⚡ 1480 RENAISSANCE DR

TO: Sunland America Corp. Development 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: 09-22-110-005-0000)

RECOMMENDATION: MAYBE

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a distribution-scale Battery Energy Storage System (BESS) at the subject property. The analysis reveals a site with a significant financial incentive via its Energy Community status, but this is counterbalanced by substantial unknowns and risks related to grid interconnection, environmental conditions, and local zoning. The current BESS Suitability Score is 55/100, indicating that further de-risking is required before committing significant development capital.

1. Site Access & Topography

Overall site access and topography are favorable. The property is located in a well-developed suburban office park with direct access to Renaissance Drive, a public road. Road infrastructure is modern and appears capable of handling heavy commercial traffic.

• Road Access & Equipment Delivery: Access is excellent. Renaissance Drive connects to major thoroughfares, and its proximity to Interstate 294 facilitates straightforward logistics. Delivery of heavy equipment, including 53-foot tractor-trailers carrying battery containers, medium-voltage transformers, and switchgear, is anticipated to be feasible without major modifications or specialized transport permits.
• Topography: As is typical for Cook County, the terrain is exceptionally flat. This is a significant advantage, as it will minimize civil engineering and site preparation costs associated with grading and earthwork. A flat pad for the BESS equipment can be easily established.
• Easement Concerns: Requires Verification. While road access is public, the parcel is in a dense commercial area. A preliminary title report and an ALTA survey are critical to identify any existing utility, access, or drainage easements that may encumber the property and constrain the developable area. The 2.97-acre parcel size provides some flexibility, but unidentified easements could still pose a layout challenge.

2. Environmental Constraints

The environmental profile of the site carries significant "fatal flaw" risk due to critical data gaps. While several factors are positive, the unknown flood and wetland status necessitates immediate investigation.

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown. Siting critical infrastructure like a BESS within a 100-year floodplain (e.g., Zone AE) is generally prohibited or requires cost-prohibitive mitigation, such as elevating all equipment above the Base Flood Elevation. This is a primary go/no-go diligence item.
• Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. Any identified wetlands would trigger state and federal regulations, likely requiring setbacks of 50-100 feet, which could severely limit the buildable area on the 2.97-acre parcel. A formal wetlands delineation will be required.
• Brownfield/Superfund Status: The property itself is not listed as a brownfield, meaning it does not qualify for the 10% IRA brownfield tax credit adder. The presence of a superfund site within two miles is a moderate concern. A Phase I Environmental Site Assessment (ESA) is mandatory to ensure no soil or groundwater contamination has migrated to the subject property from off-site sources or from prior on-site use.
• Other Considerations: The site shows no risk related to critical habitats, protected areas, or nearby oil/gas wells. Proximity to pipelines is not a concern. The Chesapeake Bay Critical Area designation is not applicable in Illinois.

3. Grid Infrastructure & Interconnection

Grid connection is the most significant uncertainty for this project. The viability of a BESS is entirely dependent on