(1) for any of the reasons set forth in PRC § 4624;

(2) if, in the Director's judgment, the applicant has failed to provide satisfactory proof of his bona fide intent to convert;

(3) if the Director cannot make the findings required by PRC § 21081, if an environmental impact report has been prepared;

(4) if the Director finds that necessary and Feasible mitigation measures have not been incorporated into the proposed conversion; or

(5) for lands within a TPZ, if PRC § 4621.2 applies and the Director finds that other proximate and suitable land not within a TPZ is available for the proposed alternative use.