⚡ 1480 RENAISSANCE DR

MEMORANDUM

TO: Sunland America Corp. Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for "Project O'Hare"

PROPERTY: 1480 RENAISSANCE DR, Park Ridge, Cook County, IL (APN: 09221100050000)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) at the subject property. The analysis identifies significant opportunities, primarily related to financial incentives and physical site characteristics, but also flags critical risks in grid interconnection and local permitting that must be addressed before committing significant development capital.

1. Site Access & Topography

Road Access: The site benefits from excellent public road access. Located in a well-developed commercial office park just off Interstate 294, the property is served by paved, public roads (Renaissance Dr.) designed to handle commercial traffic. This existing high-quality infrastructure is a significant advantage, minimizing the need for costly road upgrades.

Terrain & Equipment Delivery: The topography in Park Ridge, and Cook County generally, is exceptionally flat. This is ideal for BESS development, as it will dramatically reduce earthwork and civil engineering costs associated with grading. Access for heavy equipment, including mobile cranes for setting transformers and battery containers, appears straightforward. The wide roads and established commercial setting suggest that delivery logistics for multi-ton components will be feasible. However, a detailed logistics plan must verify turning radii into the specific parcel and check for any overhead utility line conflicts along the final approach.

Easement Concerns: A significant discrepancy exists between the listed "Total Acres" (35.02) and the "Parcel Acres (Regrid)" (2.97). It is likely the 2.97-acre figure represents the target parcel, while the larger number refers to the entire office park. This must be verified immediately. As a developed commercial parcel, it is highly probable that existing utility, access, or drainage easements encumber the property. A full ALTA survey and title report are required to identify these encumbrances, as they could materially constrain the final site layout and buildable area.

2. Environmental Constraints

Flood & Wetlands: The FEMA Flood Zone and Wetlands status are currently marked as "Unknown." These represent critical-path environmental risks. A desktop review of FEMA Flood Insurance Rate Maps (FIRMs) and the National Wetlands Inventory (NWI) is an immediate next step. If the site is located within a 100-year floodplain (e.g., Zone AE), all equipment pads and control houses would need to be elevated above the Base Flood Elevation, adding substantial cost. The presence of jurisdictional wetlands would trigger significant setbacks (typically 50-100 feet) and reduce the buildable envelope, potentially making the project infeasible on a smaller ~3-acre parcel.

Contamination & Brownfields: The property is not a listed brownfield, but one Superfund site is noted within a two-mile radius, indicating a history of industrial activity in the region. While this proximity does not qualify the site for the 10% IRA brownfield tax credit adder, it does warrant a Phase I Environmental Site Assessment (ESA) to ensure no unrecognized environmental conditions exist on the property itself. The risk of on-site contamination is considered low given its current use as an office building.

Other Constraints: The site is clear of critical habitats, protected areas, and pipelines, which is a significant de-risking factor. The absence of nearby pipelines eliminates safety setback requirements and complex crossing agreements.

3. Grid Infrastructure & Interconnection

Interconnection Point: This is the most significant unknown and highest-risk aspect of the project. Data on the nearest distribution substation and feeder is absent. The nearest identified infrastructure is a 138kV transmission line 1.5 miles away. Interconnecting at transmission voltage for a ≤5MW project would be economically unviable due to the high cost of a dedicated substation.

Likely Path & Costs: The only feasible interconnection path is to a local Commonwealth Edison (ComEd) distribution feeder, likely operating at 12.47kV or 34.5kV. Given the commercial density, it is almost certain a suitable three-phase feeder is nearby, but its exact location, capacity, and configuration (overhead vs. underground) are unknown.

• Best Case: An adjacent overhead feeder with available capacity. Interconnection cost estimate: $750,000 - $1.5M.
• Worst Case: Feeder requires significant upgrades, a new feeder exit from the substation, or is underground. Interconnection cost estimate: $2.5M+.