⚡ 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)

FINAL RECOMMENDATION: MAYBE

This report provides a comprehensive due diligence analysis for the subject property for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS). The site presents a compelling financial incentive through its Energy Community status but carries significant, unmitigated risks related to grid interconnection and local permitting. Immediate, targeted due diligence is required to resolve these critical uncertainties before committing further resources.

1. Site Access & Topography

• Road Access & Feasibility: The property has direct frontage on Renaissance Drive, a publicly maintained, paved road within a commercial office park. This road connects to West Higgins Road, a major local arterial. The quality of access appears excellent for standard construction vehicles and personnel.
• Terrain Characteristics: Based on satellite imagery and the general geography of Cook County, the site is presumed to be flat with minimal grade. This is highly advantageous, as it will significantly reduce earthwork and civil engineering costs associated with site preparation and foundation construction.
• Heavy Equipment Access: The existing road network seems capable of handling heavy loads. However, a detailed logistics study is required to confirm turning radii for tractor-trailers delivering battery containers and the main power transformer. Road weight limits for Renaissance Drive and any private access roads must be verified with the City of Park Ridge.
• Easement Concerns: A significant discrepancy exists between the listed "Total Acres" (35.02) and the "Parcel Acres (Regrid)" (2.97). This suggests the 2.97-acre target parcel is part of a larger parent parcel or planned development. It is highly probable that cross-access easements, utility easements, and restrictive covenants (CC&Rs) encumber the property. A full title report and ALTA survey are mandatory to identify any restrictions that could limit the buildable envelope or dictate site layout.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. A desktop review using the FEMA Map Service Center is the immediate next step. If the site is within a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase substantially due to requirements for elevating equipment above the Base Flood Elevation, or the site may be rendered undevelopable.
• Wetlands: The presence of wetlands is Unknown. A preliminary screening using the U.S. Fish and Wildlife Service's National Wetlands Inventory (NWI) is required. Given the developed nature of the surrounding area, the risk of jurisdictional wetlands is likely low, but if present, they would trigger significant setback requirements and potentially lengthy permitting through the U.S. Army Corps of Engineers.
• Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or near the site. This is a positive finding that simplifies environmental permitting.
• Brownfield/Superfund Status: The report notes a Superfund site within two miles, but the subject parcel itself is not listed. This proximity necessitates a Phase I Environmental Site Assessment (ESA) to ensure no contamination has migrated onto the property. Importantly, if the Phase I ESA identifies the site as a "brownfield" per IRA definitions (e.g., due to prior commercial/industrial use), it could qualify for the 10% Brownfield ITC adder. This presents a potential financial upside but requires careful investigation.
• Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a significant safety and design advantage, eliminating concerns related to pipeline setbacks and explosion risk analysis.

3. Grid Infrastructure & Interconnection

• Nearest Substation & Feeder: 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, proximity to a suitable 3-phase distribution feeder is paramount. The project's viability is entirely dependent on this factor. Requires immediate verification with the utility.
• Transmission Infrastructure: A 138kV transmission line owned by Commonwealth Edison (ComEd) is located 1.5 miles away. This distance makes a direct transmission-level interconnection economically unfeasible for a project of this scale. The project must interconnect at the distribution level.
• Recommended Interconnection: The recommended pathway is a distribution-level interconnection, likely at 12.47kV or 34.5kV, to a local ComEd feeder. The Point of Interconnection (POI) will likely be an overhead line tap or a connection within an existing underground vault serving the office park.
• Cost & Timeline Estimate: Without knowing the POI,