⚡ 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 – Project "Renaissance"
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 IRA incentives, but also flags critical risks associated with grid infrastructure, regulatory approvals, and existing site conditions that must be addressed before committing further capital.

1. Site Access & Topography

Road Access & Equipment Delivery: The site has frontage on Renaissance Drive, a public, multi-lane paved road within a commercial office park. A preliminary review of aerial imagery indicates good quality road infrastructure suitable for standard construction traffic. However, the delivery of oversized and overweight equipment, such as a main power transformer (MPT) and 53-foot battery containers, requires careful logistical planning. The turn radii from main thoroughfares like I-294 or Touhy Avenue onto local roads and into the site’s access point must be confirmed via a route survey. The existing entrance appears to be a standard commercial driveway designed for passenger vehicles and delivery trucks, which may require temporary modification or reinforcement for heavy-haul vehicles.

Terrain & Site Preparation: The property is located in Cook County, IL, an area characterized by exceptionally flat topography. This is a significant advantage, as it will minimize the need for extensive civil work and grading, thereby reducing site preparation costs. The primary buildability concern is not topography, but the existing improvements—a multi-story office building and associated paved parking lots. Development would either require demolition of the existing structure or, more likely, carving out a portion of the underutilized parking area.

Heavy Equipment Access: While the public roads are adequate, on-site maneuverability is a concern. Navigating a crane and heavy-haul trucks through an active parking lot presents logistical challenges and potential conflicts with existing tenants. The load-bearing capacity of the existing asphalt may be insufficient for a large crane, requiring the construction of dedicated crane pads. The final BESS location on the parcel will dictate the feasibility and cost of access.

Easement Concerns: Requires Verification. The provided data does not include information on easements. A preliminary title report is an immediate priority to identify any existing utility easements (power, water, sewer, communications), access easements, or other recorded encumbrances that could restrict the buildable area and dictate the BESS layout.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown and represents a critical risk. A desktop review of FEMA’s Flood Insurance Rate Maps (FIRMs) is required immediately. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development costs will increase substantially due to the need to elevate all equipment above the Base Flood Elevation (BFE). Such a designation could render the project economically unviable.

Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A review of the U.S. Fish and Wildlife Service's National Wetlands Inventory (NWI) mapper should be conducted as a first screen. Any potential wetland features identified would trigger the need for a formal wetlands delineation. The presence of wetlands would necessitate significant setbacks (typically 50-100 feet), reducing the buildable acreage and potentially creating a fatal flaw.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on site, which is a positive finding consistent with a developed commercial property in a suburban environment. A routine check of the USFWS IPaC database is still recommended to document a lack of risk.

Brownfield/Superfund Status: The presence of one Superfund site within a two-mile radius is a moderate risk that must be investigated via a Phase I Environmental Site Assessment (ESA). However, this also presents a significant opportunity. If the subject parcel itself can be classified as a "brownfield site" under IRA guidelines (e.g., due to potential contamination from past uses or proximity to a contaminated site), the project could qualify for the 10% Brownfield ITC adder. The current office use makes this less likely, but a Phase I ESA is necessary to confirm.

Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a significant safety and layout advantage, eliminating risks associated with pipeline-related setbacks and explosion hazards.

3. Grid Infrastructure & Interconnection

Nearest Substation & Feeder: Requires Verification. This is the most critical data gap for the project. The nearest substation, its available capacity, and the proximity of a suitable 3-phase distribution feeder are completely unknown. Without this information, project viability cannot be determined. Given the commercial setting, it is highly probable that a 12.47kV or 34.5kV ComEd distribution feeder runs along Renaissance Drive or an adjacent road, either overhead or underground. Identifying this infrastructure is the highest priority.

Transmission Infrastructure: A 138kV transmission line is located 1.5 miles away. For a ≤5MW project, interconnecting at this voltage is technically and economically infeasible. The cost of a new substation and transmission-level switchyard would be in the tens of millions. This option should be disregarded.

Recommended Interconnection: The only viable path is a distribution-level interconnection to