⚡ 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" (1480 Renaissance Dr, Park Ridge, IL)

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 analysis identifies key attributes, risks, and recommended next steps to determine project viability.

1. Site Access & Topography

Road Access & Feasibility: The property is located at 1480 Renaissance Drive in a developed commercial office park in Park Ridge, IL, immediately adjacent to Interstate 294. Road access is via public, paved roads (Renaissance Dr.) which appear to be in excellent condition and designed for commercial traffic. This is highly favorable for both construction and operational access.

Terrain Characteristics: As is typical for Cook County, Illinois, the topography of the site and surrounding area is expected to be exceptionally flat. Preliminary satellite imagery review confirms this, indicating that minimal grading will be required, which will help control civil construction costs.

Heavy Equipment Access: The existing road network appears capable of handling heavy loads. However, a detailed logistics study is required to confirm turning radii into the specific parcel and to verify that local roads and any bridges do not have weight restrictions that would impede the delivery of heavy equipment such as multi-ton battery containers, pad-mount transformers, and switchgear. Given the commercial setting, this is a low-to-moderate risk.

Easement Concerns: The parcel is part of a larger, integrated office park. It is highly probable that the property is subject to a complex set of easements for access, utilities, and drainage, as well as potential restrictive covenants that could limit development types. A full title report and ALTA survey are critical early-stage requirements to identify any encumbrances that could prohibit BESS development or complicate site layout.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap and a potential fatal flaw. The site is located approximately 0.5 miles west of the Des Plaines River, elevating flood risk. Immediate action is needed to pull the relevant FEMA Flood Insurance Rate Map (FIRM). If the buildable area is within a 100-year floodplain (Zone AE) or a floodway, development costs will increase substantially due to the need to elevate all equipment, and may be prohibited entirely in a floodway.

Wetlands: The presence of wetlands is Unknown. A desktop screening using the National Wetlands Inventory (NWI) is the immediate first step. Given the proximity to the Des Plaines River, the potential for jurisdictional wetlands on or adjacent to the site is moderate. If wetlands are indicated, a formal wetland delineation will be required, which could trigger significant setbacks (e.g., 50-100 ft buffers) and reduce the buildable acreage.

Critical Habitat / Species: The data indicates no critical habitat or protected areas on site, which is a significant positive. This should be confirmed with a query of the USFWS IPaC database as a standard diligence step, but the risk of endangered species constraints appears low in this developed commercial corridor.

Brownfield/Superfund Status: The subject property itself is not identified as a brownfield. However, the presence of one Superfund site within a 2-mile radius necessitates a Phase I Environmental Site Assessment (ESA) to ensure no Recognized Environmental Conditions (RECs), such as potential groundwater contamination migration, affect the property. This is a risk management step. Importantly, because the site is not a designated brownfield, it is not eligible for the 10% IRA brownfield ITC adder.

Pipeline Proximity: No major gas pipelines are identified within a 3-mile radius. This is a major safety and layout advantage, eliminating risks associated with pipeline-related setbacks and explosion hazards.

3. Grid Infrastructure & Interconnection

Interconnecting Utility: Commonwealth Edison (ComEd), a PJM Interconnection RTO member.

Substation & Feeder: The nearest substation location and capacity are Unknown. This is the most significant project risk. Preliminary satellite analysis identifies a large substation approximately 0.7 miles east of the site, across the Des Plaines River. Verifying the name, voltage, and available capacity at this substation is the highest priority. The likely feeder configuration in this commercial park is a 3-phase underground distribution line. Underground interconnection is more costly and complex than an overhead tap.

Transmission Lines: A 138kV transmission line is located 1.5 miles away. This is not a viable Point of Interconnection (POI) for a ≤5MW project due to the excessive distance and high voltage, which would require a dedicated, prohibitively expensive substation.

Recommended Interconnection: The project must interconnect to a local ComEd distribution circuit, likely at 12.47kV or 34.5kV. The viability of the project is entirely dependent on the proximity and hosting capacity of a suitable 3-phase feeder.

Estimated Cost & Timeline: Interconnection costs are highly speculative without feeder data. A best-case scenario (tapping an adjacent underground line