⚡ 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 1480 Renaissance Dr, Park Ridge, IL (APN: 09221100050000)

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 several critical data gaps and significant risks related to grid interconnection and zoning. While the site benefits from a valuable IRA incentive, immediate and targeted diligence is required to determine its fundamental viability.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site is located within a well-developed commercial office park with direct access from Renaissance Drive, a paved public road. Satellite imagery review indicates that access is excellent, with wide roads capable of accommodating commercial traffic. Delivery of heavy equipment, including semi-trucks carrying battery containers, medium-voltage transformers, and switchgear, appears feasible without significant off-site road improvements. Turning radii into the site from public roads appear adequate for large vehicles.
• Terrain Characteristics: The property is in Cook County, Illinois, an area known for its extremely flat topography. This is highly advantageous for BESS development, as it will minimize civil engineering and site grading costs. We anticipate minimal earthwork will be required to prepare pads for the BESS equipment.
• Access Concerns & Discrepancies: A major concern is the significant discrepancy in listed parcel size between two data sources (35.02 acres vs. 2.97 acres). The 2.97-acre figure is more consistent with a single commercial parcel within an office park. If this smaller size is accurate, the buildable area could be severely constrained by existing buildings, parking lots, and internal access roads. Verification of the exact parcel boundaries and any existing access or utility easements through a Title Report and ALTA Survey is a critical, immediate priority.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This represents a critical data gap. Any designation within a 100-year floodplain (e.g., Zone AE) would introduce significant design complexity and cost, requiring all equipment to be elevated above the Base Flood Elevation (BFE). A location within a floodway would likely be a fatal flaw. An immediate review of FEMA's Flood Insurance Rate Maps (FIRMs) is required.
• Wetlands: The presence of jurisdictional wetlands is Unknown. A desktop screening using the National Wetlands Inventory (NWI) database is a necessary first step. Given the developed nature of the surrounding area, the risk may be low, but any identified wetlands would trigger state and federal setback requirements (typically 50-100 feet), further constraining the buildable envelope on a potentially small parcel.
• Critical Habitat / Species Risk: The provided data indicates no critical habitat or protected areas on or near the site. This is a positive finding that significantly de-risks the project from a wildlife permitting perspective. A routine check of the USFWS IPaC database is still recommended for formal documentation.
• Brownfield/Superfund Status: Data shows one Superfund site within a two-mile radius. This does not mean the subject parcel is contaminated, but a Phase I Environmental Site Assessment (ESA) will be required to assess any potential for migrating contamination and to establish a baseline. Importantly, the Phase I ESA will also determine if the site itself could qualify as a "brownfield" under IRA guidelines. If so, this would unlock a valuable 10% ITC bonus, turning a potential risk into a significant financial advantage.
• Pipeline Proximity: