McAllen commissioners deny rezoning for 13801 N. 20th amid residents’ traffic and flood concerns

McALLEN, Texas — McAllen city commissioners on Monday voted to deny a developer’s request to rezone a tract at 13801 North 20th Street (the corner of North 20th and Russell Road) from single‑family (R-1) to medium‑density residential (R-2).

Neighbors and their counsel told commissioners the site sits amid long‑established single‑family estates and that rezoning would increase traffic near three schools, worsen known flooding and create an out‑of‑place pocket of denser housing.

“This particular tract extends to the edge of the city of McAllen as been zoned R‑1, which is consistent with the market area,” attorney John Millen told the commission, asking the body to preserve the existing zoning. Resident Anita Smith said she was “surprised and a bit stunned” that Planning and Zoning recommended approval, adding that notices were delivered only days before P&Z and that only three property owners within the 200‑foot notice radius received alerts.

Speakers also warned the site sits near planned right‑of‑way work on Russell Road by Hidalgo County Precinct 4 and said the combination of new traffic and existing drainage problems could worsen congestion at nearby intersections used by school traffic. Doug Smith, a nearby homeowner, noted two of four affected nearby property owners were present in opposition, which he said exceeded the city’s 20 percent threshold used for petition considerations.

Planning staff told the commission the new R‑2 zoning can allow townhomes and small multiunit buildings but that required streets, alleys and setbacks would reduce the theoretical maximum unit count discussed at P&Z. Commissioners questioned whether approving an unconstrained rezoning (rather than a planned unit development with binding site plans) was appropriate given the parcel’s context.

After public comments and commission discussion about compatibility, traffic queuing at a nearby four‑way stop and stormwater infrastructure, commissioners voted to deny the rezoning request. Planning and Zoning had recommended approval at its June 3 meeting, and commissioners explicitly noted the difference between the P&Z recommendation and the commission’s action.

The denial was limited to the rezoning request; the decision did not approve any plat, subdivision or development plan. Commissioners and staff noted the applicant could pursue alternative zoning tools (for example, a PUD) or pursue variances and future applications if they want to return with a more specific development plan.

What’s next: The commission’s action preserves the site’s R‑1 designation for now; any future application to change use would return to Planning and Zoning and the commission for review.