9596 Johnson Rd - Vacant 9.7-acres at SCE Phelan Substation 9.73 Acres of Commercial Land Offered at $950,000 in Phelan, CA 92371

Vacant 9.7-acre parcel directly adjoining Southern California Edison’s Phelan Substation in San Bernardino County, California. Advanced-stage utility-scale Battery Energy Storage System (BESS) development opportunity with potential access to SCE 115-kV infrastructure serving the Victor Valley / High Desert reliability corridor. ________________________________________ Phelan Substation Utility-Scale Battery Energy Storage Development Opportunity Location: Adjacent to Southern California Edison’s Phelan Substation Utility: Southern California Edison (SCE) Jurisdiction: San Bernardino County, California Parcel Size: Approximately 9.7 acres Zoning: Service Commercial (CS) Entitlement Status: County pre-application review completed Use Potential: Utility-scale standalone BESS and related utility infrastructure subject to Conditional Use Permit approval ________________________________________ Why This Site Matters 115-kV High Desert Storage Platform The property directly adjoins the SCE Phelan Substation and offers immediate proximity to multiple voltage classes, including: • 12-kV distribution infrastructure • 33-kV subtransmission infrastructure • 115-kV transmission/subtransmission infrastructure The 115-kV system includes circuits interconnected toward SCE’s Victor Substation and broader Southern California reliability network, creating potential pathways for larger utility-scale storage development. Potential utility-scale RA opportunity The site may support medium- to utility-scale standalone battery storage configurations, including potential 4-hour Resource Adequacy (RA) applications subject to interconnection review. The parcel appears physically capable of supporting large-scale BESS deployment in the 200–400+ MWh range depending on final engineering, technology selection, setbacks, and interconnection configuration. Advanced-stage entitlement candidate Substantial early-stage permitting and environmental work has already been completed, materially reducing development uncertainty. Completed investigations include: • biological assessment with no sensitive biological resource findings • cultural resources assessment with no significant cultural findings • Phase I Environmental Site Assessment with no recognized environmental conditions San Bernardino County pre-application review confirmed that utility-scale BESS is an allowable use within the existing Commercial land use designation subject to CUP approval. No General Plan Amendment or rezoning identified. ________________________________________ Strategic High Desert Location The Phelan node remains relatively underbuilt compared with many California storage locations and functions as part of the broader Victor Valley / High Desert electrical system. The property offers: • direct substation adjacency • short potential gen-tie pathways • flat developable land • paved road access from Johnson Road • proximity to growing Southern California load-serving infrastructure Compared with many California energy development sites, the project benefits from a substantially narrowed anticipated CEQA scope focused primarily on: • visual analysis • operational noise • lighting • standard air quality and engineering studies • hazard management review ________________________________________ Interconnection / Development Considerations Based on preliminary interconnection review and SCE Cluster 15 findings: • reviewed 115-kV discharge scenarios did not identify major overload-related discharge constraints • charging constraints appear concentrated during summer daytime peak periods • significantly greater charging availability exists overnight and during early morning hours • overnight charging profiles may support larger 4-hour BESS systems than an initial surface-level review might suggest Potential development pathways may include: • utility-scale standalone BESS • Resource Adequacy-oriented storage • merchant storage • grid reliability / non-wires applications • future hybrid storage configurations ________________________________________ County Review Status San Bernardino County pre-application review completed. County review identified a focused permitting pathway centered primarily on: • visual impact analysis • operational noise analysis • hazard management / fire safety review • standard drainage and engineering review Estimated County review timeline: approximately 210–300 days depending on application completeness and technical studies. ________________________________________ Offering 9.7-acre substation-adjacent parcel offered for: • sale • long-term ground lease • or joint venture participation Preliminary interconnection analysis, County review documents, biological assessment, cultural resources assessment, and Phase I ESA materials available during due diligence period. Please note: Seller is engaging only with parties evaluating the opportunity at a transaction or active due diligence level, including pricing, structure, interconnection evaluation, or development review. Additional California substation-adjacent energy development opportunities available.