Updated 01/2011
PIPA Final Recommended Practices Index
This page is an index to pages 17-94 of the final “recommended practices” for land use planning in HTML format. The original report entitled, Partnering to Further Enhance Pipeline Safety In Communities Through Risk-Informed Land Use Planning Final Report of Recommended Practices, called the PIPA Final Report (
), issued November 2010, can be viewed on MRSC's Website or on US Department of Transportation, Pipeline and Hazardous Materials Safety Administration (PHMSA)'s Website both are in pdf format. The report was developed by a taskforce convened by the Pipeline and Hazardous Materials Safety Administration (PHMSA). The taskforce is referred to as the Pipelines and Informed Planning Alliance (PIPA). For further explanation see the MRSC's page Planning Near Pipelines.
| Index to PIPA Recommended Practices from Final Report, November 2010 | |
| Links below are to recommended practices which should be considered by local government. Items are linked directly to the full text of the recommended practices in HTML. The Recommended Practices column contains comments on the practices for a Washington local government audience by Jim Doherty, MRSC Legal Consultant. Jim participated on the PIPA Communications Task Team. | |
| Index to Baseline Recommended Practices | |
| Number | |
| BL01 | Obtain Transmission Pipeline Mapping Data - Audience: Local Government - In the State of Washington, detailed maps for each county are available from the Pipeline Safety Program of the WUTC. It is critical to remember that maps can be inaccurate: survey errors happen, and sometimes pipelines are actually located outside or near the edge of the easement. The only way to know the precise location of a pipeline is to have the pipeline operator mark its location. |
| BL02 | Recommendation was incorporated into other practices |
| BL03 | Utilize Information Regarding Development Around Transmission Pipelines - Audience: Local Government and Transmission Pipeline Operator - Transmission pipeline operators should provide information about their pipelines to local governments and property developers/owners who are planning development around their pipelines. Local government authorities regulating development should use this information to establish requirements regarding land use and development around transmission pipelines. Because local governments issue development permits, and because local governments often do utility and road work near transmission pipelines, both the planning department and public works department must be familiar with these guidelines |
| The following two practices, BL04 and BL05, involve the establishment of a consultation zone. This basic concept should be carefully reviewed and considered by every jurisdiction. Implementation of this practice may be the simplest and most effective way to avoid development decisions that jeopardize pipeline safety in your community | |
| BL04 | Adopt Transmission Pipeline Consultation Zone Ordinance - Audience: Local Government |
| BL05 | Define Transmission Pipeline Consultation Zone - Audience: Local Government |
| BL06 | Implement New Development Planning Areas around Transmission Pipelines - Audience Local Government - For communities seeking to extend their pipeline safety regulations to more detailed restrictions on what types of uses can be established within certain distances of a transmission pipeline, and under what specific conditions, the adoption of a planning zone and practices ND11 through ND23 should be considered |
| The following three practices, BL07, BL08, and BL09, deal with easement documents and their official recording. Local government employees working with real estate records, or who might need to review pipeline easements, should read these practices in the PIPA report. We particularly recommend that government attorneys review BL07 -- it provides an excellent overview | |
| BL07 | Understand the Elements of a Transmission Pipeline Easement - Audience: Property Developer/Owner |
| BL08 | Manage Land Records - Audience: Property Developer/Owner, Transmission Pipeline Operator |
| BL09 | Document and Record Easement Amendments - Audience: Property Developer/Owner, Transmission Pipeline Operator |
| BL10 | Implement Communications Plan - Audience: Transmission Pipeline Operator |
| BL11 | Effectively Communicate Pipeline Risk and Risk Management Information - Audience: Transmission Pipeline Operator |
| BL12 | Notify Stakeholders of Right-of -Way Maintenance Activities - Audience: Transmission Pipeline Operator - BL 12 explains issues involving maintenance of vegetation along transmission pipeline easements by pipeline operators. In the past few years this issue caused much controversy, primarily in Eastern and Midwestern states where vegetation growth had not been actively monitored by some pipeline operators. Be aware that pipeline operators have the right, and obligation, to control vegetation within their easements, even in situations where local governments own the land. See the PIPA report section to review the practice description. |
