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

1. Site Access & Topography

The subject property, located at 1480 Renaissance Drive in Park Ridge, IL, is situated within a modern, well-developed commercial office park. Road access is excellent, with "Public" road access directly from Renaissance Drive, a multi-lane, paved road capable of handling heavy vehicle traffic. Based on a preliminary review of aerial imagery, the road network appears to have wide turning radii suitable for the delivery of oversized and overweight loads, such as 40-foot BESS containers on lowboy trailers and large pad-mount transformers.

The topography in Cook County is characteristically flat. We can confidently assume the site has minimal grade change, which is highly advantageous for BESS development. This will significantly reduce civil engineering costs associated with site grading and foundation work. The primary buildability concern is not terrain, but rather the existing site improvements associated with the office building land use. The Regrid parcel data indicates a 2.97-acre parcel, which is a workable size for a 5MW BESS, but a survey will be required to confirm the exact boundaries and any existing infrastructure to be demolished or avoided.

A critical unknown is the presence of access or utility easements. While direct road frontage is positive, a full title search is required to identify any existing easements (e.g., for underground utilities, storm drainage, or access for adjacent parcels) that could encumber the property and constrain the final BESS layout.

2. Environmental Constraints

The environmental profile of this site presents both significant unknowns and clear advantages.

• FEMA Flood Zone: The status is "Unknown." This is a critical data gap and a high-priority diligence item. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is required immediately. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development costs would increase substantially due to the need for elevated equipment pads, or the site could be rendered undevelopable.
• Wetlands: The presence of wetlands is also "Unknown." A desktop screening using the National Wetlands Inventory (NWI) is the first step. If potential wetlands are identified, a formal field delineation will be necessary. The presence of jurisdictional wetlands would trigger setback requirements (typically 50-100 feet) from the City of Park Ridge or the Army Corps of Engineers, reducing the buildable acreage.
• Critical Habitat / Protected Areas: The data indicates "None" for both critical habitat and protected areas. This is a significant positive, suggesting a low risk of encountering issues related to threatened or endangered species that could delay or halt the project.
• Brownfield/Superfund Status: The site itself is not listed as a brownfield. While there is one Superfund site within a two-mile radius, it is not on the subject parcel. This means the project will likely not qualify for the 10% IRA brownfield tax credit adder. However, this is also a positive finding, as it indicates a low risk of soil or groundwater contamination on our parcel, avoiding potential remediation costs and liabilities. A Phase I Environmental Site Assessment (ESA) is still required to confirm this.
• Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a major safety and design advantage, eliminating concerns related to pipeline setbacks and explosion risk.

3. Grid Infrastructure & Interconnection

Grid access is the most significant uncertainty for this site. The provided data on the nearest substation is incomplete, which is a major risk factor.

• Substation & Feeder: Requires Verification. There is no data on the nearest distribution substation. Based on aerial imagery, a substation appears to be located approximately 1.5-2 miles southwest of the site. The most likely Point of Interconnection (POI) would be the 3-phase overhead distribution lines visible along Renaissance Drive and adjacent roads, likely operating at a standard ComEd voltage like 12.47kV or 34.5kV. A formal pre-application to ComEd is essential to identify the designated feeder, its available capacity, and the viability of a 5MW injection.
• Transmission Access: A 138kV Commonwealth Edison transmission line is located 1.5 miles from the site. For a distribution-scale project (≤5MW), a 1.5-mile interconnection to a transmission line would be prohibitively expensive (likely >$7M) and is not a viable path. Therefore, this project is entirely dependent on a feasible distribution-level interconnection.
• Interconnection Cost & Timeline: Assuming a viable distribution feeder is available nearby, the interconnection cost could range from $750k to $2.5M+, depending heavily on the scope of required utility upgrades (e.g., re-conductoring, substation breaker upgrades). The interconnecting utility is Commonwealth Edison (ComEd), which operates within the PJM RTO. The PJM interconnection queue is notoriously backlogged. Even for a distribution-level project, the timeline from application submission to Commercial Operation can realistically be 24-36 months.

4. Regulatory & Zoning Analysis

The regulatory pathway presents a significant challenge. The Authority Having Jurisdiction (AHJ) is the City of Park Ridge, a suburban municipality in Cook County.

• Zoning Compatibility: The current zoning is "O" (Office). Battery Energy Storage is an industrial use and is not a compatible or permitted-by-right use in an Office district. This zoning mismatch is a primary project risk.
• Permitting Pathway: The project will, at a minimum, require a discretionary permit such as a Conditional Use Permit (CUP) or Special Exception. This process will involve public hearings before the Planning and Zoning Commission and final approval from the City Council. This introduces significant political risk and the potential for public opposition based on safety, noise, and aesthetic concerns. It is also possible that Park Ridge has no specific BESS regulations, which could require a more complex zoning text amendment.
• Setbacks & Restrictions: Specific BESS setback, noise (dBA), and screening requirements are unknown and must be determined by a thorough review of the Park Ridge Unified Development Ordinance. We should anticipate stringent aesthetic requirements, including extensive landscaping, screening walls, and architectural treatments to blend the facility into