⚡ 91 FREDETTE ST

MEMORANDUM

TO: Sunland America Corp. Development Team

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 the property located at 91 Fredette Street in Gardner, Worcester County, Massachusetts. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

Road Access: The property has direct frontage on Fredette Street, which is a public road within an established industrial park. Initial review of aerial imagery confirms this road is paved and appears to be of sufficient width and quality to handle heavy truck traffic. This is a significant advantage for both construction and long-term operations and maintenance (O&M).

Terrain & Equipment Feasibility: The site appears to be relatively flat and cleared, consistent with its current land use designation as a "Truck Terminal." This topography is ideal for BESS development, minimizing the need for extensive civil work and grading, thereby reducing construction costs. Access for oversized and overweight vehicles, such as flatbeds carrying battery containers, medium-voltage transformers, and switchgear, is anticipated to be excellent. The industrial park setting ensures that delivery logistics will not be constrained by residential traffic, narrow roads, or low-clearance bridges.

Easement Concerns: The data indicates "POI Onsite," which strongly suggests a utility easement already exists on or adjacent to the property. While this is a positive indicator for interconnection, a full title search is required to confirm the exact location, width, and rights associated with this easement. We must also verify that no other restrictive easements (e.g., access for other parcels, drainage, conservation) exist that would impede the proposed BESS layout.

2. Environmental Constraints

Flood Zone & Wetlands: The FEMA flood zone and presence of wetlands are currently marked as Unknown. These are critical, potentially fatal-flaw data gaps. Massachusetts has stringent wetland protection regulations under the Massachusetts Wetlands Protection Act, which mandates significant setbacks and can severely limit buildable area. A desktop screening using FEMA and National Wetlands Inventory (NWI) maps must be conducted immediately. If any potential wetlands or floodplains are identified, a formal field delineation will be necessary.

Habitat & Protected Species: The data indicates no critical habitat or protected areas on site, which is a positive finding that de-risks the project from a wildlife permitting perspective. Standard due diligence will still require a check of the USFWS IPaC system to confirm no endangered species concerns.

Brownfield/Superfund Status: The presence of 13 Brownfield/Superfund sites within a two-mile radius is noteworthy. While this indicates historical industrial activity in the area, the key question is whether this specific parcel qualifies as a brownfield. The site's history as a truck terminal suggests a moderate risk of on-site contamination (e.g., from vehicle maintenance, fuel spills). This presents both a risk (potential cleanup liability) and a significant opportunity. If the site can be officially classified as a brownfield, the project would be eligible for the 10% Brownfield ITC adder under the Inflation Reduction Act (IRA). A Phase I Environmental Site Assessment (ESA) is essential to assess this.

Other Constraints: The site is not within the Chesapeake Bay Critical Area. No pipelines or gas wells are in close proximity, eliminating risks associated with those features.

3. Grid Infrastructure & Interconnection

Grid Proximity & Configuration: This site's primary strength is its grid access. The data explicitly states "POI Onsite" with an interconnection voltage of 13.8 kV. This is an ideal scenario for a distribution-scale project. It indicates a 3-phase distribution feeder, likely from the Crystal Lake Substation (1.7 miles away), runs directly adjacent to or across the property boundary. This eliminates the need for a costly and time-consuming line extension, which is often a primary driver of project non-viability.

Interconnection Details:

• Utility: The interconnecting utility is not explicitly named, but based on the location (Gardner, MA), it is almost certainly National Grid. (Requires Verification).
• Voltage: Interconnection at 13.8 kV is confirmed, aligning perfectly with our distribution-scale BESS strategy. This avoids the higher costs and complexities of transmission-level (69 kV+) interconnections.
• Cost & Timeline: With the POI onsite, interconnection costs will be significantly lower than average. We can estimate a preliminary range of $750,000 to $1.5 million for switchgear, protection studies, and utility construction oversight, pending