⚡ 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's suitability for a distribution-scale (≤5MW) Battery Energy Storage System (BESS). The site benefits significantly from a confirmed 10% ITC adder due to its Energy Community status. However, critical and potentially fatal flaws exist related to grid interconnection feasibility, environmental constraints, and zoning entitlement. The project should not proceed beyond initial, low-cost diligence steps without clear, positive resolution of the key risks outlined below. The current data supports a cautious "MAYBE" recommendation, pending immediate investigation into these go/no-go items.

1. Site Access & Topography

The subject property is located within a well-developed commercial office park in Park Ridge, IL, immediately adjacent to major transportation corridors like I-294. Road access is listed as public and is expected to be via paved, well-maintained roads capable of supporting heavy truck traffic. The feasibility of delivering large, heavy equipment such as battery containers (e.g., Tesla Megapacks, Fluence Cubes), step-up transformers, and switchgear is considered high. The primary access route would likely be directly from Renaissance Drive.

Based on the location in the greater Chicago area, the site's topography is presumed to be flat with minimal grade, which is ideal for BESS construction as it minimizes civil work and associated costs. However, a formal topographic survey is required for confirmation. A significant discrepancy exists in the provided data regarding parcel size (35.02 acres vs. 2.97 acres from Regrid). This must be clarified immediately via a title report and survey. Assuming the 2.97-acre size is correct, this is adequate for a 5 MW / 20 MWh project. No immediate access easement concerns are apparent, assuming the BESS facility would have direct frontage on the public road, but internal easements could be required if the project is sited on a portion of a larger parent parcel.

2. Environmental Constraints

Environmental diligence presents several critical unknowns that pose a high risk to the project schedule and budget. The FEMA flood zone designation is unknown; any portion of the buildable area falling within a 100-year floodplain (Zone A/AE) would be a potential fatal flaw or require costly mitigation, such as elevating all equipment pads and control houses above the Base Flood Elevation (BFE). Similarly, the presence of wetlands is unknown. A desktop screening of the National Wetlands Inventory (NWI) is an immediate next step, to be followed by a formal wetland delineation if the screening indicates potential jurisdictional features. Setbacks from wetlands in Illinois can be restrictive and could reduce the buildable area.

On a positive note, the site is not within a designated critical habitat area, and no protected areas or gas wells are in the immediate vicinity. Proximity to pipelines is also not a concern. The presence of a Superfund site within two miles is a minor risk, but the key question is the status of the subject parcel itself. A Phase I Environmental Site Assessment (ESA) is required to assess potential contamination from prior uses. If the site can be classified as a brownfield per IRA guidelines, it would unlock a valuable 10% ITC adder. This presents an opportunity but requires careful investigation to confirm eligibility without inheriting significant liability.

3. Grid Infrastructure & Interconnection

This section represents the single greatest risk and information gap for the project. No data was provided for the nearest distribution substation or local feeder lines. This is a critical flaw in the initial screening data. For a ≤5MW BESS, interconnection to the local distribution system is the only economically viable path. The nearest known grid infrastructure is a 138kV transmission line owned by Commonwealth Edison (ComEd) located 1.5 miles away. Interconnecting to this line would be prohibitively expensive (likely >$5-10M) and is not a feasible option for a project of this scale.

The recommended interconnection voltage is distribution-level, likely 12.47kV or 34.5kV, which are common