⚡ 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)

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 significant opportunities related to federal incentives and location, but also flags critical risks, primarily concerning local zoning regulations and grid interconnection uncertainty.

1. Site Access & Topography

• Road Access & Feasibility: The site is located at 1480 Renaissance Drive in what appears to be a modern commercial office park. Access is listed as public, which is a positive. Renaissance Drive is likely a paved, well-maintained road designed for commercial traffic, including delivery trucks. However, the transport of oversized and overweight loads, such as a main power transformer (MPT) and battery containers, requires further verification. A route survey will be necessary to confirm turning radii, bridge weight limits, and any overhead line clearance issues between the nearest highway and the site.
• Terrain Characteristics: The property is in Park Ridge, IL, a suburb of Chicago. The regional topography is exceptionally flat. This is a significant advantage, as it will minimize civil engineering and site grading costs, which can be substantial on sloped sites. We anticipate minimal earthwork will be required to establish a level pad for the BESS equipment.
• Heavy Equipment Access: While the roads may be sufficient, logistical access within an active office park presents a challenge. Construction traffic, crane operations, and equipment laydown areas must be carefully planned to minimize disruption to existing tenants of the Imperial Realty Co. property. A detailed construction logistics plan and coordination with the property owner will be essential.
• Easement Concerns: As a developed commercial parcel, the site is almost certainly encumbered by existing utility, access, and drainage easements. A full ALTA survey and title report are required immediately to identify any easements that could conflict with the proposed BESS footprint and equipment placement.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is listed as Unknown. This is a critical data gap and a potential fatal flaw. Development within a designated floodway is typically prohibited. If the site is within a 100-year floodplain (e.g., Zone AE), all equipment pads and control houses would need to be elevated above the Base Flood Elevation (BFE), adding significant cost and complexity. This must be determined as a top priority.
• Wetlands: The presence of wetlands is also Unknown. While a developed office park is less likely to contain significant jurisdictional wetlands, drainage features or small, isolated wetlands could exist. A desktop screening followed by a formal wetland delineation will be required to confirm their absence or, if present, to design around them with appropriate state and federal setbacks.
-
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or near the site. Given the highly developed urban/suburban context, the risk of encountering endangered species that would halt development is considered very low.
• Brownfield/Superfund Status: The parcel itself is not identified as a brownfield, meaning it does not qualify for the 10% IRA brownfield tax credit adder. However, the presence of one superfund/brownfield site within two miles necessitates a Phase I Environmental Site Assessment (ESA) to ensure no historical contamination or liability is associated with our target parcel.
• Pipeline Proximity: The absence of major gas transmission pipelines within a three-mile radius is a significant safety and permitting advantage, reducing setback concerns and simplifying the site layout and safety planning process.

3. Grid Infrastructure & Interconnection

• Nearest Substation & Capacity: This is the most significant unknown in the analysis. Data on the nearest substation (distance, voltage, available capacity) is missing. In a dense suburban area like Park Ridge, a distribution substation is likely within 0.5 to 2 miles. Immediate desktop analysis using satellite imagery and utility maps is required to identify the nearest ComEd substation and its likely voltage class.
• Transmission & Distribution Lines: A 138kV transmission line is 1.5 miles away. This is not a viable Point of Interconnection (POI) for a ≤5MW project due to excessive cost and distance. The project must interconnect to a local distribution feeder. We must identify the nearest 3-phase distribution line, which likely runs along Renaissance Drive or an adjacent arterial road. Proximity and capacity of this feeder are paramount.
• Recommended Interconnection: The project will require a distribution-level interconnection, almost certainly with Commonwealth Edison (ComEd). The voltage will likely be 12.47kV or 34.5kV. The POI will be a tap to an existing overhead or underground distribution line.
• Estimated Cost & Timeline: Without knowing the distance to a viable feeder with sufficient capacity, costs are highly speculative. A best-case scenario (POI adjacent to the site) might be $500k - $1M. A worst-case scenario (requiring a new dedicated feeder run from a distant substation) could easily exceed $2.5M - $4M. ComEd's interconnection queue (PJM process) is known to be congested, and a realistic timeline from application to commercial operation is likely 24-36 months.
• Feeder Configuration: Requires Verification. We must assume a 3-phase line is nearby, but its capacity and current loading are unknown. An interconnection pre-application is the only way to get this information from ComEd.

4. Regulatory & Zoning Analysis

• Authority Having Jurisdiction (AHJ): The City of Park Ridge is the AHJ for all zoning and permitting.
• Zoning Compatibility: The current zoning is "O" (Office).