⚡ 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 analysis evaluates the site's suitability across key development pillars, including physical characteristics, environmental constraints, grid infrastructure, regulatory landscape, and financial incentives.

1. Site Access & Topography

Road Access: The property has direct frontage on Fredette Street, which is designated as having "Public" road access. Fredette Street is an industrial cul-de-sac connecting directly to West Broadway (Route 2A), a major local thoroughfare. This provides excellent, straightforward access from the regional road network.

Terrain & Equipment Feasibility: Located in an area zoned for heavy industrial use, the 2.12-acre parcel is expected to be relatively flat and graded, consistent with the "Good" buildability rating provided. This topography is highly conducive to BESS development, minimizing the need for extensive civil work. Access for heavy equipment, including flatbed trucks for battery containers, cranes for setting transformers, and concrete trucks for foundations, appears to be uninhibited. The road width and turning radii in this industrial park setting are designed for large commercial vehicles.

Easement Concerns: While road access is public, a full title search is required to identify any potential access, utility, or restrictive easements that could encumber the property and conflict with the proposed BESS layout. The "POI Onsite" designation suggests a utility easement already exists, which must be reviewed.

2. Environmental Constraints

Flood Zone: The FEMA Flood Zone designation is currently "Unknown". This is a critical data gap. A preliminary desktop review using the FEMA Flood Map Service Center is an immediate priority. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase significantly due to requirements for elevating equipment above the Base Flood Elevation, or it could render the site undevelopable.

Wetlands: The presence of wetlands is also "Unknown". Massachusetts has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act. A desktop screening using MassGIS data layers is the first step, to be followed by a formal wetlands delineation by a certified professional if the screening indicates potential resources on or near the site. Any identified wetlands will trigger significant setback requirements and a lengthy review process with the Gardner Conservation Commission.

Habitat & Species: The data indicates "None" for Critical Habitat or Protected Areas, which is a significant positive. Standard diligence still requires a check of the MA Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or priority habitats are present.

Brownfield/Superfund Status: The presence of "13 site(s) within ~2 mi" is a crucial finding. This presents both a risk and a major opportunity.

• Risk: The historical industrial nature of the area increases the risk of on-site contamination. A Phase I Environmental Site Assessment (ESA) is mandatory to assess this risk and establish a baseline.
• Opportunity: This density of sites strongly suggests the census tract may qualify as a Brownfield site for the purposes of the IRA "Energy Community" bonus credit, which would be a significant financial benefit (see Section 5).

Other Constraints: There are no pipelines or gas wells in the immediate vicinity, eliminating those safety and setback concerns. The site is not within the Chesapeake Bay Critical Area.

3. Grid Infrastructure & Interconnection

Point of Interconnection (POI): The single most attractive feature of this site is that the "POI is Onsite" at the target distribution voltage of 13.8 kV. This eliminates the largest single variable cost and risk for most BESS projects: the need for a lengthy and expensive line extension. The POI is likely an existing 3-phase overhead distribution feeder running along Fredette Street.

Substation & Feeder: The nearest substation is Crystal Lake, 1.7 miles away, with a maximum voltage of 69 kV. Our 13.8 kV interconnection will be on a distribution circuit originating from this substation. While the onsite POI is excellent, the capacity of this specific feeder to host a ≤5MW BESS without requiring significant upgrades back at the substation is a key unknown. A pre-application report with the interconnecting utility (likely National Grid, Requires Verification) is essential to get an early assessment of thermal capacity and voltage/protection issues.

Interconnection Cost & Timeline: With an onsite POI, interconnection costs should be on the lower end of the spectrum. We can estimate a range of $350,000 - $850,000