⚡ 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 O'Hare"

Property: 1480 RENAISSANCE DR, Park Ridge, Cook County, IL (APN: 09221100050000)

Overall Recommendation: MAYBE

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 site benefits from a significant federal tax incentive and is located in a high-load area. However, it faces substantial regulatory and interconnection hurdles that introduce significant uncertainty and risk. The project should only proceed if key feasibility milestones, outlined in the "Recommended Next Steps" section, are successfully met. A "go/no-go" decision is recommended following initial outreach to the local jurisdiction and the interconnecting utility.

1. Site Access & Topography

Road Access & Feasibility: The property has excellent access. It is located at 1480 Renaissance Dr in a well-developed commercial/office park in Park Ridge, IL, immediately south of O'Hare International Airport. Access is provided by paved, public roads capable of handling heavy truck traffic. Proximity to major highways (I-294, I-90) is a logistical advantage for equipment and construction crew mobilization.

Terrain Characteristics: Based on aerial imagery and the general geography of the Chicago metropolitan area, the site is presumed to be flat with minimal grade. This is ideal for BESS development, as it will significantly reduce earthwork and civil engineering costs. No significant topographical challenges are anticipated.

Heavy Equipment Access: Access for heavy equipment, including cranes for setting transformers and battery containers, appears to be straightforward. The existing road network within the office park can accommodate delivery vehicles. A detailed logistics plan and turning-radius analysis will be required, but no major impediments are initially identified.

Easement Concerns: Requires Verification. While road access is public, the parcel is part of an integrated office park. There is a high likelihood of existing utility easements (power, water, sewer, data), cross-access easements for neighboring properties, and other recorded encumbrances. A full title report and ALTA survey are critical early-stage requirements to determine the net buildable area and identify any potential conflicts with the proposed BESS layout.

2. Environmental Constraints

FEMA Flood Zone: Requires Verification. The FEMA flood zone designation is currently unknown. This represents a critical data gap. If the site is located in a Special Flood Hazard Area (e.g., Zone A, AE), development costs could increase substantially due to requirements for elevating all equipment above the Base Flood Elevation (BFE), or the site could be rendered undevelopable. An immediate review of FEMA's Flood Insurance Rate Maps (FIRMs) is required.

Wetlands: Requires Verification. The presence of jurisdictional wetlands is unknown. A desktop review using the National Wetlands Inventory (NWI) is a necessary first step. If potential wetlands are identified, a formal wetland delineation will be required. The presence of wetlands could trigger significant setbacks and reduce the buildable acreage, potentially impacting project viability.

Critical Habitat / Endangered Species: The provided data indicates no critical habitat or protected areas on site. This is a significant positive, reducing the risk of lengthy and complex consultations with the U.S. Fish and Wildlife Service (USFWS). This should be confirmed with a preliminary check of the USFWS IPaC database.

Brownfield/Superfund Status: While a Superfund site exists within two miles, the subject parcel itself is not listed. This is a low risk. However, this presents a potential opportunity. A Phase I Environmental Site Assessment (ESA) should be commissioned to determine if any Recognized Environmental Conditions (RECs) exist from past use that would qualify the site as a "brownfield" under IRA guidelines, making it eligible for a 10% ITC bonus. Given its location in a developed commercial area, this is a possibility.

Pipeline Proximity: The absence of major gas pipelines within a three-mile radius is a notable safety and design advantage, eliminating concerns related to pipeline setbacks and potential operational hazards.

3. Grid Infrastructure & Interconnection

Nearest Substation: Requires Verification. This is the most significant data gap. No substation information was provided. A desktop review using satellite imagery and utility maps is urgently needed to identify the nearest Commonwealth Edison (ComEd) substation. The distance, available capacity, and voltage class of this substation are the primary drivers of interconnection cost and feasibility.

Transmission & Distribution Lines: A 138kV transmission line is located 1.5 miles from the site. For a distribution-scale project (≤5MW), a transmission-level interconnection at this voltage is financially and technically infeasible; costs would likely exceed $5 million. The only viable path is a distribution-level interconnection. Three-phase distribution feeders, likely at 12.47kV or 34.5kV, are expected to be present along the adjacent public roads. Identifying the specific feeder and its available capacity is a top priority.

Recommended Interconnection: A distribution-level tap to a local ComEd feeder is the recommended strategy. The project's viability is entirely dependent on the proximity and capacity of a suitable 3-phase circuit.

Cost & Timeline Estimate: Assuming a suitable feeder is available at the property line, interconnection costs could range from $750,000 to $2,500,000. This range accounts for switchgear, protection equipment, and potential feeder upgrades required by ComEd. If a dedicated feeder run from a distant substation is needed, costs will be significantly higher. The ComEd interconnection process in Illinois is known to be lengthy.