⚡ 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 – 91 Fredette St, Gardner, MA (APN: M22-11-7)

This report provides a comprehensive due diligence analysis for the property located at 91 Fredette Street in Gardner, Worcester County, Massachusetts. The 2.12-acre parcel presents a compelling opportunity for a distribution-scale BESS project, primarily due to its favorable industrial zoning and exceptional grid access. However, significant environmental and incentive-related questions must be resolved before committing further capital. The following analysis details the site's strengths, weaknesses, and a recommended path forward.

1. Site Access & Topography

Evaluation: Site access is a significant strength. The property is located on Fredette Street, a publicly maintained industrial road immediately adjacent to Route 2, a major state highway. This provides excellent, unrestricted access for all phases of development, from initial surveying to final commissioning.

• Equipment Delivery: The proximity to Route 2 and the industrial nature of the local roads suggest that delivery of heavy and oversized equipment, including multi-ton transformers, switchgear, and containerized battery systems (e.g., Tesla Megapacks, Fluence Cubes), will be feasible without major logistical hurdles or road modifications.
• Terrain Characteristics: Based on aerial imagery and the site's historical use as a truck terminal, the topography is presumed to be predominantly flat and graded. This is ideal for BESS development, as it will minimize civil engineering costs associated with site preparation and foundation work. Requires Verification: A formal topographic survey is required to confirm grade and drainage patterns.
• Access Easements: The "POI Onsite" designation strongly implies an existing utility easement is already in place for the 13.8 kV distribution line. While this is a positive, a full title report and ALTA survey are mandatory to understand the exact location, width, and restrictions of this and any other access or utility easements burdening the property.

2. Environmental Constraints

Evaluation: The environmental profile of this site is its most significant source of both risk and potential opportunity. The high concentration of nearby industrial sites raises red flags that must be thoroughly investigated.

• FEMA Flood Zone: The flood zone designation is currently Unknown. This is a critical data gap. Any location within a 100-year floodplain (Zone A/AE) would likely render the site undevelopable or require costly mitigation, such as elevating all equipment above the Base Flood Elevation (BFE). A priority action is to review FEMA's Flood Insurance Rate Maps (FIRMs).
• Wetlands: The presence of wetlands is Unknown. This is another critical data gap. A desktop screening using the National Wetlands Inventory (NWI) is the first step, followed by a formal wetland delineation by a certified professional if any indicators are present. Massachusetts has stringent wetland protection laws, and any jurisdictional wetlands would enforce significant development setbacks (typically 50-100 feet), potentially constraining the buildable area on this relatively small 2.12-acre parcel.
• Brownfield/Superfund Status: The presence of 13 brownfield or superfund sites within a two-mile radius is a major concern. It significantly increases the likelihood that this parcel, formerly a truck terminal, may have soil or groundwater contamination (e.g., from fuel spills, hydraulic fluids). This is a major risk that could entail expensive remediation and long-term liability. Conversely, if the site qualifies as a "brownfield site" under IRA §45(b)(11)(B)(iii), it could unlock the 10% Energy Community ITC adder, a significant financial benefit. A Phase I Environmental Site Assessment (ESA) is non-negotiable and must be commissioned immediately.
• Other Constraints: The site is positively de-risked in other areas. There is no identified critical habitat, protected areas, or nearby oil/gas wells. Proximity to pipelines is not a concern. The site is not located in the Chesapeake Bay Critical Area.

3. Grid Infrastructure & Interconnection

Evaluation: Grid access is outstanding and is the primary driver for this site's potential. The "POI Onsite" data point is a critical advantage that dramatically reduces project cost and complexity.

• Interconnection Point: The Point of Interconnection (POI) is a 13.8 kV distribution line located on the property. This is the ideal voltage for a distribution-scale (≤5MW) project, avoiding the immense cost and complexity of a transmission-level interconnection.
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• Feeder & Substation: The 13.8 kV feeder likely originates from the Crystal Lake Substation, located a reasonable 1.7 miles away. The "POI Onsite" configuration eliminates the need for an expensive line extension (gen-tie), a common deal-killer for other sites. The key unknown is the available hosting capacity on this specific feeder.
• Cost & Timeline: With no gen-tie required, interconnection costs will be confined to utility study fees, on-site switchgear/protection equipment, and potential utility-side upgrades at the substation. A preliminary cost estimate is in the $350,000 to $900,000 range, significantly lower than sites requiring line extensions. The interconnection process in Massachusetts with the identified utility (Requires