⚡ 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. The site presents a compelling opportunity due to its location within a key suburban load pocket and its qualification for a valuable IRA Energy Community incentive. However, critical and potentially fatal flaws related to grid interconnection and regulatory approvals must be addressed before committing significant development capital. The project is currently a high-risk, high-reward prospect. A phased, low-cost diligence approach is recommended to verify viability.

1. Site Access & Topography

The site exhibits excellent physical access, a significant advantage for construction logistics. Located in a well-established commercial office park just off the I-294 Tollway, the property is served by public, paved roads (Renaissance Drive) capable of handling heavy truck traffic. Delivery of large, heavy equipment such as 53-foot battery containers, multi-ton transformers, and switchgear is anticipated to be straightforward.

Based on its location in the greater Chicago area, the site's topography is presumed to be flat. This is highly advantageous, as it will minimize civil engineering and earthwork costs associated with grading and foundation preparation. However, a formal topographical survey is required for detailed design. A significant discrepancy exists between the listed "Total Acres" of 35.02 and the "Parcel Acres (Regrid)" of 2.97. This must be clarified immediately, as our analysis assumes the smaller, more conservative 2.97-acre parcel size, which is more typical for this APN. While direct road access is public, the parcel is likely encumbered by existing utility and access easements common in office parks. An ALTA survey is essential to identify these easements and ensure they do not conflict with the proposed BESS equipment layout.

2. Environmental Constraints

Environmental factors present a moderate but manageable risk profile. The following points require immediate investigation:

• FEMA Flood Zone: Requires Verification. The flood zone designation is unknown. A desktop review of FEMA's Flood Insurance Rate Maps (FIRMs) is a critical first step. If the site is located within a Special Flood Hazard Area (SFHA), development could be prohibited or require costly mitigation, such as elevating all equipment above the Base Flood Elevation (BFE), severely impacting project economics.
• Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A National Wetlands Inventory (NWI) screening should be conducted, followed by a formal wetland delineation by a qualified consultant if potential wetlands are identified. Any wetlands would trigger significant setbacks (typically 50-100 ft), which could severely constrain the buildable area on a ~3-acre site.
• Brownfield/Superfund Status: The presence of a Superfund site within two miles is a flag, though not a direct impediment. A Phase I Environmental Site Assessment (ESA) is non-negotiable to establish a baseline and protect against liability. Crucially, we must investigate if the subject parcel itself could qualify as a "brownfield site" under IRA guidelines (e.g., due to prior contamination or being adjacent to a contaminated site). If so, this could unlock a valuable 10% ITC adder, turning a potential risk into a financial advantage.
• Other Constraints: The site is clear of critical habitats, protected areas, and nearby oil/gas wells, which is a positive. Proximity to pipelines is not a concern.

3. Grid Infrastructure & Interconnection

This is the most significant area of risk and uncertainty for the project. Viability is entirely dependent on securing a technically and