The director of community development shall, as a condition precedent to the issuance of any building, electrical or plumbing permit, require all utility services located within exterior boundary lines of any lot or parcel of property to be installed underground if:
A. 
The property is to be developed with a new or relocated main building;
B. 
A residential building or use is converted to any nonresidential use or purpose;
C. 
The remodeling, alteration or addition to an existing commercial building involves an expense totaling within any 12 month period a sum equal to or greater than 25% of the market value of such commercial building prior to such work being performed. The director of community development may refer to available records of the county assessor's office to assist him or her in ascertaining the market value of the building.
For purpose of this chapter, "main building" means a building in which is conducted the principal use of the lot or building site on which it is located.
For purposes of this chapter, "commercial building" means a building in which is conducted any use which is nonresidential, excluding uses accessory to residential use, and home occupational uses.
(Ord. 198 § 1, 1991)
The following exceptions shall apply:
A. 
Utility service poles may be placed in the area within six feet of the rear lot line of the property to be developed, for the sole purpose of terminating underground facilities.
B. 
Temporary utilities along with the necessary service poles, wires and cables may be permitted for the period during which authorized construction is continuing for which valid burning permits have been issued or for temporary uses which comply with requirements of the zoning ordinance, building code and other applicable regulations.
C. 
Appurtenances and associated equipment, including, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts within a structure as part of an underground system, may be placed above ground. All equipment placed above ground shall be considered accessory equipment and shall be exempt from yard setback requirements.
(Ord. 198 § 1, 1991)
It is the intention that all the utility facilities of developments described in this chapter be placed underground. If it is determined that practical difficulties or unreasonable hardships inconsistent with the purpose of this section and unique to a particular parcel of property would result from the literal application of this chapter, the planning commission may waive, modify or delay the application of any undergrounding requirement imposed pursuant to this chapter upon written application of any affected property owner. The planning commission shall notify the applicant of its decision in writing by mail. If the planning commission determines to delay the installation of the required underground utilities, it may require a recorded agreement guaranteeing the future performance of the work together with adequate performance security enforceable by the city in the form of a cash deposit, bond, letter of credit or other instrument satisfactory to the city attorney.
(Ord. 198 § 1, 1991)
Any person dissatisfied by any decision of the planning commission may file an appeal with the city council within 15 days after the decision of the planning commission. The city council may overrule, modify or affirm the decision of the planning commission.
(Ord. 198 § 1, 1991)