⚡ 10216 FOSTER DR

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for "Project Cannon" - 10216 Foster Dr, Manassas city, VA

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a Battery Energy Storage System (BESS) at 10216 Foster Drive in the City of Manassas, Virginia. The analysis is based on preliminary data and identifies key attributes, risks, and recommended next steps.

1. Site Access & Topography

The subject property exhibits promising characteristics for physical development. Access is provided via Foster Drive, a paved, two-lane industrial road that appears to be in good condition and suitable for heavy truck traffic. Foster Drive provides direct access to Godwin Drive, a primary local artery, which in turn connects to major regional highways like I-66. This suggests a clear and straightforward route for equipment delivery.

Based on satellite imagery and regional topographic data, the 5.10-acre parcel appears to be relatively flat and largely cleared, consistent with its industrial zoning and location. This is a significant advantage, as it will likely minimize civil engineering and site preparation costs. The terrain appears well-suited for the maneuvering and operation of heavy equipment, including large cranes required to set multi-ton transformers and containerized battery systems. There are no obvious topographical barriers such as steep slopes or ravines on the parcel itself.

A critical consideration is the presence of a 115kV transmission line reported to be on-site (0.0 miles distance). This implies a pre-existing utility right-of-way or easement. The width and specific restrictions of this easement must be confirmed via a title search and survey to ensure it does not unduly constrain the buildable area for the BESS compound. Road access easements will also need to be verified.

2. Environmental Constraints

Environmental diligence presents the most significant uncertainty for this site. Key data points are currently unknown and require immediate investigation.

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown. If the site is located within a 100-year floodplain (e.g., Zone AE), development will be complicated and costly, requiring elevated foundations for all equipment or substantial compensatory storage, potentially rendering the site economically unviable. A FEMA FIRMette must be generated as a first step.
• Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop screening using the National Wetlands Inventory (NWI) is an immediate priority. Any indication of potential wetlands will trigger the need for a formal field delineation by a certified consultant. Development within or near wetlands requires extensive permitting from the US Army Corps of Engineers and Virginia Department of Environmental Quality, including significant setbacks that could reduce the buildable acreage.
• Critical Habitat / Species: Risk appears low. The provided data indicates no critical habitat. The site's location in a developed industrial park further reduces the likelihood of sensitive species. However, a query of the USFWS IPaC system is recommended to screen for any potential impacts, such as to the Northern Long-Eared Bat.
• Brownfield/Superfund Status: The site is not located near a known brownfield or superfund site. While this mitigates environmental liability risk, it also means the project is ineligible for the 10% IRA Brownfield tax credit adder, a notable economic disadvantage.
• Pipeline Proximity: No gas