Alpha Omega Power, LLC seeks to confirm the preliminary zoning approval for the rezoning of 6.29 acres from District “F” (Light Industrial) to District “SP” Site Plan for the development of a proposed  battery energy storage system (BESS) project at 701 S.H. 146. As a BESS installation the application is being processed as a District SP (Site Plan) rezoning per Section 160.051 and Chapter 162. 

The Development Plan (Site Plan) for the battery energy storage system (BESS) as previously approved by the Planning Board at its regular meeting on July 22, 2024, has been revised to accommodate necessary engineering design changes.  The Planning Board approved the revised site plan at its regular meeting on March 16, 2026.  The Zoning Commission is scheduled to consider the rezoning based upon the revised site plan at its meeting on April 7, 2026. 

The zoning change from District "F" (Light Industrial) to District "S-P" previously received preliminary zoning approval from the City Commission at its meeting on September 4, 2024.  The City Commission extended the preliminary zoning approval to September 4, 2026 at its regular meeting on August 4, 2025.  

The applicant is Alpha Omega Power (AOP). The proposed 205MW, 410MWh battery energy storage system (BESS) project, referred to as the Southern Select BESS Project, will encompass approximately 5.71 acres on 6.29 acres of vacant land located at 701 SH 146 N.  At its regular meeting on September 4, 2024, the City Commission held a public hearing upon advertised notice and voted to give preliminary zoning approval upon certain conditions to the request by AOP Holdings, LLC d/b/a Alpha Omega Power, to rezone the site from District "F" (Light Industrial) to District "S-P" (Site Plan).  On August 4, 2025 the City Commission voted unanimously to extend the Preliminary Zoning approval an additional 12 months until September 4, 2026. 

Since the preliminary zoning approval as extended, the project has progressed through detailed design engineering and several revisions have been made to the site plan to improve drainage performance, flood resilience, safety and equipment efficiency.  The revisions reflect compliance requirements, insurance considerations and finalized equipment selection, but do not change the approved land use, project footprint or operational characteristics of the project. 

Because the District SP zoning designation is tied to a specific site plan, any significant revisions must be reviewed and processed as zoning changes. 

The Planning Board reviewed and considered the proposed changes to the site plan at its meetings on March 2, 2026 and on March 16, 2026.  At the meeting on March 16, 2026 it voted 3-0 to approve the revised site plan.

 The Zoning Commission is scheduled to have a public hearing and consider this request at its regular meeting on April 7, 2026.  The recommendation of the Zoning Commission will be presented during the public hearing for the City Commission. 

The Applicant seeks affirmation of the zoning change from District F (Light Industrial) to District SP (Site Plan) based upon the site plan as revised to improve drainage performance, flood resilience, safety and equipment efficiency.   Specifically, the following changes must be accommodated with changes to the approved site plan:  

1. Addition of a detention pond to the site plan to comply with TxDOT drainage requirements to obtain an access permit for the project.  The site plan as approved for the rezoning did not contain a detention pond.
 
2. Increase in Site Elevation to + 14.0 feet relative to existing site resulting in a top of container elevation of +23.0 feet.

ADDITION OF DETENTION POND – Addition of a detention pond has required the reduction in the number and arrangement of battery containers from 106 to 84.  It has also impacted the amount of space available for landscaping with a reduction from 15% to 11% based upon gravity detention.  A  reduction in the landscaping component is necessary to accommodate a non-pumped detention solution.  This reduction can be off set with enhanced landscaping and the use of decorative retaining wall components where visible to the public or adjacent properties.  The Applicant has indicated it can accommodate a non-pumped detention solution.  The mitigation measures are included on the revised site plan. 

INCREASE IN SITE ELEVATION – Height requirements are reviewed and regulated through the SP designation.  The previous site plan indicated battery containers would be positioned at or about existing ground level.  It has been determined by the Applicant that insurers will require elevation of the battery containers by at least 14.0 ft. above existing ground level.   Applicant’s current plans are to accommodate this elevation increase with additional fill.  The import of so much fill will require some redesign of site drainage to avoid runoff on to adjacent sites.  The aesthetics of an elevated site must also be accommodated.  Whereas the original site plan provided for a 6ft masonry screening wall along SH 146 and chainlink fencing with slats along the side property lines, the increase in elevation will result in masonry retaining walls of 14ft (8ft screening walls/fences above the retaining walls). Detrimental aesthetic impact to the traveling public along SH 146 may be minimized by the use of decorative masonry retaining walls. 

The Applicant has produced 3d renderings and a 3d video to simulate the aesthetic of the elevated site and the effectiveness of the mitigating measures.  A copy of the 3d renderings will be included in the agenda packet.  The 3d video was shown to the Planning Board and will be made available at the Zoning Commission meeting and City Commission meeting subject to the availability of compatible AV resources. 

At its regular meeting on March 16, the Planning Board voted 3-0 to approve the proposed Detailed Site Plan and to recommend confirmation of the zoning change to the Zoning Commission and to the City Commission.

The Zoning Commission is scheduled to have a public hearing and consider this request at its regular meeting on April 7, 2026.  The recommendation of the Zoning Commission will be presented during the public hearing to the City Commission. 

Measures are available to mitigate the impact of the site plan changes to adjacent properties, such as (1) enhanced landscaping to offset the reduction in the amount of landscaping area; (2) non-pumped detention design; and (3) the use of decorative retaining wall materials where visible to the public or adjacent properties. So long as the applicant agrees to include these mitigation measures in the revised site plan, staff have no objection to the changes to the site plan.