⚡ 2000 S 25TH AVE

Site Diligence Analysis: 2000 S 25TH AVE, Broadview, IL

As a senior BESS site evaluation analyst for Sunland America Corp, I have performed a comprehensive diligence analysis for the property located at 2000 S 25TH AVE in Broadview, Cook County, Illinois. This analysis focuses on its suitability for a distribution-scale (≤5MW) or utility-scale Battery Energy Storage System project.

1. Site Access & Topography

• Road Access Quality and Equipment Delivery Feasibility: The property benefits from "Public" road access, which is a significant advantage for logistics. Given its location in an established industrial area within Broadview, Cook County, it is highly probable that the public roads leading to the site are well-maintained and capable of handling heavy equipment transport. This includes the large trucks required for delivering transformers, battery containers, and other oversized components. The "POI Onsite" designation further simplifies access for interconnection infrastructure.
• Likely Terrain Characteristics: Cook County, Illinois, particularly in developed industrial zones like Broadview, typically features relatively flat and stable terrain. The "Industrial (General)" zoning and "Buildability: OK" assessment strongly suggest that the site has been previously graded or is naturally conducive to construction without significant earthwork challenges. While "Buildable Acres: 0.0" is noted, this appears to be a data discrepancy given the "Buildability: OK" and 2.62 total acres; we will proceed assuming the majority of the 2.62 acres are buildable.
• Heavy Equipment Access: Based on public road access, industrial zoning, and likely flat topography, heavy equipment access for transformers, battery containers, and other BESS components is considered highly feasible. No immediate red flags regarding physical access constraints are apparent.
• Access Easement Concerns: The "POI Onsite" status implies that the point of interconnection is directly on the property, minimizing the need for off-site access easements for utility lines. However, a detailed title search will be required to confirm all existing easements (e.g., for utilities, drainage) that might impact the BESS layout or construction.

2. Environmental Constraints

• FEMA Flood Zone Designation: The FEMA Flood Zone is currently "Unknown." This is a critical data gap. Implications for BESS siting could include increased foundation costs, elevated equipment requirements, higher insurance premiums, and potential permitting delays if the site is found to be in a high-risk flood zone (e.g., AE, VE). Requires immediate verification via a detailed flood plain analysis.
• Wetlands Presence and Setback Requirements: Wetlands presence is also "Unknown." This is another critical gap. If wetlands are present, federal (USACE) and state (IEPA) permits would be required, potentially leading to significant delays, mitigation costs, and site redesigns to meet setback requirements. Requires immediate verification via a desktop review and potential on-site wetland delineation.
• 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 critical habitat issues that could trigger lengthy environmental reviews or project modifications.
• Brownfield/Superfund Status: The data notes "12 site(s) within ~2 mi" for Brownfield/Superfund. This indicates proximity to potential contamination sources, which could pose a risk of off-site migration impacting the project site or raise public perception concerns. It is crucial to determine if *this specific parcel* is designated as a brownfield. If it is, it could qualify for the IRA brownfield bonus ITC adder. If not, proximity still necessitates a Phase I Environmental Site Assessment (ESA) to assess potential on-site contamination from historical industrial use or migration from nearby sites.
• Chesapeake Bay Critical Area Implications: The data correctly states "N/A (non-MD)," so there are no implications for this project.
• Pipeline Proximity Safety Considerations: The data indicates "None within ~3 miles." This is a significant positive, as it eliminates major safety concerns, setback requirements, and potential permitting complexities associated with high-pressure gas or hazardous liquid pipelines.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The "Bellwood" substation is 1.2 miles away with a Max Voltage of 138 kV. This proximity is excellent, suggesting a relatively short interconnection line extension. The 138 kV voltage class indicates a robust substation with potentially significant available capacity, although this needs to be confirmed.
• Nearest Transmission Line: A 138kV transmission line (COMMONWEALTH EDISON CO) is located at an impressive 0.2 miles from the site. This extremely close proximity to high-voltage infrastructure is a major advantage for potential future expansion or higher capacity projects.
• Recommended Likely Interconnection Voltage: The specified "IX Voltage: 34.5 kV" indicates the project is targeting a distribution-level interconnection. Given the project's focus on distribution-scale (≤5MW), connecting at 34.5 kV is appropriate and likely less complex than a direct transmission-level interconnection, despite the close 138 kV line. The 138 kV proximity could offer a strategic alternative if distribution capacity is constrained or if the project scales up.
• Estimated Interconnection Cost Range and Timeline: Given the 1.2-mile distance to the Bellwood substation and 0.2-mile distance to the 138kV line (implying a 34.5kV feeder is likely nearby), the physical infrastructure cost for the line extension should be moderate. However, interconnection costs will be heavily influenced by any required upgrades at the Bellwood substation or on the 34.5 kV feeder. For ComEd (Commonwealth Edison Co.), typical interconnection study timelines can range from 12-24 months for distribution-level projects, with construction potentially adding another 12-24 months depending on complexity. A preliminary estimate for interconnection costs could range from $500,000 to $2,000,000+ for a 5MW project, heavily dependent on system impact study results.
• Utility-Specific IX Process and Typical Queue Times: The interconnecting utility is Commonwealth Edison (ComEd). ComEd has a well-defined but often lengthy interconnection queue process. Typical queue times for distribution-scale projects can be substantial, requiring careful project scheduling. Early engagement with ComEd is crucial.
• Likely Feeder Configuration: The "POI Onsite" and 34.5 kV IX voltage suggest a direct tap into an existing 34.5 kV distribution feeder that likely runs near or adjacent to the property. This configuration minimizes off-site line extension costs and easement requirements.

