⚡ 1480 RENAISSANCE DR

TO: Sunland America Corp. Investment 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)

Overall Recommendation: MAYBE

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) at the subject property. The site benefits significantly from a confirmed 10% ITC adder due to its Energy Community status. However, critical uncertainties regarding grid interconnection and local permitting present substantial risks that must be resolved before committing further capital. The project is viable only if a cost-effective interconnection point can be identified and a clear permitting path is established with the City of Park Ridge.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has public road access via Renaissance Drive, located within a developed commercial office park. These roads are paved and appear to be of sufficient quality for standard construction traffic. Actionable Insight: We must verify with the local authorities (City of Park Ridge and Cook County) regarding any weight or size restrictions for oversized/overweight loads, specifically for the delivery of a main power transformer and multiple 40-foot battery containers. A route survey will be required prior to financial close.
• Terrain Characteristics: As is typical for the Chicago metropolitan area, the site is expected to be flat with minimal grade change. This is highly advantageous, as it will significantly reduce civil engineering and earthwork costs associated with foundation pouring and site grading. A formal topographical survey is still required to confirm elevations for drainage and foundation design.
• Heavy Equipment Access: On-site access appears feasible. The parcel's location within an office park suggests adequate turning radii for tractor-trailers. However, the exact buildable area is constrained by a significant parcel size discrepancy in the provided data (35.02 acres vs. 2.97 acres). Assuming the smaller 2.97-acre size, careful layout planning will be essential to ensure construction laydown areas and access paths do not conflict with final equipment placement.
• Easement Concerns: Given the developed nature of the area, there is a high probability of existing utility, access, or drainage easements encumbering the property. Requires Verification: A title report and ALTA survey are immediate next steps to identify any such easements that could restrict the buildable envelope and impact the BESS layout.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. Siting within a Special Flood Hazard Area (e.g., Zone A or AE) could trigger significant design changes, such as elevating all equipment pads and control houses, adding substantial cost and complexity. A desktop review of FEMA's Flood Insurance Rate Maps (FIRMs) is an immediate priority.
• Wetlands: The presence of wetlands is Unknown. A desktop screening using the National Wetlands Inventory (NWI) is required. If potential wetlands are identified, a formal wetlands delineation will be necessary. Any jurisdictional wetlands would enforce setbacks (typically 50-100 feet) and reduce the net buildable acreage, potentially jeopardizing the project's feasibility on a ~3-acre parcel.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which is a significant de-risking factor. This is expected for a developed, commercially zoned parcel in a suburban environment. Risk in this category is considered low.
• Brownfield/Superfund Status: There is one Superfund site located within two miles, but the subject parcel itself is not a listed brownfield. This presents both a risk and an opportunity. Risk: Potential for soil or groundwater contamination from off-site migration. Opportunity: If a Phase I Environmental Site Assessment (ESA) identifies a Recognized Environmental Condition (REC), the site could potentially qualify as a "brownfield site" under IRA guidelines, unlocking an additional 10% ITC adder. This warrants immediate investigation via a Phase I ESA.
• Pipeline Proximity: No major gas pipelines are identified within a three-mile radius. This is a positive finding, as it eliminates risks associated with pipeline-related safety setbacks, easements, and potential operational constraints.

3. Grid Infrastructure & Inter