Blacksburg council approves rezoning for 3503 Holiday Lane, vacates adjacent right-of-way

Blacksburg Town Council voted to rezone about 9.72 acres at 3503 Holiday Lane from general commercial and office to a planned residential district and approved vacating a portion of the Holiday Lane public right-of-way, moves the applicant said will allow construction of a multiuse trail and a market-rate multifamily development.

The rezoning (Ordinance 2075) passed by roll call after discussion; the council also approved Ordinance 2091 to vacate part of the Holiday Lane right-of-way. The planning staff recommended approval with conditions; the planning commission recommended approval 6–2 with one member absent.

The applicant, Steve Cenonis of Baldwin Associates, described the proposal as five apartment buildings totaling 320 units and up to 480 bedrooms, with a minimum of 455 parking spaces and roughly 28% of the site as active and passive open space. “This is truly a market rate multifamily project,” Cenonis said, describing the design as one- and two-bedroom units intended for working professionals rather than purpose-built student housing.

Caroline Collins, who presented the staff report, summarized how the request was reviewed under Section 11‑51 of the zoning ordinance and the town’s comprehensive plan. Collins said the site is designated commercial on the future land‑use map but also lies within a UDA (urban development area) that supports higher‑density residential uses; she noted that approval would reduce the town’s inventory of commercial land.

Public comment included a resident who said the plan favors parking over green space and lacks transit access. “It’s not on the bus. They haven't incorporated anything about public transportation, and there's absolutely nothing green about it,” resident Steven Gillespie said, asking the council to press for more affordable housing and stronger transit connections.

The applicant and staff responded that a traffic study and a subsequent update by the project’s traffic consultant found no intersection improvements warranted under town and VDOT guidelines. Cenonis said Blacksburg Transit had indicated that service to the site was not on a definitive near‑term timeline and that bus service might be several years away; the proposal includes a designated rideshare pick‑up location, covered bike parking and some electric vehicle charging stations.

Council members who spoke during debate acknowledged concerns about loss of commercial land and limited transit connectivity but said the site had been vacant for several years and that the proposed project would add one‑ and two‑bedroom units the town lacks. One council member noted the project’s density was only slightly above the by‑right allowance and said the development team’s ability to build promptly was a factor in supporting the rezoning.

The council approved the rezoning and the right‑of‑way vacation by roll call. The ordinances include proffers requiring substantial conformance to the submitted application, an occupancy standard (family plus one unrelated person or no more than two unrelated people), and a requirement that units be rented by unit rather than by bedroom. The applicant also committed to building a 10‑foot multi‑use trail within the vacated right‑of‑way to be constructed to town standards.

Votes at a glance: - Consent agenda (approval of minutes and resolution to amend meeting schedule): approved by roll call (ayes recorded by the clerk). Specific items from the consent agenda were introduced and scheduled for November 12, 2025 public hearings. - Ordinance 2075 (rezoning 3503 Holiday Lane to Planned Residential District): approved (roll‑call majority). The planning commission had recommended approval 6–2 with one absent. - Ordinance 2091 (vacation of portion of Holiday Lane right‑of‑way): approved by roll call.

Council and staff said the project will move to the next procedural steps required for site plan review and building permits; no construction schedule was specified in the council meeting record. The applicant indicated some interior site adjustments were made to increase open space and that several amenities — covered bike parking with charging, car charging stations and a rideshare pickup spot — are included in the plan.

The council’s approvals do not themselves authorize construction; future permits, final site plan approval and any other regulatory reviews must be completed before work begins.