⚡ 1480 RENAISSANCE DR

MEMORANDUM

TO: Sunland America Corp. Investment 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 initial diligence analysis for a potential distribution-scale (≤5MW) Battery Energy Storage System (BESS) project at the subject property. The site presents a compelling financial case due to significant IRA incentives but faces substantial regulatory and interconnection hurdles that must be addressed before committing further capital. The analysis below details these factors and outlines a clear path for de-risking the opportunity. A significant data discrepancy exists regarding parcel size (source data lists 35.02 acres, while GIS data for the APN indicates 2.97 acres); this analysis proceeds assuming the 2.97-acre size is correct, which is suitable for the proposed use.

1. Site Access & Topography

• Road Access & Equipment Delivery: Access is excellent. The property is located in a well-developed commercial office park immediately adjacent to Interstate 294. It is served by Renaissance Drive, a paved, public road capable of handling heavy truck traffic. Proximity to major highways is a significant logistical advantage for the delivery of heavy and oversized equipment, including BESS containers, step-up transformers, and switchgear.
• Terrain Characteristics: Based on satellite imagery and regional geographic data, the site is exceptionally flat, which is characteristic of the Chicagoland area. This is highly favorable, as it will minimize civil engineering costs associated with grading and site preparation. A geotechnical study will still be required to assess soil bearing capacity for equipment foundations, but significant earthwork is not anticipated.
• Heavy Equipment Feasibility: The existing road network and flat topography present no apparent barriers to accessing the site with heavy cranes required for equipment placement. Laydown and staging areas appear to be readily available within the parcel boundaries, assuming the 2.97-acre size is accurate.
• Easement Concerns: As part of a developed office park, the parcel is likely encumbered by various utility, access, and drainage easements. A full ALTA survey and title report are critical to identify these encumbrances, as they could significantly constrain the final buildable envelope for the BESS facility and its required safety setbacks.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. Any designation other than Zone X (minimal flood hazard) would introduce significant design challenges, raise insurance costs, and potentially render the site undevelopable. The first step is a desktop review of FEMA's Flood Insurance Rate Maps (FIRMs).
• Wetlands Presence: The presence of jurisdictional wetlands is Unknown. A National Wetlands Inventory (NWI) screening must be conducted immediately. If potential wetlands are identified, a formal delineation will be required, which could trigger substantial setbacks (e.g., 50-100 feet) and reduce the buildable area.
• Critical Habitat / Endangered Species: Initial data indicates no critical habitat or protected areas on or near the site. This suggests a low risk for issues related to the Endangered Species Act (ESA). This should be confirmed with a desktop review of federal and state databases.
• Brownfield/Superfund Status: While there is a superfund site within two miles, the subject parcel itself is not listed. However, its history as part of a commercial development could mean it qualifies as a "brownfield" under IRA guidelines (a site complicated by the presence or potential presence of a hazardous substance). This is a double-edged sword: it presents a potential contamination risk requiring a Phase I/II ESA, but if it qualifies, it unlocks a valuable 10% ITC adder. This potential is a key value driver and must be investigated.
• Pipeline Proximity: No major gas transmission pipelines are identified within a three-mile radius. This is a significant safety and permitting advantage, eliminating concerns related to pipeline