Commission backs zoning change to allow basement sewer pumps for subdivisions

The Blacksburg Planning Commission voted to approve Ordinance 2070, an amendment to the town code that updates subdivision and sanitary sewer provisions to allow sewer ejector (basement) pumps in certain subdivision circumstances and to remove outdated subdivision definitions.

Andrew Warren, who presented the staff report, said the recommended changes came from a stakeholder group formed by town council to identify ordinance provisions that create barriers to development while preserving town goals. The ordinance language clarifies that gravity sewer remains the preferred method, but where gravity is impractical the sanitary sewer specifications (adopted by town council) may allow sewer ejector pumps for subdivisions in certain basins, including the Toms Creek unsewered basin.

Warren told the commission that the proposed change is intended to streamline approvals: rather than requiring a special exception or extra permitting step, the engineering department would be able to approve basement ejector systems for eligible subdivisions. He also said the change is intended for subdivision‑scale systems (developers/neighborhoods) and not for single, individual lots. “The primary motivation at the stakeholders group was that if you want a sewer basement, it’s gotta be gravity,” Warren said; the change aims to reduce extremely deep, costly sewer laterals produced by forcing gravity connections in hilly terrain.

Commission discussion touched on limits and clarifications still needed. Commissioners asked whether a single existing detached home could later add a pump and whether the rule would apply to individual lots; Warren said the septic‑tank effluent gravity/pumping option would be for subdivisions in the Toms Creek Basin and that homeowners seeking to add pumps on isolated lots should consult the health department or engineering department for alternatives. Warren said he would ask the engineering department to clarify whether a homeowner could add a pump to serve a finished basement and recommended that question be answered before council consideration.

The commission approved the ordinance by voice vote; the transcript records the motion, a second and a unanimous “Aye” with no roll‑call tally. Warren said the changes will proceed to town council (the sanitary sewer specs are adopted by council and zoning/subdivision ordinance changes follow ordinances with public hearings at council). The item was presented to the commission as a public hearing at its meeting and, as presented, is scheduled to next appear before town council for its adoption process.

Major points of the ordinance and staff presentation: - The amendment clarifies code language so that gravity sewer is required unless the council‑adopted sanitary sewer specifications provide otherwise. - The language limits septic tank effluent gravity (STEG) and septic tank effluent pumping (STEP) provisions in the Toms Creek unsewered basin to subdivision‑scale projects rather than single lots. - The amendment removes outdated references to “major” and “minor” subdivision definitions.

Warren said that engineering staff support the change and that the majority of past basement‑pump applications had already been approved administratively by engineering; the ordinance change formalizes that administrative pathway rather than requiring a special exception process.

The commission motion to approve Ordinance 2070 passed unanimously; Council will consider the ordinance according to the town’s ordinance adoption process.