⚡ 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 & Equipment Delivery: The property has direct access from Fredette Street, which is listed as a public road. A desktop review indicates Fredette Street is a paved, industrial-grade road capable of supporting heavy truck traffic. It provides straightforward access to major regional thoroughfares, including MA-140. This is highly favorable for the delivery of heavy and oversized equipment such as battery containers, pad-mount transformers, and cranes.

Terrain & Buildability: The property is rated as having "Good" buildability. Based on its location in central Massachusetts and satellite imagery, the terrain is presumed to be relatively flat with minimal grade, consistent with its historical use as a truck terminal. This significantly reduces potential earthwork and civil engineering costs. The total parcel size is 2.12 acres, which is compact but potentially sufficient for a ≤5MW BESS project, pending environmental and zoning setbacks.

Heavy Equipment Feasibility: Access appears excellent. The combination of industrial-grade public road access and a flat profile suggests no significant impediments to moving heavy equipment onto the site for construction and commissioning.

Easement Concerns: The Point of Interconnection (POI) is listed as "Onsite," which mitigates the need for off-site access or utility easements for the interconnection line itself. However, a full title search is required to identify any existing utility, drainage, or access easements that may cross the parcel and constrain the final BESS layout.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap and a high-priority risk. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development costs could increase substantially due to requirements for elevating equipment, or the site could be rendered undevelopable. A FEMA FIRM panel review is an immediate next step.

Wetlands: The presence of wetlands is Unknown. Massachusetts has stringent wetland protection regulations (Massachusetts Wetlands Protection Act) with significant buffer zone requirements. On a small 2.12-acre parcel, the presence of jurisdictional wetlands could severely reduce or eliminate the buildable area. A desktop screening followed by a formal wetland delineation is required.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which is a positive initial finding. This should be verified through a review of the MassWildlife Natural Heritage & Endangered Species Program (NHESP) database to ensure no state-listed species or habitats are present.

Brownfield/Super