⚡ 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

Road Access & Equipment Delivery: The subject property has direct frontage on Fredette Street, a paved, two-lane industrial road in Gardner, MA. A preliminary review via satellite and street-level imagery indicates that Fredette Street connects to major local thoroughfares, including West Broadway (Route 2A), and appears suitable for heavy truck traffic. The road width seems adequate for the delivery of oversized and overweight equipment, such as lowboy trailers carrying 53-foot battery containers and main power transformers. However, a formal route survey is required to confirm turning radii, bridge weight limits, and overhead line clearances from the nearest highway to the site.

Terrain & Buildability: The site's current use as a truck terminal is a significant advantage. The parcel appears to be cleared, graded, and relatively flat, which will substantially reduce site preparation and civil engineering costs compared to an undeveloped site. The 2.12-acre lot should be sufficient for a distribution-scale project (e.g., 5 MW / 20 MWh), though a preliminary layout is needed to confirm capacity and adherence to NFPA 855 separation standards.

Access Easements: As the property has direct frontage on a public road, a dedicated access easement is likely not required. The primary concern will be identifying any existing utility easements (power, water, sewer, communications) that may cross the property. A full title report is necessary to identify any such encumbrances that could restrict the developable area or dictate equipment placement.

2. Environmental Constraints

FEMA Flood Zone & Wetlands: The FEMA flood zone status and presence of wetlands are currently marked as Requires Verification. These are critical, potentially fatal-flaw risks. A desktop environmental screening must be conducted immediately to review FEMA's Flood Insurance Rate Maps (FIRMs) and the U.S. Fish and Wildlife Service's National Wetlands Inventory (NWI). If the site is within a Special Flood Hazard Area (e.g., Zone A or AE), development will be complicated and costly, requiring elevated foundations and potentially precluding the project. Similarly, the presence of jurisdictional wetlands would trigger the Massachusetts Wetlands Protection Act, imposing significant buffer zones (typically 100 feet) that could severely limit or eliminate the buildable area on this small parcel.

Brownfield/Superfund Status: The data indicates 13 brownfield or superfund sites within a two-mile radius, highlighting the industrial history of the area. While this presents a risk of on-site contamination, it also presents a significant opportunity. If a Phase I Environmental Site Assessment (ESA) identifies Recognized Environmental Conditions (RECs) and a subsequent Phase II ESA confirms contamination, this site could qualify as a "brownfield site" under the Inflation Reduction Act (IRA), unlocking a 10% Investment Tax Credit (ITC) adder. This is a key diligence item; the potential financial upside must be weighed against the potential for costly environmental remediation and liability.

Habitat & Other Constraints: The site is not located within any designated critical habitat or protected areas, which is a positive finding. Pipeline proximity is also not a concern.