⚡ 5127 BERWYN RD

Site Diligence Analysis: 5127 BERWYN RD, Prince George's County, MD

Analyst: Senior BESS Site Evaluation Analyst, Sunland America Corp.

Date: October 26, 2023

This comprehensive site diligence analysis evaluates the property at 5127 BERWYN RD in Prince George's County, Maryland, for its suitability as a Battery Energy Storage System (BESS) project site. The analysis considers distribution-scale (≤5MW) and potential utility-scale applications, focusing on critical factors for successful development.

1. Site Access & Topography

• Road Access Quality and Equipment Delivery Feasibility: The property benefits from "Public" road access, which is a significant advantage for BESS development. Given the "Industrial (General) - Warehouse (Industrial)" zoning (IE), it is highly probable that the existing public roads are well-maintained and capable of supporting heavy vehicle traffic, including oversized loads required for transformer delivery, battery container transport, and construction equipment. The "POI Onsite" (Point of Interconnection Onsite) further suggests existing infrastructure and potentially established access points, simplifying logistics.
• Likely Terrain Characteristics: The "Buildability: OK" designation, with 3.11 buildable acres out of 5.72 total, indicates that while the entire parcel may not be developable, a substantial portion is suitable. Industrial-zoned parcels are often relatively flat or have been previously graded for commercial/industrial use, which would minimize earthwork and site preparation costs. However, the difference between total and buildable acres suggests potential slopes, easements, or other non-buildable areas that require detailed topographic surveys.
• Heavy Equipment Access: Based on the industrial zoning and public road access, heavy equipment such as large transformers, battery containers, and cranes should be able to access the site without significant challenges. Verification of specific road weight limits and turning radii for the final approach to the site will be necessary during detailed engineering.
• Access Easement Concerns: With "Public" road access and "POI Onsite," immediate access easement concerns are mitigated. However, a thorough title search and ALTA survey are crucial to confirm property boundaries, identify any existing utility easements, ingress/egress easements, or other encumbrances that could impact the BESS layout or construction access.

2. Environmental Constraints

• FEMA Flood Zone Designation: The FEMA Flood Zone is currently "Unknown." This is a critical data gap. Prince George's County, being near major waterways, can have significant flood risks. If the site is within a 100-year (AE or VE) flood zone, it would necessitate elevated equipment pads, specialized flood-resistant designs, increased foundation costs, and potentially more complex permitting requirements. This must be verified immediately.
• Wetlands Presence and Setback Requirements: Wetlands presence is also "Unknown." This is another critical environmental unknown. The presence of jurisdictional wetlands would trigger federal (USACE) and state (MDE) permitting, require significant setbacks (typically 50-100 feet or more), and could severely restrict the developable area, potentially rendering the site unfeasible. A Phase I Environmental Site Assessment (ESA) and a wetland delineation are essential next steps.
• Critical Habitat / Endangered Species Risk: The data indicates "None" for critical habitat. This is a positive finding, as it significantly reduces the risk of project delays or design modifications due to endangered species protection under the Endangered Species Act.
• Brownfield/Superfund Status: The property is "None within ~2 miles" of a Brownfield/Superfund site. While this means no immediate contamination risk, it also implies the project will not qualify for the IRA Brownfield Bonus ITC adder, which could have provided an additional 10% ITC.
• Chesapeake Bay Critical Area Implications: The property is "No" within the Chesapeake Bay Critical Area. This is a significant advantage, as development within the Critical Area (typically 1,000 feet from tidal waters or wetlands) is subject to highly stringent environmental regulations, density restrictions, and extensive permitting processes in Maryland.
• Pipeline Proximity Safety Considerations: There are "None within ~3 miles" of pipelines. This eliminates safety concerns, setback requirements, and potential permitting complexities associated with developing near high-pressure gas or hazardous liquid pipelines.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The "BRANCHVILLE" substation is an excellent proximity at only 0.401 miles. This significantly reduces the cost and complexity of the interconnection line extension. The "Max Voltage: - kV" is an important unknown; determining the substation's primary distribution voltage (e.g., 13.2kV, 34.5kV) is crucial for sizing the BESS and understanding available capacity.
• Nearest Transmission Line: A "230kV at 2.0 mi (NOT AVAILABLE)" transmission line is noted. The "NOT AVAILABLE" is ambiguous; it likely means direct transmission-level interconnection is not feasible or intended for this project, which is typical for distribution-scale BESS. The focus should remain on distribution interconnection.
• Recommended Likely Interconnection Voltage: Given the project's target scale (≤5MW) and the close proximity to a substation, a distribution-level interconnection (e.g., 13.2kV, 34.5kV, depending on the substation's voltage) is the most likely and cost-effective pathway.
• Estimated Interconnection Cost Range and Timeline: The 0.401-mile distance to the substation suggests a relatively low cost for the line extension, likely in the range of $500,000 - $1,500,000, depending on required upgrades at the substation and any feeder reinforcement. The timeline for interconnection studies (Feasibility, System Impact, Facilities) with Potomac Electric Power (PEPCO) can range from 12 to 24 months, with construction following thereafter.
• Utility-Specific IX Process and Typical Queue Times: PEPCO, as part of Exelon, has a well-defined interconnection process. However, like many utilities, their interconnection queue can be lengthy, especially for larger projects or areas with high penetration of distributed energy resources. Early engagement with PEPCO's interconnection department is vital.
• Likely Feeder Configuration: The "POI Onsite" suggests existing infrastructure, but the specific feeder configuration (e.g., radial, networked, looped) is unknown. This will impact the available capacity, potential for backfeed, and overall reliability requirements for the BESS. A detailed interconnection study will clarify this.

