⚡ 91 FREDETTE ST

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 St in Gardner, Worcester County, Massachusetts. The analysis covers key site attributes, constraints, and opportunities to inform a go/no-go decision.

1. Site Access & Topography

Road Access & Equipment Delivery: The site has excellent road access. It is located on Fredette Street, an industrial road directly accessible from West Street, which provides a direct connection to MA Route 2, a major state highway. This existing infrastructure is designed for heavy truck traffic, as evidenced by the property's current use as a truck terminal. Delivery of heavy equipment, including 40-foot battery containers, medium-voltage transformers, and switchgear, is anticipated to be straightforward with no significant logistical hurdles or road upgrades required.

Terrain & Site Conditions: Based on aerial imagery and its historical use, the 2.12-acre parcel is presumed to be flat, cleared, and graded. It is likely surfaced with compacted gravel or pavement, minimizing the need for extensive civil work, clearing, and grading. This represents a significant cost and timeline advantage. The topography appears highly suitable for BESS construction.

Heavy Equipment Access: On-site maneuverability for cranes, delivery trucks, and construction equipment appears feasible. The parcel shape is relatively regular, which should allow for efficient layout and construction staging. No immediate physical barriers are apparent from a desktop review.

Easement Concerns: Requires Verification. A full title report must be commissioned to identify any existing utility, access, or drainage easements that could encumber the property and constrain the buildable area. Given the industrial setting, subsurface utility easements are a possibility.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. A preliminary desktop review of FEMA flood maps for Gardner, MA, suggests the area is likely designated as Zone X, indicating minimal flood hazard. However, a formal Flood Hazard Certificate must be obtained to confirm this. Siting critical infrastructure outside of the 100-year and 500-year floodplains is a critical requirement.

Wetlands: Requires Verification. The presence of state or federally protected wetlands is unknown and represents a significant project risk. The Massachusetts Wetlands Protection Act imposes strict regulations and buffer zones (typically 100 feet) that could severely limit or eliminate the buildable area on this 2.12-acre parcel. An immediate desktop screening using the National Wetlands Inventory (NWI) is required,