⚡ 1480 RENAISSANCE DR

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)

Overall Recommendation: MAYBE

This report provides a comprehensive initial diligence analysis for the subject property as a potential site for a distribution-scale (≤5MW) Battery Energy Storage System (BESS). The site presents a significant financial advantage through its qualification as an IRA Energy Community but is burdened by critical unknowns regarding grid interconnection, environmental constraints, and regulatory viability. The current recommendation is MAYBE, contingent on positive outcomes from the immediate next steps outlined below. Proceeding without clarifying these fundamental data gaps would represent an unacceptable level of development risk.

1. Site Access & Topography

• Road Access & Equipment Delivery: The property is located in a suburban office park environment with access via Renaissance Drive, a public road. Initial mapping analysis indicates the road network is well-maintained, paved, and likely built to commercial standards. This is highly favorable for the delivery of heavy equipment, including tractor-trailers carrying battery containers, switchgear, and pad-mount transformers.
• Terrain Characteristics: As is typical for the Chicagoland area, the topography is expected to be very flat with minimal grade. This significantly reduces earthwork and civil engineering costs, as extensive grading will likely not be required. A formal topographic survey is still necessary to confirm precise elevations for drainage and foundation design.
• Heavy Equipment Access: Direct site access appears feasible from the existing road network. However, the specific layout of the existing office building, parking lots, and landscaping on the parcel must be evaluated to determine the precise route for construction traffic and the final laydown area. The parcel size discrepancy (35 acres vs. 2.97 acres in different data sources) is a major concern that impacts this assessment. Assuming the 2.97-acre size is correct, careful logistical planning will be required.
• Easement Concerns: Requires Verification. As a developed commercial parcel, existing utility, access, and drainage easements are almost certain to be present. A title report is a critical next step to identify any easements that could encumber the desired BESS footprint and access routes.

2. Environmental Constraints

• FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is unknown and represents a potential fatal flaw. Siting critical infrastructure within a high-risk flood zone (e.g., Zone A, AE) would dramatically increase insurance costs, require elevated foundations, and may be prohibited by the AHJ. This must be verified immediately via the FEMA Map Service Center.
• Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop screening using the National Wetlands Inventory (NWI) is the first step, followed by a formal wetland delineation if the screening indicates potential presence. Any identified wetlands would trigger significant setbacks (typically 50-100 feet in Illinois) and could severely constrain the buildable area.
• Critical Habitat / Endangered Species: The initial screening shows no critical habitats or protected areas on or immediately adjacent to the site. This is a positive finding that reduces the risk of lengthy and costly consultations with the U.S. Fish and Wildlife Service (USFWS).
• Brownfield/Superfund Status: The property is not listed as a brownfield, but a superfund site is noted within a 2-mile radius. This presents a moderate risk of potential soil or groundwater contamination migrating onto the subject property. A Phase I Environmental Site Assessment (ESA) is mandatory to assess this risk. Conversely, if the site itself could be classified as a brownfield (e.g., due to historical contamination), it would unlock a 10% ITC adder under the IRA, turning a potential liability into a financial advantage. This duality requires careful investigation.
• Pipeline Proximity: No major gas or hazardous liquid pipelines are identified within a 3-mile radius. This is a significant safety and siting advantage, eliminating concerns related to pipeline-specific setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

• Nearest Substation: CRITICAL DATA GAP. The location, name, voltage, and available capacity of the nearest Commonwealth Edison (ComEd) distribution substation are unknown. This is the single most critical unknown for the project's viability. Without a nearby substation with available capacity, interconnection costs will be prohibitive. Identifying this infrastructure is the highest priority.
• Transmission Line Proximity: A 138kV ComEd transmission line is located 1.5 miles from the site. For a ≤5MW project, interconnecting at transmission voltage is not economically feasible. The cost of a 1.5-mile 138kV line extension and a dedicated substation would be in the many millions of dollars, rendering the project unprofitable. This option should be considered a non-starter.
• Recommended Interconnection Voltage: The project must target an interconnection to a local ComEd 3-phase distribution feeder, likely at 12.47kV or 34.5kV. The primary diligence effort must be to locate the nearest feeder with sufficient capacity.
• Interconnection Cost & Timeline: It is impossible to estimate costs without a defined Point of Interconnection (POI). A best-case scenario (a direct tap to an adjacent overhead feeder) might be in the $250k - $750k range. A worst-case distribution scenario (requiring a feeder extension of ~1 mile) could exceed $1.5M - $2.5M. The ComEd interconnection process falls under the PJM Interconnection queue, which is known for being backlogged, with study timelines often extending 18-24+ months.
• Feeder Configuration: Requires Verification. The target is a 3-phase overhead or underground line. A desktop "feeder crawl" using GIS tools and aerial imagery is needed to identify potential POIs running along nearby roads.

4. Regulatory & Zoning Analysis

• Authority Having Jurisdiction (AHJ): The City of Park Ridge is the AHJ for zoning, permitting, and building code enforcement.
• Zoning Compatibility: The parcel is zoned "O" - Office District. BESS is not a listed use in this district and is fundamentally incompatible with the intent of an office zone. This presents a significant permitting hurdle. The "Land Use: Battery Energy Storage" data point is likely aspirational or from a database error and should not be relied upon.
• Permitting Pathway: A by-right pathway is not possible. The project will require, at a minimum, a Special Use Permit (SUP) or Conditional Use Permit (CUP). This is a discretionary process that involves public hearings, planning commission review, and