4. Regulatory & Zoning Analysis

• Authority Having Jurisdiction (AHJ): The primary AHJ for zoning and permitting is Prince George's County, MD. While a "Found (unnamed)" municipality is noted, Prince George's County typically holds jurisdiction over land use and building permits for unincorporated areas or those without specific municipal zoning ordinances.
• Current Zoning for BESS Compatibility: The "Industrial (General) - Warehouse (Industrial)" zoning (IE) is highly favorable for BESS development. Industrial zones are generally more permissive of utility-scale infrastructure and energy facilities compared to residential or commercial zones, often aligning with the noise, visual, and safety considerations of BESS.
• Recommended Permitting Pathway: Given the industrial zoning, a "by-right" permitting pathway is plausible if Prince George's County's zoning ordinance explicitly permits energy storage facilities in IE zones. More commonly, BESS projects in industrial zones may require a Conditional Use Permit (CUP) or Special Exception, which involves a public hearing and demonstration of compliance with specific conditions (e.g., setbacks, noise, visual screening, safety plans). A variance is less likely unless specific zoning requirements cannot be met.
• Known Setback Requirements: Specific setback requirements for BESS in Prince George's County are "Unknown." These will need to be researched in the county's zoning ordinance, typically covering property lines, public roads, and potentially residential structures if any are nearby. Standard industrial setbacks might apply, but BESS often has additional safety-related setbacks.
• Reference Specific State/County Regulations: Maryland has state-level renewable energy and storage goals. Prince George's County's Zoning Ordinance (e.g., Subtitle 27) will contain the specific regulations governing land use, development standards, and permitting processes for industrial properties and potentially for energy storage facilities.
• Moratorium or Restriction Risks: There are no known moratoriums or restrictions specifically targeting BESS in Prince George's County. However, local sentiment can evolve, and it's prudent to monitor local planning board meetings and news for any emerging concerns or proposed regulations that could impact BESS development. The industrial zoning generally reduces this risk.

5. IRA/ITC Incentive Analysis

• Opportunity Zone Eligibility: The property is "No" in an Opportunity Zone. This means the project will not qualify for the additional 10% ITC adder associated with Opportunity Zone investments.
• Energy Community Status: The property is "No" in an Energy Community. This eliminates the potential for the 10% ITC adder for projects located in designated energy communities (e.g., brownfield sites, coal closure areas, or areas with significant fossil fuel employment).
• Low-Income Community Qualification: The property is "No" in a Low-Income Community. This means the project will not qualify for the additional 10% or 20% ITC adder available for projects serving low-income communities or located within them.
• Brownfield/Superfund Status: The property is "None within ~2 miles" of a Brownfield/Superfund site, meaning it does not qualify for the 10% ITC adder for brownfield projects.
• Calculated Potential Cumulative ITC Adder Percentage: Based on the provided data, the project does not qualify for any of the specified IRA ITC adders (Opportunity Zone, Energy Community, Low-Income Community, Brownfield). Therefore, the potential cumulative ITC adder percentage is 0%. The project would still be eligible for the base 30% ITC if prevailing wage and apprenticeship requirements are met.

6. BESS Score & Rationale

BESS Suitability Score: 68/100

• Location (16/20): Excellent public road access and industrial zoning are strong positives. "Buildability: OK" with 3.11 buildable acres is good. The lack of Chesapeake Bay Critical Area designation and pipeline proximity are also favorable.
• Grid Access (20/25): Outstanding proximity (0.401 miles) to the BRANCHVILLE substation is a major advantage, promising lower interconnection costs. However, the unknown substation voltage and available capacity are significant gaps that prevent a higher score.
• Environmental (8/15): While critical habitat, brownfield, and pipeline risks are low, the "Unknown" status for FEMA Flood Zone and Wetlands is a critical detractor. These unknowns represent potentially project-killing constraints and necessitate immediate investigation.
• Regulatory (12/15): Industrial zoning (IE) is highly compatible with BESS, suggesting a favorable permitting pathway (likely CUP/Special Exception). The AHJ (Prince George's County) is known. However, specific BESS setback requirements and the exact permitting process need to be verified.
• Incentives (5/15): The site does not qualify for any of the major IRA ITC adders (Opportunity Zone, Energy Community, Low-Income Community, Brownfield). This significantly reduces the project's overall financial attractiveness compared to sites with these benefits.
• Buildability