⚡ 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: 09221100050000)

FINAL RECOMMENDATION: MAYBE

This report provides a comprehensive due diligence analysis for the subject property for the development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS). The site benefits from a valuable 10% ITC adder due to its Energy Community status and likely favorable topography. However, it faces critical, potentially fatal flaws related to grid interconnection viability and a challenging regulatory/zoning pathway. The significant number of unknowns requires immediate, targeted investigation before further capital is committed. The current BESS Suitability Score is low, reflecting these high-risk factors.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site has frontage on Renaissance Drive, a public road within a developed office park. Access is excellent, with proximity to major highways (I-294). The existing road infrastructure is paved and appears capable of supporting heavy truck traffic required for delivering large equipment such as transformers, switchgear, and containerized battery systems.
• Terrain Characteristics: As is typical for the Chicagoland area, the site is presumed to be flat to gently sloping. This is highly advantageous, as it will minimize civil engineering and earthwork costs, simplifying foundation design and site preparation. Requires Verification: A formal topographic survey will be needed post-site control.
• Heavy Equipment Feasibility: Access for heavy-haul trucks and cranes appears feasible without the need for significant road improvements. The primary constraint will be on-site laydown and maneuvering space, which is dependent on the final confirmed buildable acreage.
• Easement Concerns: While direct access from a public road is a major positive, a full title report is required to identify any potential utility easements, access restrictions, or restrictive covenants associated with the office park that could limit development or dictate equipment placement. The discrepancy in listed acreage (35.02 vs. 2.97) must be resolved, as a 3-acre parcel offers significantly less flexibility.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently unknown. This is a critical data gap. If the site is located within a 100-year floodplain (e.g., Zone A or AE), development could be prohibited or require costly mitigation, such as elevating all equipment above the Base Flood Elevation (BFE). This represents a potential fatal flaw.
• Wetlands: The presence of wetlands is unknown. A desktop screening using the National Wetlands Inventory (NWI) is an immediate next step. If potential wetlands are identified, a formal wetland delineation would be required. The presence of jurisdictional wetlands would introduce significant setbacks, reduce the buildable area, and potentially trigger a lengthy and costly permitting process with the U.S. Army Corps of Engineers.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or near the site. This is a significant positive, lowering the risk of encountering issues related to the Endangered Species Act and reducing the need for extensive biological surveys.
• Brownfield/Superfund Status: The presence of a superfund site within two miles is noted. This poses a low-to-moderate risk of potential soil or groundwater contamination migrating to the subject property, which must be assessed via a Phase I Environmental Site Assessment (ESA). Importantly, the subject parcel itself is not identified as a brownfield. Therefore, it does not currently qualify for the 10% IRA brownfield ITC adder. To qualify, the site itself would need to be assessed and confirmed to meet the federal definition of a brownfield.
• Pipeline Proximity: No major gas or hazardous liquid pipelines are identified within a three-mile radius. This is a major safety and design advantage, eliminating concerns related to pipeline setbacks, explosion risks, and coordination with pipeline operators.

3. Grid Infrastructure & Interconnection

• Nearest Substation: This is the most critical unknown for the project. Data on the nearest distribution substation (distance, voltage, capacity) is missing. A BESS project is not viable without a feasible Point of Interconnection (POI). The project's feasibility is entirely dependent on the proximity and available capacity of a Commonwealth Edison (ComEd) substation.
• Transmission Proximity: A 138kV transmission line is located 1.5 miles away. This asset is not a viable POI for a ≤5MW project. The cost to build a 1.5-mile tie-line and construct a new substation to step down the voltage would be prohibitively expensive (likely >$10M), making a transmission-level interconnection economically unfeasible.
• Recommended Interconnection: The only viable path is an interconnection to a local ComEd distribution feeder, likely at 12.47kV or 34.5kV. The search must focus on identifying a 3-phase overhead or underground distribution line adjacent to or crossing the property.
• Estimated Cost & Timeline: Without an identified POI, costs are highly speculative. A best-case scenario (adjacent feeder with capacity) might be in the $750k - $1.5M range. A more likely scenario involving feeder upgrades or a short extension could easily exceed $2M. The ComEd interconnection process in Northern Illinois is lengthy,