⚡ 4700 BROOKEVILLE RD

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for 4700 Brookeville Rd, Montgomery County, MD (APN: 160800710162)

This report provides a comprehensive due diligence analysis for the subject property, a 25.79-acre parcel in unincorporated Montgomery County, Maryland, for its potential as a Battery Energy Storage System (BESS) site. The analysis concludes with a suitability score and a recommendation on whether to proceed with site acquisition efforts.

1. Site Access & Topography

Road Access: The property has extensive frontage along Maryland Route 97 (Brookeville Road), a two-lane state highway. Based on aerial imagery, access appears to be direct and unobstructed. This is a significant advantage for both construction and long-term operations and maintenance.

Equipment Delivery: MD-97 is a major state route capable of handling heavy truck traffic. Delivery of large, heavy equipment, including multi-ton transformers, switchgear, and containerized BESS units, appears highly feasible. However, a formal transportation and access plan will be required, including permits from the Maryland State Highway Administration (SHA) for a new commercial-grade entrance.

Terrain & Topography: The site appears to be relatively flat, cleared agricultural land, consistent with its current land use. This is ideal for BESS development, as it will likely minimize earthwork and grading costs. A formal topographical survey is required to confirm elevations and slopes, but preliminary assessment suggests excellent buildability.

Easement Concerns: While direct road access negates the need for an off-site access easement, a title search is critical to identify any existing utility, conservation, or access easements that may cross the property and encumber the buildable area. The proximity of the 230kV transmission line suggests a high likelihood of a pre-existing utility easement along the property boundary.

2. Environmental Constraints

FEMA Flood Zone & Wetlands: Requires Verification. The FEMA flood zone designation and the presence of jurisdictional wetlands are currently unknown. These are critical data gaps. A desktop screening using FEMA and National Wetlands Inventory (NWI) maps is an immediate next step. Any presence of a Special Flood Hazard Area (SFHA) or wetlands could significantly reduce the 25.6 buildable acres and increase development costs due to required setbacks and mitigation measures.

Critical Habitat / Endangered Species: The initial screening shows no designated critical habitat or protected areas on site, which is a significant de-risking factor. A Phase I Environmental Site Assessment (ESA) will be required to formally document this and screen for other potential environmental liabilities.

Brownfield/Superfund Status: The site is not a brownfield, which means it does not qualify for the 10% IRA Brownfield ITC adder. However, this is also a positive, as it indicates a low likelihood of soil or groundwater contamination, simplifying the environmental due diligence and permitting process.

Chesapeake Bay Critical Area: The property is located outside the Chesapeake Bay Critical Area. This is a major advantage in Maryland, as it avoids an entire layer of stringent state-level regulations related to impervious surfaces, stormwater management, and nutrient loading that often make development challenging.

Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a positive safety attribute, simplifying site layout and eliminating the need for specialized pipeline safety and setback analyses.

3. Grid Infrastructure & Interconnection

Proximity to Infrastructure: The site's premier attribute is its location approximately 0.1 miles from a 230kV Potomac Electric Power Co (PEPCO) transmission line. This proximity is exceptional and makes the site a prime candidate for a utility-scale BESS project.

Nearest Substation: Requires Verification. Data on the nearest existing substation is missing. While a distribution-level interconnection might be possible via feeders along MD-97, the most logical and valuable interconnection strategy is a direct tap of the 230kV transmission line. This would involve constructing a new, dedicated 230kV switchyard and substation on our parcel.