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

This report provides a comprehensive due diligence analysis for a potential Battery Energy Storage System (BESS) project at 1480 Renaissance Drive in Park Ridge, Cook County, Illinois. The analysis covers key development pillars including site access, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives under the Inflation Reduction Act (IRA). A final suitability score and actionable next steps are provided.

1. Site Access & Topography

• Road Access & Feasibility: The site benefits from excellent public road access. Located in a modern office park just off Interstate 294 and East Higgins Road, the property is served by Renaissance Drive, a well-maintained, multi-lane road. This existing infrastructure appears suitable for standard construction traffic and oversized/overweight deliveries.
• Terrain Characteristics: As is typical for the Chicagoland area, the site is expected to be exceptionally flat with minimal grade. This significantly reduces earthwork and civil engineering costs, simplifying the construction of concrete pads for battery containers, transformers, and switchgear. Requires Verification: A formal topographic survey is needed to confirm site grades and drainage patterns.
• Heavy Equipment Access: The road network leading to the site appears capable of handling heavy equipment deliveries, including semi-trucks carrying 40-foot battery containers, large step-up transformers, and cranes. Turning radii within the office park appear adequate. A route survey should be conducted prior to financial close to confirm bridge weight limits and clearance.
• Easement Concerns: The parcel is part of a larger, developed office complex. There is a high likelihood of existing utility easements (power, water, sewer, communications) and potentially access or parking easements benefiting adjacent properties. A title report and ALTA survey are critical to identify any easements that could encumber the buildable area and dictate site layout. There is also a notable discrepancy in the provided acreage (35.02 acres vs. 2.97 acres from Regrid). This must be clarified immediately via a survey.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is a critical data gap. Any designation within a 100-year floodplain (e.g., Zone AE) would introduce significant design challenges and costs, requiring all equipment to be elevated above the Base Flood Elevation, or could render the site undevelopable. A review of FEMA's Flood Insurance Rate Maps (FIRMs) is an immediate priority.
• Wetlands: The presence of wetlands is Unknown. A desktop review using the National Wetlands Inventory (NWI) is required. If potential wetlands are identified, a formal wetland delineation will be necessary. The presence of jurisdictional wetlands would trigger significant setbacks (typically 50-100 feet) and constrain the usable acreage.
• Critical Habitat / Endangered Species: The data indicates no critical habitats or protected areas on or immediately adjacent to the site, which is a significant positive. This is expected given the developed, suburban nature of the location. A check of the USFWS IPaC database is still recommended for formal documentation.
• Brownfield/Superfund Status: The presence of a superfund site within two miles is noted. This does not automatically qualify the subject parcel as a brownfield but warrants investigation. A Phase I Environmental Site Assessment (ESA) is essential to determine the site's history and environmental condition. If the site itself can be classified as a brownfield (e.g., through previous commercial/industrial use with potential contamination), it could qualify for the 10% IRA brownfield tax credit adder. This presents both a potential risk (remediation costs) and a significant financial opportunity.
• Pipeline Proximity: No major gas pipelines are identified within a three-mile radius. This is a major safety and permitting advantage, eliminating concerns regarding pipeline setbacks and explosion risk assessments.

3. Grid Infrastructure & Interconnection

• Nearest Substation: This information is missing and represents the most significant project unknown. Satellite imagery suggests a potential target: the ComEd Park Ridge Substation, located approximately 1.5-2.0 miles east of the site. Requires Verification: The voltage class, available capacity, and specific feeder routes from this or any other nearby substation must be confirmed with the utility, Commonwealth Edison (ComEd).
• Transmission Line Proximity: A 138kV ComEd transmission line is located 1.5 miles from the site. While technically a possible Point of Interconnection (POI), tapping a transmission line is extremely expensive (likely >$5 million) and complex, making it economically unviable for a distribution-scale (≤5MW) project.
• Recommended Interconnection Voltage: The project should target a distribution-level interconnection, likely at 12.47kV or 34.