4. Regulatory & Zoning Analysis

• Authority Having Jurisdiction (AHJ) and its Type: The primary AHJ is the "Municipality / AHJ: Broadview." This indicates that local zoning ordinances, building codes, and permitting processes will be paramount.
• Current Zoning for BESS Compatibility: The property is zoned "Industrial (General)" and "O/I" (Regrid). Industrial zoning is generally highly favorable for BESS projects, as it typically accommodates industrial uses, including energy infrastructure, with fewer aesthetic or noise concerns compared to residential or commercial zones. The "Land Use: Battery Energy Storage" is the proposed use, not the current designation.
• Recommended Permitting Pathway: Given the Industrial zoning, the most likely permitting pathway would be either "by-right" (if BESS is explicitly permitted as a principal use) or, more commonly, a "Conditional Use Permit (CUP)" or "Special Use Permit (SUP)." A variance is less likely unless specific site constraints or ordinance conflicts arise. A pre-application meeting with Broadview planning staff is essential to confirm the exact pathway.
• Known Setback Requirements for BESS: Setback requirements for BESS in this jurisdiction are "Unknown." This is a critical piece of information that will dictate site layout and buildable area. Typical setbacks can range from 25-100 feet from property lines, residential zones, or public roads. Requires immediate investigation of Broadview's zoning ordinance.
• Reference Specific State/County Regulations: Illinois has statewide regulations concerning BESS, particularly regarding fire safety (e.g., NFPA 855 adoption) and potentially some siting guidelines. Cook County may also have additional environmental or land use regulations. These will need to be cross-referenced with Broadview's local ordinances.
• Moratorium or Restriction Risks: Any known moratorium or restriction risks are "Unknown." This needs to be verified with the Broadview planning department, as local jurisdictions can sometimes implement temporary bans or strict regulations on new energy projects.

5. IRA/ITC Incentive Analysis

• Opportunity Zone Eligibility: The property is "No" for Opportunity Zone eligibility, meaning no additional ITC adder from this category.
• Energy Community Status: The property is designated as an "Energy Community: Yes — Fossil Fuel Employment (FFE Area)." This qualifies the project for a **10% ITC adder**. This is a significant financial benefit.
• Low-Income Community Qualification: The property is "No" for Low-Income Community qualification, meaning no additional ITC adder from this category.
• Calculate Potential Cumulative ITC Adder Percentage: Based on the current data, the potential cumulative ITC adder percentage is **10%** (from the Energy Community adder). This is a strong positive for project economics.

6. BESS Score & Rationale

BESS Suitability Score: 72/100

• Location (16/20): Strong score due to public road access, industrial zoning (highly compatible), and likely flat terrain. The 2.62 acres are sufficient for a distribution-scale project.
• Grid Access (20/25): Excellent proximity to both a 138kV substation (1.2 mi) and a 138kV transmission line (0.2 mi). "POI Onsite" for 34.5 kV interconnection is a major advantage. The only deduction is for the known lengthy ComEd interconnection queue times and potential substation/feeder upgrade costs, which are common challenges.
• Environmental (8/15): Significant deductions due to "Unknown" FEMA Flood Zone and Wetlands presence. These are critical risks that could severely impact project viability or costs. Brownfield proximity is a concern, though not on-site. Positive points for no critical habitat or pipeline proximity.
• Regulatory (10/15): Good starting point with Industrial zoning, which is generally BESS-friendly. However, "Unknown" setback requirements and the need to confirm Broadview's specific permitting pathway and any moratoriums introduce uncertainty.
• Incentives (10/15): Solid score due to the confirmed 10% Energy Community ITC adder. Lack of Opportunity Zone or Low-Income Community adders prevents a higher score.
• Buildability