⚡ 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)

1. Site Access & Topography

The subject property at 91 Fredette Street in Gardner, MA, presents favorable characteristics for site access and construction. Fredette Street is a paved, industrial-grade road with direct access to major local thoroughfares, including West Street and Pearson Boulevard, which provide a clear connection to Route 2, a major state highway. This existing infrastructure is well-suited for the transportation of heavy and oversized loads.

The current land use is designated as a "Truck Terminal," which strongly suggests the site is already graded, compacted, and relatively flat. Satellite imagery confirms this, showing a large, cleared lot, likely consisting of gravel or pavement. This existing condition is a significant advantage, as it will dramatically reduce the need for extensive civil work, clearing, and grading, thereby lowering site preparation costs and timelines. Access for heavy equipment, including cranes for setting transformers and battery containers, appears to be straightforward and unrestricted directly from Fredette Street. There are no apparent obstructions like low-hanging wires or narrow bridges on the immediate access routes. A key unknown is the presence of any access or utility easements crossing the property. While direct street frontage reduces the risk of needing an off-site access easement, a full title report is required to identify any encumbrances that could constrain the final site layout.

2. Environmental Constraints

The environmental profile of the site presents both opportunities and significant risks that require immediate investigation. The FEMA flood zone and wetlands status are currently unknown and represent critical data gaps. A desktop review using FEMA's Map Service Center and the National Wetlands Inventory (NWI) must be conducted immediately. Any presence of a Special Flood Hazard Area (e.g., Zone AE) or delineated wetlands would introduce substantial permitting hurdles and design constraints, potentially requiring elevated foundations or rendering portions of the 2.12-acre parcel undevelopable. Given Massachusetts' strict Wetlands Protection Act, a 100-foot buffer from any identified wetland resource area is typically required, which could severely impact the buildable area.

On a positive note, the site has no identified critical habitats, protected areas, or nearby pipelines, mitigating major environmental and safety risks. The most notable finding is the presence of 13 brownfield or superfund sites within a two-mile radius. While this indicates a risk of potential on-site contamination from historical industrial use in the area, it also presents a crucial opportunity. If the subject parcel itself can be designated as a brownfield site under IRA guidelines, the project could qualify for a 10% ITC adder. This potential incentive makes a Phase I Environmental Site Assessment (ESA) a high-priority diligence item to assess both contamination risk and financial upside.

3. Grid Infrastructure & Interconnection

The grid infrastructure near the site is highly promising for a distribution-scale BESS project. The nearest substation, identified as UNKNOWN133570, is located approximately 1.1 miles away and has a maximum voltage of 69 kV. This proximity is