence item.

2. Environmental Constraints

The environmental profile presents both significant risks and a key project opportunity.

• FEMA Flood Zone: The flood zone designation is currently unknown. (Requires Verification). This is a critical data gap. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), it could necessitate raising all equipment pads above the Base Flood Elevation, adding substantial cost, or could be a fatal flaw. A FEMA FIRMette must be reviewed immediately.
• Wetlands: The presence of jurisdictional wetlands is unknown. (Requires Verification). Massachusetts has stringent wetlands protection regulations. A desktop screening using state GIS and National Wetlands Inventory (NWI) data is the first step, but a formal wetlands delineation by a certified professional will be necessary if any indicators are present.
• Brownfield/Superfund Status: The property is not a listed site, but there are 13 known brownfield or superfund sites within a two-mile radius. Combined with its history as a truck terminal, there is a high probability of on-site contamination (e.g., from fuel spills, hydraulic fluids). This is a risk that requires a Phase I Environmental Site Assessment (ESA). However, this risk is also a major opportunity, as confirmed contamination could qualify the project for the 10% IRA Brownfield tax credit adder.
• Critical Habitat & Pipelines: The site shows no risk for critical habitats, endangered species, or protected areas. Furthermore, there are no major gas transmission pipelines within three miles, mitigating safety and setback concerns associated with such infrastructure.

3. Grid Infrastructure & Interconnection

The grid infrastructure presents a mixed but potentially viable picture. The nearest substation (UNKNOWN133570) is located 1.1 miles from the site and has a maximum voltage of 69 kV.

• Interconnection Point: For a distribution-scale project (≤5