⚡ 24294 THOMASTON RD

BESS SITE DILIGENCE ANALYSIS

Prepared for: Sunland America Corp. Development Committee
Prepared by: Senior BESS Site Evaluation Analyst
Date: October 26, 2023
Property: APN 89-43 (126.97 Acres), 24294 Thomaston Rd, Southampton County, VA

1. Site Access & Topography

The subject property features frontage on Thomaston Road, a two-lane rural road. Initial desktop review suggests this road is paved, but a physical site visit is required to confirm its condition, width, and weight-bearing capacity. The primary concern for a BESS project is the ability to deliver oversized and overweight loads, including multi-ton transformers and prefabricated battery enclosures (containers). The site's proximity to major thoroughfares like US-58 is advantageous for logistical planning. However, the final turn from Thomaston Road onto the site will be critical; the entrance must accommodate the turning radius of lowboy trailers. A detailed logistics and transport plan will be necessary.

Based on its location in Virginia's coastal plain, the site's topography is expected to be predominantly flat with minimal grade changes, which is ideal for minimizing civil engineering and earthwork costs. The provided data indicates 104.3 buildable acres out of a 126.97-acre total, suggesting approximately 18% of the site is constrained. These constraints are likely due to environmental features (see Section 2) rather than severe topography. No access easements are noted in the preliminary data, but a full title report is required to identify any existing utility or access rights-of-way that could encumber the development area. An easement will almost certainly be required for the short gen-tie line to the Handsom DP substation.

2. Environmental Constraints

Environmental due diligence reveals several critical data gaps that represent a primary risk factor.

• FEMA Flood Zone: The flood zone designation is currently Unknown. This is a high-priority item requiring immediate investigation via FEMA's Flood Insurance Rate Map (FIRM) database. If the proposed development area falls within a Special Flood Hazard Area (e.g., Zone A, AE), development could be prohibited or require costly mitigation, such as elevating all equipment above the Base Flood Elevation, significantly impacting project viability.
• Wetlands: The presence and extent of wetlands are also Unknown. A desktop screening using the National Wetlands Inventory (NWI) is the first step, followed by a formal field delineation by a certified consultant. Any identified wetlands will necessitate setbacks as required by the U.S. Army Corps of Engineers and Virginia DEQ, which would further reduce the 104.3 buildable acres.
• Habitats & Species: The data indicates no critical habitats or protected areas on site, which is a positive finding. A standard USFWS IPaC report should still be generated to formally document the potential presence of federally listed threatened or endangered species and develop mitigation strategies if needed.
• Contamination Status: The site has no known brownfield or superfund history. While this avoids potential remediation liabilities and delays, it also means the project is ineligible for the 10% IRA Brownfield ITC adder, which is a notable economic disadvantage.
• Pipelines: The absence of major gas pipelines within three miles is a significant safety and layout advantage, eliminating concerns related to explosion risk, setback requirements, and easement conflicts.

3. Grid Infrastructure & Interconnection

The site's primary strength lies in its exceptional proximity to grid infrastructure. The Handsom DP substation, with a maximum voltage of 115 kV, is located just 0.185 miles from the parcel boundary. This extremely short distance will dramatically reduce the cost and complexity of the gen-tie line construction. The interconnecting utility is Virginia