⚡ 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 the property located at 1480 Renaissance Dr, Park Ridge, in Cook County, Illinois. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

Road Access & Feasibility: The site has excellent access. It is located in a modern office park directly off Renaissance Drive, a well-maintained, multi-lane public road. This road connects to major thoroughfares including W Higgins Road and is less than a mile from the I-294 interchange, providing a direct route for equipment delivery from regional transport hubs.

Terrain & Equipment Access: Based on aerial imagery and regional geography, the terrain is flat, which is typical for the Chicagoland area. This presents ideal conditions for construction, minimizing the need for extensive civil work and site grading. The existing road network within the office park appears capable of supporting heavy equipment, including cranes for setting transformers and delivery of containerized BESS units. The primary challenge will not be the quality of access, but ensuring sufficient turning radii within the specific parcel boundaries once a site layout is developed.

Easement Concerns: The parcel is part of a larger planned development. It is highly probable that there are existing utility easements, shared access agreements, and potentially restrictive covenants associated with the office park's master plan. A full title report and ALTA survey are required to identify any easements or restrictions that could conflict with BESS equipment placement or cable routing.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is listed as "Unknown." Requires Verification. A desktop review using the FEMA Flood Map Service Center is a critical immediate step. Given the developed nature of the area, it is likely designated as Zone X (area of minimal flood hazard), but any designation within a Special Flood Hazard Area (e.g., Zone A, AE) would impose significant design constraints, requiring elevated foundations and potentially rendering the project infeasible.

Wetlands: The presence of wetlands is "Unknown." Requires Verification. A screening using the U.S. Fish and Wildlife Service's National Wetlands Inventory (NWI) is necessary. While a developed office lot is unlikely to contain jurisdictional wetlands, nearby drainage features or the Des Plaines River could influence the site. Confirmation via a formal wetland delineation would be required if initial screening shows potential risk.

Critical Habitat / Species Risk: The database indicates no critical habitats or protected areas on or immediately adjacent to the site. This significantly lowers the risk of project delays or mitigation requirements related to the Endangered Species Act.

Brownfield/Superfund Status: There is one Superfund site noted within a two-mile radius, but not on the subject parcel. The key consideration here is the potential to qualify for the 10% ITC Brownfield adder under the Inflation Reduction Act (IRA). The current use as an office building makes it unlikely to meet the definition of a brownfield. However, a Phase I Environmental Site Assessment (ESA) is a standard diligence step and would be required to definitively confirm the absence of Recognized Environmental Conditions (RECs) and to formally assess eligibility for the brownfield credit. This represents a potential financial upside.

Pipeline Proximity: No major gas transmission pipelines are identified within a three-mile radius, mitigating risks associated with pipeline-related setbacks, safety protocols, and potential easement conflicts.

3. Grid Infrastructure & Interconnection

Substation & Feeder: This is the most significant data gap and a critical project risk. The nearest substation, its distance, and available capacity are unknown. Requires Immediate Verification. The project's viability is entirely dependent on the proximity of a suitable distribution feeder with adequate thermal capacity. A desktop grid analysis using utility maps and satellite imagery is the highest priority to identify the serving ComEd substation and the path of the local 3-phase distribution circuit.

Transmission Infrastructure: A 138kV Commonwealth Edison (ComEd) transmission line is located 1.5 miles from the site. For a distribution-scale project (≤5MW), interconnecting at transmission voltage is financially and technically infeasible due to the high cost of a dedicated substation and the long distance of the gen-tie line. This transmission line should be considered unavailable for this project's scope.

Recommended Interconnection: The only viable path is an interconnection to a local ComEd distribution feeder. The likely voltage will be 12.47kV or 34.5kV. The point of interconnection (POI) will likely be a tap on an overhead line along a nearby arterial road or an underground line serving the office park.

Cost & Timeline Estimate: Without a known POI, costs are speculative. A simple overhead tap within 0.25 miles could range from $250k - $750k. If a dedicated feeder run of over 0.5 miles is required, or if the local circuit requires significant reconductoring or substation upgrades, costs could easily exceed $1.5M - $2M+. The ComEd interconnection queue in PJM territory can be lengthy, with timelines from application to construction often