⚡ 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 BESS project at 91 Fredette Street in Gardner, Worcester County, Massachusetts. The 2.12-acre parcel presents a mix of significant advantages, primarily regulatory, and critical risks related to environmental unknowns and interconnection costs.

1. Site Access & Topography

• Road Access & Feasibility: The site has direct frontage on Fredette Street, a paved, two-lane industrial road. Fredette Street connects directly to MA-140 (Timpany Blvd), a major state highway, less than a mile away. This provides excellent logistical access for both construction and heavy equipment delivery. The route appears free of low-clearance bridges or severe turns, but a formal route survey is recommended.
• Terrain Characteristics: Based on satellite imagery and the surrounding land use (industrial park), the site is presumed to be relatively flat and previously graded. The current use as a "Truck Terminal" further supports this assumption, suggesting a stable, compacted surface suitable for development with minimal civil work. Requires Verification via a site visit and topographical survey.
• Heavy Equipment Access: Access for critical equipment such as a mobile crane, transformers, and containerized battery enclosures is considered highly feasible. The wide industrial road and likely flat terrain should easily accommodate delivery vehicles and staging.
• Easement Concerns: As a small 2.12-acre parcel, the site layout will be tight. A full title search is required to identify any existing utility or access easements that could encumber the property and constrain the buildable area. The interconnection route will also require securing new easements for the 1.1-mile line extension.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical information gap. If the property is located within a Special Flood Hazard Area (e.g., Zone AE), development costs could increase substantially due to the need for elevated foundations, or the site could be rendered undevelopable. A FEMA FIRMette review is an immediate next step.
• Wetlands: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection laws (Massachusetts Wetlands Protection Act) with significant buffer requirements (typically 100 feet). The presence of any jurisdictional wetlands on this small parcel would likely be a fatal flaw, severely restricting or eliminating the buildable area. A desktop NWI screening followed by a formal wetland delineation is a high-priority diligence item.
• 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 through a review of the MA Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species habitats are present.
• Brownfield/Superfund Status: The site itself is not listed as a brownfield, but the data notes