⚡ 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 subject property in Park Ridge, IL. The site presents a compelling opportunity due to its location in a high-load suburban area and qualification for a valuable IRA tax credit adder. However, significant risks related to zoning, interconnection uncertainty, and conflicting parcel size data must be addressed before committing further capital. The project is viable but requires immediate, targeted diligence to de-risk these key factors.

1. Site Access & Topography

Road Access & Feasibility: The site benefits from excellent road access. It is located in a modern commercial office park directly adjacent to Interstate 294. Access is via Renaissance Drive, a paved, public road designed to accommodate commercial traffic, including delivery trucks. This existing high-quality infrastructure is a significant advantage, minimizing the need for off-site road improvements.

Terrain Characteristics: As is typical for Cook County, the terrain is expected to be exceptionally flat with minimal grade. This will simplify civil engineering, reduce earthwork costs, and allow for a straightforward layout of battery containers, inverters, and transformers. A geotechnical study will still be required to assess soil bearing capacity for equipment foundations, but major topographical challenges are not anticipated.

Heavy Equipment Access: The existing road network appears fully capable of handling the delivery of heavy equipment, including 80,000-lb battery containers on flatbed trucks, large step-up transformers, and cranes required for installation. Turning radii within the office park appear adequate. Requires Verification: A detailed logistics plan should confirm turning radii and check for any low-clearance overhead utility lines along the final delivery route.

Easement Concerns: As a parcel within an established commercial development, the property is almost certainly encumbered by existing utility, access, and drainage easements. There is a significant data discrepancy regarding parcel size (35 acres vs. 3 acres). If the site is the smaller 3-acre parcel, these easements could severely constrain the buildable area. A title report and ALTA survey are critical to identify these constraints early.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently unknown. This is a critical data gap. Any designation within a 100-year floodplain (e.g., Zone AE) would significantly impact site design, requiring elevated equipment pads and potentially rendering a portion of the site undevelopable. A FEMA FIRMette must be obtained 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, the risk of jurisdictional wetlands is moderate to low, but any presence would trigger state and federal setback requirements (typically 50-100 ft), further constraining the site layout.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or near the site. This is consistent with a long-developed commercial property in a suburban environment. This is considered a very low-risk item.

Brownfield/Superfund Status: The presence of a superfund site within two miles is a notable risk. A Phase I Environmental Site Assessment (ESA) is mandatory to determine if there is any potential for contamination migration to our subject parcel. Conversely, this proximity presents a potential advantage. If the subject site itself can be classified as a "brownfield site" under IRA guidelines (e.g., through a Phase II ESA identifying contamination), the project could qualify for the 10% Brownfield ITC adder. This dual nature of risk and opportunity requires careful investigation.

Pipeline Proximity: No major gas transmission pipelines are identified within a