Matt Gentry | The Roanoke Times

Some town council candidates call the Blacksburg Motor Co. building, which was rehabbed as town offices, an example of smart growth in town.

BLACKSBURG -- In the future, the town could have more affordable housing, developments that combine residential and commercial uses, enhanced trails and transit services and more retail options for shoppers.

Those are some of the goals that candidates for the town council have in mind in terms of development.

Some candidates also say they want to make the town a destination location, continue to foster regional cooperation, preserve the character of Blacksburg's neighborhoods, build on the town's tax base and use the town's comprehensive plan as a guide for land uses.

Four at-large seats are up for grabs with 10 candidates on the Nov. 3 ballot. Running are incumbent Susan Anderson, Bryce Carter, Frank Lau, Cecile Newcomb, Robert "Tom" Rogers, Michael Sutphin, John Bush, Krisha Chachra and Greg Fansler. Incumbent Mayor Ron Rordam is running unopposed.

Paul Lancaster announced in September that he would cease active campaigning for the election to dedicate time to his health. Lancaster was hospitalized from April to July with an extremely rare spine infection that affected his mobility. Lancaster's name will still appear on the ballot.

During the campaign season, candidates have talked about how Blacksburg will grow, and smart growth has been a term used by many of the candidates. But what does "smart growth" mean to each of them and what goals do they have for the town in terms of growth and development?

Here are their responses, which have been edited for space:

What is your definition of smart growth?

Anderson said, to her, "smart growth and sustainable growth go hand-in-hand. It's residential and commercial development and redevelopment that takes into account the social and environmental impact of growth, not just the short-term economic consequences."

Anderson also said that smart growth should be sustainable and doesn't sacrifice community livability. Smart growth also incorporates public transportation, such as making the town interconnected through continuous sidewalks, bike trails and expansion of transit routes, she said.

Bush describes smart growth as sustainability. It's growth that meets the needs of residents now, while also making sure that the future generation can also meet their needs, he said.

Bush also said that smart growth is a better use of resources and available lands and said the town's comprehensive plan is a great guide for officials.

Bush supports protecting green and open spaces and reusing historic buildings for current uses, such as the renovation of the Blacksburg Motor Co. building for town business.

Carter said smart growth is community-centered growth that includes mixed-use developments with residential, retail and commercial uses, infill development and a variety of transportation options.

Chachra said smart growth means "calculated growth in a way that diversifies our economic base, but also retains the character and the aura of our town."

"We need growth and development in our area," she said, adding that she is pro-growth but doesn't want rampant, unmeasured growth.

Chachra said the town will grow, but the question is how, and she said it's important to listen to residents to get their views on how the town should grow.

Fansler said in an e-mail response that "Smart growth is a misnomer in Blacksburg. It means no growth. Smart growth should be a complement of residential and commercial property which reflect the demand of the community. It should strike a balance. There is a reason big-box stores have increasing sales trends in Christiansburg."

Fansler also said that "Blacksburg residents are not offered the products they desire" and that smart growth should also focus on the demographics that are underrepresented, such as affordable housing for young families and professionals.

Lancaster said his definition of smart growth comes from an example of a store from his youth.

"I grew up in a residential neighborhood with -- gasp -- a commercial development at the end of the block. It was a corner store where Mom would send me to pick up a gallon of milk or a loaf of bread while our one car sat in the driveway. To me, that mixed use was smart development," Lancaster said in an e-mail response.

Lancaster also said that mixed-use developments in the town are smart growth.

Lau defines smart growth as "more responsible growth. Smart growth is not reducing the size of a big-box store."

Lau also said the town is lacking in terms of big retailers.

"How can you possibly expect people to operate their households without a store that will give them the supplies they need to run a home?" Lau said.

Lau said the town needs some retail centers such as First & Main to provide a variety of goods and products for the home.

"We've got to take care of our own here," he said.

Newcomb said smart growth "is basically using mixed-use development. It's avoiding sprawl. It's keeping new development near existing infrastructure."

She also said it's providing alternative means of transportation and incorporating open spaces and parks.

