⚡ 1480 RENAISSANCE DR

MEMORANDUM

TO: Sunland America Corp. Investment 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)

This report provides a comprehensive due diligence analysis for the property located at 1480 Renaissance Dr, Park Ridge, Cook County, Illinois (APN: 09221100050000). The analysis evaluates the site's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS) project based on key development criteria.

1. Site Access & Topography

The subject property exhibits excellent physical access, a significant advantage for construction and operations. Located in a well-developed commercial office park immediately adjacent to Interstate 294, the site is served by Renaissance Drive, a wide, paved public road capable of handling heavy vehicle traffic. This prime location ensures straightforward logistics for the delivery of oversized and overweight equipment, such as battery containers, pad-mount transformers, and switchgear. A preliminary review via satellite imagery suggests the terrain is flat, which is characteristic of the region. This will minimize the need for extensive civil work and grading, reducing site preparation costs.

However, two key concerns require further investigation. First, while road access to the parcel is public, the property is part of an integrated office park development. A full ALTA survey and title report are required to identify any potential access easements, utility right-of-ways, or restrictive covenants that could encumber the buildable area or dictate specific access routes. Second, a physical site visit is necessary to confirm vertical clearances and turning radii for large delivery vehicles, ensuring no unforeseen obstructions exist (e.g., low-hanging utility lines, tight corners, or road weight limits).

2. Environmental Constraints

The site appears to be relatively unencumbered by major environmental constraints, though verification is critical. Initial desktop analysis indicates the following:

• FEMA Flood Zone: Requires Verification. A preliminary check of the FEMA Flood Map Service Center suggests the parcel is located in Zone X, an area of minimal flood hazard. This is highly favorable as it avoids the need for costly mitigation measures like elevating equipment or constructing flood barriers. A formal flood zone determination should be ordered to confirm this status.
• Wetlands: Requires Verification. A review of the U.S. Fish and Wildlife Service's National Wetlands Inventory does not show any mapped wetlands directly on the 2.97-acre parcel. However, given the proximity to the Des Plaines River corridor, a formal wetlands delineation by a qualified consultant is a mandatory next step to ensure no jurisdictional features are present that would trigger setbacks and reduce the buildable area.
• Critical Habitat / Endangered Species: The provided data indicates no critical habitat or protected areas on site. This lowers the risk of project delays or costly mitigation related to the Endangered Species Act. A desktop biological assessment should still be performed to confirm.
• Brownfield/Superfund Status: The property itself is not identified as a brownfield, meaning it does not qualify for the 10% IRA brownfield tax credit adder. The presence of a superfund site within two miles poses a low-to-moderate risk of potential soil or groundwater contamination. A Phase I Environmental Site Assessment (ESA) is a critical and non-negotiable diligence item to establish a baseline and protect against environmental liability.
• Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a significant safety and design advantage, eliminating concerns related to pipeline operator-mandated setbacks and explosion risk analysis.

3. Grid Infrastructure & Interconnection

Grid access presents the most significant uncertainty and risk for this project. The provided data lacks critical information on the local distribution system. The nearest transmission line, a 138kV Commonwealth Edison (ComEd) line 1.5 miles away, is not a financially or technically viable Point of Interconnection (POI) for a ≤5MW project. Therefore, this project is entirely dependent on a distribution-level interconnection.

Satellite imagery shows three-phase overhead distribution lines running along Renaissance Drive, which is a positive indicator. The interconnecting utility is confirmed as ComEd. The likely interconnection voltage would be at ComEd's standard distribution levels, such as 12.47kV or 34.5kV. The primary unknown is the available capacity on these feeders. The surrounding area is a dense commercial zone, suggesting the circuits may be heavily loaded.

Key Actions Needed: An immediate pre-application must be filed with ComEd to determine the nearest viable POI, available feeder capacity, and the location of the nearest substation. Without this information, project viability cannot be confirmed. Interconnection costs are highly speculative but could range from $750,000 for a simple tap to over $2,500,000 if feeder upgrades or work at the substation is required. ComEd's interconnection queue can be lengthy, with study timelines often exceeding 12-18