⚡ 8900 N GREENWOOD AVE

Site Diligence Analysis: 8900 N GREENWOOD AVE, Cook County, IL

Date: October 26, 2023

Analyst: Senior BESS Site Evaluation Analyst, Sunland America Corp.

Project Type: Distribution-scale (≤5MW) BESS

1. Site Access & Topography

• Road Access Quality and Equipment Delivery Feasibility: The property benefits from "Public" road access, which is a significant advantage. Given the previous land use as "Commercial (Retail) - Grocery, Supermarket" and current "C-2" zoning, it is highly probable that the existing road infrastructure is robust enough to support heavy vehicle traffic, including the delivery of large BESS components such as transformers and battery containers. This minimizes the need for costly road upgrades or specialized access routes.
• Likely Terrain Characteristics: The "Buildability: OK" status is a positive indicator. Coupled with its commercial zoning and likely prior development as a supermarket, the site is expected to be relatively flat, cleared, and potentially already graded. This reduces earthwork requirements and associated costs, making it favorable for BESS construction. However, the "Buildable Acres" is unknown, which requires verification to understand the true usable footprint for the BESS array and associated infrastructure.
• Heavy Equipment Access: With public road access and a likely flat, previously developed site, heavy equipment access for transformers, battery containers, and construction machinery should be feasible without major impediments. The "POI Onsite" further simplifies logistics by eliminating the need for extensive off-site trenching or overhead line extensions for interconnection.
• Access Easement Concerns: No specific access easement concerns are noted in the provided data. However, as part of deeper due diligence, a title search and survey will be critical to confirm clear ingress/egress rights and identify any existing easements that could impact the BESS layout or construction.

2. Environmental Constraints

• FEMA Flood Zone Designation: The FEMA Flood Zone is Unknown. This is a critical data gap. Implications could range from requiring elevated equipment pads and more robust foundations (increasing CAPEX) to outright restrictions on development if located within a high-risk floodway. This must be immediately verified through a flood plain map analysis.
• Wetlands Presence and Setback Requirements: Wetlands presence is also Unknown. This is another significant environmental risk. The presence of wetlands would trigger federal (USACE) and state (IEPA) permitting, require environmental impact assessments, potentially necessitate costly mitigation, and impose significant setbacks, which could severely reduce the developable area on the 30.96-acre parcel. A wetland delineation is an urgent next step.
• Critical Habitat / Endangered Species Risk: The data indicates "None" for Critical Habitat within the vicinity. This is a positive finding, significantly reducing environmental permitting complexity and risk of project delays associated with protected species.
• Brownfield/Superfund Status: The property is "None within ~2 miles" of a Brownfield/Superfund site. While this is positive for avoiding contamination risks and associated remediation costs, it means the project will not qualify for the IRA Brownfield bonus adder for the Investment Tax Credit (ITC).
• Chesapeake Bay Critical Area Implications: The property is located in Illinois, so "N/A (non-MD)" is correctly noted, meaning no implications from this specific regulation.
• Pipeline Proximity Safety Considerations: "None within ~3 miles" of pipelines is a favorable finding. This eliminates safety setback requirements, potential for hazardous material risks, and complex permitting associated with pipeline easements, which can often be a major constraint for BESS sites.

3. Grid Infrastructure & Interconnection

• Nearest Substation: The distance and maximum voltage of the nearest substation are Unknown. This is a critical information gap that significantly impacts interconnection feasibility and cost. While the "IX Voltage: 12.9 kV" and "POI Onsite" are excellent, the capacity and health of the feeder originating from the nearest substation are paramount. The "Interconnecting Utility" is identified as Commonwealth Edison Co (ComEd), a large investor-owned utility in Illinois.
• Transmission Line Proximity and Voltage: A 345kV transmission line (COMMONWEALTH EDISON CO) is located at 0.9 miles. While the project is targeting distribution-level interconnection (12.9 kV), the proximity of a major transmission line indicates a robust grid in the area. This could potentially offer future expansion opportunities or provide an alternative interconnection path for a much larger project, though it's not directly relevant for the current distribution-scale target.
• Recommended Interconnection Voltage: The specified "IX Voltage: 12.9 kV" clearly indicates a distribution-level interconnection. This is appropriate for a distribution-scale (≤5MW) BESS project.
• Estimated Interconnection Cost Range and Timeline: Given "POI Onsite" for a 12.9 kV interconnection, the costs for on-site switchgear and protection are expected. However, without knowing the substation's distance, available capacity, and required upgrades, a precise cost range is difficult. For a distribution-scale project with POI onsite, costs could range from $500k to $2M+, depending heavily on feeder upgrades. Timelines for ComEd interconnection studies (Feasibility, System Impact, Facilities) can be lengthy, typically 18-36 months for full energization, especially for projects requiring significant feeder upgrades.
• Utility-Specific IX Process and Typical Queue Times: ComEd has a well-defined interconnection process. As a large utility, queue times can be substantial. Early engagement and a robust application are crucial. The "POI Onsite" is a significant advantage, potentially reducing the scope of off-site facilities work.
• Likely Feeder Configuration: The 12.9 kV interconnection voltage suggests connection to a primary distribution feeder. The "POI Onsite" implies the feeder either runs directly adjacent to or through the property, which is highly advantageous for minimizing line extension costs.

4. Regulatory & Zoning Analysis

• Authority Having Jurisdiction (AHJ) and its Type: The primary AHJ is the "Municipality / AHJ: Niles." As a municipality, Niles will have its own zoning ordinances, building codes, and permitting processes, which can often be more detailed and stringent than county-level regulations.
• Current Zoning for BESS Compatibility: The current zoning is "Commercial (Retail) - Grocery, Supermarket (Code: -)" and "Zoning (Regrid): C-2." BESS facilities are typically classified as utility, industrial, or heavy commercial uses. A "Commercial (Retail)" zoning designation is a significant mismatch. It is highly unlikely that a BESS would be permitted "by-right" under this zoning.
• Recommended Permitting Pathway: Given the zoning mismatch, the most probable permitting pathway will be a Conditional Use Permit (CUP) or a Special Use Permit (SUP). This process involves public hearings, discretionary approval by the planning commission and/or village board, and often requires extensive community outreach and detailed project plans addressing visual impacts, noise, and safety. A zoning text amendment could also be pursued if the municipality lacks specific BESS provisions, but this is a longer and more complex process. A variance is less likely for a primary use.
• Known Setback Requirements for BESS: Setback requirements for BESS in Niles are Unknown. This is a critical gap. Local ordinances will need to be thoroughly researched for BESS, utility substations, or similar industrial uses. Typical setbacks can range from 25 feet to 200+ feet from residential properties or property lines, significantly impacting the usable area.
• Specific State/County Regulations: Illinois has some statewide regulations for BESS safety and siting, but local zoning and permitting remain the primary hurdle. Cook County may have overlay zoning or specific environmental regulations that need to be considered in addition to Niles' ordinances.
• Moratorium or Restriction Risks: Any moratorium or restriction risks are Unknown. It is imperative to engage with the Niles planning department early to ascertain if there are any current or proposed moratoriums on BESS or similar utility-scale developments.

5. IRA/ITC Incentive Analysis

• Opportunity Zone Eligibility: The property is designated "No" for Opportunity Zone eligibility. Therefore, no additional ITC adder from this category.
• Energy Community Status: The property qualifies as an "Energy Community: Yes — Fossil Fuel Employment (FFE Area)." This is a significant positive, providing a 10% ITC adder.