⚡ 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 1480 Renaissance Dr, Park Ridge, IL (APN: 09221100050000)

1. Site Access & Topography

The subject property, located at 1480 Renaissance Drive in a developed office park in Park Ridge, IL, benefits from excellent existing infrastructure. Access is provided via public, paved roads which appear to be well-maintained and of sufficient width to accommodate heavy construction traffic. A preliminary review of aerial and street-level imagery indicates that the local road network, including Renaissance Drive, can likely support the delivery of large, heavy equipment such as 53-foot battery containers, medium-voltage transformers, and cranes. However, a formal route survey is required to confirm turning radii, vertical clearances, and any local bridge weight limitations between the nearest interstate (I-294) and the site.

The topography in this region of Cook County is characteristically flat, and the site itself appears to be graded and level, consistent with its current use as part of a commercial office development. This is a significant advantage, as it will minimize civil engineering costs associated with grading and site preparation. The primary concern regarding access is not the physical road network but potential legal encumbrances. As a parcel within a larger commercial development, there are likely existing access easements, utility easements, and potentially restrictive covenants that could dictate where equipment can be placed or how access is managed. A preliminary title report is an immediate priority to identify any such constraints that could impact the BESS layout and construction access.

2. Environmental Constraints

The environmental profile of this site presents both significant data gaps and potential opportunities. The FEMA Flood Zone and Wetlands statuses are both listed as "Unknown," which represent critical, potentially fatal flaws.

• Flood Zone: Immediate verification using FEMA's Flood Insurance Rate Maps (FIRMs) is required. If the site is located within a 100-year floodplain (e.g., Zone AE), development costs will increase substantially due to the need to elevate all critical equipment above the Base Flood Elevation, and permitting may become more complex. A location in a floodway would likely render the site undevelopable.
• Wetlands: A desktop screening using the National Wetlands Inventory (NWI) is the first step. If potential wetlands are identified on or near the parcel, a formal wetland delineation will be necessary. Any jurisdictional wetlands would trigger significant setbacks (typically 50-100 feet or more), which could severely constrain the buildable area on the 2.97-acre parcel.
• Brownfield/Superfund: The presence of a Superfund site within two miles is noted, but the key question is whether the subject parcel itself qualifies as a "brownfield" under IRA guidelines. This requires investigation into the historical use of the property. If it can be documented as a brownfield (e.g., through a Phase I ESA identifying recognized environmental conditions), the project would be eligible for the 10% ITC brownfield adder, a major financial benefit. This is a significant opportunity that warrants further investigation.
• Other Factors: The site is clear of critical habitats, protected areas, and nearby pipelines, which are all positive findings that de-risk the project from these specific environmental perspectives. The site is not in the Chesapeake Bay Critical Area.

3. Grid Infrastructure & Interconnection

Grid access is the single largest unknown and highest risk for this site. The provided data on the nearest substation and distribution feeder is completely absent. While a 138kV transmission line owned by Commonwealth Edison (ComEd) is located 1.5 miles away, interconnecting a ≤5MW BESS at transmission level over this distance would be prohibitively expensive (likely >$5M) and complex. Therefore, a distribution-level interconnection is the only viable path.

The recommended interconnection voltage would be at ComEd's local distribution level, likely 12.47kV or 34.5kV. The immediate priority is to identify the nearest 3-phase distribution feeder with sufficient available capacity. A desktop review of satellite imagery suggests robust electrical infrastructure in the area serving the dense commercial load, but the exact feeder route and substation source are unknown. Interconnection costs are impossible to estimate accurately without this information but can be broadly framed: a tap on an adjacent feeder could be in the $750k - $1.5M range, while a new feeder exit from a substation 0.5 miles away could exceed $2M.

The interconnecting utility, ComEd, is within the PJM RTO. The PJM interconnection queue is notoriously backlogged, and timelines from application to commercial operation can frequently exceed 36 months. This schedule risk must be factored into all project modeling. The first step is to submit a pre-application to ComEd to get basic information on the local system, which will inform a more detailed feasibility study and subsequent formal interconnection request.

4. Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) is the City of Park Ridge. The property is zoned "O" (Office), which is unlikely to