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

This report provides a comprehensive due diligence analysis for the property located at 1480 Renaissance Dr, Park Ridge, IL (APN: 09221100050000) for its potential as a distribution-scale (≤5MW) Battery Energy Storage System (BESS) site. The analysis identifies significant opportunities, primarily through federal incentives, but also flags critical risks related to grid interconnection and local permitting that must be addressed before committing further capital.

1. Site Access & Topography

The subject property is located in a developed commercial office park in Park Ridge, a suburb of Chicago. Road access is listed as "Public" and appears to be excellent via Renaissance Drive. Based on satellite and street-view imagery, the access roads are paved, well-maintained, and sufficiently wide to accommodate heavy construction traffic, including flatbed trucks for battery containers and heavy-haul vehicles for the main power transformer. The immediate area is highly developed, suggesting no significant issues with low bridges or tight turning radii on primary access routes.

The topography in Cook County is characteristically flat, and this site is no exception. We anticipate minimal need for extensive grading, which will help control civil construction costs. The primary challenge for equipment access will not be the public roads, but rather the internal circulation of the existing office park. A detailed logistics plan will be required to ensure delivery vehicles can navigate the parking lots and access the specific buildable area without disrupting existing tenants. Furthermore, a title report is necessary to verify that no access easements are required from adjacent parcels and that our access rights are clear and unencumbered. A key data discrepancy exists regarding parcel size (35.02 acres vs. 2.97 acres from Regrid). Assuming the smaller 2.97 acres is correct, careful site planning will be needed to ensure adequate construction laydown and permanent access roads.

2. Environmental Constraints

Environmental diligence reveals a mixed profile with several critical unknowns.

• FEMA Flood Zone: The flood zone status is currently Unknown. This is a critical data gap. A desktop analysis using FEMA's Flood Insurance Rate Maps (FIRMs) must be conducted immediately. If the site falls within a 100-year floodplain (e.g., Zone AE), all equipment pads and control houses would need to be elevated above the Base Flood Elevation, adding significant cost. Siting within a designated floodway would likely be a fatal flaw.
• Wetlands: Presence is Unknown. A National Wetlands Inventory (NWI) screening is required as a first step. Given the developed nature of the site, jurisdictional wetlands are less likely, but drainage features or small pockets of retained vegetation could exist. If the NWI screening indicates potential, a formal wetland delineation will be necessary, as any required setbacks would reduce the buildable area.
• Habitat & Protected Species: The data indicates no critical habitats or protected areas on or near the site, which is a significant positive. A routine check of the USFWS IPaC database is still recommended to formally document the lack of risk.
• Brownfield/Superfund Status: The presence of a Superfund site within two miles is a flag for potential area-wide contamination. However, the key consideration for this project is whether the subject parcel itself could qualify as a "brownfield" under IRA guidelines. A Phase I Environmental Site Assessment (ESA) is mandatory to both assess potential liability from contamination and to determine eligibility for the 10% Brownfield ITC adder. This presents both a risk (cleanup liability) and a major opportunity (enhanced