⚡ 1480 RENAISSANCE DR

MEMORANDUM

TO: Sunland America Corp. Development Team

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)

Final Recommendation: MAYBE

This memorandum provides a comprehensive due diligence analysis for the potential acquisition and development of a battery energy storage system (BESS) at the subject property. The analysis identifies significant unknowns, particularly regarding grid infrastructure, that present potential fatal flaws. However, the site's location and eligibility for a key IRA incentive warrant a limited, phased investigation before a final go/no-go decision is made. The project is currently considered high-risk.

1. Site Access & Topography

Road Access: The site benefits from excellent public road access. It is located in a well-developed commercial office park (President's Plaza) immediately adjacent to major thoroughfares including W Higgins Road and the I-294 (Tri-State Tollway). This provides multiple ingress/egress routes suitable for construction traffic.

Topography & Equipment Delivery: As is typical for the Chicago metropolitan area, the site appears to be flat with minimal grade, which is ideal for BESS construction as it will significantly reduce civil engineering and site preparation costs. The existing road network is designed for commercial truck traffic, and access for heavy equipment such as cranes, transformers, and containerized BESS units is anticipated to be straightforward. A detailed logistics plan should confirm turning radii within the office park's internal roads, but no major impediments are foreseen.

Easement Concerns: As a developed commercial parcel, the site is certainly encumbered by existing utility and access easements. A full ALTA survey and title report are required to identify the location and nature of these easements. There is a risk that existing underground utilities (power, water, fiber) could conflict with the optimal BESS footprint, requiring costly relocation or a suboptimal layout.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. This is a critical data gap. If the site is located within a 100-year floodplain (Zone A or AE), it could necessitate raising all equipment pads and control houses above the Base Flood Elevation, adding significant cost. In a worst-case scenario, it could render the site undevelopable.

Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop screening using the National Wetlands Inventory (NWI) is an immediate next step. If potential wetlands are identified on or near the parcel, a formal wetland delineation would be required, and any development would be subject to state and federal setback requirements, potentially constraining the buildable area.

Habitat & Protected Species: The data indicates no critical habitats or protected areas on or immediately adjacent to the site. Given its location within a dense, long-developed commercial corridor, the risk of encountering endangered species issues is considered very low.

Brownfield/Superfund Status: There is one Superfund site noted within a two-mile radius, but not on the subject parcel. The key consideration is whether this property could qualify as a "brownfield" under IRA guidelines to secure the 10% ITC adder. As an existing office building site, it is unlikely to qualify unless a Phase I Environmental Site Assessment (ESA) reveals recognized environmental conditions from a prior land use or contamination. This represents a potential upside but should not be assumed.

Pipeline Proximity: No major gas transmission pipelines are identified within a three-mile radius, mitigating risks associated with pipeline-related setbacks or safety protocols.

3. Grid Infrastructure & Inter