| BL13 | Prevent and Manage Right-of-Way Encroachment - Audience: Transmission Pipeline Operator - BL13 does not address issues that would require local government action. |
| BL14 | Participate to Improve State Excavation Damage Prevention Programs - Audience: Local Government, Property Owner, and Transmission Pipeline Operator - BL 14 deals with the crucial, national 8-1-1 One-Call System which has been very effective in lessening third party damage to transmission pipelines. These "Call Before You Dig" programs apply to all those who have underground facilities, including local governments with water, sewer, wastewater, or underground telecommunications infrastructure. Local governments can play an important role by making sure that all persons applying for a local government permit that involves land disturbance know about the federally mandated 811 requirements. Local governments doing road work or other construction must follow the state 811 requirements. Washington requirement are in Chapter 19.122 RCW- Underground utilities |
| BL15 | Enhance Damage Prevention Practices Near High Priority Subsurface Facilities - Audience: Transmission Pipeline Operator |
| BL16 | Halting Dangerous Excavation Activities Near Transmission Pipelines - Audience: Local Government and Transmission Pipeline Operator - BL16 deals with the most immediate pipeline safety issue: an imminent threat to the pipeline. If a pipeline employee informs any agency or department of a local government that ongoing excavation activity on or near the pipeline creates the possibility of an imminent pipeline rupture, the local government must take all possible action to stop the activity immediately, whether that involves action through the police, fire or building official departments. Local governments should rely on the representations of pipeline employees or officials: they know what constitutes a threat to the integrity of their pipeline facilities. Local governments should consult with legal counsel if time allows, but must not hesitate to make common sense public safety decisions if legal counsel cannot be contacted immediately. |
| BL17 | Map Abandoned Pipelines - Audience: Transmission Pipeline Operator |
| BL18 | Disclose Transmission Pipeline Easements in Real Estate Transactions - Audience: Real Estate Commission - BL18 recommends that state law be amended so that all persons purchasing real property crossed by a transmission pipeline easement are clearly informed of the easement prior to closing. This is not yet a requirement in Washington. The information regarding a transmission pipeline easement contained in a typical title report or in closing documents does not clearly communicate to purchasers notice that there is a major energy pipeline on the property. Local government planning and permitting department staff should keep in mind that land owners may not be aware of transmission pipelines on or adjacent to their property. Local government staff who issue permits involving land disturbance should communicate information regarding nearby transmission pipelines and make sure that applicants know the 811 requirements. |
| Index to New Development Recommended Practices (See Note Above) | |
| ND01 | Recommendation was incorporated into other practices |
| ND02 | Gather Information for Design of Property Development Near Transmission Pipelines - Audience: Property Developer/Owner and Transmission Pipeline Operator |
| ND03 | Review Acceptability of Proposed Land Use Transmission Pipeline Right-of -Way Prior to Design - Audience: Property Developer/Owner |
| ND04 | Coordinate Property Development Design and Construction with Transmission Pipeline Operator - Audience: Property Developer/Owner and Transmission Pipeline Operator |
| ND05 | Recommendation was incorporated into other practices |
| ND06 | Require Consideration of Transmission Pipeline Facilities in Land Development Design - Audience: Local Government and Property Developer/Owner - This practice stresses the need to formally incorporate into the development review process an analysis of safety issues whenever a transmission pipeline is on the land being developed. In Washington this could be accomplished initially by making sure that the presence of a transmission pipeline on the property is an item noted on the SEPA checklist. |
| ND07 | Define Blanket Easement Agreements When Necessary - Audience: Local Government, Property Developer/Owner and Transmission Pipeline Operator - Though not common, blanket easements can lead to confusion regarding the rights of property owners and pipeline operators. If a local government encounters a proposed development on land involving such an easement, the local government should encourage resolution of this issue prior to issuance of any development permits. |
| ND08 | Collaborate on Alternative Use Developing the Pipeline Transmission Right-of-Way - Audience: Local Government, Property Developer/Owner and Transmission Pipeline Operator - This recommended practice discusses the range of issues and concerns when a pipeline easement is integrated into another community features such as a greenway or trail. |
