⚡ 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 Storage"

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

FINAL RECOMMENDATION: MAYBE

This report provides a comprehensive due diligence analysis for the potential BESS project at the subject property. The site presents a compelling financial incentive through its Energy Community status but is burdened by significant, unresolved risks related to grid interconnection and zoning entitlement. The "MAYBE" recommendation is contingent on favorable outcomes from initial, high-priority due diligence steps outlined below. Proceeding without clarifying these critical unknowns would expose the company to unacceptable development risk.

1. Site Access & Topography

Road Access: The site has excellent access via Renaissance Drive, a public, paved commercial road within a suburban office park. This road appears well-maintained and capable of supporting heavy vehicle traffic. It connects to major thoroughfares, facilitating straightforward logistics.

Equipment Delivery: The existing road network is designed for commercial traffic, including semi-trailers. Therefore, delivery of large, heavy equipment such as battery containers, inverters, and main power transformers is anticipated to be feasible without requiring significant road upgrades. A detailed swept-path analysis will be required prior to final engineering, but no immediate red flags are apparent.

Topography: As is typical for the Chicago metropolitan area, the site appears to be exceptionally flat with minimal grade change. This is ideal for BESS development, as it will significantly reduce earthwork and civil engineering costs. Minimal site grading will be required to establish the equipment pad and access roads.

Easement Concerns: A significant discrepancy exists between the listed "Total Acres" of 35.02 and the "Parcel Acres (Regrid)" of 2.97. This suggests the 2.97-acre parcel is part of a larger 35-acre office park development. Requires Verification: It is critical to obtain a title report and ALTA survey to confirm the exact parcel boundaries and identify any access, utility, or restrictive covenant easements that may encumber the property and impact the developable area or site access rights.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently listed as "Unknown." This is a critical data gap. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is an immediate next step. If the site is located within a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase substantially due to requirements for elevating equipment, or the site could be rendered undevelopable.

Wetlands: The presence of wetlands is "Unknown." A desktop screening using the National Wetlands Inventory (NWI) is required. Given the developed nature of the surrounding area, the risk of jurisdictional wetlands may be low, but verification is essential. Any identified wetlands would trigger significant setbacks and potentially require a costly and time-consuming delineation and permitting process under the Clean Water Act.

Critical Habitat / Species: No critical habitats or protected areas are noted for this parcel. The risk of endangered species impacting the project is considered low due to the site's location within a developed commercial zone. A preliminary check via the USFWS IPaC tool is still recommended as a standard diligence practice.

Brownfield/Superfund Status: There is one Superfund site located within a two-mile radius, but not on the subject parcel itself. This does not qualify the site for the 10% IRA brownfield tax credit adder. Instead, it presents a potential risk. A Phase I Environmental Site Assessment (ESA) should be conducted to evaluate the potential for soil or groundwater contamination migrating onto our site from this off-site source.

Pipeline Proximity: No major gas or hazardous liquid pipelines are identified within a three-mile radius, which is a significant positive, eliminating risks associated with pipeline setbacks and safety protocols.

3. Grid Infrastructure & Interconnection

Nearest Substation & Feeder: This is the most critical unknown and the project's greatest risk. No substation information is provided. A distribution-scale BESS (≤5MW) must interconnect to a local distribution feeder, typically 12.47kV or 34.5kV in ComEd territory. The absence of a visible, adjacent substation suggests that the point of interconnection (POI) could be a considerable distance away, potentially requiring expensive line extensions. Requires Verification: The immediate priority is to identify the serving substation and the