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To: Sunland America Corp. Management
From: Senior BESS Site Evaluation Analyst
Date: October 26, 2023
Subject: Comprehensive Site Diligence Analysis – Amelia County, VA (APN: 52-3-3)

This memo provides a comprehensive site diligence analysis for the 31.23-acre property located in Amelia County, Virginia (APN: 52-3-3). The analysis evaluates the site's suitability for a distribution-scale (≤5MW) or utility-scale BESS project, highlighting key opportunities, risks, and recommended next steps.

1. Site Access & Topography

The property, identified as "Vacant Land - Rural/Agricultural-Vacant Land" with 31.23 acres, offers a substantial footprint for a BESS project. However, critical information regarding road access and point of interconnection (POI) access is currently Unknown. This represents a significant initial hurdle. Without knowing the quality of existing public roads adjacent to the property, or if direct access exists, it is impossible to definitively assess equipment delivery feasibility. Heavy equipment such as transformers, battery containers, and construction machinery require robust, wide, and potentially reinforced roads. If existing access is via unpaved or narrow rural roads, substantial upgrades, including widening, grading, and potentially culvert/bridge improvements, would be required, adding significant cost and timeline. Similarly, "POI Access: Unknown" implies that new access roads or easements may be necessary to reach the interconnection point, which could introduce additional land acquisition or negotiation complexities. The "Rural/Agricultural-Vacant Land" designation typically suggests relatively flat to gently rolling terrain, which is generally favorable for BESS construction, minimizing extensive grading. However, a detailed topographic survey and geotechnical assessment are required to confirm buildability and identify any localized slopes or soil conditions that could impact foundation design or stormwater management. Any potential access easement concerns will need to be thoroughly investigated during a preliminary site visit and title review.

2. Environmental Constraints

Several critical environmental constraints remain Unknown, posing significant risks. The FEMA Flood Zone designation is a primary concern; BESS facilities are typically not permitted in 100-year floodplains (e.g., AE, A zones) without extensive and costly flood mitigation measures, which could render the site economically unviable. Immediate verification of the FEMA designation is paramount. Similarly, the presence of Wetlands is Unknown. Wetlands require extensive permitting from agencies like the US Army Corps of Engineers (Section 404) and state environmental departments, often involving costly mitigation and significant setback requirements, which can severely reduce the developable area. Positively, the data indicates "None" for Critical Habitat / Endangered Species risk, Protected Areas, Brownfield/Superfund sites within ~2 miles, Pipeline Proximity within ~3 miles, and Gas Wells Nearby within ~2 miles. This significantly reduces environmental permitting complexity and safety concerns related to these factors. The "N/A (non-MD)" designation confirms no Chesapeake Bay Critical Area implications, which simplifies regulatory compliance. While the absence of these issues is favorable, the critical unknowns regarding floodplains and wetlands are potential project showstoppers that require urgent investigation.

3. Grid Infrastructure & Interconnection

The site boasts exceptional proximity to grid infrastructure, which is a major advantage. The Nearest Substation, JETERSVILLE, is only 0.3 miles away with a Max Voltage of 115 kV. A 115kV Transmission Line is also located at 0.3 miles. This close proximity significantly reduces the cost and complexity of line extensions compared to sites further from infrastructure. Given the 115 kV substation and transmission line, a transmission-level interconnection (115 kV) is highly probable and generally preferred for utility-scale BESS projects due to greater capacity and stability. However, for distribution-scale projects (≤5MW), a distribution-level interconnection (e.g., 34.5 kV or 13.8 kV, if available from the substation) might also be considered, though the 115 kV infrastructure suggests a higher voltage is more likely. Critical gaps include the "Interconnecting Utility: Unknown," "IX Voltage: Unknown," "likely available capacity" at the substation, and "likely feeder configuration." Identifying the utility (likely Dominion Energy in Amelia County) is the immediate next step to understand their specific interconnection process, typical queue times, and to initiate a pre-application request. Without knowing the available capacity at JETERSVILLE substation, the excellent proximity is only potential; a constrained substation would necessitate costly upgrades or render interconnection infeasible. Based on proximity, interconnection costs for line extensions should be relatively low, but substation upgrades (if required) and utility studies (System Impact Study, Facilities Study) could still lead to overall costs in the low millions ($1M-$5M+) and timelines of 2-4+ years, typical for transmission-level interconnections.

4. Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) is Amelia County, Virginia, as the property is in an unincorporated area. This simplifies the regulatory landscape by dealing with a single county entity rather than multiple municipal jurisdictions. The current zoning is identified as "Vacant Land - Rural/Agricultural-Vacant Land" and "RR-3" (Rural Residential, 3-acre minimum lot size) by