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existing facilities. Undergrounding is required whether a replacement, relocation or reconstruction is initiated by the right-of-way user owning or operating the facilities, or by the city in connection with: A. The present or future use by the city or other local government unit of the right- of-way for a public project; B. The public health or safety; or C. The safety and convenience of travel over the right-of-way. Subd. 6 Retirement of Overhead Facilities. The City Council may determine whether it is in the public interest that all facilities within the City, or within certain districts designated by the City, be permanently placed and maintained underground by a date certain or target date, independently of undergrounding required pursuant to this code. The decision to underground must be preceded by a public hearing, after published notice and written notice to the utilities affected. (Two weeks published: 30 days written.) At the hearing, the Council must consider items and make findings. Undergrounding may not take place until City Council has, after hearing and notice, adopted a plan. Subd. 7 Public Hearings. A hearing must be open to the public and may be continued from time to time. At each hearing any person interested must be given an opportunity to be heard. The subject of the public hearings shall be the issue of whether facilities in the right-of-way in the City, or located within a certain district, shall all be located underground by a date certain. Hearings are not necessary for the undergrounding required. Subd. 8 Public Hearing Issues. A. The issues to be addressed at public hearings include,but are not limited to: 1. The costs and benefits to the public of requiring the undergrounding of all facilities in the right-of-way; 2. The feasibility and cost of undergrounding all facilities by a date certain as determined by the City and the affected utilities; 3. The tariff requirements, procedure and rate design for recovery or intended recovery of incremental costs for undergrounding by the utilities from ratepayers within the city. 4. Alternative financing options available if the City deems it in the public interest to require undergrounding by a date certain and deems it appropriate to participate in the cost borne by the ratepayers. B. Upon completion of the hearing or hearings, the Council must make written findings on whether it is in the public interest to establish a plan under which all facilities will be underground. Subd. 9 Undergrounding Plan. If the Council finds that it is in the public interest to underground all or substantially all facilities, the Council must establish a plan for such undergrounding. The plan for undergrounding must include at least the following elements: