⚡ 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 O'Hare" - 1480 Renaissance Dr, Park Ridge, IL (APN: 09221100050000)

1. Site Access & Topography

The subject property benefits from excellent logistical access. Located in a developed commercial office park, it is serviced by public, paved roads (Renaissance Drive) capable of supporting heavy truck traffic. Proximity to major highways, including I-294, is a significant advantage for the delivery of large components like battery containers, transformers, and switchgear. A preliminary review of aerial imagery suggests the terrain is flat, which is characteristic of the region. This will minimize civil engineering costs associated with grading and site preparation. Heavy equipment access appears feasible, with wide entry points and ample maneuvering space within the existing office park infrastructure. However, a critical ambiguity exists regarding the parcel's relationship to the surrounding development. Actionable Insight: An ALTA survey and title report are required to confirm if any access easements are needed from the master property owner (Imperial Realty Co) to cross shared parking lots or driveways to reach the designated buildable area. The significant discrepancy between the listed 35.02 total acres and the 2.97 Regrid parcel acres must be resolved, as it fundamentally impacts site layout and control.

2. Environmental Constraints

The environmental profile of the site presents several key unknowns that require immediate investigation. The FEMA Flood Zone and Wetlands status are both listed as "Unknown." This represents a material risk; any designation as a Special Flood Hazard Area (SFHA) or the presence of jurisdictional wetlands could render the site undevelopable or dramatically increase costs by requiring elevated construction and extensive permitting. A desktop screening is the immediate next step. On a positive note, the site has no identified critical habitats, protected areas, or nearby pipelines, reducing risk in those categories. The presence of a Superfund site within two miles warrants inclusion in a Phase I ESA to assess potential contaminant migration, but the subject parcel itself is not identified as a brownfield. Actionable Insight: This site is unlikely to qualify for the 10% IRA brownfield tax credit adder, as the bonus applies to sites that meet the specific definition of a brownfield, not those merely in proximity to one. The lack of pipelines is a significant safety and layout advantage.

3. Grid Infrastructure & Interconnection

Grid access is the most significant and concerning unknown for this site. The provided data lacks information on the nearest substation and distribution-level infrastructure, which is a fatal flaw for a distribution-scale project. The nearest identified infrastructure is a 138kV transmission line owned by Commonwealth Edison (ComEd) located 1.5 miles away. Interconnecting a ≤5MW BESS at transmission voltage is financially and technically infeasible; the cost of a new substation and high-voltage switchyard would be prohibitive. Therefore, the project's viability is entirely dependent on the proximity, voltage, and available capacity of a local ComEd distribution feeder (likely 12.47kV or 34.5kV).

Actionable Insight: The project must interconnect to the distribution grid. A preliminary search of satellite imagery suggests a substation may be located approximately 0.5 miles east of the site, but this requires immediate verification. Assuming a viable feeder is located along an adjacent road, interconnection costs could range from $750,000 to $2,000,000+, depending on the distance and the extent of utility system upgrades required. The interconnecting utility, ComEd, operates within the PJM RTO. The PJM interconnection queue is notoriously backlogged, and timelines from application to commercial operation can frequently exceed 24-36 months. This long and uncertain timeline must be factored into the project's financial model.

4. Regulatory & Zoning Analysis

The regulatory pathway presents a substantial hurdle. The Authority Having Jurisdiction (AHJ) is the City of Park Ridge, a suburban municipality in Cook County. The property is zoned 'O' - Office District. Battery energy storage is not a listed use in this district and is fundamentally