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

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at the subject property in Park Ridge, Cook County, Illinois. The analysis covers key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives under the Inflation Reduction Act (IRA).

1. Site Access & Topography

Road Access & Equipment Delivery: The site benefits from excellent public road access. Located at 1480 Renaissance Drive within a well-developed commercial office park, the property is immediately adjacent to major thoroughfares and Interstate 294. Access roads are paved, wide, and appear to be designed to accommodate commercial truck traffic, which is a significant advantage for the delivery of heavy equipment.

Terrain & Buildability: The topography in this region of Cook County is characteristically flat, which is highly favorable for BESS development as it minimizes the need for extensive civil work and grading. This significantly reduces site preparation costs and construction timelines. The primary buildability concern is not topography, but rather the existing land use as a developed office property, which may require demolition and clearing.

Heavy Equipment Feasibility: Access for oversized and overweight loads, such as main power transformers, switchgear, and containerized battery enclosures, appears feasible. However, a formal route survey will be required to confirm bridge weight limits, turning radii, and any potential overhead line clearance issues. Logistical planning will be needed to manage deliveries within a busy commercial park, potentially requiring coordination with neighboring businesses and night-time delivery schedules.

Easement Concerns: Requires Verification. As a parcel within a planned office park, it is highly probable that the property is encumbered by multiple utility, access, and drainage easements. A full title report and ALTA survey are critical next steps to identify any easements that could restrict the placement of BESS equipment and reduce the net buildable area. The discrepancy between the listed 35.02 acres and the more likely 2.97 acres from Regrid data must be resolved immediately via a title search, as this fundamentally alters the project's scale and feasibility.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. 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 AE), development costs will increase substantially due to the need to elevate all critical equipment, including battery containers and transformers, above the Base Flood Elevation (BFE). This could render a distribution-scale project financially unviable. A FEMA FIRMette must be obtained immediately.

Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop review using the National Wetlands Inventory (NWI) is the first step. Any potential wetlands identified would trigger the need for a formal wetland delineation and would impose significant setback requirements (typically 50-100 feet), further constraining the buildable area on this already compact ~3-acre parcel.

Critical Habitat / Endangered Species: The data indicates no designated critical habitat on site, which is a positive finding. Given the developed, urbanized nature of the location, the risk of encountering federally protected species is considered low. A desktop review should still be conducted as part of a Phase I Environmental Site Assessment (ESA) to confirm.

Brownfield/Superfund Status: The property itself is not listed as a brownfield, meaning it is ineligible for the 10% IRA brownfield tax credit adder. The presence of a superfund site within two miles poses a potential risk of migrating soil or groundwater contamination. A Phase I ESA is mandatory to assess this risk and establish a baseline environmental condition. This is a risk, not an advantage, for this particular site.

Pipeline Proximity: The absence of major gas transmission pipelines within a three-mile radius is a significant safety and layout advantage, eliminating concerns related to pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

Nearest Substation: Requires Verification. Substation data was not provided, representing the most significant project risk. Preliminary desktop analysis using satellite imagery identifies the likely point of interconnection (POI) as the ComEd Park Ridge Substation, located approximately 1.2 miles east of the site. The voltage class and available capacity of this substation are unknown. The viability of the project is entirely dependent on the capacity at this substation and the cost to connect to it.

Transmission Infrastructure: A 138kV transmission line is located 1.5 miles from the site. For a distribution-scale project (≤5MW), a transmission-level interconnection is not financially or technically feasible due to the extreme cost of a 1.5-mile transmission line extension and the requirement for a project-specific substation.

Recommended Interconnection: The only viable path is a distribution-level interconnection, likely at 12.47kV or 34.5kV, to the nearest feeder with available capacity originating from the presumed Park Ridge Substation.

Cost & Timeline Estimate: An interconnection route of 1.2 miles is substantial. A new dedicated feeder of this length could range from $1.5M to $3.0M+, depending on whether it is overhead or underground. Given the urbanized setting, a significant portion may need to be underground, driving costs higher. The interconnecting utility is Commonwealth Edison (ComEd), which is within the PJM RTO. The PJM interconnection queue is severely backlogged, and a realistic timeline from application submission to Commercial Operation could