⚡ 17733 TORRENCE AVE

MEMORANDUM

TO: Sunland America Corp. Development Committee
FROM: Senior BESS Site Evaluation Analyst
DATE: October 26, 2023
SUBJECT: Comprehensive Site Diligence Analysis for "Project Lansing" (17733 Torrence Ave, Lansing, IL)

This report provides a comprehensive due diligence analysis for the potential acquisition and development of a Battery Energy Storage System (BESS) on the 2.11-acre parcel located at 17733 Torrence Ave, Lansing, Cook County, IL (APN: 30303070400000). The analysis concludes with a BESS Suitability Score and a final recommendation.

1. Site Access & Topography

Road Access & Equipment Delivery: The property has excellent road access, with direct frontage on Torrence Avenue (Illinois Route 83). Torrence Avenue is a major, multi-lane arterial road, which is highly advantageous for the delivery of heavy and oversized equipment. Transporting large components such as multi-ton transformers, switchgear, and containerized battery enclosures via lowboy trailers appears feasible with minimal logistical hurdles. A formal route survey will be required prior to delivery, but initial assessment suggests no immediate constraints like low-clearance bridges or tight turning radii directly leading to the site.

Terrain & Site Conditions: Based on aerial imagery and regional geographic data, the site is exceptionally flat, consistent with the topography of the greater Chicago area. The parcel appears to be a cleared, vacant lot, possibly with some gravel or remnant paving, suggesting a prior use. This is a significant advantage, as it will likely minimize the need for extensive civil work, grading, and earthmoving, thereby reducing site preparation costs and timelines. The flat terrain is ideal for laying foundations for battery containers and balance-of-system equipment.

Heavy Equipment Access & Easements: Direct access from Torrence Avenue allows for straightforward ingress and egress for construction machinery. However, a formal title search is a critical next step. Requires Verification: We must confirm that no restrictive access easements, utility right-of-ways, or other encumbrances cross the property in a manner that would impede the optimal layout of the BESS facility or its primary access point.

2. Environmental Constraints

FEMA Flood Zone: The FEMA flood zone designation is currently Unknown. This represents a significant potential risk. If the site is located within a Special Flood Hazard Area (e.g., Zone A or AE), development costs could increase substantially due to requirements for elevating all critical equipment above the Base Flood Elevation (BFE). In a worst-case scenario, it could render the project financially unviable. A FEMA Flood Insurance Rate Map (FIRM) review is an immediate priority.

Wetlands: The presence of wetlands is also Unknown. Given the flat topography and regional water tables, a desktop screening using the National Wetlands Inventory (NWI) is required. If potential wetlands are identified, a formal wetland delineation will be necessary. The presence of jurisdictional wetlands would trigger state and federal setback requirements, which could severely constrain the 2.11-acre parcel's buildable area.

Habitat & Species: The data indicates no critical habitats or protected areas on or immediately adjacent to the site, which is a positive finding. This lowers the risk of project delays or costly mitigation related to the Endangered Species Act. A standard desktop review for state-listed species is still recommended as part of a Phase I Environmental Site Assessment (ESA).

Brownfield/Superfund Status: The site is not listed as a brownfield, but there are two such sites within a two-mile radius. This proximity necessitates a Phase I ESA to ensure no soil or groundwater contamination (e.g., from migrating contaminant plumes) has impacted the subject property. Conversely, if the Phase I ESA reveals historical contamination from a prior use on our site, it could be a strategic advantage. A formal brownfield designation would make the project eligible for the 10% IRA brownfield ITC adder, a significant financial benefit.

Pipeline Proximity: The absence of major gas or hazardous liquid pipelines within a three-mile radius is a major safety and design advantage, eliminating concerns related to pipeline operator-mandated setbacks and explosion risk analysis.

3. Grid Infrastructure & Interconnection

Substation & Transmission: The nearest substation details are Unknown, which is the most critical information gap for this project. However, the proximity of a 138kV Commonwealth Edison (ComEd) transmission line just 0.3 miles away is a strong positive indicator of a robust local grid. While a transmission-level interconnection at 138kV is technically feasible, it would be cost-prohibitive (likely $3M-$7M+) for a distribution-scale project (≤5MW).

Likely Interconnection Point: The most viable path is a distribution-level interconnection.