⚡ 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)

FINAL 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 from a significant IRA incentive but faces critical uncertainties regarding grid interconnection and local permitting. The following analysis details these factors and concludes with a "MAYBE" recommendation, contingent on the successful and timely resolution of key risks outlined below.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has direct access from Renaissance Drive, a public road. Based on aerial imagery of this developed commercial area near Chicago O'Hare Airport, the road network is paved, well-maintained, and appears capable of supporting heavy truck traffic. Proximity to major highways (I-294, I-90) is excellent, facilitating the delivery of heavy equipment such as battery containers, inverters, and the main power transformer via lowboy trailers. No immediate physical barriers to delivery are apparent.
• Terrain Characteristics: The property is located in Cook County, Illinois, an area known for its extremely flat topography. We can confidently assume the site is level with minimal grade, which is highly advantageous. This will significantly reduce civil engineering costs, minimizing the need for extensive grading and earthwork during construction.
• Heavy Equipment Access: On-site access for cranes, drill rigs, and delivery trucks appears feasible. The primary constraint will be the internal site layout on the relatively small parcel, requiring careful logistical planning to establish a construction entrance and laydown yard without impeding public right-of-way.
• Easement Concerns: As a developed commercial parcel, there is a high likelihood of pre-existing utility, access, or drainage easements. Requires Verification: A full ALTA survey and title report are mandatory to identify any easements that could encumber the property and constrain the BESS footprint.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is listed as "Unknown." This is a critical data gap. Development within a Special Flood Hazard Area (e.g., Zone A, AE) would necessitate elevating all critical equipment above the Base Flood Elevation, adding significant cost and complexity. If the entire parcel is within a floodway, development may be prohibited. This must be investigated immediately.
• Wetlands: The presence of wetlands is "Unknown." A desktop review of the National Wetlands Inventory (NWI) is the first step. Given the developed nature of the area, jurisdictional wetlands are less likely but cannot be ruled out. Any identified wetlands would trigger state (IEPA) and federal (USACE) setback requirements, which could severely limit the buildable area on this ~3-acre parcel.
• Critical Habitat / Endangered Species: The database indicates no critical habitat or protected areas on or near the site. This is a low-risk category, but a formal desktop screening using the USFWS IPaC tool is recommended as a standard diligence practice.
• Brownfield/Superfund Status: While a Superfund site exists within two miles, the subject parcel itself is not listed. This is positive from a liability perspective. However, there is a potential advantage here. Requires Verification: We must investigate if the site qualifies as a "brownfield" under IRA guidelines (e.g., a previously developed site with perceived or real contamination). If it qualifies, the project would be eligible for a 10% ITC bonus. A Phase I Environmental Site Assessment (ESA) is required to assess this.
• Pipeline Proximity: No major gas transmission pipelines are identified within a 3-mile radius, mitigating risks associated with pipeline-related setbacks and safety protocols.

3. Grid Infrastructure & Interconnection

• Nearest Substation & Feeder: This is the most significant unknown and the highest risk to project viability. Data on the nearest distribution substation (distance, capacity, voltage) is unavailable. The project's feasibility is entirely dependent on the proximity of a suitable 3-phase distribution feeder with available capacity. The interconnecting utility is Commonwealth Edison (ComEd).
• Transmission Infrastructure: A 138kV ComEd transmission line is located 1.5 miles away. For a ≤5MW project, interconnecting at transmission voltage