⚡ 1480 RENAISSANCE DR

TO: Development Committee

FROM: Senior BESS Site Evaluation Analyst

DATE: October 26, 2023

SUBJECT: Comprehensive Site Diligence Analysis for APN 09221100050000 (Renaissance Dr)

This report provides a comprehensive due diligence analysis for a potential distribution-scale Battery Energy Storage System (BESS) project at 1480 Renaissance Dr, Park Ridge, Cook County, Illinois. The analysis identifies key site characteristics, risks, and opportunities to inform a go/no-go decision.

1. Site Access & Topography

Road Access & Equipment Delivery: The site benefits from public road access via Renaissance Drive. Based on aerial imagery, this appears to be a well-maintained, paved road within a commercial office park, likely designed to accommodate large delivery trucks. This is a significant advantage for the delivery of heavy equipment such as battery containers, inverters, and the main power transformer.

Terrain & Buildability: The topography in Park Ridge, and Cook County in general, is characteristically flat. This is highly favorable for BESS development, as it will minimize the need for extensive civil work and grading, thereby reducing site preparation costs. The primary buildability concern is a significant discrepancy in the provided data: one source lists 35.02 acres while another lists 2.97 acres for the specified APN. Assuming the 2.97-acre figure is correct, this is an adequate size for a distribution-scale (≤5MW) project, but a formal survey is required for confirmation.

Heavy Equipment Access: Access for cranes, concrete trucks, and tractor-trailers carrying BESS containers appears feasible given the office park setting. However, a detailed logistics plan must verify turning radii from main thoroughfares onto Renaissance Drive and into the specific parcel. Additionally, a survey of the route is needed to confirm the absence of low-clearance overpasses or weight-restricted bridges.

Easement Concerns: As a developed commercial parcel, there is a high likelihood of existing utility easements (power, water, sewer, communications) and potentially access easements benefiting adjacent properties. A title commitment and ALTA survey are critical to identify any such encumbrances, as they could significantly constrain the usable area for the BESS array and associated equipment.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This represents a critical and potentially fatal flaw risk. If the site is located within a 100-year floodplain (e.g., Zone AE), development would be severely restricted or require costly mitigation, such as elevating all equipment pads above the Base Flood Elevation (BFE). Immediate verification using FEMA's Map Service Center is a top priority.

Wetlands: The presence of wetlands is also Unknown. A desktop screening using the National Wetlands Inventory (NWI) is a necessary first step. If potential wetlands are identified, a formal wetlands delineation would be required, which could trigger significant state (Illinois Department of Natural Resources) and federal (US Army Corps of Engineers) setback requirements (typically 50-100 feet), reducing the buildable area.

Habitat & Protected Species: The data indicates no critical habitats or protected areas on or immediately adjacent to the site. This is a positive finding that reduces the risk of lengthy and complex environmental reviews related to the Endangered Species Act.

Brownfield/Superfund Status: The property itself is not listed as a brownfield, meaning it is not eligible for the 10% IRA brownfield tax credit adder. The presence of one Superfund site within a two-mile radius poses a low-to-moderate risk. A Phase I Environmental Site Assessment (ESA) is required to assess the potential for contamination (e.g., vapor intrusion, groundwater migration) from this off-site source that could impact our site or introduce liability.

Pipeline Proximity: The absence of major gas transmission pipelines within a three-mile radius is a significant safety and design advantage, eliminating concerns related to pipeline operator-mandated setbacks and potential blast-zone restrictions.

3. Grid Infrastructure & Interconnection

Substation & Feeder: This is the most significant data gap and risk for the project. There is no information on the nearest Commonwealth Edison (ComEd) distribution substation, its distance, or its available capacity. A BESS project is not viable without a feasible interconnection point. The immediate priority is to conduct a desktop grid analysis to identify the local distribution feeders and their parent substation. The project's viability hinges on the presence of a 3-phase distribution feeder (likely 12.47kV or 34.5kV) adjacent to or crossing the property with sufficient thermal and fault-duty capacity.

Transmission Lines: A 138kV ComEd transmission line is located 1.5 miles from the site. This is not a viable interconnection point for a distribution-scale project. The cost to build a 1.5-mile gen-tie line and a new substation for a transmission-level tap would be prohibitively expensive (likely >$5 million) and is not economical for a project of this size.

Recommended Interconnection: The only feasible path is a distribution-level interconnection to a local ComEd feeder. The project should be sized to align with the capacity of the local circuit, likely in the 2-5 MW range.

Cost & Timeline Estimate: Requires Verification. Assuming a suitable feeder is adjacent to the site, interconnection costs could range from $500,000 to $1.5 million for protection upgrades, reclosers, and communications. If the feeder requires significant upgrades (e.g., reconductoring) or a new feeder must be extended from the substation, costs could easily exceed $2 million. The ComEd interconnection process, which runs through the PJM queue, is notoriously slow; a timeline of 18-24 months from application to Commercial Operation is a realistic estimate.

4. Regulatory & Zoning Analysis

Authority Having Jurisdiction (AHJ): The City of Park Ridge is the AHJ for zoning, permitting, and inspections.

Zoning Compatibility: The parcel is zoned "O" (Office). Battery energy storage is not a listed use in a typical Office district. Therefore, it is not a "by-right" use and will require discretionary approval. This presents a significant entitlement risk.

Permitting Pathway: The most likely pathway is a Conditional Use Permit (CUP) or a Special Exception. This process involves public hearings before the Planning and Zoning Commission and/or City