⚡ 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 & Feasibility: The property benefits from public road access via Fredette Street. A desktop review indicates Fredette Street is a paved, industrial-grade road capable of supporting heavy truck traffic. It connects directly to West Street, a main local thoroughfare, providing straightforward logistics. The industrial nature of the surrounding area suggests that local roads are designed for semi-truck and heavy equipment deliveries.

Terrain Characteristics: Based on satellite imagery and the "Good" buildability rating, the site appears to be relatively flat and cleared, consistent with its prior use as a truck terminal. This is highly advantageous, as it will significantly reduce earthwork and civil engineering costs. Minimal grading is anticipated, which accelerates the construction timeline and lowers overall project budget.

Heavy Equipment Access: Given the flat topography and robust road access, delivering large, heavy components such as 40-foot battery containers, medium-voltage transformers, and switchgear is expected to be highly feasible. No immediate barriers like low-clearance bridges, tight turning radii, or residential road weight limits are apparent, though a formal logistics and transportation study is required for confirmation.

Easement Concerns: The data indicates "POI Onsite," which is a major advantage, suggesting interconnection infrastructure is at the property boundary and minimizing the need for off-site line extension easements. However, a full ALTA survey and title search are critical to identify any existing utility, access, or drainage easements that may encumber the 2.12-acre parcel and constrain the BESS layout.

2. Environmental Constraints

FEMA Flood Zone: The flood zone designation is currently Unknown. This represents a critical and immediate data gap. Siting a BESS within a Special Flood Hazard Area (e.g., Zone A, AE) would introduce significant design complexity and cost, requiring all equipment pads and control houses to be elevated above the Base Flood Elevation. A FEMA FIRMette must be pulled immediately to assess this risk.

Wetlands: The presence of wetlands is also Unknown. Massachusetts has stringent wetlands protection regulations (Massachusetts Wetlands Protection Act) that often require 100-foot buffer zones from delineated wetland resources. The presence of wetlands could severely restrict the buildable area on this relatively small 2.12-acre parcel. A desktop screening using MassMapper GIS followed by a formal field delineation is a high-priority diligence item.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or immediately adjacent to the site. This is a positive finding that reduces the likelihood of triggering lengthy and complex reviews under the state (MESA) or federal (ESA) endangered species acts.

Brownfield/Superfund Status: The presence of 13 brownfield or superfund sites within a two-mile radius is a significant finding. This presents both a risk and an opportunity.

• Risk: The subject property itself could have soil or groundwater contamination from nearby sources or its own past industrial use. A Phase I Environmental Site Assessment (ESA) is non-negotiable to assess this liability.
• Opportunity: If the site itself can be officially classified as a "brownfield site" per IRA guidelines, the project could be eligible for the 10% ITC adder. This potential financial upside warrants immediate investigation via the Phase I ESA.

Pipeline Proximity: The absence of major gas transmission pipelines within three miles is a significant safety and design advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

Substation & Feeder: The nearest substation, Crystal Lake (1.7 mi), is a 69 kV facility. However, the most critical data points are "POI Onsite" and an "IX Voltage: 13.8 kV". This combination is ideal for a distribution-scale project. It strongly implies that a 13.8 kV distribution feeder with potentially adequate capacity runs directly adjacent to or across the property line. This eliminates the need for a costly and time-consuming new feeder extension from the substation.

Interconnection Voltage & Cost: The recommended and feasible interconnection voltage is 13.8 kV. This aligns perfectly with Sunland's focus on distribution-scale assets. With an onsite POI, interconnection costs will be primarily for the on-site switchgear, protection equipment, and a short run to the pole, rather than miles of new line. The estimated cost range is likely $750,000 to $2,000,000, highly dependent on the scope of utility upgrades (e.g., re-conductoring, substation breaker upgrades) identified in the System Impact Study.