⚡ 1480 RENAISSANCE 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 Renaissance"

PROPERTY: 1480 RENAISSANCE DR, Park Ridge, Cook County, IL (APN: 09221100050000)

RECOMMENDATION: MAYBE

This report provides a comprehensive site diligence analysis for the property located at 1480 Renaissance Drive in Park Ridge, IL. The site presents a compelling opportunity due to its confirmed eligibility for the Energy Community ITC adder, but it is encumbered by significant and potentially fatal flaws related to grid infrastructure and regulatory entitlement. The current data gaps are substantial, and the project carries a high risk profile that must be aggressively de-risked before significant capital is committed. The following analysis details these findings.

1. Site Access & Topography

The subject property is located within a modern office park environment in a developed Chicago suburb. Road access is listed as public, and visual inspection via satellite imagery confirms that Renaissance Drive is a paved, multi-lane road capable of supporting commercial traffic. The quality of access is considered excellent for both construction personnel and equipment delivery.

• Equipment Delivery: The existing road network appears fully capable of handling delivery of heavy equipment, including semi-trucks carrying battery containers, medium-voltage transformers, and switchgear. No obvious vertical clearance or turning radii issues are apparent from a desktop review, though a route survey would be required.
• Terrain Characteristics: The topography in Cook County is characteristically flat. The site itself appears graded and level, consistent with its current use as part of a commercial office development. This is highly advantageous, as it will minimize civil engineering and site preparation costs. No significant grading is anticipated.
• Heavy Equipment Access: On-site access for cranes and other heavy equipment for setting transformers and containers appears feasible. The parcel is adjacent to large paved parking areas, which can be utilized for staging, though this would require negotiation with the property owner.
• Easement Concerns: A significant unknown is the presence of restrictive easements. As part of a larger commercial development, the parcel is likely subject to utility easements, access easements for adjacent properties, and other covenants or restrictions. A full title report and ALTA survey are critical to determine the true unencumbered buildable area.

2. Environmental Constraints

The environmental profile of the site contains major data gaps that represent a primary risk. While some aspects are favorable, the unknowns could render the site undevelopable.

• FEMA Flood Zone: The FEMA flood zone designation is currently unknown. This is a critical flaw in the initial data. Any designation within a 100-year floodplain (Zone A/AE) would introduce significant design complexity and cost, requiring all equipment to be elevated above the Base Flood Elevation. A location within a floodway would be a fatal flaw. This must be verified immediately via FEMA's Map Service Center.
• Wetlands: The presence of wetlands is also unknown. A desktop review using the National Wetlands Inventory (NWI) is a necessary first step. Given the developed nature of the area, jurisdictional wetlands are less likely, but stormwater management features or remnant pockets could exist. Any identified wetlands would trigger state and federal setback requirements, potentially shrinking the buildable envelope.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which is a positive finding. The risk of endangered species constraints is considered low due to the site's location in a heavily developed urban environment. This should be confirmed via the USFWS IPaC tool.
• Brownfield/Superfund Status: The presence of a superfund site within two miles is a moderate concern that necessitates a Phase I Environmental Site Assessment (ESA). However, this also presents a potential opportunity. If the subject parcel itself can be classified as a "brownfield site" under IRA guidelines (e.g., due to prior industrial use or minor contamination), it would qualify for a 10% ITC bonus. The current office use makes this unlikely, but historical use must be investigated. The Phase I ESA will be crucial to assess both risk and opportunity.
• Pipeline Proximity: No major gas transmission pipelines are identified within a three-mile radius, mitigating risks associated with pipeline-related setbacks and safety protocols.

3. Grid Infrastructure & Interconnection