⚡ 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 zoned for heavy industrial use and presents a mix of promising attributes and significant, unresolved risks that require immediate investigation.

1. Site Access & Topography

• Road Access & Equipment Delivery: The property has direct frontage on Fredette Street, an industrial road connecting to larger thoroughfares. Based on satellite imagery review, the road network appears suitable for heavy truck traffic. The site's historical use as a "Truck Terminal" strongly suggests that access for heavy equipment, including tractor-trailers delivering battery containers, inverters, and medium-voltage transformers, is likely feasible. Actionable Insight: A formal route survey should be conducted post-site control to confirm bridge weight limits and turning radii from major highways to the site.
• Topography: The site appears to be relatively flat with minimal grade change, which is characteristic of developed industrial parcels in this region. This is highly advantageous, as it will minimize civil engineering and earthwork costs associated with site grading and foundation preparation.
• Access Easements: With direct road frontage, the need for an access easement appears unlikely. However, this must be confirmed. Actionable Insight: A preliminary title report is required to verify clear access and identify any other utility or access easements that may encumber the property.

2. Environmental Constraints

• FEMA Flood Zone: The flood zone designation is currently unknown. This represents a critical and potentially fatal flaw. If the site is located within a Special Flood Hazard Area (e.g., Zone AE), development would require significant elevation of all equipment above the Base Flood Elevation, drastically increasing costs and potentially making the project uneconomical. Actionable Insight: This is the highest priority data gap. A FEMA FIRMette map must be generated immediately to determine the flood risk.
• Wetlands: The presence of wetlands is unknown. Massachusetts has stringent wetland protection regulations (Massachusetts Wetlands Protection Act) with significant buffer zone requirements (typically 100 feet). On a small 2.12-acre parcel, the presence of regulated wetlands could severely restrict or eliminate the buildable area. Actionable Insight: A desktop screening using MassGIS and National Wetlands Inventory (NWI) data is an immediate next step, to be followed by a formal field delineation if any risk is identified.
• Critical Habitat / Endangered Species: The initial screening shows no critical habitat or protected areas on or immediately adjacent to the site. This is a positive indicator that reduces permitting complexity and risk of project delays from federal or state wildlife agencies.
• Brownfield/Superfund Status: The presence of 13 known brownfield/superfund sites within a two-mile radius, coupled with the site'