⚡ 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 St in Gardner, Worcester County, Massachusetts. The analysis evaluates the site's suitability based on key development criteria.

1. Site Access & Topography

Road Access: The property has frontage on Fredette Street, which is a public road within an established industrial park. Initial desktop review indicates this road is suitable for commercial truck traffic. The primary concern for BESS development is ensuring adequate turning radii for large delivery vehicles, such as flatbed trucks carrying battery containers and transformers.

Terrain & Equipment Feasibility: Located in an industrial zone, the 2.12-acre parcel appears to be previously graded and relatively flat, as supported by the "Good" buildability rating. This is highly advantageous, as it will likely minimize civil engineering and site preparation costs. Access for heavy equipment, including a 100-ton crane for setting transformers and switchgear, appears feasible directly from Fredette Street. However, a formal topographic survey is required to confirm elevations and drainage patterns.

Easement Concerns: The data indicates "POI Onsite," which strongly implies an existing utility easement either crossing or abutting the property. A full title report is a critical next step to identify the precise location and scope of this and any other access, drainage, or unrecorded easements that could constrain the final BESS layout.

2. Environmental Constraints

FEMA Flood Zone: The flood zone designation is currently Unknown. This represents a significant potential risk. A review of the FEMA Flood Insurance Rate Map (FIRM) is an immediate priority. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase substantially due to requirements for elevating all equipment above the Base Flood Elevation, or the site could be rendered undevelopable.

Wetlands: The presence of wetlands is also Unknown. Massachusetts has stringent wetland protection regulations under the Wetlands Protection Act. A desktop review using MassGIS OLIVER is the first step to identify potential state-regulated wetland resources. If any are indicated, a formal wetland delineation will be required. The presence of wetlands could trigger significant setbacks (e.g., 100-foot buffer zones), which would severely constrain development on this small 2.12-acre parcel.

Habitat & Species: The site is not within a designated critical habitat or protected area, which is a positive finding. Standard diligence should include a check of the MA Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or priority habitats are present.

Contamination Risk: While the subject parcel is not listed as a brownfield, there are 13 contaminated or superfund sites within a two-mile radius. This proximity elevates the risk of migrating contamination. A Phase I Environmental Site Assessment (ESA) is non-negotiable. At present, this is considered a risk, not an advantage, as the site does not qualify for the 10% IRA brownfield tax credit adder without being a formally designated brownfield.

Other Constraints: The site is not in the Chesapeake Bay Critical Area (N/A for MA). No pipelines or gas wells are located nearby, eliminating significant safety and setback concerns.

3. Grid Infrastructure & Interconnection

Point of Interconnection (POI): The most compelling attribute of this site is the "POI Onsite" at a 1