⚡ 1180 N MAIN ST

Sunland America Corp. BESS Site Diligence Analysis

Property Address: 1180 N MAIN ST, St. Clair County, IL

APN: 6160408011

Total Acres: 2.93

Site Access & Topography

The property benefits from Public Road Access, which is a significant advantage for equipment delivery and ongoing operations. The designation of POI Onsite (Point of Interconnection) is excellent, indicating that the utility infrastructure required for interconnection is directly on or immediately adjacent to the property, minimizing costly off-site line extensions.

The land is described as "Vacant Land" with "Buildability: Great," suggesting a relatively flat and undeveloped parcel. This characteristic is highly favorable for BESS construction, as it reduces the need for extensive grading and site preparation, thereby lowering civil costs and accelerating the construction timeline. The "Great" buildability also implies that heavy equipment, such as large transformers, battery containers, and cranes, should have unhindered access to the site.

At 2.93 acres, the site is on the smaller side for a utility-scale BESS but is potentially adequate for a distribution-scale project up to 5MW, especially with a compact design. While no specific access easement concerns are noted, a comprehensive title review will be crucial to confirm clear access rights and identify any existing utility easements that might impact the developable area or BESS layout.

Environmental Constraints

Several critical environmental data points are currently Unknown, posing significant risks. The FEMA Flood Zone designation is a primary concern; if the site is within a high-risk flood zone (e.g., AE, VE), it could necessitate elevated equipment, extensive floodproofing measures, or even render the site unviable due to increased costs and permitting hurdles. Similarly, the presence of Wetlands is unknown. Wetlands would trigger federal (USACE) and state permitting, requiring costly delineation, mitigation, and significant setbacks, which could severely constrain the usable acreage of this already small parcel.

On the positive side, the analysis indicates No Critical Habitat and No Protected Areas, which eliminates major environmental permitting complexities related to endangered species. There are also No Pipeline Proximity safety concerns within 3 miles, and No Gas Wells Nearby, which is favorable for safety and reduces potential for subsurface contamination or explosion risks. The property is not located in the Chesapeake Bay Critical Area.

Regarding Brownfield/Superfund status, the data notes "1 site(s) within ~2 mi." This indicates a nearby contaminated site, but not necessarily that the subject property itself is a brownfield. If the subject property *were* a designated brownfield, it could qualify for an IRA brownfield bonus. However, proximity to a brownfield site could still present risks of contamination migration, requiring a Phase I Environmental Site Assessment (ESA) to assess potential impacts and liability. Without confirmation that the subject property is a brownfield, we cannot assume the IRA bonus.

Grid Infrastructure & Interconnection

The site boasts excellent proximity to significant grid infrastructure. The Nearest Substation, Beehive, is only 1.5 miles away with a maximum voltage of 345 kV. Even more compelling, a 345kV transmission line (AMEREN ILLINOIS COMPANY) is located just 0.2 miles from the property. This proximity to high-voltage infrastructure is a major advantage, potentially reducing the length and cost of new transmission line construction.

The specified Interconnection Voltage is 69 kV. While the nearest infrastructure is 345 kV, interconnecting at 69 kV is typical for distribution-scale projects (≤5MW) and avoids the complexities and higher costs associated with direct transmission-level interconnection. This suggests that a 69 kV feeder or line is available nearby, likely originating from the Beehive substation or another point on the Ameren Illinois system. The utility is almost certainly Ameren Illinois Company, given the state and transmission line owner.

Given the 0.2-mile proximity to a 345kV line, it's plausible a 69kV line is also very close, or a relatively short tap from the 345kV line to a new 69kV switchyard on site would be feasible. We recommend targeting a 69 kV distribution interconnection. Based on the short distance, the interconnection cost range could be estimated at $1.5M - $3M, depending on the need for new line construction, substation upgrades, and protection equipment. The timeline for interconnection in Ameren Illinois's queue can typically range from 24-48 months for a distribution-level project, factoring in study phases (PIR, SIS, Facilities Study) and construction. The likely feeder configuration would be a dedicated 69 kV radial tap or a connection to an existing 69 kV line.

Regulatory & Zoning Analysis

The Authority Having Jurisdiction (AHJ) is the Municipality of Dupo, within St. Clair County, IL. This dual jurisdiction means both municipal and county regulations may apply, with Dupo likely having primary zoning authority.

There is a critical discrepancy in the zoning data: "Vacant Land - Residential-Vacant Land (Code: -)" is provided, while Regrid indicates "Zoning (Regrid): I-1" (Light Industrial). This is a fundamental conflict. If the zoning is indeed Residential, BESS development would be extremely challenging, likely requiring a highly risky and lengthy rezoning process or a variance, which is often difficult to obtain for industrial uses in residential areas. However, if the Regrid data for "I-1" (Light Industrial) is accurate, this would be highly favorable. Light Industrial zoning typically permits or allows BESS as a by-right use, a Conditional Use Permit (CUP), or a Special Use Permit (SUP).

Assuming the I-1 zoning is correct, the recommended permitting pathway would likely be a Conditional Use Permit (CUP) or Special Use Permit (SUP), which involves a public hearing but is generally more straightforward than rezoning. If the "Residential-Vacant Land" is accurate, the site is a NO GO without significant, high-risk rezoning.

Known setback requirements for BESS in Dupo/St. Clair County are unknown and require immediate verification. Illinois does not have statewide BESS siting regulations, deferring to local AHJs. We must investigate any local ordinances regarding BESS, noise, fire safety, and visual impacts. There is no information on any moratorium or restriction risks, but this should be confirmed with the AHJ.

IRA/ITC Incentive Analysis

Based on the provided data, the project's eligibility for additional Investment Tax Credit (ITC) adders under the Inflation Reduction Act (IRA) appears limited.

• Opportunity Zone: The property is designated as "No" for Opportunity Zone eligibility, meaning no additional 10% ITC adder from this category.
• Energy Community: The property is designated as "No" for Energy Community status, meaning no additional 10% ITC adder from this category.
• Low-Income Community: The property is designated as "No" for Low-Income Community qualification, meaning no additional 10% or 20% ITC adder from this category.

Therefore, based solely on the provided data, the project would qualify for the base 30% ITC (assuming prevailing wage and apprenticeship requirements are met). There is no indication that the subject property itself is a brownfield, only that one exists within 2 miles, so a brownfield adder cannot be assumed. The potential cumulative ITC adder percentage, based on current data, is 0% beyond the base 30%. Further investigation into domestic content and specific energy community criteria (e.g., coal closure, fossil fuel employment) for the census tract would be necessary to confirm if any other adders might apply.

BESS Score & Rationale

BESS Suitability Score: 65/100

• Location (0-20): 15
  • Rationale: Public road access and POI Onsite are excellent. "Great" buildability is a strong positive. The 2.93-acre size is small but potentially sufficient for a 5MW project. Proximity to St. Clair County population centers is good for distribution BESS.
• Grid Access (0-25): 22
  • Rationale: Exceptional proximity to 345kV transmission (0.2 mi) and a 345kV substation (1.5 mi). The specified 69kV interconnection voltage is appropriate for distribution scale. This combination offers strong grid access potential, though the 69kV path needs confirmation.
• Environmental (0-15): 7
  • Rationale: No critical habitat, pipelines, or gas wells is positive. However, the "Unknown" status for FEMA Flood Zone and Wetlands are major red flags, significantly impacting the score. Brownfield proximity is a minor concern.
• Regulatory (0-15