Rogers said smart growth "is different for everybody. I think growth needs to supply the need of the town."

Rogers said the town is lacking retail development and is losing shoppers to neighboring communities.

"Our local retailers truly are not supplying everything that the town needs. If we were, then we wouldn't be needing to go to Christiansburg. ... This is a tax base that the town could be enjoying."

Sutphin said he defines smart growth "as growth and development in a community that focuses on public health, long-range planning, regional planning and the environment."

"It's encouraging compact mixed-use development, conserving green and open spaces and preserving neighborhoods," Sutphin said.

"Smart growth is kind of a way of negotiating between having unregulated development and over regulating to the point that there's no growth."

Rordam said his definition of smart growth is more closely defined as sustainable growth.

That is, it's "making the most efficient use of the resources that you have as a community" and considering "How do you put all that together so that you don't expand and have to create more infrastructure when infrastructure exists to meet the demand?"

Are there any examples in town of smart growth?

The Kent Square shopping plaza is believed to be a good example of smart growth by many of the candidates, as well as the town's efforts to offer affordable housing for residents with low- to moderate-incomes with the help of the federal Community Development Block Grant program.

Anderson said examples of smart growth include the "work force housing" built in the town, such as the income-based housing, and the farmers market expansion, because it will offer more covered stalls for vendors and a community park.

Bush cites the Blacksburg Motor Co. building as a good example of smart growth, as well as the University Mall area. He also supports the affordable housing efforts in the town and infill housing development in established neighborhoods.

Carter said the original conceptual plan issued by the First & Main developers was a great example of smart growth because of its variety of uses and walkability.

"The original rezoning application did not include plans for a big-box retailer and mentioned mixed-use five times and residential use 10 times," Carter wrote in an e-mail response to the question.

In late February, the Virginia Supreme Court affirmed the town council's right to require Fairmount Properties of Ohio and partners to apply for a special-use permit to build a 186,000-square-foot store off South Main Street. The megastore, widely believed to be a Walmart Supercenter, was planned as part of that company's 40-acre First & Main retail center. The project's first phase, which includes restaurants and major retailers such as Coldwater Creek and Talbots, opened last year.

Carter said when making decisions for development, particularly with big-box retailers, town officials must take into account their externalities and consider the effects on nearby locations.

Carter also points to Clay Court as an example of smart growth given the mixed uses in the development.

For Chachra, "I definitely think that any mixed-use development in the town is an example of smart growth."

She points to the Smith's Landing development on Prices Fork Road as an example of smart growth. She said it is "also an example of good aesthetically pleasing affordable housing for students and young professionals who live on that side of town."

Chachra also cites Blacksburg Transit because it gives people a transportation alternative in the town and she hopes to extend those services, such as with a trolley that connects to some town commercial centers.

Fansler said when it comes to smart growth in town, "When tried, it has been fought every step of the way," he said in an e-mail response. "Smart growth is great when smart growth is not code for 'no growth.'"

Fansler also said he is proud of the First & Main shopping center but wishes there were more stores occupying those spaces.

"I also wish council and town staff would sit down with the developers and determine how to make the development a success. In this economy it is in everybody's interest for the development to succeed," Fansler said in his e-mail response.

Lancaster said an example of smart growth includes the addition of residential units downtown.

"I think First and Main as originally proposed with a large residential component would have been smart growth. I think Virginia Tech building more on-campus student housing would be smart growth," he said in an e-mail response. "I think redevelopment of the old Blacksburg Middle School property into a mix of civic, residential and perhaps some commercial uses would be smart growth."

Lau points to the University Mall as an example of smart growth.

"I feel that it's so close to campus and it helps the students and the people who are living in town to reach out and take care of themselves and also to help with their ability to have recreation and places to meet," Lau said.

Lau said as for other developments, the First & Main shopping center needs an anchor store to help it succeed.

Newcomb said there are many smart growth initiatives in the town, such as the affordable housing program aided by the CDGB program.

Newcomb also cites the bike paths and sidewalks in the town, the Blacksburg Transit service and the farmers market renovation.

