⚡ 1480 RENAISSANCE DR

MEMORANDUM

TO: Sunland America Corp. Investment Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for "Project Ridge"
PROPERTY: 1480 RENAISSANCE DR, Park Ridge, Cook County, IL (APN: 09221100050000)

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a distribution-scale Battery Energy Storage System (BESS) at the subject property. The analysis is based on preliminary data and identifies key risks, opportunities, and recommended next steps.

1. Site Access & Topography

Road Access & Equipment Delivery: The site benefits from excellent public road access via Renaissance Drive, a well-maintained, multi-lane commercial road. The property is located in a suburban office park immediately adjacent to major transportation corridors (I-294), ensuring straightforward logistics for both construction crews and equipment delivery. Heavy haul trucks transporting battery containers, inverters, and the main power transformer should face no significant challenges navigating the local road network. A detailed route survey is still recommended to confirm the absence of low-clearance overpasses or weight-restricted bridges on the final delivery path.

Terrain & Buildability: The property is located in the greater Chicago metropolitan area, a region known for its exceptionally flat topography. We can assume the site is level or gently sloped, which is ideal for BESS development as it minimizes the need for extensive civil work and grading. This significantly reduces site preparation costs and construction timelines. The primary buildability concern is a notable discrepancy in listed acreage: the master property data indicates 35.02 acres, while parcel-specific data from Regrid shows 2.97 acres. The 2.97-acre figure is more appropriate for a ≤5MW project and is assumed for this analysis. This discrepancy must be resolved via a title report and survey.

Easement Concerns: As a developed parcel within an office park, the site is almost certain to be encumbered by existing utility easements (e.g., water, sewer, gas, telecommunications). An ALTA survey and title commitment are required to identify the location and nature of these easements, as they may constrain the usable area for the BESS array and balance of system.

2. Environmental Constraints

Flood & Wetlands: FEMA Flood Zone and wetlands status are currently Unknown. These represent critical-path diligence items. A desktop review using FEMA's Map Service Center and the National Wetlands Inventory (NWI) must be conducted immediately. If the site falls within a Special Flood Hazard Area (SFHA), all equipment pads would need to be elevated above the Base Flood Elevation, adding significant cost. The presence of jurisdictional wetlands could trigger extensive permitting processes (USACE Section 404) and require large, prohibitive setbacks, potentially rendering the site undevelopable.

Contamination & Brownfield Status: While no superfund sites are on the parcel, one is located within a two-mile radius, suggesting a history of industrial activity in the wider area. The current "Office Building" use makes it less likely to be a contaminated site. However, to pursue the lucrative 10% IRA brownfield tax credit adder, a Phase I Environmental Site Assessment (ESA) must be performed to determine if the site meets the federal definition of a brownfield. This presents both an opportunity (ITC