⚡ 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)

FINAL RECOMMENDATION: MAYBE

This report provides a comprehensive due diligence analysis for the subject property as a potential site for a distribution-scale (≤5MW) Battery Energy Storage System (BESS). The site presents a compelling financial case due to significant IRA incentives but faces substantial regulatory and grid interconnection hurdles. The project viability is contingent on successfully navigating a challenging permitting process and confirming grid capacity. Proceeding with the recommended next steps is advised to de-risk these key variables before committing significant capital.

1. Site Access & Topography

The site exhibits excellent physical access, a significant advantage for construction and operations. Located within a well-developed commercial office park, the property is served by Renaissance Drive, a public, paved road with direct connections to major arterials like East Touhy Avenue and Interstate 294. This existing infrastructure is well-suited for the delivery of heavy equipment, including tractor-trailers carrying battery containers, switchgear, and pad-mount transformers.

Based on aerial imagery and regional geographic data, the topography is presumed to be flat, which is characteristic of the Chicagoland area. This will minimize the need for extensive civil work and grading, reducing site preparation costs. The 2.97-acre parcel size (per Regrid data, which conflicts with a 35.02-acre figure in other data sources; this must be verified) appears sufficient for a 5MW/20MWh BESS layout, including necessary access roads, equipment pads, and fire safety setbacks.

A key concern is the potential for restrictive easements. As part of a larger planned development, the parcel is likely subject to utility, access, or drainage easements that could encumber the buildable area. A full ALTA survey and title report are critical early-stage requirements to confirm the unencumbered buildable envelope.

2. Environmental Constraints

The environmental profile of the site presents both opportunities and risks that require immediate investigation.

• Flood & Wetlands: FEMA Flood Zone and wetlands status are currently Unknown. This represents a critical data gap. A desktop screening using FEMA and National Wetlands Inventory (NWI) maps is the immediate next step. Any positive findings would trigger the need for a formal wetlands delineation and could significantly reduce the buildable area or require costly mitigation.
• Brownfield/Superfund Status: The data indicates one Superfund site within a two-mile radius, but not on the subject parcel itself. This proximity necessitates a Phase I Environmental Site Assessment (ESA) to rule out any potential contamination migration. However, this also presents a major opportunity. If the Phase I ESA determines the site qualifies as a "brownfield" under IRA guidelines (e.g., due to prior commercial/industrial use), the project would be eligible for a 10% ITC adder. This potential upside justifies the cost of the ESA.
• Critical Habitat & Pipelines: The site is favorably de-risked in other areas. There is no designated critical habitat for endangered species or protected areas on or near the parcel. Furthermore, the absence of major gas pipelines within a three-mile radius eliminates significant safety setback concerns and complex co-location reviews.

3. Grid Infrastructure & Interconnection

Grid access is a primary challenge for this site. While a 138kV Commonwealth Edison (ComEd) transmission line is located 1.5 miles away, a transmission-level interconnection for a ≤5MW project would be prohibitively expensive. Therefore, the only viable path is a distribution-level interconnection.

• Substation & Feeder: The nearest substation is not identified in the provided data but is likely the ComEd Park Ridge Substation,