Rogers said he thinks the First & Main center was smart growth but believes the center doesn't have an anchor store. "You've got to have the attraction that brings people in."

Sutphin said smart growth examples include infill development and affordable housing. He also said it's important to encourage mixed-use development and to create a pedestrian-, bike- and transit-friendly community.

Rordam said an example of smart growth is the Blacksburg Motor Co. building that "retains the historical character and readapts the use to keep people downtown."

What are your goals for the town in terms of development?

Anderson said when considering a project it's important to weigh certain questions, including its impact on Blacksburg and its residents and its meeting of zoning ordinances and the comprehensive plan.

Anderson said she would like to encourage more businesses in the downtown area, and also hopes to see fewer vacancies in the First & Main center.

"I would like to encourage more businesses to join the businesses that are currently out there," she said.

Bush said that growth is going to happen to the community and the question to ask is "how best do we make sure that sustainable growth occurs and doesn't detract from quality of life?"

Bush said it's important to have affordable housing for young professionals who want to live in the town and to continue regional cooperation "to make sure that we make the best of our educational and business interests."

"The main thing is making sure the growth that happens follows the comprehensive plan," Bush said.

Carter supports a trolley route for the town that would offer a direct loop between commercial corridors. Carter also said he believes that development should be community-oriented and follow the comprehensive plan.

"We should include all stakeholders in our community from town officials, residents, developers, students, administration and everyone else in having a voice in how our community moves forward with its growth," he said in the e-mail response.

If elected, Chachra said she wants to work toward more affordable housing in the town, attracting and retaining young professionals to live in the community and supporting small businesses.

Chachra said it's also important to her that Blacksburg is seen as "a destination location for tourists by leveraging our events and arts initiative downtown," which she said is another way to enhance the town's economic environment.

Chachra also said she believes it's important to keep communication open between residents and the council about issues or proposed developments.

Fansler said the town needs more retail offerings and affordable housing. "We need to not only have affordable housing but attract young professionals to add to the community."

Also in terms of development, "We just need to make sure that we are welcoming. We have to be as concerned about the success of our small businesses as we are about recycling," Fansler said.

Lancaster said commercial development in the town is vital. "Commercial development and the taxes it brings in helps pay for the amenities we all want: walking trails, parks and recreational facilities, etc.," he said in an e-mail response. He also said he thinks redevelopment of the old Blacksburg Middle School property should be a priority.

"And I think a new rescue squad facility, and eventually a new police building, are critical to the town's safety and security," Lancaster said in an e-mail response.

Lau said he wants to see more of a variety of housing options in the town, including affordable housing.

Lau also supports "more town halls and openness of the town administration to what is really the ideas and aspirations of the people."

Newcomb said: "Some people believe that growth increases the tax base, however, towns that have experienced unmanaged, over-exuberant growth have seen major tax increases. Those people are seeking places like Blacksburg to move to," she wrote in an e-mail response to the question.

"My goal for development in the town of Blacksburg is to have carefully managed developments that are in accordance with our comprehensive plan and zoning ordinance."

The plan was written with input from thousands of residents, and "This plan is a guide for our elected officials, which clearly states the type of development that Blacksburg wants," she wrote in the e-mail response.

Rogers said town officials have "got to learn to work with retailers and developers. They need to become our partners to give the town what it needs and to maintain the image of the town."

If elected, Rogers said he would review projects to determine how the development would benefit and enhance the town and would make sure the development standards are met. He also said he would work to come up with solutions, instead of roadblocks on issues.

Sutphin said he supports smart, calculated growth in Blacksburg that encourages compact, mixed-use development, protects open spaces, offers a range of housing opportunities and preserves historic structures.

Sutphin said, if elected, he would look closely at requests to see if the projects are a fit for the town, and also is interested in listening to residents in the impacted areas to get their views.

"I think that everyone should be involved in the planning process," such as developers and property owners, Sutphin said.

Rordam said that growth will happen in the town "because we're a community where people want to live."

Rordam said he sees the process as a partnership between the development community and the town, and said the comprehensive plan is a guide for those decisions.

"I think it expresses community values and the community vision to me," Rordam said.