⚡ 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)

1. Site Access & Topography

Road Access: The site benefits from excellent public road access via Renaissance Drive, situated within a well-maintained commercial office park. This location is approximately 0.5 miles from South Dee Road and provides rapid access to major transportation corridors, including Interstate 294 (I-294) and Interstate 90 (I-90), which are critical for equipment delivery. The quality of the existing paved roads appears sufficient for heavy haul trucks.

Topography & Equipment Feasibility: The general topography of Cook County and the Chicago metropolitan area is exceptionally flat. We can assume with high confidence that the site has minimal grade, which significantly simplifies civil engineering and construction, reducing site preparation costs. The existing road network within the office park appears capable of handling the delivery of heavy and oversized equipment, such as 5 MVA transformers, switchgear, and 40-foot battery containers. A detailed route survey would be required to confirm turning radii and the absence of low-clearance obstacles, but initial assessment is positive.

Easement Concerns: A significant unknown is the presence of any restrictive easements. A full ALTA/NSPS Land Title Survey and Title Commitment must be ordered to identify any utility easements (for existing underground lines), access easements, or other encumbrances that could limit the buildable area and constrain the BESS equipment layout. The parcel's location in a developed office park makes the presence of existing utility easements highly probable.

A critical discrepancy exists regarding parcel size: the master data indicates 35.02 acres, while Regrid data shows 2.97 acres for the specified APN. This must be resolved immediately via title and survey, as it fundamentally alters the project's feasibility and scale. This analysis proceeds assuming the smaller, more conservative 2.97-acre parcel size.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This represents a critical data gap and a potential fatal flaw. The site is located approximately 1.5 miles east of the Des Plaines River, a known flood risk area. A high-priority next step is to review FEMA Flood Insurance Rate Maps (FIRMs). If the site is within a 100-year floodplain (e.g., Zone AE), development costs will increase substantially due to requirements for elevating equipment above the Base Flood Elevation (BFE), and the AHJ may prohibit critical infrastructure in such zones.

Wetlands: The presence of jurisdictional wetlands is Unknown. A desktop review of the U.S. Fish and Wildlife Service's National Wetlands Inventory (NWI) is required immediately. Given the developed nature of the area, the risk of large, high-quality wetlands is low, but drainage features or small pocket wetlands could still be present. Any identified wetlands would trigger significant setbacks (typically 50-100 feet) and could severely constrain the site layout on a small parcel.

Habitat & Species: The data indicates no critical habitats or protected areas on or near the site, which is expected for a developed commercial parcel in a suburban environment. This is considered a low-risk item, though a formal desktop screening should be conducted as part of a Phase I Environmental Site Assessment (ESA) to confirm.

Brownfield/Superfund Status: The property is not listed as a brownfield, but one Superfund/brownfield site is noted within a 2-mile radius. This proximity does not grant any IRA benefits. However, the site's history as a commercial property warrants a Phase I ESA. If the Phase I ESA identifies Recognized Environmental Conditions (RECs) and the site is officially designated as a brownfield, it could qualify for the 10% Brownfield ITC adder. This presents a potential financial upside but also a cleanup liability risk that must be quantified.

Pipeline Proximity: No major gas or hazardous liquid pipelines are identified within a 3-mile radius, which is a significant safety and permitting advantage. This eliminates risks associated with pipeline-related setbacks and safety protocols.

3. Grid Infrastructure & Interconnection

Substation & Transmission Infrastructure: The nearest major transmission line is a 138kV Commonwealth Edison (ComEd) line 1.5 miles away. This is not a viable Point of Interconnection (POI) for a distribution-scale (≤5MW) project due to excessive cost and technical complexity. The most critical unknown is the location and capacity of the nearest distribution substation. Preliminary satellite imagery analysis identifies a probable ComEd distribution substation approximately 0.8 miles north of the site, near the intersection of I-90 and S. Dee Road. This requires immediate verification.

Interconnection Recommendation & Feeder: The recommended interconnection pathway is at the local distribution voltage, likely 12.47kV or 34.5kV. The project would interconnect to a 3-phase distribution feeder serving the office park. The configuration (overhead vs. underground) and, most importantly, the available hosting capacity of this feeder are unknown. An underground feeder would significantly increase interconnection costs.

Cost & Timeline Estimate: Without feeder-specific data, costs are highly speculative. Assuming a POI within 0.5 miles and moderate feeder upgrades, the interconnection cost could range from $750,000 to $2,500,000. If the feeder lacks capacity and requires extensive reconductoring or a dedicated line back to the substation, costs could exceed this range. Commonwealth Edison is the interconnecting utility, operating within the PJM RTO. While distribution-level interconnections are managed by ComEd, the process can still be lengthy, with queue studies and construction often taking 18-36 months from application submission. A pre-application report is essential to gain clarity.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