⚡ 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" - 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 in Park Ridge, Cook County, Illinois. The analysis identifies significant opportunities, primarily related to IRA incentives, but also flags critical risks concerning grid interconnection and regulatory approval that must be addressed before committing further resources.

1. Site Access & Topography

Road Access & Feasibility: The site benefits from excellent public road access. Located in a well-developed commercial office park just off the I-294 Tollway, the property is served by Renaissance Drive, a wide, paved, multi-lane road capable of handling heavy truck traffic. This is highly favorable for the delivery of oversized and overweight equipment, including battery containers, power conversion systems (PCS), and main power transformers.

Terrain & Equipment Access: The topography in this region of Cook County is exceptionally flat. Site preparation and civil work costs are expected to be minimal, with little to no major grading required. Heavy equipment, such as a 100-ton crane for setting transformers, can easily access the property. The primary buildability constraint will be navigating the existing infrastructure of the office building, including parking lots, curb cuts, and landscaping, to reach the designated BESS footprint.

Easement Concerns: As an established commercial parcel, it is almost certain that multiple utility and access easements encumber the property. A preliminary title report is a critical next step to identify any easements for power, water, sewer, or telecommunications that could conflict with the proposed BESS layout. Shared access easements with adjacent properties in the office park may also exist and must be reviewed.

2. Environmental Constraints

Flood Zone & Wetlands: The FEMA flood zone and wetlands status are currently marked as Unknown. This represents a critical information gap. An immediate desktop review using the FEMA Map Service Center and the U.S. Fish and Wildlife Service's National Wetlands Inventory (NWI) is required. If the site falls within a Special Flood Hazard Area (e.g., Zone AE), all equipment pads would need to be elevated above the Base Flood Elevation, adding significant cost. The presence of jurisdictional wetlands could render the site undevelopable by severely restricting the buildable area.

Habitat & Protected Species: The data indicates no critical habitats or protected areas on or near the site, which is a positive finding consistent with a developed commercial location. A formal Phase I Environmental Site Assessment (ESA) should still be conducted to confirm this and provide documentation for financing and permitting.

Brownfield/Superfund Status: While a Superfund site exists within two miles, it does not directly impact the subject parcel. The key opportunity here is the potential for the site to qualify as a "brownfield" under IRA guidelines, which would unlock a 10% ITC adder. Although currently an office building, a Phase I ESA is necessary to investigate past land uses or recognized environmental conditions that could support such a designation. This is a potential upside rather than a risk.

Pipeline Proximity: The absence of major gas transmission pipelines within a three-mile radius is a significant safety and design advantage, eliminating the need for specialized setbacks or blast protection studies.

3. Grid Infrastructure & Interconnection

Substation & Distribution Feeders: This is the most significant risk and unknown for the project. No data was provided on the nearest distribution substation (distance, voltage, available capacity). Without a viable Point of Interconnection (POI), the project is not feasible. The immediate priority is to identify the local Commonwealth Edison (ComEd) distribution circuits