⚡ 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)

RECOMMENDATION: MAYBE

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a Battery Energy Storage System (BESS) at the subject property. The site possesses a significant financial advantage due to its location within an IRA Energy Community but faces substantial uncertainty and risk related to grid interconnection, zoning, and environmental constraints. The current recommendation is MAYBE, pending the successful and timely resolution of the critical risks outlined below. Proceeding without clarifying these key unknowns would expose Sunland to unacceptable development risk.

1. Site Access & Topography

• Road Access & Feasibility: The site has excellent access. It is located within a modern office park directly adjacent to the I-294 (Tri-State Tollway). Access is provided by Renaissance Drive, a well-maintained, multi-lane public road designed for commercial traffic. This existing high-quality infrastructure is a significant advantage, minimizing the need for off-site road improvements.
• Terrain Characteristics: Based on satellite imagery and regional geographic data for Cook County, the terrain is expected to be flat with minimal grade. This is ideal for BESS development, as it will significantly reduce earthwork and civil engineering costs. The existing site appears to be a paved surface parking lot associated with an office building, further simplifying site preparation.
• Heavy Equipment Access: The existing road network can readily accommodate heavy-haul trucks required for delivering large transformers, switchgear, and containerized BESS units. On-site circulation and turning radii for delivery vehicles appear adequate, but a detailed swept-path analysis should be conducted during preliminary engineering to confirm placement and staging areas.
• Easement Concerns: Requires Verification. As part of a planned commercial development, the parcel is almost certainly encumbered by utility, access, and drainage easements. A full title report is a critical next step to identify any easements that could conflict with the proposed BESS footprint and equipment placement. Ingress/egress easements for neighboring properties must also be reviewed.

2. Environmental Constraints

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. The property is located approximately one mile west of the Des Plaines River, elevating the risk that a portion of the site could be within a designated Special Flood Hazard Area (e.g., Zone A or AE). Any such designation would be a potential fatal flaw, or at a minimum, would require costly mitigation (e.g., elevating all equipment above the Base Flood Elevation) and restrict the buildable area. A FEMA FIRMette must be generated immediately.
• Wetlands Presence: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop review using the National Wetlands Inventory (NWI) mapper is the first step. Given the developed nature of the site (office park), the risk is likely low, but any identified wetlands would trigger significant state (IEPA) and federal (USACE) setback requirements, potentially impacting the project layout.
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• Critical Habitat / Endangered Species: The initial screening shows no critical habitat or protected areas on or immediately adjacent to the site. This is a positive indicator, suggesting a low risk of encountering issues related to the Endangered Species Act. A formal review using the USFWS IPaC tool is still recommended as a standard diligence step.
• Brownfield/Superfund Status: The property is not a listed Superfund site. However, the data notes one listed site within a 2-mile radius, and the property's history is unconfirmed. A Phase I Environmental Site Assessment (ESA) is mandatory. This presents both a risk (potential contamination) and a significant opportunity. If the Phase I ESA determines the site qualifies as a brownfield under IRA guidelines, the project would be eligible for a 10% ITC bonus adder, which would substantially improve project economics.
• Pipeline Proximity: No major gas or hazardous liquid pipelines are identified within a 3-mile radius. This is a significant safety and derisking factor, eliminating concerns related to pipeline setbacks and potential co-location hazards.

3. Grid Infrastructure & Interconnection

• Nearest Substation: Requires Verification. This is the most critical data gap in the analysis. The location, name, and available capacity of the nearest Commonwealth Edison (ComEd) distribution substation are unknown. Without this information, interconnection feasibility cannot be determined. Identifying the substation and