⚡ 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 "Project Riggs" - 4700 Brookeville Rd, Montgomery County, MD (APN: 160800710162)

This report provides a comprehensive due diligence analysis for the 25.79-acre property located at 4700 Brookeville Rd in an unincorporated area of Montgomery County, Maryland. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) based on key development criteria.

1. Site Access & Topography

Road Access: The site has direct frontage on Brookeville Road (MD-97), a major two-lane state highway. This provides excellent public road access for all phases of development, from initial surveying to final equipment delivery. The road appears well-maintained and capable of supporting heavy truck traffic.

Terrain & Buildability: The property is located in the rolling hills of the Maryland Piedmont region. However, aerial and topographic analysis suggests the parcel itself is relatively flat with minimal grade changes, which is strongly supported by the "Great" buildability rating and the fact that 25.6 of 25.79 acres are considered buildable. This topography is ideal for BESS development, minimizing the need for extensive civil work and grading, thereby reducing site preparation costs.

Heavy Equipment Feasibility: Access from MD-97 is more than sufficient for the delivery of heavy and oversized equipment, including step-up transformers, switchgear, and containerized battery enclosures. The direct frontage eliminates the need for navigating smaller secondary roads.

Easement Concerns: The data indicates "POI Onsite," which implies a pre-existing utility right-of-way or easement for the 230kV transmission line that crosses or is adjacent to the property. Requires Verification: A full title search and ALTA survey are mandatory to determine the exact location, width, and restrictions of this easement. This will define the usable building envelope and ensure our development does not encroach upon utility access rights.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. Any portion of the site within a 100-year floodplain (Zone A/AE) would be subject to significant development restrictions and would likely require all equipment to be elevated above the Base Flood Elevation, dramatically increasing civil and structural costs. A FEMA FIRM panel review is an immediate next step.

Wetlands: The presence of wetlands is also Unknown. A desktop screening using the National Wetlands Inventory (NWI) is required, to be followed by a formal field delineation by an environmental consultant. The presence of jurisdictional wetlands would trigger state and federal setback requirements, reducing the buildable acreage and potentially complicating the site layout.

Habitat & Species: The site is clear of designated critical habitats and protected areas, which is a significant advantage, streamlining the environmental review process. A desktop review via the USFWS IPaC tool is still recommended to screen for any potential state or federally listed species in the project vicinity.

Contamination Status: The property is not a brownfield or near a Superfund site. While this means the project is ineligible for the 10% IRA brownfield tax credit adder, it also signifies a low risk of encountering soil or groundwater contamination, avoiding potential cleanup liabilities and project delays.

Other Considerations: The site is not within the Chesapeake Bay Critical Area, which is a major regulatory benefit in Maryland, avoiding an additional layer of stringent environmental permitting. The absence of pipelines within a 3-mile radius eliminates risks associated with explosion hazards and setback requirements.

3. Grid Infrastructure & Interconnection

Substation & POI: The site's grid access is its premier feature. It is located just 2,000 feet from PEPCO's Mount Zion 230kV substation. The data indicates the Point of Interconnection (POI) is "Onsite," corresponding to the 230kV transmission line owned by Potomac Electric Power Co. (PEPCO) that is only 0.1 miles away and likely traverses the property. This co-location of land and grid infrastructure is exceptionally rare and valuable.

Recommended Interconnection: For a distribution-scale project (≤5MW), a direct 230kV transmission-level interconnection would be cost-prohibitive. The most viable path is to interconnect to a distribution feeder originating from the Mount Zion substation. Distribution lines (likely 13.2kV) are visible along Brookeville Road. The proximity to the substation suggests that existing feeders may have available capacity, or a new dedicated feeder could be constructed at a relatively reasonable cost.

Cost & Timeline Estimate: Assuming a distribution-level tap to an existing overhead line, interconnection costs could range from $750,000 to $1.5 million. If a new dedicated feeder bay is required at the substation, costs could increase to $2 million - $3.5 million. The timeline is governed by the PJM interconnection queue process. Despite recent reforms,