⚡ 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 APN 09221100050000 (1480 Renaissance Dr, Park Ridge, IL)

This report provides a comprehensive due diligence analysis for the property located at 1480 Renaissance Dr, Park Ridge, IL, for its potential as a distribution-scale (≤5MW) Battery Energy Storage System (BESS) site. The analysis covers key development pillars including site characteristics, environmental constraints, grid infrastructure, regulatory hurdles, and financial incentives.

Note: A significant data discrepancy exists regarding parcel size. County records indicate 35.02 acres, while Regrid data shows 2.97 acres for the specified APN. This analysis proceeds assuming the more conservative 2.97-acre size, which is more consistent with the surrounding office park parcels. This discrepancy must be resolved immediately.

1. Site Access & Topography

• Road Access & Feasibility: The site has frontage on Renaissance Drive, a public road within a well-developed commercial office park. Satellite imagery confirms wide, paved roads with curbs and gutters, designed to accommodate commercial traffic. Access appears excellent for both construction and operational phases.
• Terrain Characteristics: Located in Cook County, IL, the regional topography is exceptionally flat. The site itself is expected to be level and graded, consistent with its current development as part of an office park. This significantly reduces earthwork and civil engineering costs.
• Heavy Equipment Access: The existing road network is more than sufficient to handle the delivery of heavy equipment, including mobile cranes, step-up transformers, and pre-fabricated battery containers. There are no apparent vertical clearance issues or tight turning radii that would impede access.
• Easement Concerns: While road access is public, a full title report is required to identify any potential utility easements, access restrictions, or restrictive covenants associated with the office park that could limit development or dictate equipment placement. Given the developed nature of the area, utility easements are likely present and must be mapped.

2. Environmental Constraints

• FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This is 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 equipment, or the site could be rendered undevelopable. A FEMA FIRMette review is a high-priority next step.
• Wetlands: The presence of jurisdictional wetlands is Unknown. A desktop review of the National Wetlands Inventory (NWI) is required immediately. Any identified wetlands would trigger significant setback requirements from the Army Corps of Engineers and/or Illinois EPA, reducing the buildable area.
• Critical Habitat / Species Risk: The data indicates no critical habitats or protected areas on or near the site. This is a significant advantage, reducing the risk of lengthy and costly Endangered Species Act (ESA) consultations.
• Brownfield/Superfund Status: There is one Superfund site within a two-mile radius, but not on the parcel itself. The key consideration is whether this specific parcel could qualify as a "brownfield" under IRA guidelines, which is defined as a property where expansion or redevelopment is complicated by the potential presence of a hazardous substance. Given its current use as an office building, a Phase I Environmental Site Assessment (ESA) is necessary to determine if any recognized environmental conditions (RECs) exist (e.g., historical undocumented fill, prior site use) that would allow us to claim the 10% ITC brownfield adder. This is a potential opportunity but also carries the risk of discovering actual contamination requiring remediation.
• Pipeline Proximity: No major gas pipelines are identified within a three-mile radius. This is a major safety and layout advantage, eliminating concerns regarding pipeline-related setbacks and explosion risks.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The data provided is incomplete. However, preliminary desktop analysis identifies the ComEd Park Ridge Substation approximately 1.2 miles east of the site. Requires Verification: The voltage classes (transmission and distribution) and available capacity at this substation are unknown and are the most critical pieces of missing information for this project's viability.
• Transmission & Distribution Lines: A 138kV Commonwealth Edison (ComEd) transmission line is located 1.5 miles away. Interconnecting at this voltage is not economically feasible for a ≤5MW project. The primary target must be a 3-phase distribution feeder (likely 12.47kV or 34.5kV) running along Renaissance Drive or nearby major roads. The presence and capacity of such a feeder must be confirmed.
• Recommended Interconnection: The only viable path for a project of this scale is a direct tap to a local distribution feeder.
• Estimated Cost & Timeline: