⚡ 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)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale Battery Energy Storage System (BESS) at the subject property in Park Ridge, Cook County, Illinois. The analysis identifies significant risks, particularly concerning grid interconnection and regulatory entitlement, alongside a key financial incentive that warrants a preliminary investigation.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site is located in a developed commercial/office park in suburban Chicago. Access is listed as public, likely via Renaissance Drive. Roads in this area are expected to be paved and well-maintained, suitable for standard construction traffic. However, a detailed logistics review is required to confirm that access routes can accommodate oversized and overweight loads, such as a main power transformer (MPT) and battery container delivery via lowboy trailers. Turning radii at intersections and into the site entrance must be verified.
• Terrain Characteristics: The topography in Park Ridge and the greater Cook County area is exceptionally flat. This is highly advantageous for BESS development, as it will significantly reduce earthwork and civil engineering costs. Minimal grading is anticipated, simplifying foundation design and construction.
• Heavy Equipment Feasibility: Given the flat terrain and commercial road infrastructure, access for heavy equipment like cranes, drill rigs, and delivery trucks is considered feasible. The primary constraint will be any on-site obstructions or tight turning radii within the specific parcel, which is currently unknown.
• Easement Concerns: While direct access from a public road is likely, a preliminary title report is essential. We must verify that there are no restrictive access easements, utility easements that would conflict with the proposed layout, or other encumbrances that could limit development. The significant discrepancy in reported parcel size (35.02 acres vs. 2.97 acres) is a major red flag that must be resolved via a title search and survey to understand the true site boundaries and any associated easements.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. Any development within a designated Special Flood Hazard Area (SFHA), such as Zone A or AE, would require significant mitigation, including elevating all equipment above the Base Flood Elevation (BFE). This can add substantial cost and complexity, potentially rendering the site unviable. A FEMA map review is an immediate next step.
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• Wetlands Presence: The presence of jurisdictional wetlands is Unknown. A desktop screening using the National Wetlands Inventory (NWI) is required. If potential wetlands are identified, a formal wetland delineation would be necessary. Any identified wetlands would trigger significant setback requirements (typically 50-100 feet) and could severely constrain the buildable area.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or near the site. This is a positive finding, suggesting a low risk of encountering issues related to the Endangered Species Act (ESA). This should be confirmed via state and federal databases (e.g., USFWS IPaC tool).
• Brownfield/Superfund Status: The property is not listed as a brownfield, but there is one superfund site within a two-mile radius. This presents a potential risk of migrating contamination and may trigger additional scrutiny during a Phase I Environmental Site Assessment (ESA). To qualify for the 10% IRA brownfield tax credit adder, the subject property itself must meet the federal definition of a brownfield, which is currently unconfirmed and appears unlikely. A Phase I ESA is required to assess both contamination risk and potential IRA eligibility.
• Pipeline Proximity: No major gas pipelines are identified within a three-mile radius. This is a significant safety and layout advantage, as it eliminates the need for pipeline-specific risk assessments and setbacks.

3. Grid Infrastructure & Interconnection

• Nearest Substation: This is the most critical unknown for the project. Data on the nearest distribution substation (distance, voltage, available capacity) is missing. For a ≤5MW project, a direct connection to a nearby distribution feeder is the only economically viable path. The feasibility of this entire project hinges on the proximity and capacity of a Commonwealth Edison (ComEd) substation.
• Transmission Line Proximity: A 138kV transmission line is located 1.5 miles from the site. This is too far and at too high a voltage for a cost-effective interconnection for a distribution-scale project. The cost of a 1.5-mile gen-tie line and a new substation would be prohibitive. This option should be considered non-viable.
• Recommended Interconnection Voltage: The project must target a distribution-level interconnection, likely at 12.47kV or 34.5kV, which are common ComEd voltages. The primary task is to identify the nearest 3-phase feeder with sufficient thermal and fault-duty capacity.
• Cost & Timeline Estimate: Without a defined Point of Interconnection (POI), this is highly speculative. If a suitable feeder is adjacent to the