⚡ 1480 RENAISSANCE DR

MEMORANDUM

TO: Sunland America Corp. Development Team

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 as a potential site for a distribution-scale (≤5MW) Battery Energy Storage System (BESS). The site presents a compelling financial case due to its eligibility for significant IRA tax incentives. However, this is counterbalanced by critical unknowns and substantial risks related to grid interconnection feasibility, environmental conditions, and local permitting. Immediate, targeted due diligence is required to determine viability before committing further resources.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has excellent access. It is located in a modern office park directly off Renaissance Drive, with immediate access to major highways including I-294. The roads are public, wide, and appear to be built to a standard capable of handling heavy truck traffic.
• Terrain Characteristics: As is typical for the Chicago metropolitan area, the terrain is expected to be flat to gently sloping. This is ideal for BESS construction, minimizing the need for extensive civil work and grading, thereby reducing site preparation costs.
• Heavy Equipment Feasibility: Access for large cranes (for setting transformers and inverters), flatbed trucks carrying battery containers, and other necessary construction equipment appears to be straightforward. There are no obvious vertical clearance issues or tight turning radii from the main thoroughfares.
• Easement Concerns: Requires Verification. While physical access is good, the property's location within a planned office park makes it highly likely that utility, access, or other restrictive easements exist. A full ALTA survey and title commitment must be ordered to identify any encumbrances that could limit the placement of BESS equipment or interconnection routing. A significant discrepancy exists between the listed 35.02 acres and the 2.97 acres from Regrid data; this analysis assumes the more conservative 2.97 acres is accurate, which must be confirmed.

2. Environmental Constraints

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. The property is located approximately 1.5 miles east of the Des Plaines River, elevating the potential for flood risk. This is a critical, potentially fatal flaw. A FEMA FIRMette must be obtained immediately to determine if any portion of the site falls within a Special Flood Hazard Area (SFHA), which would likely render it undevelopable for this type of critical infrastructure.
• Wetlands: Requires Verification. The presence of wetlands is unknown. A desktop screening using the National Wetlands Inventory (NWI) is a necessary first step, to be followed by a formal wetland delineation if the screening indicates potential issues. The presence of jurisdictional wetlands could significantly reduce the buildable area and introduce permitting complexities with the Army Corps of Engineers.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or near the site. This is a significant positive, reducing the risk of lengthy and complex environmental reviews related to the Endangered Species Act.
• Brownfield/Superfund Status: The presence of one Superfund/brownfield site within two miles is noted. This presents both a risk and an opportunity. The risk involves potential groundwater contamination migrating onto the subject property. The opportunity is that the subject parcel itself, due to prior or current use, could potentially be classified as a "brownfield site" under IRA guidelines. A Phase I Environmental Site Assessment (ESA) is required to assess contamination risk and to formally determine if the site qualifies for the 10% Brown