⚡ 7105 PARSONSBURG RD

Site Diligence Analysis: 7105 Parsonsburg Rd, Wicomico County, MD

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

Date: October 26, 2023

This comprehensive site diligence analysis evaluates the property at 7105 Parsonsburg Rd in Wicomico County, MD, for its suitability as a Battery Energy Storage System (BESS) project site. The analysis covers critical aspects from site access to regulatory compliance and incentive potential, providing actionable insights and a suitability score.

1. Site Access & Topography

The property is located at 7105 Parsonsburg Rd, Wicomico County, MD, suggesting direct frontage onto a public road. However, the quality of this road access and specific points of interest (POI) access are currently Unknown. For a BESS project, especially one involving utility-scale components, robust road infrastructure is paramount. Heavy equipment, such as large transformers, battery containers, and construction machinery, requires well-maintained, wide roads with sufficient load-bearing capacity and appropriate turning radii. The lack of specific data on road quality and POI access is a significant gap that requires immediate investigation.

With 10.38 buildable acres out of a total of 11.35 acres, the property appears to have a high percentage of usable land, which typically indicates relatively flat or gently sloping terrain. This is a positive indicator for construction efficiency and reduced earthwork costs. However, without a topographic survey, this remains an assumption. The feasibility of heavy equipment access will depend entirely on the verified road quality and the internal site grading requirements. No specific access easement concerns are noted in the provided data, but for rural properties, verifying clear access rights from the public road to the proposed BESS footprint is always a critical due diligence item.

• Actionable Insight: Conduct a preliminary site visit to visually assess Parsonsburg Rd's condition, width, and turning radii. Engage a civil engineer for a desktop topographic review and preliminary grading plan to confirm buildable area suitability and identify potential access challenges for heavy haul.
• Access Easement: Verify that the property has clear, unencumbered access from a public right-of-way.

2. Environmental Constraints

Several critical environmental factors remain Unknown, posing significant risks. The FEMA Flood Zone designation is a primary concern; BESS facilities cannot be located in floodways, and siting in floodplains (e.g., A or AE zones) would necessitate costly elevation, floodproofing, and specific permitting. Similarly, the presence of Wetlands is a major unknown. Wetlands would trigger federal (USACE) and state (MDE) permitting, require significant setbacks, and potentially lead to costly mitigation or a reduction in developable area. These two unknowns represent potential "fatal flaws" for the project.

Positively, the site appears to be free from several other common environmental constraints. There are no critical habitats or protected areas identified, which significantly reduces permitting complexity and ecological impact concerns. The property is also not within the Chesapeake Bay Critical Area, avoiding Maryland's stringent development regulations for that sensitive region. Furthermore, there are no brownfield or superfund sites within a 2-mile radius, eliminating remediation costs and environmental liability, though it also means the project would not qualify for the IRA brownfield bonus. Finally, the absence of pipeline proximity (none within ~3 miles) and gas wells (none within ~2 miles) is a significant safety advantage, removing the need for extensive setback negotiations and additional risk assessments.

• Actionable Insight: Immediately initiate a Phase I Environmental Site Assessment (ESA) to identify potential contamination and historical land uses.
• Actionable Insight: Commission a professional wetland delineation study and obtain official FEMA flood zone maps for the specific parcel. These are critical go/no-go items.

3. Grid Infrastructure & Interconnection

The grid infrastructure near 7105 Parsonsburg Rd presents a strong opportunity. The nearest substation, Walston Switch, is only 2.201 miles away with a maximum voltage of 69 kV. This proximity is excellent for a distribution-scale BESS project (≤5MW), minimizing the length and cost of the gen-tie line. Additionally, a 230kV transmission line, likely owned by Delmarva Power, is located a mere 1.4 miles from the site. This offers flexibility for potential future expansion or a higher voltage interconnection if the project scope were to increase beyond distribution scale.

Given the project's stated focus on distribution-scale (≤5MW), the likely interconnection voltage would be at the distribution level, potentially 34.5 kV or 69 kV, connecting to the Walston Switch substation. While a 230kV transmission interconnection is physically possible due to proximity, it would typically involve significantly higher costs and a more complex, longer interconnection process for a ≤5MW project. The interconnecting utility is almost certainly Delmarva Power, given their operation of the 230kV line. Interconnection costs for a 2.2-mile distribution-level connection could range from $500,000 to $2,000,000+, depending on required substation upgrades, line construction, and protection schemes. The timeline for Delmarva Power's interconnection queue can vary, but typical studies (System Impact Study, Facilities Study) can take 12-24 months, with construction adding another 12-18 months. The specific feeder configuration from Walston Switch to the site is Unknown and will be critical for assessing available capacity and potential upgrade requirements.

• Actionable Insight: Submit a preliminary interconnection request (PIR) or pre-application report to Delmarva Power for a distribution-level interconnection (e.g., 34.5kV or 69kV) at the Walston Switch substation.
• Actionable Insight: Research Delmarva Power's current interconnection queue status and typical study timelines for projects in Wicomico County, MD.
• Actionable Insight: Request available capacity and feeder information for the Walston Switch substation from Delmarva Power.

4. Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) for this property is Wicomico County, MD, as it is located in an unincorporated area. The current zoning is listed as "Residential - Rural/Agricultural Residence (Code: AR)" and "A-1" (Agricultural) by Regrid. This presents a significant regulatory challenge. BESS facilities are typically considered industrial or utility uses and are rarely permitted by-right in residential or agricultural zones. Therefore, the recommended permitting pathway will almost certainly be a Conditional Use Permit (CUP) or a Special Exception (SUP). This process involves public hearings, discretionary approval by the County Council or Board of Appeals, and can be lengthy, costly, and subject to public opposition.

Wicomico County's zoning ordinances will need to be thoroughly reviewed for specific definitions of "utility facility" or "energy storage facility" and any associated setback requirements. While specific BESS setbacks are Unknown, it is common for counties to impose significant setbacks from property lines, residential structures, and public roads for such facilities, often ranging from 50 to 200 feet or more. There are no known moratoriums or restrictions specifically noted, but the emerging nature of BESS projects can sometimes lead to local resistance or temporary moratoria as jurisdictions develop new regulations. Maryland state regulations, particularly those related to environmental protection and public safety, will also apply, but the primary hurdle will be the