The requirements listed below govern the undergrounding of utilities, including telephone facilities, electrical (69kV or less), fire alarm conduits, street lighting wiring, cable television and other wiring conduits, and similar facilities.
A. New Developments. In new development areas of the city, all on-site utilities shall be installed underground, if feasible.
B. Existing Developments. In existing areas of the city where utilities have not been undergrounded, the requirements listed below shall apply.
1. For an existing development that is either being comprehensively redeveloped or undergoing an addition of building square footage totaling twenty-five percent (25%) or more of the existing gross floor area within any five (5)-year period, all utility on the project site having the capacity to serve the project shall be undergrounded. All existing overhead utilities that cross or abut the subject property are also required to be undergrounded. “Comprehensively redeveloped” shall mean any instance where a demolition permit has or would be issued for a minimum of fifty percent (50%) of the existing building area.
2. For development with less than five hundred (500) feet of public frontage or where utilities are located within a dedicated public utility easement, the applicant may elect to pay an in-lieu fee as established by City Council resolution, provided the project has been designed to the satisfaction of the Public Works Director and the project is accessible and can be easily improved at such time as the utilities are undergrounded.
C. Waiver of Undergrounding Requirement. Above-ground meters, transformers, condensers, switches and other related equipment may be allowed if approved as part of the site development review process. If the applicant demonstrates that the city's undergrounding requirement has the effect of prohibiting the requirement of telecommunications facilities, the approving authority shall waive the undergrounding requirement. Conditions for approval of above-ground equipment include, but are not limited to, enclosure in a building other than the principal building of the development, screening with the use of walls, partial subsurface locations and other architectural treatment consistent with the design of the development. (Ord. 2010-02 § 1 (part), 2010)