⚡ 1318 E STATE HIGHWAY 164

Site Access & Topography

The property at 1318 E STATE HIGHWAY 164 benefits from Public Road Access via a state highway, which is generally indicative of well-maintained, all-weather roads capable of supporting heavy vehicle traffic. The designation "E STATE HIGHWAY 164" suggests direct access to a primary transportation artery, facilitating efficient logistics. The "POI Onsite" status for access is a positive indicator, suggesting the point of interconnection (or a significant point of interest for grid access) is located directly on the property, minimizing off-site infrastructure development for access.

Given the "Residential - Rural/Agricultural Residence" zoning and the location in Henderson County, IL, the likely terrain characteristics are flat to gently rolling, typical of agricultural regions in the Midwest. The "Buildability: Great" assessment further supports the expectation of favorable topography, implying minimal grading or complex earthwork will be required. This characteristic is highly advantageous for BESS construction, reducing site preparation costs and timelines.

Based on the public state highway access and favorable buildability, heavy equipment such as large transformers, battery containers, and construction machinery should have feasible access to the site. State highways are designed to accommodate commercial and oversized loads. However, a detailed route analysis from the nearest major highway interchange to the site will be necessary to confirm any potential bridge weight restrictions or tight turns.

Regarding access easements, while "POI Onsite" is positive, a comprehensive title search is required to verify the property's boundaries, identify any existing utility easements, ingress/egress easements, or other encumbrances that could impact the BESS layout or access routes. No specific access easement concerns are noted in the provided data, but this remains a critical due diligence item.

Environmental Constraints

Several critical environmental data points are currently Unknown, necessitating immediate investigation. The FEMA Flood Zone designation is a significant gap; BESS facilities must be sited outside of 100-year floodplains (Zone AE, A) or require extensive, costly flood mitigation measures (e.g., elevating equipment on pads). This could be a go/no-go factor.

Similarly, the presence of Wetlands is Unknown. A desktop review using the National Wetlands Inventory (NWI) followed by a potential field delineation will be crucial. Wetlands typically trigger stringent setback requirements (e.g., 50-100 feet) and require permitting from the Army Corps of Engineers, which can be time-consuming and costly.

The data indicates "Critical Habitat: None" and "Protected Areas: None," which is a positive finding, reducing the risk of delays or additional costs associated with endangered species or habitat conservation plans. "Pipeline Proximity: None within ~3 miles" is also favorable, eliminating safety buffer requirements and potential permitting complexities often associated with high-pressure gas or hazardous liquid pipelines.

The property is "N/A (non-MD)" for Chesapeake Bay Critical Area, confirming no specific regulations related to that designation apply. "Brownfield/Superfund: None within ~2 miles" indicates no immediate environmental contamination risk, which is good. However, it also means the project will not qualify for the IRA's brownfield bonus ITC adder, which requires siting on a brownfield site.

Grid Infrastructure & Interconnection

This section presents significant data gaps that are critical for project viability. The "Nearest Substation" distance and "Max Voltage" are Unknown. This is a primary concern, as the distance to a suitable substation directly impacts interconnection costs and feasibility. The "Nearest Transmission Line" is also listed as "None within ~3 miles," which contradicts the "IX Voltage: 69 kV" and "POI Onsite" information. This discrepancy must be resolved immediately. If there truly is no transmission line within 3 miles, a 69 kV interconnection would be extremely costly.

The stated "IX Voltage: 69 kV" clearly indicates a transmission-level interconnection. This is generally preferred for larger-scale BESS projects (like the utility-scale projects Sunland America pursues) due to potentially higher available capacity and fewer operational constraints compared to distribution-level interconnections. However, transmission interconnections are typically more complex, expensive, and time-consuming.

The "Interconnecting Utility" is provided as a UUID ("80f1ff7c-2f2d-46a7-9e60-83245c5607db"), which is not a recognizable utility name. Identifying the specific utility (e.g., Ameren Illinois, ComEd) is the most urgent next step, as their interconnection procedures, queue times, and available capacity vary significantly.

Without knowing the utility, substation distance, or transmission line proximity, it is impossible to accurately estimate the interconnection cost range and timeline. For a 69 kV transmission interconnection, costs can range from $2 million to $10+ million, depending on required upgrades at the substation, new line extensions, and protection schemes. Timelines typically span 2-5 years for studies, approvals, and construction. The "POI Onsite" is a positive, but its nature (e.g., direct tap, substation adjacent) is unknown.

The likely feeder configuration is not applicable for a direct 69 kV transmission interconnection, as the project would connect directly to the transmission grid rather than a distribution feeder.

Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) is "Unincorporated (county jurisdiction)," specifically Henderson County, IL. This means the county's zoning ordinances and permitting processes will govern the project. Unincorporated areas can sometimes offer more flexibility than municipalities, but this is not guaranteed.

The current zoning is "Residential - Rural/Agricultural Residence (Code: -)." This is a significant regulatory hurdle. BESS facilities are typically classified as industrial or heavy commercial uses, which are generally incompatible with residential or agricultural zoning. While the "Land Use: Battery Energy Storage" is listed, this likely represents the *intended* use rather than the *current legal* zoning.

The recommended permitting pathway will almost certainly not be "by-right." It will likely require either a Conditional Use Permit (CUP), a Special Use Permit (SUP), or a rezoning application. A rezoning is the most definitive but also the most time-consuming and politically challenging. A CUP/SUP allows the use under specific conditions but can still face significant public opposition. This will require a thorough review of Henderson County's zoning ordinances for specific provisions regarding utility-scale energy facilities or similar industrial uses.

Known setback requirements for BESS in this jurisdiction are Unknown and must be investigated. Typical setbacks for BESS can range from 50 feet to 500 feet from property lines, residential structures, or public roads, depending on local fire codes, noise ordinances, and safety concerns. Illinois does not have a statewide BESS siting law, so local ordinances are paramount.

We must reference specific Henderson County zoning ordinances (e.g., Article X: Agricultural Districts, Article XI: Residential Districts) to determine the exact process and requirements. There are no known moratorium or restriction risks explicitly stated, but this should be confirmed during initial outreach to the county planning department.

IRA/ITC Incentive Analysis

The project's eligibility for Investment Tax Credit (ITC) adders under the Inflation Reduction Act (IRA) is a key financial driver.

• Opportunity Zone Eligibility: The property is designated "No" for Opportunity Zone eligibility. Therefore, it will not qualify for the 10% Opportunity Zone ITC