21.26.050 Requirements for Land Use Compatibility.
A. High Consequence Land Uses.
1. New high consequence land uses proposed for location within 500 feet of a corridor are prohibited.
2. Proposed expansions to existing high consequence land uses located within 500 feet of a corridor shall be designed to avoid increasing the level of risk in the event of a pipeline failure, and where feasible, reduce the risk compared to the existing development. Potential techniques to minimize risk include but are not limited to:
a. Site design features, such as maintaining or increasing the distance between occupied structures, or structures that provide critical lifeline functions, and the hazardous liquid pipelines and anticipated flow paths for leaking hazardous materials.
b. Building features, such as design to avoid a significant increase in on-site population or to expedite evacuation.
c. Technological features, such as accelerated notice of a pipeline failure to high consequence land uses, to facilitate evacuation or features that help avoid damage in the event of a failure.
d. Operational features, such as emergency plans and education programs for occupants and employees concerning pipeline safety, developed in accordance with the procedures in section B.2.b below.
B. Other Development in the Willows/Rose Hill and Grass Lawn Neighborhoods.
1. Applicants for the following types of new or expanded development shall use appropriate mitigation measures to reduce adverse impacts in the event of a pipeline failure:
a. Commercial or industrial.
c. Religious facilities.
d. High consequence land uses proposed for locations not covered by RZC 21.26.050.A.1 of this chapter.
e. Other developments, as required by the Administrator, that because of proximity to a corridor pose a safety concern.
2. Mitigation measures intended to reduce risk and minimize impact in the event of a pipeline failure include but are not limited to:
a. Site and building design techniques, such as maximizing the distance between new or expanded development and anticipated flow paths for leaking hazardous materials and controlling ignition sources.
b. Emergency procedures, such as emergency plans and guides, employee training and drills, and education programs for occupants and employees concerning pipeline safety, such as what to be aware of and how to respond in the event of a problem.
i. Applicants shall consult with the Fire Department regarding the level of emergency planning and procedures appropriate for the proposed development. Based on the nature, occupancy, or location of a proposed development, the Fire Department may require emergency plans and procedures for any occupancy classifications.
ii. Emergency plans and procedures shall be consistent with the Redmond Fire Code and shall be approved by the Fire Department.
C. Location. All land use permits issued for properties that are contiguous to a hazardous liquid pipeline corridor shall be conditioned upon notification of utilities through the one-call locator service prior to commencement of any of the permitted work.