⚡ 3310 W FARMINGTON RD

Site Diligence Analysis for 3310 W FARMINGTON RD, Peoria, IL

As a senior BESS site evaluation analyst for Sunland America Corp, I have performed a comprehensive diligence analysis for the property located at 3310 W FARMINGTON RD, Peoria, IL. This analysis evaluates the site's suitability for a distribution-scale (≤5MW) or utility-scale Battery Energy Storage System project, focusing on critical development factors.

1. Site Access & Topography

• Road Access Quality and Equipment Delivery Feasibility: The property benefits from "Public" road access via W Farmington Rd. This is a significant advantage, indicating that the site is likely accessible by standard paved roads. Given the address format, it's reasonable to assume good quality, paved road access suitable for heavy vehicle traffic. The "POI Onsite" designation further suggests that the point of interconnection is readily accessible, minimizing trenching and access road development costs within the parcel.
• Likely Terrain Characteristics: While specific topographical data is "Unknown," Peoria, IL generally features a mix of flat to gently rolling terrain. A property designated for "Commercial (Retail) - Commercial (General)" use, even if currently undeveloped, often implies a relatively flat or easily developable parcel. However, detailed geotechnical and topographic surveys are essential to confirm this assumption and identify any significant slopes or drainage issues.
• Heavy Equipment Access: With public road access and likely favorable terrain, the delivery of heavy equipment such as transformers, battery containers, and construction machinery appears feasible. Any necessary site grading for equipment pads and access roads within the 2.93-acre parcel should be manageable, assuming no extreme slopes are discovered.
• Access Easement Concerns: No specific access easement concerns are noted in the provided data. However, it is crucial to verify that the property has clear, unencumbered access from W Farmington Rd and that no existing easements (e.g., utility, ingress/egress for neighboring parcels) would impede BESS development or operations. Requires Verification.

2. Environmental Constraints

• FEMA Flood Zone Designation: The FEMA Flood Zone designation is "Unknown." This is a critical data gap. Siting a BESS within a flood zone (e.g., AE, VE) can significantly increase foundation costs, require elevated equipment pads, necessitate specialized floodproofing measures, and complicate permitting and insurance. This must be immediately investigated.
• Wetlands Presence and Setback Requirements: Wetlands presence is also "Unknown." This is another critical data gap. The presence of jurisdictional wetlands would trigger federal (USACE) and state (IEPA) permitting, potentially requiring costly mitigation, reducing developable area, and significantly extending project timelines. A Phase I Environmental Site Assessment (ESA) and a wetland delineation are essential.
• Critical Habitat / Endangered Species Risk: The data indicates "Critical Habitat: None" and "Protected Areas: None." This is a positive finding, suggesting a low risk of encountering endangered species or their habitats, which can otherwise lead to extensive environmental studies and mitigation requirements.
• Brownfield/Superfund Status: The data notes "2 site(s) within ~2 mi" of the property. This indicates proximity to potential contamination sources, but the property itself is not identified as a brownfield or Superfund site. Therefore, the IRA brownfield bonus adder for ITC is unlikely to apply directly to *this* parcel. Proximity to contaminated sites could pose a minor risk for vapor intrusion or groundwater contamination migration, necessitating a Phase II ESA if initial findings warrant it.
• Chesapeake Bay Critical Area Implications: The data correctly states "N/A (non-MD)," confirming that this constraint is not applicable to a site in Illinois.
• Pipeline Proximity Safety Considerations: The data indicates "None within ~3 miles." This is a favorable finding, as proximity to high-pressure gas or hazardous liquid pipelines can introduce significant safety setbacks, risk assessments, and complex permitting requirements.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The "Nebraska" Substation is approximately 4,000 ft (~0.76 miles) away, with a Max Voltage of 69 kV. This is an excellent distance for a distribution-scale project, minimizing the length and cost of the gen-tie line. The 69 kV voltage class suggests a robust distribution network capable of handling BESS interconnection.
• Nearest Transmission Line: A 138kV transmission line is located 2.6 miles away, owned by AMEREN ILLINOIS COMPANY. While too far for a cost-effective direct transmission interconnection for a ≤5MW project, its presence indicates a strong regional grid.
• Recommended Interconnection Voltage: The target "IX Voltage: 12.9 kV" is explicitly stated. This is a common distribution voltage and aligns perfectly with the project's likely distribution-scale nature. Interconnecting at 12.9 kV to the nearby Nebraska substation is the clear recommendation.
• Estimated Interconnection Cost Range and Timeline: Given the ~4,000 ft distance to the substation and interconnection at 12.9 kV, the interconnection costs could range from $750,000 to $2,000,000, depending on required substation upgrades, feeder capacity, and any necessary line extensions. The timeline for interconnection studies (Feasibility, System Impact, Facilities) and construction in Illinois typically ranges from 24 to 48 months.
• Utility-Specific IX Process and Typical Queue Times: The "Interconnecting Utility" is provided as a UUID (80f1ff7c-2f2d-46a7-9e60-83245c5607db). This is a critical data gap. Based on the nearest transmission line owner, it is highly probable the utility is Ameren Illinois Company. Identifying the specific utility is paramount to understanding their interconnection queue, typical study timelines, and specific technical requirements. Requires Immediate Verification.
• Likely Feeder Configuration: Interconnecting at 12.9 kV suggests connection to a distribution feeder, likely a radial or looped configuration. The specific feeder capacity and configuration will be determined during the interconnection studies.

