(1) for original construction of new facilities or structures except single family dwellings, duplexes, or manufactured homes on individual lots;

(2) for any variance except for a single family dwelling, duplex, or manufactured home on an individual lot;

(3) for a Planned Residential Development, Manufactured Home Park, or Recreational Vehicle Park;

(4) for remodeling or reconstruction of any structure except single family dwellings and duplexes, where the value of remodeling or reconstruction exceeds thirty (30) percent of the value of the structure prior to remodeling . For the purpose of this section, values shall be assigned from the International Conference of Building Officials (ICBO) building permit valuation tables in use at the time of application.

(5) where, in the opinion of the director of public works, the magnitude and character of the project, or the topography of the property could result in an adverse effect on adjacent properties, the subject property, or public facilities. (Ord. 03-33 §54, 2003; Ord. 87-9 §1, 1987).