⚡ 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)

1. Site Access & Topography

The subject property is located within a well-developed commercial office park in Park Ridge, IL. Road access is a significant strength for this site. The property fronts Renaissance Drive, a paved, public road, which connects to major thoroughfares and is in close proximity to Interstate 294. This provides excellent logistical access for both construction and long-term operations and maintenance.

Based on aerial imagery and the general geography of Cook County, the site's topography is presumed to be flat with minimal grade, which is ideal for BESS development as it significantly reduces civil engineering and site preparation costs. The existing infrastructure of the office park suggests that roads are designed to handle heavy vehicles, such as delivery trucks. However, delivery of oversized and overweight equipment, including multi-ton transformers and prefabricated battery enclosures, requires specific verification. A route survey should be conducted to confirm bridge weight limits, turning radii, and the absence of low-hanging overhead lines on the final approach to the site. Given the commercial setting, access for heavy equipment is anticipated to be feasible but must be confirmed.

A critical point for diligence is the potential for existing easements. An ALTA survey is required to identify any utility, access, or drainage easements that may encumber the developable area of the parcel. The provided data shows a significant discrepancy in parcel size (35.02 acres vs. 2.97 acres from Regrid). The 2.97-acre figure is more realistic for this location and for a distribution-scale project. This must be clarified immediately via a title report and survey, as it directly impacts the available buildable area.

2. Environmental Constraints

The environmental profile of this site presents several moderate-to-high risks that require immediate investigation. The FEMA Flood Zone and Wetlands status are both listed as "Unknown," which represent potential fatal flaws.

• Flood Zone: A FEMA Flood Insurance Rate Map (FIRM) panel must be reviewed immediately. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development costs could increase substantially due to requirements for elevating equipment above the Base Flood Elevation, or the site could be rendered undevelopable if located within a floodway.
• Wetlands: A desktop review of the U.S. Fish and Wildlife Service's National Wetlands Inventory (NWI) is the first step. If potential wetlands are indicated on or near the property, a formal wetlands delineation by a certified consultant will be necessary to determine their boundaries and any required setbacks, which could severely constrain the site layout.
• Brownfield/Superfund Status: The data indicates a superfund/brownfield site is located within two miles of the property. While not on the parcel itself, this proximity necessitates a Phase I Environmental Site Assessment (ESA) to evaluate the risk of potential contaminant migration and to establish a baseline environmental condition. The subject property is not listed as a brownfield, so it does not currently qualify for the 10% IRA brownfield tax credit adder. Proving it meets the definition would be a difficult and lengthy process for a developed office property.
• Habitats & Pipelines: The site shows low risk in other areas. No critical habitats or protected areas are identified, and no major gas pipelines are in the immediate vicinity, which simplifies safety and setback considerations.

3. Grid Infrastructure & Interconnection

Grid access is the most significant unknown and the highest-risk aspect of this project. The viability of this site is entirely dependent on the availability of a suitable distribution-level interconnection point.

• Substation & Feeder: Data is completely missing for the nearest substation and distribution feeder. This is a critical information gap. A desktop utility analysis is the highest priority action item to identify the nearest Commonwealth Edison (ComEd) substation and, more importantly, the routing and capacity of the local 3-phase distribution feeder. The site's location in a dense commercial area suggests a feeder is likely nearby, but its voltage (likely 12.47kV), available capacity, and configuration (overhead vs. underground) are unknown.
• Transmission: A 138kV transmission line is located 1.5 miles away. This is not a viable interconnection point for a distribution-scale (≤5MW) project. The cost to build a 1.5-