4. Regulatory & Zoning Analysis

• Authority Having Jurisdiction (AHJ) and Type: The AHJ is "Unincorporated (county jurisdiction)," specifically Peoria County, IL. County-level AHJs can sometimes be more straightforward to navigate than complex municipal zoning ordinances, but this is not always the case.
• Current Zoning for BESS Compatibility: The data presents a critical discrepancy: "Zoning: Commercial (Retail) - Commercial (General) (Code: -)" and "Zoning (Regrid): I2". I2 typically denotes Heavy Industrial zoning, which is highly favorable for BESS projects. Commercial zoning, however, is generally less compatible and would present a significant hurdle. For this analysis, we will assume the "Commercial (Retail) - Commercial (General)" is the primary listed zoning, making BESS compatibility challenging. Immediate clarification of the correct and applicable zoning code is essential.
• Recommended Permitting Pathway: If the zoning is indeed Commercial, a Special Use Permit (SUP) or Conditional Use Permit (CUP) would almost certainly be required. This pathway involves public hearings, discretionary review by the county board, and potentially onerous conditions. A variance might be an alternative but is typically harder to obtain. If the zoning is verified as I2 (Industrial), a "by-right" pathway or a less stringent CUP could be possible.
• Known Setback Requirements: Setback requirements for BESS in this jurisdiction are "Unknown." This is a critical data gap. Setbacks from property lines, residential structures, and public roads can significantly impact the usable area of the 2.93-acre parcel.
• Specific State/County Regulations: Illinois has adopted various fire codes (e.g., NFPA 855) and general siting guidelines for energy storage. Peoria County would have its own specific zoning ordinances, building codes, and potentially specific BESS regulations. These need to be thoroughly researched.
• Moratorium or Restriction Risks: Any moratorium or restriction risks are "Unknown." This needs to be investigated with Peoria County planning and zoning departments.

5. IRA/ITC Incentive Analysis

• Opportunity Zone Eligibility: The property is designated "No" for Opportunity Zone eligibility. This means the 10% ITC adder for Opportunity Zones will not apply.
• Energy Community Status: The property is designated "No" for Energy Community status. This means the 10% ITC adder for Energy Communities will not apply.
• Low-Income Community Qualification: The property is designated "No" for Low-Income Community qualification. This means the 10% or 20% ITC adder for Low-Income Communities will not apply.
• Potential Cumulative ITC Adder Percentage: Based on the provided data, the project is currently eligible only for the base 30% Investment Tax Credit (ITC) under the IRA, assuming prevailing wage and apprenticeship requirements are met. Without eligibility for Opportunity Zone, Energy Community, or Low-Income Community adders, the cumulative adder percentage is 0%. While the site is near brownfield sites, the property itself is not identified as a brownfield, so that adder is not currently applicable.

6. BESS Score & Rationale

• BESS Suitability Score: 62/100
• Location (0-20): 16/20
  • Rationale: Excellent public road access and "POI Onsite" are