⚡ 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 property located at 1480 Renaissance Dr, Park Ridge, IL. The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria. There is a notable discrepancy in the provided data regarding parcel size (35.02 acres vs. 2.97 acres from Regrid). This analysis proceeds assuming the more conservative and likely 2.97-acre parcel size, which is sufficient for the target project scale.

1. Site Access & Topography

Road Access & Equipment Delivery: The site is located in a developed commercial office park in Park Ridge, a suburb of Chicago. Access is listed as public, likely via Renaissance Drive. Based on satellite imagery, this appears to be a modern, paved, two-lane road with curbs and gutters, designed to accommodate commercial traffic, including delivery trucks. The quality of access is considered excellent for construction personnel and standard vehicles.

Heavy Equipment Feasibility: The primary concern for BESS development is access for oversized and overweight vehicles, such as lowboy trailers carrying battery containers (typically 40-53 ft long, ~90,000 lbs) and main power transformers. The road network within the office park appears to have adequate turning radii. However, a detailed route survey is required to confirm bridge weight limits, overhead line clearances, and any tight corners between the nearest highway and the site entrance. At first glance, access appears feasible but requires verification.

Topography & Site Characteristics: The topography in Cook County is characteristically flat. The site is expected to be level with minimal grade, which is ideal for BESS development as it significantly reduces earthwork and civil engineering costs. The existing land use as part of an office complex suggests the site is already cleared and graded.

Easement Concerns: As a developed commercial parcel, there are likely existing utility easements (power, water, sewer, communications) and potentially access easements benefiting adjacent properties. A title search and ALTA survey are critical to identify any easements that could conflict with the proposed BESS equipment layout and cable routing.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap and a potential fatal flaw. Any designation within a 100-year floodplain (e.g., Zone A, AE) would impose significant design constraints, requiring all equipment to be elevated above the Base Flood Elevation (BFE). This would substantially increase civil costs and could render the project uneconomical. A FEMA FIRMette map review is an immediate next step.

Wetlands: The presence of wetlands is Unknown. While less likely on a developed commercial lot, it cannot be ruled out without a desktop review of the National Wetlands Inventory (NWI) followed by a formal wetland delineation if necessary. The presence of jurisdictional wetlands would trigger state and federal (USACE) permitting and impose mandatory setbacks, reducing the buildable area.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or near the site. This is a significant positive, reducing the risk of lengthy and complex environmental reviews or mitigation requirements under the Endangered Species Act.

Brownfield/Superfund Status: The report notes one Superfund/brownfield site within a 2-mile radius. This does not mean the subject parcel is contaminated, but it raises the possibility. This factor presents both a risk and an opportunity.

• Risk: If the subject parcel has legacy contamination, cleanup costs and liability could be substantial. A Phase I Environmental Site Assessment (ESA) is mandatory to assess this risk.
• Opportunity: If the site meets the federal definition of a brownfield (even with minor contamination), the project could qualify for the 10% Brownfield ITC adder under the Inflation Reduction Act (IRA). This requires a Phase I ESA to confirm eligibility.

Pipeline Proximity: No major gas or hazardous liquid pipelines are identified within a 3-mile radius. This is a major safety and design advantage, eliminating concerns related to pipeline setbacks, blast zones, and coordination with pipeline operators.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The nearest substation data is missing, which is the single most critical unknown for this site's viability. The nearest transmission line is a 138kV Commonwealth Edison (ComEd) line located 1.5 miles away. Interconnecting to this line for a ≤5MW project would be prohibitively expensive and complex; a transmission-level interconnection is not a viable option.

Recommended Interconnection: The only feasible path is a distribution-level interconnection. We must assume a 3-phase distribution feeder (likely 12.47kV or 34.5kV, common for ComEd commercial service) runs along Renaissance Drive or is otherwise accessible on the property. Verification of the presence, voltage, and available capacity of a suitable distribution feeder is the highest priority diligence item.

Cost & Timeline Estimate: Assuming a viable distribution feeder is adjacent to the site, interconnection costs could range from $750,000 to $2,500,000. This cost is highly dependent on the feeder's available capacity. If the circuit is constrained, significant upstream upgrades (e.g., reconductoring, substation breaker upgrades) could be required, driving costs to the high end of this range or beyond. The ComEd interconnection process in the PJM territory can be lengthy, with queue times often ranging from 18 to 36 months from application to commercial operation.

Feeder Configuration: The likely configuration is a 3-phase overhead or underground line serving the office park. An underground feeder would increase the cost and complexity of the tap compared to an overhead line.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ): The City of Park Ridge