⚡ 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, IL, for its potential as a distribution-scale Battery Energy Storage System (BESS) project. The analysis covers key evaluation criteria, identifies significant risks, and outlines actionable next steps.

1. Site Access & Topography

Road Access & Feasibility: The site has direct frontage on Renaissance Drive, which is designated as a public road. Based on satellite imagery, this road appears to be a modern, paved, multi-lane thoroughfare typical of a suburban office park. Access for standard construction vehicles is excellent. However, delivery of oversized/overweight equipment, such as a main power transformer (MPT) or large BESS containers, requires further diligence. A route survey will be necessary to confirm turning radii, bridge weight limits, and overhead line clearances from the nearest interstate or major highway to the site entrance.

Terrain & Buildability: The property is in Cook County, Illinois, an area known for its extremely flat topography. The site is expected to be level with minimal grade, which is ideal for BESS construction as it significantly reduces civil engineering and earthwork costs. The primary buildability concern is the existing land use as a multi-story office building and associated parking lots. The provided data shows a discrepancy between a "Total Acres" of 35.02 and "Parcel Acres (Regrid)" of 2.97. Assuming the 2.97-acre parcel is the target, a preliminary layout is needed to confirm if a 5MW BESS, including balance-of-plant, setbacks, and access roads, can fit alongside existing infrastructure.

Equipment & Easement Concerns: Heavy equipment access from Renaissance Drive onto the specific BESS pad location appears feasible but must be confirmed. Potential obstructions include existing curbs, parking islands, landscaping, and underground utilities associated with the office park. A key unknown is the presence of any existing access, utility, or drainage easements that could encumber the proposed development area. A title report and ALTA survey are required to identify any such restrictions.

2. Environmental Constraints

Flood & Wetlands: FEMA Flood Zone and Wetlands status are both listed as Unknown. These are critical data gaps representing a potential fatal flaw. An immediate desktop review of FEMA's Flood Insurance Rate Maps (FIRMs) and the National Wetlands Inventory (NWI) is required. Any presence of a 100-year floodplain (Zone AE) or jurisdictional wetlands would introduce significant permitting hurdles, require costly mitigation (e.g., raising all equipment pads above the Base Flood Elevation), and severely restrict the buildable area. A formal wetland delineation will be necessary if the NWI screening indicates potential wetlands.

Habitat & Contamination: The site shows no critical habitat or protected areas, which is a significant positive. Proximity to a dense suburban area makes sensitive species risk low, though this should be confirmed with the USFWS IPaC tool. There is one brownfield/superfund site within two miles, but the subject property itself is not listed. While this proximity poses a minor risk of migrating contamination, it also presents an opportunity. A Phase I Environmental Site Assessment (ESA) is mandatory to ensure the property is clean and to investigate if any historical use could qualify it as a "brownfield" under IRA guidelines, which would unlock a 10% ITC bonus. This is a low-probability upside but warrants investigation.

Other Considerations: The site is not within the Chesapeake Bay Critical Area. Crucially, there are no major gas transmission pipelines within a three-mile radius, which eliminates a major safety, setback, and co-location risk factor.

3. Grid Infrastructure & Interconnection

Grid Proximity & Voltage: The provided data on the nearest substation is missing, which is the single largest risk factor for this site. The nearest identified infrastructure is a 138kV transmission line 1.5 miles away. For a distribution-scale project (≤5MW), interconnecting at 138kV is financially and technically infeasible; costs would run into many millions of dollars for a new substation and line extension. Therefore, project viability is entirely dependent on the availability of a suitable 3-phase distribution feeder from Commonwealth Edison (ComEd).

Interconnection Strategy & Cost: The recommended strategy is to interconnect to a local ComEd distribution feeder, likely at 12.47kV or 34.5kV. A desktop review using satellite imagery and a "windshield survey" is urgently needed to identify 3-phase overhead or underground lines along Renaissance Drive or adjacent arterial roads. Interconnection costs are highly uncertain but can be estimated in broad strokes: a simple tap to an adjacent, adequate-capacity feeder could be $300k - $750k. If the nearest feeder lacks capacity and requires significant upgrades or a new feeder exit from a distant substation, costs could easily exceed $1.5M - $2M+, jeopardizing project economics.

Utility Process: Interconnection will be processed through ComEd's distribution generator interconnection queue, which is part of the PJM RTO territory. Queue times for study can be lengthy (12-24 months). A formal interconnection pre-application should be submitted immediately to ComEd to get a preliminary assessment of feeder capacity and potential upgrade costs.

4. Regulatory & Zoning Analysis

Jurisdiction & Zoning: The Authority Having Jurisdiction (AHJ) is the City of Park Ridge. The property is zoned "O - Office," which is a commercial designation. BESS facilities are typically considered an industrial or utility use and are almost never permitted "by-right" in an office zone. This zoning mismatch is a major regulatory hurdle.

Permitting Pathway: The most likely permitting pathway is a Conditional Use Permit (CUP) or a Special Exception. This is a discretionary process that requires public hearings before the Planning Commission and/or City Council. This pathway introduces significant timeline risk (9-18 months) and uncertainty, as approval is not guaranteed and can be influenced by community opposition ("NIMBYism"). Early, proactive engagement with Park Ridge planning staff is critical to gauge their familiarity with and receptiveness to BESS.

Regulations & Risks: The Park Ridge municipal code must be reviewed to identify specific setback, noise (for HVAC units), and aesthetic/screening requirements. As a dense, affluent suburb, aesthetic standards will likely be