⚡ 1480 RENAISSANCE DR

MEMORANDUM

TO: Sunland America Corp. Development Team

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for 1480 Renaissance Dr, Park Ridge, IL (APN: 09221100050000)

This report provides a comprehensive due diligence analysis for the potential development of a distribution-scale (≤5MW) Battery Energy Storage System (BESS) at the subject property. The analysis identifies key site characteristics, opportunities, and critical risks. The site's primary advantage is its qualification as an Energy Community, providing a significant 10% ITC adder. However, this is offset by substantial uncertainty regarding grid interconnection feasibility and a challenging regulatory pathway due to the property's current office zoning.

1. Site Access & Topography

• Road Access & Equipment Delivery: The site is located at 1480 Renaissance Drive in a developed commercial/office park in Park Ridge, IL. The property has direct frontage on a paved, public road. Based on aerial imagery review, access appears excellent and is designed to accommodate commercial traffic, including large trucks. Delivery of heavy equipment such as battery containers, inverters, and medium-voltage transformers is anticipated to be straightforward, with no obvious overhead obstructions or tight turning radii.
• Terrain Characteristics: The topography in Cook County is generally flat with minimal grade change. The subject parcel appears to be graded and level, consistent with its current development as a commercial office site. This is highly favorable as it will minimize civil engineering and site preparation costs. No significant earthwork is expected to be required to establish level pads for BESS equipment.
• Heavy Equipment Access: The existing road infrastructure is more than sufficient to support the weight and size of a crane for setting transformers and battery enclosures. The on-site layout appears to provide adequate space for staging and construction activities without significant disruption to adjacent properties.
• Easement Concerns: As an existing commercial parcel, standard utility and access easements are presumed to be in place. However, a formal title report is required to confirm the location and extent of any easements (e.g., drainage, utility, ingress/egress) that could encumber the property and reduce the net buildable area. Verification of easements via a Title Report is a critical next step. There is a notable discrepancy between the listed 35.02 acres and the Regrid parcel data of 2.97 acres; this analysis assumes the 2.97-acre figure is more accurate for this specific parcel.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is listed as "Unknown." This is a critical data gap. Any designation other than "Zone X" (minimal flood risk) could introduce significant design complexity and cost, potentially requiring all equipment to be elevated above the Base Flood Elevation (BFE). A formal flood zone determination is required immediately.
• Wetlands Presence: Wetlands status is also "Unknown." While the site appears developed, a review of the National Wetlands Inventory (NWI) is necessary. If potential wetlands are identified, a formal wetland delineation would be required, and any jurisdictional wetlands would trigger significant state and federal setbacks, reducing the buildable footprint.
• Critical Habitat / Endangered Species: The data indicates no critical habitats or protected areas on or immediately adjacent to the site. This is a positive finding that significantly reduces the risk of project delays or mitigation requirements related to the Endangered Species Act. A desktop screening should still be performed to confirm.
• Brownfield/Superfund Status: There is one Superfund/brownfield site located within a two-mile radius. This presents both a minor risk and a potential opportunity. The risk is potential soil or groundwater contamination migrating to the subject property, which must be assessed via a Phase I Environmental Site Assessment (ESA). The opportunity is the 10% IRA brownfield tax credit adder; however, this typically requires the project site itself to be a designated brownfield, not merely near one. The Phase I ESA should investigate if historical uses of this specific parcel could qualify it as a brownfield.
• Pipeline Proximity: No major gas transmission pipelines are identified within a three-mile radius, which is a significant safety and layout advantage. This eliminates concerns related to pipeline operator-mandated setbacks and reduces the scope of safety planning.

3. Grid Infrastructure & Interconnection

• Nearest Substation & Capacity: This is the most significant data gap and a critical project risk. Data on the nearest distribution substation (distance, voltage, available capacity) is unavailable. Identifying the local Commonwealth Edison (ComEd) substation and its feeder circuits is the highest priority diligence item. Without a viable Point of Interconnection (POI), the project is not feasible.
• Transmission Line Proximity: A 138kV transmission line is located 1.5 miles from the site. For a distribution-scale (≤5MW) project, interconnecting at transmission voltage is financially and technically infeasible due to the high cost of a dedicated substation and complex protection schemes. This transmission line should be considered unavailable for this project's scope.
• Recommended Interconnection Voltage: The project must interconnect to the local ComEd distribution system. The likely voltage will be 12.47kV or 34.5kV. A desktop review of the area suggests 3-phase distribution lines are present along Renaissance Drive or nearby thoroughfares.
• Estimated Cost & Timeline: Interconnection costs are highly speculative without a defined POI. A best-case scenario (tapping an adjacent feeder with ample capacity) might be in the $500k - $1M range