⚡ 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 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 covers key site attributes, constraints, risks, and opportunities to inform a go/no-go decision.

1. Site Access & Topography

Road Access & Feasibility: The site benefits from excellent access. The property is located within a modern office park with direct access from Renaissance Drive, a well-maintained public road. This road connects to major thoroughfares, providing straightforward access to Interstate 294. The existing road network is paved, wide, and appears capable of supporting heavy truck traffic, which is critical for the delivery of large components.

Terrain Characteristics: As is typical for the Chicago metropolitan area, the site is presumed to be flat with minimal grade. This significantly reduces earthwork and civil engineering costs, simplifying foundation design and construction. Requires Verification: A formal topographic survey will be needed to confirm precise elevations and drainage patterns.

Heavy Equipment Access: The primary access routes appear sufficient for the delivery of heavy and oversized equipment, including battery containers (megapacks), medium-voltage transformers, and switchgear. Turning radii within the office park appear adequate for standard tractor-trailers. The final BESS location on the parcel will need to be planned to ensure direct crane access from the roadway or a prepared pad.

Easement Concerns: The parcel is part of a larger, developed office complex. It is highly likely that shared access easements, utility easements, and potentially restrictive covenants are in place. A title report is essential to identify any easements that could restrict the placement of BESS equipment or access routes. The discrepancy in reported acreage (35.02 vs. 2.97 acres) must be resolved, as the 2.97-acre figure from Regrid is more plausible for a single office parcel and suggests the 35.02 acres may refer to the entire office park, reinforcing the likelihood of shared easements.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently unknown. This is a critical data gap. Siting a BESS within a Special Flood Hazard Area (e.g., Zone A, AE) would introduce significant design challenges, requiring elevated foundations and flood-proofing measures that would substantially increase project costs and permitting complexity. A high-priority next step is to review FEMA Flood Insurance Rate Maps (FIRMs).

Wetlands: The presence of jurisdictional wetlands is unknown. While the site appears to be developed land, a desktop review using the National Wetlands Inventory (NWI) is required. Any identified wetlands would necessitate setbacks (typically 50-100 feet, jurisdiction-dependent) and could constrain the buildable area. If NWI screening indicates potential wetlands, a formal field delineation will be necessary.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or immediately adjacent to the site. This significantly de-risks the project from a federal Endangered Species Act perspective. The urban/suburban setting makes the presence of sensitive species unlikely.

Brownfield/Superfund Status: The presence of a superfund/brownfield site within two miles is noted, but it is not on the subject parcel. This poses a low risk of contamination migrating to our site. However, this presents an opportunity: we must investigate the site's history to determine if it could qualify as a "brownfield site" under IRA guidelines (e.g., presence of pollutants, prior industrial use). If it qualifies, the project would be eligible for the 10% Brownfield ITC adder. Given its current use as an office building, this is unlikely but warrants investigation.

Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a significant safety and layout advantage, eliminating the need for specialized setbacks and complex safety consultations with pipeline operators.

3. Grid Infrastructure & Interconnection

Nearest Substation & POI: This is the most significant unknown and a potential fatal flaw. Data on the nearest substation (distance, voltage, capacity) is missing. Identifying a viable Point of Interconnection (POI) is the highest priority. Without a nearby distribution substation with available capacity, this project is not feasible. A desktop analysis using utility maps and satellite imagery is required immediately to locate nearby ComEd infrastructure.

Transmission Infrastructure: A 138kV transmission line is located 1.5 miles from the site. For a ≤5MW project, interconnecting at transmission voltage is economically prohibitive due to the high cost of constructing a new substation and extensive line extension. This option is not considered viable for a distribution-scale asset.

Recommended Interconnection: The only feasible path is an interconnection to a local Commonwealth Edison (ComEd) distribution feeder, likely at 12.47kV or 34.5kV. We must identify the location, capacity, and three-phase nature of the feeders along Renaissance Drive or adjacent roads.

Cost & Timeline Estimate: This is highly speculative without a POI.

• Best Case: A simple feeder tap with sufficient capacity nearby could cost $500k - $1.5M.
• Worst Case: Requiring significant feeder upgrades or a dedicated line from a distant substation could push costs to $3M+.

Feeder Configuration: We must verify if the local distribution lines are overhead or underground. Underground lines, common in modern office parks, would increase the cost and complexity of the interconnection tap.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ): The City of Park Ridge is the AHJ for all zoning and building permits.

Zoning Compatibility: The current zoning is "O" (Office) / Commercial. BESS is an industrial/utility use and is not a permitted use by-right in a commercial office zone. This represents a major regulatory hurdle.

Permitting Pathway: The project will, at a minimum, require a Conditional Use Permit (CUP) or Special Use Permit (SUP). This process involves public hearings, discretionary review by the planning commission and/or city council, and significant potential for public opposition (NIMBYism), especially in a visible office park. A more challenging scenario could involve a full rezoning of the parcel, which is a longer and more uncertain process.

Setback Requirements: Specific BESS setbacks are likely not defined in the Park Ridge municipal code. We would be subject to the standard setbacks for the "O" zone, plus any