⚡ 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" (1480 RENAISSANCE DR, Park Ridge, IL 60068)

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 in Park Ridge, Cook County, Illinois. The analysis identifies significant regulatory hurdles and critical information gaps, balanced against a valuable federal tax incentive. A final recommendation is provided based on the findings.

1. Site Access & Topography

Road Access & Feasibility: The property benefits from excellent road access. It is located in a developed commercial office park just off I-294 (Tri-State Tollway), a major logistics corridor. Renaissance Drive is a paved, public road designed to handle commercial traffic, including delivery trucks. This existing high-quality infrastructure suggests that delivery of heavy BESS equipment, such as battery containers, inverters, and medium-voltage transformers via flatbed truck, is highly feasible from a logistical standpoint.

Terrain Characteristics: As is typical for Cook County, the site's topography is expected to be flat to gently sloping. This is ideal for BESS development, as it will minimize the need for extensive civil work and grading, thereby reducing site preparation costs and timelines. A formal topographic survey is still required but major issues are not anticipated.

Heavy Equipment Access: Direct access for cranes and delivery vehicles from Renaissance Drive onto the parcel appears straightforward. However, the internal circulation of the office park may present challenges, such as tight turning radii or aesthetic landscape features (medians, mature trees) that could impede movement. Verification of the internal road network's suitability for oversized loads is required.

Easement Concerns: A significant concern for a parcel within an established office park is the high likelihood of pre-existing easements. These may include access easements for adjacent properties, utility easements (for power, water, sewer, and communications), and drainage easements. Furthermore, the property may be subject to Covenants, Conditions, and Restrictions (CC&Rs) that could explicitly prohibit industrial-type uses like a BESS. A title report is an immediate necessity to identify these potential encumbrances, which could severely constrain the usable area or prohibit the project entirely.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), all equipment pads and control enclosures would need to be elevated above the Base Flood Elevation (BFE). This would add substantial cost and complexity to the project's civil engineering and foundation design.

Wetlands: The presence of jurisdictional wetlands is Unknown. A desktop review of the National Wetlands Inventory (NWI) is a necessary first step. If potential wetlands are indicated, a formal wetlands delineation would be required. The presence of wetlands would trigger significant state (Illinois EPA) and federal (USACE) permitting requirements and necessitate setbacks that would reduce the buildable acreage.

Critical Habitat / Endangered Species: The data indicates no critical habitat or protected areas on or immediately adjacent to the site. Given its location in a long-developed commercial area, the risk of encountering endangered species is considered very low, which is a positive attribute.

Brownfield/Superfund Status: The subject parcel itself is not identified as a brownfield. While there is a listed site within two miles, this does not qualify the project for the 10% IRA brownfield tax credit adder, which typically requires the project to be located *on* the brownfield site itself. The proximity could instead be a risk, warranting a Phase I Environmental Site Assessment (ESA) to ensure no contamination has migrated to our target parcel.

Pipeline Proximity: The absence of major gas transmission pipelines within a three-mile radius is a significant safety and design advantage, eliminating the need for specialized setbacks and safety protocols associated with such infrastructure.

3. Grid Infrastructure & Interconnection

Nearest Substation & Feeder: This is the most significant unknown and a primary project risk. Data on the nearest substation (distance, name, capacity) is missing. The interconnecting utility is Commonwealth Edison (ComEd). For a ≤5MW project, the Point of Interconnection (POI) must be on a local distribution feeder, likely operating at 12.47kV or 34.5kV. Identifying the nearest 3-phase feeder with sufficient thermal and voltage capacity is the highest priority diligence item. The office park is certainly served by a 3-phase line, but its capacity is unknown.