Utility lines of all kinds, including, but not limited to, electrical service conductors, telephone, cable television, water, sewer, gas and reclaimed water shall be constructed and installed beneath the surface of the ground and in compliance with all applicable laws and ordinances unless it is determined by the city manager with input from the building official and public work director that soil, topographical, or any other compelling conditions make the installation of such utility lines as prescribed herein unreasonable or impractical. Primary facilities providing service to the site and leading to the site from franchised utilities shall be placed underground. It shall be the developer's responsibility to make the necessary arrangements with each utility in accordance with that utility's established policies. Installation of incidental appurtenances such as transformer boxes, pedestal mounted boxes for electricity, or similar service hardware necessary for the provision of electric and communication utilities shall not be required to be placed underground, although screening of such appurtenances by the use of vegetation is required.