| ND09 | Provide Flexibility for Developing Open Space Along Transmission Pipeline Rights-of-Way - Audience: Local Government - This recommended practice describes a planning concept used by a number of Washington communities: encouraging setbacks from sensitive areas (in this case a pipeline) by allowing denser development to compensate for the land area devoted to a buffer zone. |
| ND10 | Record Transmission Pipeline Easements on Development Plans and Final Plats |
| ND 11 through ND 23 provide a thorough listing of safety concerns and planning techniques that should be considered when reviewing various types of development that are proposed near transmission pipelines. Some of the recommended practices would require the adoption of development regulations, but some could be addressed through SEPA mitigation. Planners and local government officials should be familiar with these safety concerns and techniques if they want to ensure that development near transmission pipelines proceeds in a manner that is compatible with the community's tolerance for risk | |
| ND11 | Reduce Transmission Pipeline Risk through Design and Location of New Parking Lots and Parking Structures - Audience: Local Government and Property Developer/Owner |
| ND12 | Reduce Transmission Pipeline Risk through Design and Location of New Roads - Audience: Local Government and Property Developer/Owner |
| ND13 | Reduce Transmission Pipeline Risk through Design and Location of New Utilities and Related Infrastructure - Audience: Local Government, and Property Developer/Owner |
| ND14 | Reduce Transmission Pipeline Risk through Design and Location of Aboveground Water Management Infrastructure - Audience: Local Government and Property Developer/Owner |
| ND15 | Plan and Locate Vegetation to Prevent Interference with Transmission Pipeline Activities - Audience: Local Government and Property Developer/Owner |
| ND16 | Locate and Design Water Supply and Sanitary Systems to Prevent Contamination and Excavation Damage - Audience: Local Government and Property Developer/Owner |
| ND17 | Reduce Transmission Pipeline Risk in New Development for Residential, Mixed-Use, and Commercial Land Use - Audience: Local Government and Property Developer/Owner |
| ND18 | Consider Transmission Pipeline Operation Noise and Odor in Design and Location of Residential, Mixed-Use, and Commercial Land Use Development - Audience: Local Government, Property Developer/Owner, and Transmission Pipeline Operator |
| ND19 | Reduce Transmission Pipeline Risk through Design and Location of New Industrial Land Use Development - Audience: Local Government and Property Developer/Owner |
| ND20 | Consider the Potential Impact of a Transmission Pipeline Incident in the Location, Design, and Construction of New Institutional Land Use Developments - Audience: Local Government and Property Developer/Owner |
| ND21 | Reduce Transmission Pipeline Risk through Design and Location of New Public Safety and Enforcement Facilities - Audience: Local Government and Property Developer/Owner |
| ND22 | Reduce Transmission Pipeline Risk through Design and Location of New Places of Mass Public Assembly (Future Identified Sites) - Audience: Local Government and Property Developer/Owner |
| ND23 | Consider Site Emergency Response Plans in Land Use Development - Audience: Local Government and Property Developer/Owner |
| ND24 | Install Temporary Markers on Edge of Transmission Pipeline Right-of-Way Prior to Construction Adjacent to Right-of-Way - Audience: Local Government, and Property Developer/Owner - ND 24 contains a recommendation for fencing and/or marking of the easement during construction on adjacent land so that inadvertent damage does not occur. A local government could adopt this requirement as part of its permitting process, and have compliance reviewed and enforced by the jurisdiction's building inspector. |
| ND25 | Contact Transmission Pipeline Operator Prior to Excavating or Blasting - Audience: Local Government, Property Developer/Owner, and Transmission Pipeline Operator - Before issuance of excavation or blasting permits, a local government should make sure that the operator of any nearby transmission pipeline has reviewed the application and has determined that the activity will not impact the integrity of the pipeline or related facilities. This is the type of review that can be incorporated into a local government's process through adoption of a consultation zone process -- see BL05. |
| ND26 | Use, Document, Record and Retain Encroachment Agreements or Permits - Audience: Local Government, Property Developer/Owner, and Transmission Pipeline Operator |
| ND27 | Use, Document and Retain Letters of No Objection and Conditional Approval Letters - Audience: Local Government, Property Developer/Owner, and Transmission Pipeline Operator |
| ND28 | Document, Record and Retain Partial Releases - Audience: Property Developer/Owner and Pipeline Operator |